Corcoran City Zoning Code

Subd. 1. Purpose. The purpose of this district is to provide large lots for single family homes and hobby farms. The district is intended to preserve Corcoran's rural character and its identity as a unique community within the Twin Cities metropolitan area. This district allows residential and agricultural uses that will preserve the rural nature of Corcoran and directly related, complementary uses. Municipal services (sanitary sewer and municipal water) will not be available in these areas.

Subd. 2. Permitted Uses.

A.

Agriculture and Tree Farms.

B.

Cannabis, state licensed cultivation business with no retail component compliant with Corcoran Code Section 119 and 1060.120.

C.

Day Care Facilities, Home.

D.

Dwelling, Single Family Detached.

E.

Parks, playgrounds, trails, other recreational facilities of a non-commercial nature and directly related buildings and structures.

F.

Residential Facility in a single family detached dwelling, serving 6 or fewer individuals and licensed by the State.

G.

Seasonal Produce Stands.

Subd. 3. Accessory Uses.

A.

Accessory structures as regulated by Section 1030.020 of this Chapter.

B.

Accessory uses incidental and customary to uses allowed in this Section.

C.

Day Care Facilities, County licensed, 12 or fewer individuals.

D.

Fences as regulated by Section 1060 (Performance Standards) of this Chapter.

E.

Allowed Home Occupations as regulated by Section 1030.100 (Home Occupations) of this Chapter.

F.

Keeping of Animals, subject to Chapter 81 (Animals) of the City Code.

G.

Play and recreational facilities, including swimming pools and tennis courts, for use of the property owner and guests.

H.

Signs as regulated by the City Code.

I.

Temporary trailers and construction equipment for the duration of construction only where temporary lavatories are provided in compliance with City and State requirements.

Subd. 4. Conditional Uses. The following are conditional uses, subject to the conditions outlined in Section 1070.020 of this Ordinance and the specific standards and criteria that may be cited below for a specific use:

A.

Accessory Dwelling Unit exceeding 960 square feet, subject to the following standards:

1.

Not more than one accessory dwelling unit shall be allowed on a single-family detached lot.

2.

An attached or detached unit shall comply with the same minimum building setback requirements as required for the living portion of the principal dwelling unit.

3.

An accessory dwelling unit shall be a clearly incidental and subordinate use, the gross floor area of which shall not exceed the gross floor area of the principal dwelling unit or 1,200 square feet, whichever is less. Accessory dwelling units that do not exceed 960 square feet can be approved through an Administrative Permit as detailed in Section 1040.030, Subd. 6(A).

4.

Unless otherwise specified in this Subdivision, a detached accessory dwelling unit shall be subject to the same regulations as provided for under Section 1030 of this Chapter. In evaluating how a detached accessory dwelling unit fits within the size limitations outlined in Section 1030, only the footprint of the accessory dwelling unit is subject to the accessory structure size limit provided for all zoning districts.

5.

The exterior design of an accessory dwelling unit shall incorporate a similar architectural style, colors, and materials as the principal building on the lot.

6.

The owner of the property shall reside in the principal dwelling unit or in the accessory dwelling unit.

7.

There shall be no separate ownership of the accessory dwelling unit.

8.

In addition to the parking spaces required for the principal dwelling unit on the lot, 2 off-street parking spaces shall be provided for an accessory dwelling unit. Such accessory dwelling unit parking spaces shall not conflict with the principal dwelling unit parking spaces and shall comply with the requirements of this Chapter.

9.

An accessory dwelling unit shall use the same street number as the principal dwelling unit but must include a unique identifier that is consistent with the City's Street Naming and Addressing Policy to ensure compatibility with Hennepin County, the U.S. Postal Service, and emergency service providers. The entryway to an accessory dwelling unit shall include identifying signage and be connected to the driveway with an improved walkway.

10.

Accessory dwelling units are subject to the same height restriction for principal structures as determined by the zoning district but must not exceed the existing height of the principal structure.

B.

Cemeteries and Memorial Gardens.

C.

Commercial Riding Stables, subject to Chapter 81 of the City Code.

D.

Greenhouses and Nurseries, subject to the following:

1.

When abutting a residential use or district, the property shall be screened and landscaped in accordance with this Chapter. All structures shall be set back at least 100 feet from any residential property line.

2.

On-site storage and use of pesticides and fertilizers shall meet the standards of the Minnesota Department of Agriculture.

3.

Adequate off-street parking is provided on an improved surface as required by this Ordinance.

4.

Adequate parking, loading and maneuvering areas shall be provided.

5.

Loading areas are screened from adjacent residential uses.

6.

Well and Septic Systems can be accommodated on site to serve the proposed facility.

7.

Not more than 30 percent of the site area shall be covered with buildings or other structures.

8.

Hours for retail sale of product to customers shall be limited to 7:00 a.m. to 9:00 p.m.

9.

Lighting shall comply with all ordinance requirements. If more than 25 percent of the greenhouse spaces are to be lit at night, they shall be screened from residential properties by use of a retractable curtain, landscaping, buildings or other methods to prevent light pollution, including sky glow.

10.

The site complies with the minimum lot area standards for the district.

11.

Sale of accessory items shall be permitted, provided they do not generate more than 20 percent of the sales (measured by retail value or sales volume) for the business nor cover more than 10 percent of the site area.

12.

At least 50 percent of the nursery stock to be sold on site must be grown on site.

13.

The provisions of Section 1070.020 of this Ordinance are considered and satisfactorily met.

E.

Living quarters, which are provided accessory to a principal agricultural use, subject to the following:

1.

The living quarters are not used as rental property.

2.

A maximum of one such accessory dwelling shall be allowed.

3.

There is a demonstrated need for such a facility for the permitted agricultural use.

4.

The farm includes a minimum of 30 acres.

5.

The structure complies with all other Zoning Ordinance requirements.

F.

Places of Worship.

G.

Towers and Antennas (freestanding) as regulated by Section 1060.100 (Telecommunications Services) of the Zoning Ordinance.

Subd. 5. Interim Uses. The following are interim uses, subject to the conditions outlined in Section 1070.030 of this Ordinance and the specific standards and criteria that may be cited below for a specific use:

A.

Temporary living quarters, subject to the standards in Section 1030.040 (Temporary Structures) of the Zoning Ordinance.

B.

Commercial Kennel, subject to the following:

1.

Chapter 81 of the City Code.

2.

Commercial kennels must have a secured fenced area to prevent dogs running at large. The fenced area must contain at least 35 square feet per dog and shelter from the weather.

3.

The kennel facility must be setback at least 75 feet from any residential structure of another person and must comply with all setback requirements as identified in Section 1030.020 of the zoning ordinance.

C.

Agribusiness, subject to the following:

1.

Must be located on a parcel that is at least four (4) acres in size.

2.

Site Access. The primary site access shall comply with one of the following:

a.

The site shall have direct access onto a Major Roadway, which is defined as a Principal Arterial, Minor Reliver, Minor Expander, and Minor Connector roadways; or

b.

The site will have direct access onto a Major Collector or Minor Collector roadway no more than 2,500 feet from an intersection with a Major Roadway as identified in the Comprehensive Plan.

3.

Traffic shall not create a nuisance to nearby residents by way of traffic or noise, nor shall it increase the public cost in maintaining the street.

4.

Parking. Parking must be accommodated through on-site parking lots which comply with the necessary requirements outlined in Section 1060.060 of the Zoning Ordinance.

a.

Gravel parking lots for Agribusinesses in the Rural Residential (RR) district may be allowed through an Interim Use Permit subject to the standards outlined in Section 1060.060 Subd. 3.B.

5.

Maximum Structure Size. Agribusiness operating within an accessory structure must comply with the maximum accessory footprint allowed per Section 1030.020 Subd. 4.E., unless:

a.

City Council may grant flexibility as part of the Interim Use Permit to exceed the maximum allowed accessory structure footprint for properties that are between four (4) and less than ten (10) acres in size, provided the Council finds that additional accessory space is reasonably necessary for the agribusiness to operate effectively.

6.

Noise.

a.

No sound amplifications systems may be used outdoors after 10:00 p.m. unless otherwise approved by City Council.

b.

Stages and sound amplification equipment shall not be oriented toward any residence within 500 feet of the property line upon which the outdoor music event is to be held. Further, sound amplification equipment shall be oriented so sound is directed away from the closest residential property.

c.

All music events require council approval of a sound waiver permit prior to each event unless otherwise approved.

7.

Outdoor lighting shall not exceed 0.1-foot candle as measured from the property line and must comply with Section 1060.040 Subd. 1 of the City Code.

8.

Sanitary facilities adequate for the number of attendees shall be provided as determined by the adopted Minnesota State Building Code, as may be amended from time to time. Portable toilets may be approved for temporary use and must be screened from view from roads and neighboring properties by landscaping or a wooden enclosure. No portable toilets shall be located closer than 400 feet from a neighboring residential structure.

9.

Any outdoor activity area (e.g., seating, walking, crafting, etc.) shall be setback at least 100 ft from adjacent residential structures.

10.

Signs may be allowed for Agribusiness uses provided they comply with the residential sign standards outlined in Chapter 84 of the City Code.

D.

Conditional Home Occupation License (CHOL) as allowed by Section 1030.100 (Home Occupations) of the Zoning Ordinance.

E.

Event Centers, subject to the following:

1.

The hours of operation shall be no later than 10:00 pm. daily.

2.

The number of guests will be approved by the City based on the size of site, structures, parking availability, and other relevant factors.

3.

Noise from an event shall comply with Section 82.04 Subd. 4 of the City Code.

4.

No sound amplifications systems may be used outdoors after 10:00 p.m.

5.

Sanitary facilities adequate for the number of attendees shall be provided as determined by the adopted Minnesota State Building Code, as may be amended from time to time. Portable toilets may be approved for temporary use and must be screened from view from roads and neighboring properties by landscaping or a wooden enclosure. No portable toilets shall be located closer than 400 feet from a neighboring residential structure.

6.

Off street parking shall be provided to accommodate 1 stall per 2 guests. Off street parking shall meet the same minimum setbacks as the principal structures in the zoning district. Off street parking must be on an improved surface such as class 5 gravel or pavement.

7.

Screening may be required for outdoor facilities related to the event center and may permanent include landscaping, berms, fences, or walls.

8.

Lighting shall comply with all ordinance requirements in Section 1060.040 of the Zoning Ordinance.

9.

No overnight camping shall be allowed as part of an event center.

10.

As part of the IUP, the City may approve signage for the event center. Consideration shall be given to the sign area, height, location and potential impacts on adjacent properties.

11.

Compliance with all applicable regulations including State Health Code, State building codes, and local liquor licensing requirements.

Subd. 6. Uses by Administrative Permit.

A.

Accessory Dwelling Unit, subject to the following standards:

1.

Not more than one accessory dwelling unit shall be allowed on a single-family detached lot.

2.

An attached or detached unit shall comply with the same minimum building setback requirements as required for the living portion of the principal dwelling unit.

3.

An accessory dwelling unit shall be a clearly incidental and subordinate use, the gross floor area of which shall not exceed the gross floor area of the principal dwelling unit or 960 square feet, whichever is less.

4.

Unless otherwise specified in this Subdivision, a detached accessory dwelling unit shall be subject to the same regulations as provided for under Section 1030 of this Chapter. In evaluating how a detached accessory dwelling unit fits within the size limitations outlined in Section 1030, only the footprint of the accessory dwelling unit is subject to the accessory structure size limit provided for all zoning districts.

5.

The exterior design of an accessory dwelling unit shall incorporate a similar architectural style, colors, and materials as the principal building on the lot.

6.

The owner of the property shall reside in the principal dwelling unit or in the accessory dwelling unit.

7.

There shall be no separate ownership of the accessory dwelling unit.

8.

In addition to the parking spaces required for the principal dwelling unit on the lot, 2 off-street parking spaces shall be provided for an accessory dwelling unit. Such accessory dwelling unit parking spaces shall not conflict with the principal dwelling unit parking spaces and shall comply with the requirements of this Chapter.

9.

An accessory dwelling unit shall use the same street number as the principal dwelling unit but must include a unique identifier that is consistent with the City's Street Naming and Addressing Policy to ensure compatibility with Hennepin County, the U.S. Postal Service, and emergency service providers. The entryway to an accessory dwelling unit shall include identifying signage and be connected to the driveway with an improved walkway.

10.

Accessory dwelling units are subject to the same height restriction for principal structures as determined by the zoning district but must not exceed the existing height of the principal structure.

B.

Essential Services, as allowed by Section 1030.090.

C.

Special Home Occupations as allowed by Section 1030.100 of this Chapter.

Subd. 7. Development Rights. This Section identifies the maximum number of residential or non-residential lots that may be developed. The development rights program is intended to preserve a rural residential environment with active agri-businesses. Development rights shall be calculated based on the total lot area and rounded to the nearest whole number. Development rights shall be as recorded on the official City of Corcoran "Development Rights Map" on file at City Hall.

A.

Landowners shall be permitted one development right for each 10 acres of land.

B.

Additional development rights may be granted to landowners that develop the property as part of an Open Space Preservation plat, as permitted by the Subdivision Regulations.

C.

No lots or outlots shall be allowed to be created without development rights, except when approved as part of an Open Space and Preservation (OS&P) Plat as allowed by Section 940 of the Subdivision Ordinance.

Subd. 8. Area Requirements. The following minimum requirements shall be met in the RR district. Properties may be subject to special requirements for overlay districts as noted in Section 1050 (Overlay Districts):

*Major Roadways are state highways and county roads.

(Ord. 308, passed 07-23-15, Ord. 348, passed 05-25-17, Ord. 365, passed 06-28-18, Ord. 374, passed 08-23-18, Ord. 393, passed 06-27-19, Ord. 472, passed 12-22-22, Ord. 510, passed 10-26-23, Ord. 532, passed 08-22-2024, Ord. 541, passed 01-09-2025; Ord. No. 2025-547, § 1, 4-24-2025; Ord. No. 2025-552, § 2, 6-23-2025; Ord. No. 2025-554, § 1, 10-23-2025)