HomeMy WebLinkAbout2010-11-08 Council Agenda PacketAgenda
Corcoran City Council
November 8, 2010 - 7:00 PM
1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval
4. Open Forum
5. Presentations 6. Planning Business
a. Greenway Corridor Presentation
b. Discussion on the Comp Plan Revisions and Open Space ordinance
7. Engineering / Wenck-None
8. Public Hearing
9. Consent Agenda
a. Draft Minutes of October 28, 2010 Council Meeting*
b. Subordination Agreement-CDBG Housing Rehab Loan*
c. Hennepin County Mitigation Plan – Resolution*
10. Staff Reports / Memos/Commissions
a. Home Free*
b. Development Review Committee (DRC) Report*
c. Ordinance Update Budget Report*
11. Unfinished Business
a. 2011 Budget Workshop-Public Safety*
b. Ordinance Update Process-Greenway Ordinance Options*
c. Public Works Facility Update*
12. New Business
a. Resolution 2010-XX-Certifying 2010 Delinquent Dust Control Fees*
b. Resolution 2010-XX-Certifying 2010 Delinquent Recycling Fees*
c. Resolution 2010-XX-Certifying 2010 Delinquent Property Maintenance Fees*
13. Claims as Presented *
a. Escrow Claims (Fund #500)
b. Building Inspections Claims
c. All Other Claims As Presented
14. Unscheduled Items
15. Review of Upcoming Council Meeting Agenda
16. Adjournment
*Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door.
5a.
Parks
Total # of
Existing Park
Facilities
Total # of
Existing Park
Acres
Total # of
Future (2030)
Park Facilities
Approx. acres
per park
Total # of
Future (2030)
Park Acres
Total # of
Additional
Parks
Total # of
Additional
Acres
2020 Parks to
develop
2030 Parks
to develop
Neighborhood Parks 0 0 6 7 42 6 42 4 2
Community Parks 2 23 5 25 98 3 75 2 1
Athletic Complex 0 0 1 120 120 1 120 1 0
Community Playfields 1 40 2 15 70 1 30 1 0
Open Space Park 0 0 3 20 60 3 60 1 2
Totals 63 390 327
Notes:
1. Approximate acres per park are based on park classification range of acres.
2. This estimate is based on a forecast population of 17, 600 by the year 2030.
3. The above acreage estimates would provide 21 acres/ 1,000 people by the year 2030.
4. The Rockford School District currently owns the existing Community Playfield.
Parks
Inside MUSA
# of Parks to
develop Unit Cost Facility Cost
Approx. acres
per park
Acres
Required Unit Cost Land Cost
# of Parks
to develop Unit Cost Facility Cost
Approx.
acres per
park
Acres
Required Unit Cost Land Cost
Neighborhood Parks 4 $400,000 $1,600,000 7 28 $25,000 $700,000 $2,300,000 2 $400,000 $800,000 7 14 $25,000 $350,000 $1,150,000
Community Parks 2 $1,500,000 $3,000,000 25 50 $25,000 $1,250,000 $4,250,000 1 $1,500,000 $1,500,000 25 25 $25,000 $2,500,000 $4,000,000
Athletic Complex 1 $2,500,000 $2,500,000 120 120 $25,000 $3,000,000 $5,500,000 0
Community Playfields 1 $500,000 $500,000 15 15 $25,000 $375,000 $875,000 0
Open Space Park 0 0
Outside MUSA
Open Space Park 1 $40,000 $40,000 20 20 $15,000 $300,000 $340,000 2 $40,000 $80,000 20 40 $15,000 $600,000 $680,000
$13,265,000 $5,830,000
Notes:
1. Land Costs: $25,000/acre (MUSA) and $15,000/acre (Non-MUSA) are based on an average market rate estimate by Anne Risch (Assessor's Office) from June 2010. Each land parcel will vary on costs depending on site features, location, and size.
2. Neighborhood Park Cost Estimate would account for parking, lighting, utilities, picnic shelter, benches, playground, play court, a special amenity such as a mini splash pad, and design fee
3. Community Park Cost Estimate would account for parking, lighting, utilites, picnic shelter, benches, trails, lg. playground, restroom building, and a special amenity such as a hockey rink/performance area and design fee
4. Athletic Complex Park Cost Estimate would account for 3 full size soccer fields, 4 adult softball fields, youth playfields, tennis court, parking, lighting, fencing, utilities/irrigation, trails, picnic shelter/restrooms/concessions, and design fee
5. Community Play Fields Cost Estimate would account for a combination of play fields and courts of softball/soccer/basketball/tennis/volleyball, parking, lighting, restrooms, picnic area, and design fee
6. Open Space Park Cost Estimate would account for trails, signage, parking, and natural resource enhancements
7. Cost Estimates are based on current rates as of 2010.
Trails
Inside MUSA Qty Unit Cost Facility Cost
Acres
Required Unit Cost Land Cost
On Road Trail (LF)167,000 $13 $2,171,000 77 $12,500 $962,500 $3,133,500
Off Road Trail (LF)132,000 $25 $3,300,000 61 $25,000 $1,525,000 $4,825,000
Off Road Trail -Gasline (LF)8,000 $25 $200,000 4 $25,000 $100,000 $300,000
Signs (Each)50 $100 $5,000 $5,000
Road Crossings (Each)3 $50,000 $150,000 $150,000
Outside MUSA
County Bike Trail (LF)19,500 $13 $253,500 9 $7,500 $67,500 $321,000
On Road Trail (LF)82,000 $13 $1,066,000 38 $7,500 $285,000 $1,351,000
Off Road Trail (LF)116,000 $25 $2,900,000 53 $15,000 $795,000 $3,695,000
Off Road Trail - Gasline (LF)15,500 $25 $387,500 7 $15,000 $105,000 $492,500
Horseback Trail (LF)43,000 $8 $344,000 20 $15,000 $300,000 $644,000
Signs (Each)50 $100 $5,000 $5,000
Road Crossings (Each)3 $50,000 $150,000 $150,000
$15,072,000
Notes:
2. Trail Costs are based on a 10' bituminous trail with a 20' wide easement
4. Above costs are based on purchased easements. Opportunities may exist to obtain less expensive or donated easements.
Land + Facility
Cost
2030 Park Facility + Land Costs
Land CostFacility Costs
Land + Facility
Cost
2020 Park Facility + Land Costs
Facility CostsLand Cost
Total Park Development Costs to Year 2020 Total Park Development Costs to Year 2030
2030 Park Facility Needs
Existing Parks Future Parks Additonal Needs 2020/2030 Distribution
Land +
Facility Cost
Land Cost
2020 Park Development Costs
2030 Park Development Costs
2030 Trail Development Costs
$13,265,000
$5,830,000
$15,072,000
$34,167,000
Grand Total Park + Trail Facility Costs through 2030
CostSystem Item
Grand Total Costs
Total Trail Development Costs to Year 2030
2030 Trail Facility + Land Costs
1. Land Costs: $25,000/acre (MUSA) and $15,000/acre (Non-MUSA) are based on an average market rate estimate by Anne Risch (Assessor's Office)
from June 2010. Each land parcel will vary on costs depending on site features, location, and size.
3. On Road & County Bike Trail Costs assume a 50% cost share with County, State Aid, or other participant funding.
Facility Costs
July 1, 2010
Darrell Kruger
Trish Kruger
Tom Cossette
Debbie Rice
Roz Milbrandt
Greg Ebert
George Gmach
Rachel Tessmer
Catherine Franssell
Tom Anderson
Committee held eight meetings between March and June.
Mission of Committee was to develop a method for preserving open space during development resulting in a level of connectedness in natural resources
Benefits are perceived to be:
◦Shelter and movement of wildlife
◦Amenity for current and future residents
◦Preservation of high quality forested areas
◦Focal point for community development
The Committee approached the mission with
the belief that incentives are superior to
regulation
◦Respects property rights
◦Requires less monitoring –saves cost
◦Incentives encourage restorations and preservation
◦Regulations are a disincentive for restoration or
planting of woodlots
There is a relationship between location of
the parks and trails system
◦These amenities may parallel each other
◦Trails may not follow the corridor in all areas
The corridor as originally proposed does not
include all of the land worthy of preservation
or restoration
◦These areas should qualify for preservation or
restoration credit
◦They will need to be identified on a map
Wetland laws already protect the vast majority
of proposed corridor space and have been
well established for over 25 years
The Current Open Space Preservation
ordinance (OSP) supports a corridor
◦OSP is untested due to market conditions
◦OSP is not well communicated to land owners
The current OSP permanently removes
significant future development acreage
Within the MUSA area there is a need to use a
variety of tools including:
◦Site planning
◦Park dedication
◦PUD design concessions
◦Outright purchase
Prior identification of critical areas is
important
Expansion of the Open Space & Preserve
(OS&P) Ordinance
Progression of four types of development
1.Standard 1 in 10 or 1 in 30 (100%)
2.OS&P with no permanent preserve (150%)
3.OS&P with Preserve with 25% permanent preserve
(at least 12.5% upland) Restoration can qualify for
a preserve track (200%)
4.OS&P with Preserve and Community S&W Systems
-must do a PUD (300%)
Gross land area consisting of approximately 60 acres in a 1 in 10 density district.
1.Standard Plat = 6 rights (100%)
2.OS&P no permanent dedication = 9 rights (150%)
3.OS&P permanent dedication = 12 rights (200%)
4.OS&P permanent dedication and community well and septic = 18 building rights (300%)
Corridor mapping presumes eligibility for
preserve level development
Outside of the corridor the applicant must
demonstrate value to the city –not
guaranteed to be accepted
Proximity to an amenity (corridor) will
enhance land values
No minimum gross acreage-rely on
wastewater treatment plan needs for
primary/secondary site.
May develop in stages based on approved site
plan and preliminary plat
OS&P with no permanent preservation or
restoration requires excess land be subject to
covenant and not developed until urban
services are available -may continue to farm
in the interim
OS&P with permanent preservation or restoration requires: 25% of the gross land area be protected by a conservation easement -of that 50% shall be upland area –net 12.5%
Wetland restoration (including abandonment of legally tiled areas) will be credited on a 1 for 1 basis towards the 12.5% upland requirement.
If additional bonus rights cannot be used on a subject property they may be transferred to adjacent property under a PUD with impact limits
A preservation, restoration and management plan shall be prepared-need to develop these standards –like road design standards
OS&P developments with no permanent
preservation shall cluster lots and maintain
contiguous temporary open space
◦Ghost plats shall identify all future lots, roads,
access and infrastructure connections
OS&P developments with permanent
preservation builds on OS&P standards
Added stronger maintenance and financial
guarantees for use of centralized wastewater
systems
Communication directly with landowners is
the only way to ensure understanding of the
program and avoid unintended consequences
(i.e. premature tree removal)
Some situations may require communication
with multiple interested parties, such as
family members of older landowners
Agenda 6a.ii
Memorandum
TO: CITY COUNCIL PROJECT: GREENWAY COMMITTEE DATE: 11-2-10
FROM: TINA GOODROAD CLIENT: CITY OF CORCORAN
RE: DRAFT UPDATED OPEN SPACE AND PRESERVATION PLAT
ORDINANCE- ATTACHED FILE NO: 504-10148
Over the past several months the Greenway Committee has held eight meetings to
work towards an ordinance that would implement the Comprehensive Plan in regards
to the proposed greenway corridor. The mission focused on developing a method of
preserving open space during development so that there is a level of connectedness in
natural resources. It was also a mission to accomplish this goal with incentives rather
than a regulation.
Through discussion on values and end objectives the Committee focused on the Open
Space and Preservation Plat Ordinance as a tool for implementation. This ordinance
has been expanded upon to include provisions for preservation with a wider range of
development types and associated building right bonuses. Lands within the Greenway
Corridor, as mapped in the Comprehensive Plan, will qualify. In addition, the
Committee also recommends selecting and creating a map of other target areas so that
other prime woodland or other natural features may be preserved and receive the
same benefits.
The draft ordinance contains many of the same and some modified design standards
for different types of development provided for in the draft. Building right bonuses
have been increased to create a stronger incentive. Lands within the MUSA were also
discussed with a focus towards the use of park dedication that is required at time of
development or purchase of targeted natural resource areas versus a regulatory
approach.
This daft was presented to the Planning Commission on July 1st by members of the
Greenway Committee. During the joint meeting of the Planning Commission and City
Council on October 7th the City Council members requested the same overview prior to
final adoption of the Comprehensive Plan. Councilmember Gmach will provide an
overview at the November 8th
City Council meeting. Some clarity still needs to be
added to the draft taking into account responses by both the Planning Commission and
City Council. No action is needed regarding this draft on the 8th; however comments
about the draft are encouraged.
In addition to the draft ordinance staff has updated sections of the Comprehensive Plan
(attached) that discuss the “greenway” corridor. Discussion of the “greenway corridor”
is largely contained in the Natural Resource Chapter where we modified the language
to express the goals of the draft OSP rather than strong emphasis on a corridor. This
information should be reviewed and discussed at the November 8th meeting with
2335 Highway 36 W
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
Page 2 of 2
direction provided to staff of any changes. The final adoption of the Comprehensive
Plan is scheduled for November 22, 2010.
If you have any questions prior to the meeting please contact me at 651-967-4537 or
tina.goodroad@bonestroo.com.
Title IX: 945-1
SECTION 940 – OPEN SPACE AND PRESERVATION (OS&P) PLATS
940.010 – Purpose of Division.
The purpose of Open Space and Preservation plats (OS&P) is to minimize acreage used
in developments that are approved prior to availability of urban services and to improve
and preserve wildlife habitat, quality of life and land values within the City through
economic incentives to preserve high quality woodlands, interconnected vegetated
corridors, agricultural land, open space, and other significant natural features as identified
in the Comprehensive Plan. OS&P plats provide owners within the rural residential
zoning district with added flexibility in designing plats as well as incentives to
voluntarily protect, preserve, enhance or restore natural resources on their property.
OS&P Plats includes three application types beyond the basic development type, based
on the amount of permanently preserved open space. Each application type includes
some building right bonus. In addition to encouraging natural resource preservation and
restoration, OS&P plats are intended as a means of facilitating an orderly and
economically viable transition to eventual development with urban services.
940.020 – Objectives of Division and Definitions.
Subd. 1. The objectives of this division are to:
A. Preserve natural resources as identified in the Comprehensive Plan.
B. Preserve permanent natural habitat and vegetated corridors for the shelter
and movement of diverse wildlife.
C. Preserve viable tracts of land for long-term agricultural use.
D. Allow greater flexibility in the design of residential developments in order
to create a more esthetically pleasing visual impact than standard
development, particularly along arterial roadways and with respect to
abutting properties.
E. Create cohesive neighborhoods to establish local identity and increase
community interaction.
F. Reduce the costs of future public road and utility infrastructure through
designing to improve the efficiency of future connections and minimize
site restoration costs associated with future utility construction.
G. Provide economic incentives to land owners to preserve, protect and/or
restore high quality woodlots and other identified natural resources areas.
H. Accomplish the objectives of the comprehensive plan in a voluntary
manner through the use of incentives.
Title IX: 945-2
Subd. 2. Definitions of terms:
A. Temporary Open Space Land means land that is undeveloped and is either
undevelopable or is held in reserve for a future date when urban services
are provided.
B. Preservation Area Dedication means permanently dedicating easements on
land identified as meeting the natural resource standards identified by the
City for preservation at the time of its dedication or as identified in the
comprehensive plan as a natural area worthy of preservation.
C. Restoration Area Dedication means permanently dedicated easements on
land, subject to a formal restoration plan, that at the time of its dedication
is in the process of being restored to a natural state as described in a
natural resource standard adopted by the City.
D. Development Reserve means land, temporarily restricted by a covenant,
but which may be eligible for development once urban services are
provided to the site.
E. Natural Resource Standard Adopted by the City refers to a description of
the desired condition of land with respect to drainage, natural contours,
and natural vegetation suited to the location. Standards address capability
to sustain diverse wildlife and to provide an esthetically pleasing
presentation that is considered an asset to the community in which it is
located. Standards consider sustainability and active or passive
maintenance requirements associated with use and may be changed from
time-to-time in keeping with best practices.
F. Natural Resources Areas include those lands which contain wetlands,
woodlands, forested areas, stands of trees, and prairies.
G. Temporary Wastewater Treatment means use of a restricted site, on or off
the premises of the wastewater generating building(s), for the treatment
and disposal of wastewater until such time when urban services are
provided.
H. Greenway corridor land means land located in mapped boundary
identified as such on the 2030 Comprehensive Plan Natural Resource
Maps.
I. Upland means land not classified as a wetland or water body and is
generally dry.
Title IX: 945-3
J. Buildable land means land that is not classified as a wetland or water
body and or accommodates construction two (2) feet above floodplain.
K. Develop in stages means that an approved OS&P development can build
upon approved lots in incremental timeframe without entire site
engineering and platting being completed on future portions, so long as a
reasonable probability of successful future design is demonstrated based
on elevations and soil types.
940.030 Application Types.
Subd.1. Four application types are available, three of which are an OS&P development
with building right bonuses as indicated below:
A. Standard Plat: 100% of building rights.
B. OS&P with no permanent preservation or restoration: Lots clustered
and in acceptable lot sizes to accommodate private septic system = 150%
of building rights.
C. OS&P with permanent preservation and or restoration: Lots clustered
and in acceptable lot sizes to accommodate private septic system and a
minimum of 25% of gross land area shall be preserved or restored and of
that, 50% shall be upland area. = 200% of building rights.
D. OS&P with permanent preservation and or restoration and other
provisions as required in “C” with community well and septic under a
PUD = 300% of building rights
Subd 2: Lands within the Greenway corridor as identified on natural resource maps in the
Comprehensive Plan qualify for OS&P plats. Other areas have been identified as target
areas by the City within the MUSA and in rural residential areas. These areas are
indicated on overlay natural resource maps attached to the Comprehensive Plan.. A
parcel outside one of these categories may apply for permanent preservation or
restoration and, if the proposed permanent preservation or restoration is approved by the
City, receive the applicable building right bonus as approved by the City. Preservation
and restoration areas shall follow the City’s adopted Design Standards for Preservation
and Restoration lands.
Subd 3. Any Application type can develop in stages based on the approved plat.
Subd 4. A Planned Unit Development (PUD) will be required for any application type
that proposes a deviation from minimum lot size and/or the use of off-lot septic or well or
community septic or well.
Title IX: 945-4
940.040 – Procedure.
Subd. 1. All procedures for a standard subdivision as provided in Section 930 and
Section 935 of the Subdivision Ordinance shall be followed for each type
of open space preservation plat application, with the addition of the
following:
A. A pre-application meeting with the City and potential easement
holders in order for all parties to be made fully aware of any
procedures, policies, or other issues regarding the plat.
B. A sketch/concept plan shall be required that includes the following:
1. Classification by wetland type and acreage of all wetlands with and
to a distance of 100 feet beyond the boundary lines of such plat.
2. Vegetation of the site (pasture, woodlands, hedgerows, etc.)
including a general description of species of trees and a summary
of the approximate percent of each species and their size and stage
of maturity.
3. An outline of the land area to be designated as open space and its
proposed use as park, trail, temporary open space, permanent
preserve or restoration, or wastewater treatment area.
C. Data for preliminary plat. All information required to be submitted in
Section 930 is required to be submitted with any OS&P application,
with the addition of the following:
1. A resource inventory presented on an aerial photograph at a scale
of no less than one inch equals 200 feet, including the following:
a. Vegetation inventory identifying the general cover types
defining boundaries of woodland areas and identifying stand-
alone trees of a size and species identified in the City
preservation and restoration standards as significant.
b. Trees or wooded areas to be removed for streets, drives,
buildings, drainage or other purposes shall be identified.
c. Visual resources, showing views onto the tract from
surrounding roads and public areas, as well as views within the
tract.
Title IX: 945-5
d. Description of the historic character of buildings and
structures, historically important landscapes, and known
archeological features.
e. Context, including general outlines of existing buildings, land
uses, and natural features such as water bodies or wooded
areas, roads and property boundaries within 100 feet of the
tract.
2. A calculation of the proposed open space or preservation plat
density as determined by Section 940.070.
3. A narrative from the applicant as to the rationale behind the
proposed layout and open space.
4. An itemized list of all documents, agreements and actions
necessary to be completed prior to recording of the plat, including
land area to be protected with a conservation easement as open
space or park dedication, the number and size of lots, areas
proposed for stormwater management and sewage treatment areas
(primary and secondary). This shall include all applicable
Homeowners' association documents (if any), including bylaws,
deed restrictions, covenants, and proposed conservation easements,
prepared or approved by the holder of the conservation easement.
940.050 – Development Standards.
Subd. 1. OS&P or restoration plats shall comply with the following minimum
standards:
A. Land area.
1. Minimum gross acreage is determined based on a wastewater
treatment plan. On-site treatment will require appropriate setbacks
and a primary and secondary wastewater treatment/disposal site.
2. Under an OS&P with no permanent preservation or restoration,
land not used in the development may be retained by the owner
and any successor in interest, subject to a covenant with the City
that such land may not be developed until such time as urban sewer
service is provided and at such time shall be subject to
development standards with urban densities. Continued
agricultural use shall be permitted until such time as sewer and
water are available and orderly urban development occurs.
Title IX: 945-6
3. Under an OS&P with permanent preservation or restoration a
minimum of 25% percent of the gross land area (of no more than
two pieces) of the development site shall be dedicated as preserved
open space protected by a conservation easement or deed
restrictions in favor of the city. Of that amount, 50 percent (net
12.5%) shall be upland area. Wetland restoration (including
abandonment of legally tiled areas) will be credited towards the
12.5% upland. One acre of restored wetland shall equal one acre
of upland.
B. Open space development standards. Open space to be permanently
preserved or restored within an OS&P plan shall meet the following
criteria:
1. Open spaces shall be protected by the placement of a conservation
easement, covenant or deed restriction in favor of the City over the
open space.
2. Open space shall be owned by an individual, a homeowners'
association, the City or other legal entity that will use the land for
open space purposes pursuant to a conservation easement or
covenant restricting additional development until urban services
are provided (only applies to open space in excess of required
25%). In the case of private ownership of open space where public
access is desired, such as a trail crossing or other public purpose,
the City shall require that a public easement be provided over the
open space area.
3. In the event that it is impossible to locate sufficient suitable
building sites to use the building rights generated by the property
and plat design, such rights may be transferred to an adjacent
property, within the city, so long as the building rights are used in
a development that also follows open space development standards
and does not exceed a 35% increase in development intensity
compared to the property without transferred-in building rights. A
PUD will be required for any OS&P desiring to transfer building
rights.
4. A preservation, restoration and management plan agreeable to the
City shall be prepared and filed for open space land. This plan
shall include areas proposed for interim agricultural uses as well as
permanent easements.
a. The City Council may, at its discretion, require financial
guarantees of performance of restoration, seeding, cutting or
planting.
Title IX: 945-7
b. Where land remains in the ownership of the developer or an
association, the City may inspect the property at any time to
ensure that provisions of the management plan are being
implemented.
c. The City shall adopt a model restoration and management plan
that may be adapted as appropriate to each situation.
C. Water and sewer systems.
1. Water may be provided by individual on-site wells, or by one or
more community wells in open space areas, meeting all State
Department of Health requirements.
2. Individual sewage treatment systems are required to be located on
each individual lot, except as otherwise approved by the City
Council. The developer must identify both primary and secondary
locations. Individual sewage systems shall not be located on land
with permanent preservation or restoration easements or land
dedicated to the City.
3. The City may approve a centralized wastewater treatment system
and smaller individual lots as part of a Planned Unit Development
(PUD), provided the applicant can show compliance with MPCA
standards and the City finds that the proposal would comply with
PUD standards, all City requirements and would have no adverse
impact on the environment or neighboring properties. Centralized
wastewater treatment systems may be located in temporarily
restricted open space within an easement. This area shall not be
included in the land area designated as preserved or restored open
space. A sewage treatment system management plan must be
submitted to the city that must be reviewed and approved prior to
being recorded with the final plat. The plan shall clearly identify
the following:
a. The applicant must provide the following information to
support the proposed primary and secondary septic sites:
i. Hydrologic study prepared by a qualified individual for
the proposed septic site.
ii. A minimum of 4 soil borings on each primary septic
site and 2 soil borings on each secondary site.
iii. Percolation tests for the primary septic site.
Title IX: 945-8
iv. Well locations for the proposed development.
The applicant must provide a management (maintenance,
replacement and repair) plan for centralized wastewater treatment
system as approved by the City. The management plan must be
reviewed and approved by the City Council and recorded with the
final plat. The plan should clearly identify the following:
i. The ownership of the centralized wastewater treatment
system.
ii. An annual schedule for maintenance, inspection and
monitoring of the centralized wastewater treatment system.
iii. Assignment of responsibility for the management of and
payment for the centralized wastewater treatment system.
iv. Contingency plan in the event of failure of the centralized
wastewater treatment.
v. Financial guarantees, covering the estimated cost of
maintaining and replacing a centralized system.
vi. Provisions describing how the sewage treatment portion of
the system will be protected from vehicles, animals,
humans and other sources of risk.
vii. The name and license number of the system's designer.
viii. Provision for cost effective future connection of the
wastewater treatment system(s) to urban services within
one year after such services are provided at the boundary of
the development, with sufficient financial guarantees to
ensure no added cost to the City.
ix. If financial guarantees for any of the above provisions are
part of an association assessment or treasury fund, the City
shall be given access to annual audit records, at the expense
of the association, to ensure proper funding. If such
guarantees are the private responsibility of the developer,
the City shall require guarantees from the responsible
individual(s).
Title IX: 945-9
D. Dimensional regulations and Development standards. The
dimensional regulations for open space preservation plats may be
reduced from the underlying zoning district dimensional regulations
provided they comply with the following minimums:
Minimum lot size. The applicant must provide information to
show that a primary and secondary septic site can fit on the site
or on adjacent property in compliance with ordinance
requirements.
2. Building setbacks. Building setbacks shall be as follows:
a. Front: Front line of home shall be within 75’ of front property
line. (100 feet from arterial roads).
b. Side, internal: 15 feet.
c. Side, street: 25 feet.
d. Rear: 25 feet.
3. Maximum impervious surface. Maximum impervious surface
within each lot shall be 25 percent.
4. Variations from the dimensional requirements for lot size, setbacks
or impervious surface may be approved by the City Council if the
City Council finds that the request is consistent with the PUD
standards.
5. Street standards. Street standards shall comply with this article.
6. Accessory structures (such as gazebos, benches and play
equipment) shall be allowed on preserved open space lots without
a principal structure as provided for in the developer's agreement
and approved by the City Council.
7. A buffer zone of at least 100 feet shall be provided at the perimeter
of the developed area of the site abutting public streets. The buffer
zone shall be thickly planted with native grasses, shrubs and trees
to minimize land use conflicts.
E. Development design guidelines applicable to all OSP developments
with no permanent preservation of open space:
1. All lots shall be clustered in a manner to create temporary
open space that will be held in a covenant for future
development at the time sewer is extended.
Title IX: 945-10
2. The temporary open space shall be contiguous land, or
adjacent to a similarly classified property, in order to
facilitate future development.
3. A ghost plat shall be designed for all temporary open space
areas at the same time as the Preliminary and Final plat is
review and approved. The ghost plats shall indicate future
access, internal road net work and connections and future
lot layout.
4. All lots shall front a paved road, internal to the site.
F. Development design guidelines applicable to all OS&P developments
with permanent preservation or restoration of open space. Residential
lots should be designed to achieve as many of the following objectives
as possible:
1. Arrange lots around a central focal point such as:
a. A central green, boulevard or square.
b. A physical amenity such as a meadow, a stand of trees, a
stream or water body, or some other natural feature.
2. Locate lots such that at least 50 percent of the lots within a
neighborhood abut open space, or other amenity, on at least one
side. A local street may separate lots from open space.
3. Preserve views from each building unit and from off-site vantage
points to the maximum possible.
4. Locate neighborhood recreational open spaces such that they are
an integral part of the neighborhood, are suitable for the projected
demographic makeup of residents, are at an elevation appropriate
to their intended recreational use, have boundaries that are clearly
defined and are accessible to all neighborhood residents from a
public street or trail. Connect individual home sites with
pedestrian corridors or sidewalks to larger open spaces and places
of destination on-site and off-site. Open spaces should be
accessible to pedestrians at roughly 1,200-foot intervals along
public roadways. Pedestrian corridors between lots shall be at
least 50 feet in width and buffered from view of adjacent
properties.
Title IX: 945-11
5. Locate lots to preserve woodlands, farmland or other natural
features or character, including places of historic, archeological or
cultural value. Preserve natural resources as identified in the
Comprehensive Plan to the maximum extent possible in a
contiguous, connected configuration. Natural open spaces may
include, but are not limited to, fields, wetlands, slopes, bluffs,
woods, lakes, ponds, streams, shore lands, and other
environmentally sensitive areas.
6. Providing covenants to create an architectural theme to include
items such as landscaping, porches, side or rear loaded or detached
garages. A written narrative describing the architectural theme
shall be provided with the preliminary plat.
7. Locate houses and garages such that the garages do not dominate
the streetscape.
8. Locate septic systems on the most suitable soils for subsurface
septic disposal and in such manner as to provide for cost effective
and least disruptive future connection of the wastewater treatment
system(s) to urban services.
9. Landscape common areas and street rights-of-way with native
vegetation with high wildlife conservation value.
940.060 – Ownership of Common Areas,
Subd. 1. Operation and maintenance requirements for residential subdivision
common open space facilities shall be as provided in this division. Where
certain land areas or structures are provided within the subdivision for
private recreational use or as common service facilities or centralized
wastewater treatment systems, the owner of such land and buildings shall
provide covenants as approved by the City to ensure their continued
operation and maintenance to a predetermined reasonable standard. These
common areas may be placed under the ownership of one of the following,
depending upon which is more appropriate in the discretion of the city:
A. Dedicated to the public where a community-wide use would be
anticipated; or
B. Subdivider's ownership and control; or
C. Homeowners' associations. A homeowners' association shall be
established to maintain all permanently preserved open space and
recreational facilities, except in cases where the land is dedicated to
Title IX: 945-12
the City for public purposes. Such homeowners' association
management agreements shall be established prior to the sale of any
lots. Homeowners' association management agreements shall include
the following:
1. The agreement shall include a legal description of the common
lands, facilities and permanent open space.
2. The permanent open space restrictions must be in perpetuity and
not for a specific term of years.
3. Membership in the association shall be mandatory for all
purchasers of homes in the development and their successors.
4. The agreement shall include restrictions placed upon the use and
enjoyment of the lands or facilities, including the persons or
entities entitled to enforce the restrictions.
5. The agreement shall include a mechanism for resolving disputes
among the owners or association members.
6. The agreement shall provide standards for scheduled maintenance
of open spaces, buildings and facilities. The association must be
responsible for liability insurance and local taxes,
7. The agreement shall provide a plan guaranteeing continuing
maintenance of open spaces that shall be submitted to the city
council as part of the data requirements for an open space
development.
8. The agreement shall include a mechanism to assess and enforce the
common expenses for the land or facilities, including upkeep and
maintenance expenses, real estate taxes and insurance premiums.
9. The agreement shall include the conditions and timing of the
transfer of ownership and control of land or facilities to the
association or the common ownership.
10. The homeowners must pay their pro rata share of associated costs
and the assessment levied by the association shall become a lien on
the property in accordance with the law; and
11. The association must be able to adjust the assessment to meet
changed circumstances and needs
Title IX: 945-13
12. Any proposed change in the articles of association or incorporation
shall require the prior written approval of the City.
13. Any other matters the developer or City deems appropriate shall be
included.
940.070 – Calculation of Base Density; Density Bonuses.
Subd. 1. To calculate the allowed density for a given parcel for open space
preservation plat purposes, the following shall apply:
A. OS&P Plats (all application types) must provide paved access within
the site and must require all owners and their successors to covenant
that they will participate at 100% of the per unit cost of future
assessments for paving to City standards the principal roads servicing
the site, if those roads are not currently paved.
B. Development rights shall be as recorded on the official City of
Corcoran “Development Rights Map” and as described in Section
1040.030, Subd. 7 (Density Requirements) of the Zoning Ordinance.
C. Multiply the number of building rights on the parcel by the percent
based on the application type to determine the maximum number of
lots. Percentages are as follows:
1. Standard Plat: = 100% of building rights (1 in 10 or 1 in 30)
2. OS&P design with no permanent preservation or restoration = 150%
3. OS&P with permanent preservation and or restoration = 200%
4. OS&P with community well and septic (subject to PUD) = 300%
.
Example 1:
Gross land area consisting of approximately 46 acres in a 1 in 10
density district.
Standard Plat: 46 x 1 (100% of building rights) = 4.6 building
rights which is rounded up to 5.
OS&P with no permanent dedication = (46/10) x 1.5 (150% of
building rights) = 6.9 building rights which is rounded up to 7.
Title IX: 945-14
OS&P with permanent dedication= (46/10) x 2.0 (200% of
building rights) = 9.2 building rights, which rounds down to 9.
OS&P with permanent dedication and community well and
septic = (46/10) x 3.0 (300% of building rights) = 13.8 building
rights, which rounds up to 14.
Maximum density = 46/14 = 1 in 3.29
Example 2:
Gross land area consisting of approximately 60 acres in a 1 in 10
density district.
Standard Plat: 6 x 1 (100% of building rights) = 6 building rights
OS&P with no permanent dedication = (60/10) x 1.5 (150% of
building rights) = 9 building rights.
OS&P with permanent dedication = (60/10) x 2.0 (200% of
building rights) = 12 building rights.
OS&P with permanent dedication and community well and
septic = (60/10) x 3.0 (300% of building rights) = 18 building
rights.
Maximum density = 60/18 = 1 in 3.33
` Agenda 6b. i
Page 1 of 1
Memorandum
To: City of Corcoran City
Council
Project: Comprehensive
Plan update
Date: November 4,
2010
From: Tina Goodroad Client: City of Corcoran
Re: Comprehensive Plan update edits File No.: 504-09147
At the November 22nd City Council meeting we are planning on having the final adoption of the
Comprehensive Plan update on the agenda. In order to prepare for that staff and Councilmember
Gmach have made edits to the text and are providing a PDF for your review. The PDF contains
only the text with suggested deletions shown in strikeout and proposed additions underlined.
The main reason for the changes is due a shift in approach towards the greenway corridor. The
Natural Resource chapter includes an overview of natural resources but the original version
discussed in fair amount of detail about how protections of these resources would happen within a
designated greenway corridor. This same corridor was included on the Future Land Use map but
removed prior to submittal to the Metropolitan Council with City Council direction to create a
Greenway Committee to resolve the implementation questions of the Comprehensive plan. This
effort was completed late summer with a revised OSP ordinance that will be presented by
Councilmember Gmach on November 8th.
Due to the changes toward the greenway corridor edits have been made that emphasize
protection of natural resources without emphasis for all areas in a greenway corridor to be
protected. Text has been added that expands on the efforts of the updated OSP ordinance to
accomplish these same goals in an incentive based manner rather than regulatory.
As edits were being made general items were also corrected that you’ll notice with the
underlining. In addition “notes” are shown that indicate areas where greater clarification and
revisions are still necessary. This PDF does include the revised Park and Trail Chapter as
recommend by the Park and Trail Commission.
After the November 8th meeting staff will finalize the document, make any final changes and fix
formatting issues etc. prior to November 22nd. Any specific changes to the text should be
provided to staff at the meeting on November 8th or within a few days after.
If you have any questions please call me at 651-967-4537.
2335 Highway 36 W
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
3717 23rd Street S
St. Cloud, MN 56301
Tel 320-251-4553
Fax 320-251-6252
www.bonestroo.com
2335 Highway 36 W
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
20
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CITY OF CORCORAN COMPREHENSIVE PLAN
CITY OF CORCORAN COMPREHENSIVE PLAN
Table of Contents
EXECUTIVE SUMMARY ............................................................................................................................... 1
CHAPTER 1: INTRODUCTION ................................................................................................................. 1
CHAPTER 2: BACKGROUND .................................................................................................................. 75
FIGURE 1: REGIONAL SETTING ............................................................................................... 107
FIGURE 2: DEVELOPMENT FRAMEWORK ..................................................................................... 118
FIGURE 3: SCHOOL DISTRICTS ............................................................................................. 1511
TABLE 1: POPULATION AND HOUSING UNITS (1970-2000) ......................................................... 1713
TABLE 2: POPULATION BY AGE (2000) ................................................................................... 1713
TABLE 3: FORECASTS ......................................................................................................... 1814
CHAPTER 3: NATURAL RESOURCES ............................................................................................... 2015
FIGURE 4: NATURAL RESOURCES INVENTORY ........................................................................... 2419
TABLE 4: CORCORAN SOIL TYPES ......................................................................................... 2722
FIGURE 5: SOIL TYPES ...................................................................................................... 2823
FIGURE 6: WATER RESOURCES ............................................................................................ 3327
FIGURE 7: ECOLOGICALLY SIGNIFICANT NATURAL AREAS ............................................................ 3428
CHAPTER 4: LAND USE ....................................................................................................................... 4236
TABLE 5: EXISTING LAND USE ACRES ..................................................................................... 4943
FIGURE 8: 2008 EXISTING LAND USE .................................................................................... 5145
TABLE 6: 2030 FUTURE LAND USE ACREAGES .......................................................................... 5448
FIGURE 9: FUTURE LAND USE PLAN ...................................................................................... 5549
TABLE 7: REVISED CITY FORECASTS ...................................................................................... 6761
TABLE 8: DENSITY ............................................................................................................ 6761
FIGURE 10: DRAFT 2030 SANITARY SEWER SERVICE STAGING PLAN.............................................. 7165
TABLE 9: FUTURE LAND USE BY STAGING ................................................................................ 7367
CHAPTER 5: HOUSING ........................................................................................................................ 7670
TABLE 10: UNITS IN STRUCTURE .......................................................................................... 7872
TABLE 11: BUILDING PERMITS 2001-2009 ............................................................................. 7872
TABLE 12: AGE OF HOUSING STOCK ...................................................................................... 7973
TABLE 13: HOUSING VALUE (SALE PRICE) ................................................................................ 7973
TABLE 14: HOUSEHOLD BY INCOME ....................................................................................... 8074
TABLE 15: FUTURE LAND USE PLAN AFFORDABLE HOUSING CAPACITY ............................................. 8276
CHAPTER 6: ECONOMIC DEVELOPMENT...................................................................................... 8579
TABLE 16: DISTRIBUTION OF JOBS BY INDUSTRY ...................................................................... 8781
FIGURE 11: DISTRIBUTION OF JOBS BY INDUSTRY ..................................................................... 8882
TABLE 17: EMPLOYMENT GROWTH TRENDS AND PROJECTIONS ..................................................... 8983
FIGURE 12: COMMERCIAL/INDUSTRIAL LAND USES IN NW HENNEPIN COUNTY ................................. 9185
CHAPTER 7: PARKS AND TRAILS .................................................................................................... 9790
FIGURE 13: PARKS AND TRAILS PLAN ................................................................................ 124111
CHAPTER 8: TRANSPORTATION ................................................................................................. 130116
FIGURE 14: EXISTING ROADWAY JURISDICTION ................................................................... 135121
FIGURE 15: FUNCTIONAL CLASSIFICATION RELATIONSHIP ....................................................... 138124
FIGURE 16: HIERARCHY OF MOVEMENT .............................................................................. 140126
FIGURE 17: EXISTING ROADWAY FUNCTIONAL CLASSIFICATION ................................................ 143129
CITY OF CORCORAN COMPREHENSIVE PLAN
TABLE 19: FORECAST OF POPULATION, HOUSEHOLDS AND EMPLOYMENT BY TAZ ........................... 147133
TABLE 20: LEVEL OF SERVICE DESCRIPTION ........................................................................ 148134
TABLE 21: GENERALIZED PLANNING AVERAGE DAILY TRAFFIC VOLUME THRESHOLDS ...................... 149135
FIGURE 18: TRAFFIC ANALYSIS ZONES ............................................................................... 151137
FIGURE 19: EXISTING AVERAGE DAILY TRAFFIC VOLUMES ....................................................... 152138
FIGURE 20: EXISTING PLANNING LEVEL OF SERVICE .............................................................. 153139
TABLE 22: HIGHWAY 55 TRAFFIC COUNTS .......................................................................... 155141
TABLE 23: NW HENNEPIN STUDY – IMPROVEMENT STAGING ................................................... 158144
FIGURE 21: TRANSPORTATION ISSUE AREAS ........................................................................ 161147
FIGURE 22: 2030 AVERAGE DAILY TRAFFIC VOLUMES ........................................................... 165151
FIGURE 23: 2030 ROADWAY FUNCTIONAL CLASSIFICATION ..................................................... 169155
TABLE 24: 2030 PLANNING LOS – DEFICIENT SEGMENTS ...................................................... 171157
TABLE 25: HENNEPIN COUNTY – BASE 2030 ROADWAY NETWORK IMPROVEMENTS ........................ 172158
TABLE 26: HENNEPIN COUNTY – BASE 2030 ROADWAY NETWORK IMPROVEMENTS ........................ 172158
FIGURE 24: 2030 PLANNING LEVEL OF SERVICE .................................................................. 173159
CHAPTER 9: SANITARY SEWER ................................................................................................... 175161
TABLE 27: CITY-WIDE POPULATION, HOUSEHOLD, AND EMPLOYMENT FORECASTS .......................... 177163
FIGURE 25: PROPOSED TRUNK SANITARY SEWER SYSTEM-NORTHEAST ....................................... 179164
FIGURE 26: PROPOSED TRUNK SANITARY SEWER SYSTEM-SOUTHEAST ....................................... 181165
FIGURE 27: PROPOSED TRUNK SANITARY SEWER SYSTEM-SOUTHWEST ...................................... 184167
TABLE 29: AVERAGE WASTEWATER FLOW PROJECTIONS ......................................................... 186168
TABLE 30: AVERAGE WASTEWATER FLOW PROJECTIONS BY MDS CONNECTION ............................ 187169
TABLE 31: SYSTEM DESIGN WASTEWATER UNIT FLOW RATES .................................................. 188170
TABLE 32: INFILTRATION AND INFLOW GOAL ....................................................................... 191173
CHAPTER 10: WATER SUPPLY ..................................................................................................... 193175
TABLE 33: CITY OF CORCORAN POPULATION AND WATER DEMAND PROJECTIONS .......................... 195177
TABLE 34: CONCEPTUAL 2030 WATER SYSTEM SUPPLY AND STORAGE REQUIREMENTS ................... 196178
FIGURE 28: DRAFT TRUNK WATER SYSTEM ......................................................................... 199181
CHAPTER 11: SURFACE WATER MANAGEMENT .................................................................... 205187
TABLE 35: WRMPP STANDARDS COMPARISON .................................................................... 207189
TABLE 35 (CONTINUED): WRMPP STANDARDS COMPARISON ................................................... 208190
CHAPTER 12: IMPLEMENTATION ............................................................................................... 217199
APPENDICES ....................................................................................................................................... 225207
APPENDIX A: FINANCIAL INCENTIVES .................................................................................... 226208
APPENDIX B: SANITARY SEWER ULTIMATE SYSTEM AREAS ........................................... 230212
APPENDIX C: SANITARY SEWER ULTIMATE SYSTEM AVERAGE FLOWS ...................... 234216
APPENDIX D: SANITARY SEWER ULTIMATE SYSTEM DESIGN FLOWS ........................ 238220
APPENDIX E: SANITARY SEWER ULTIMATE TRUNK SYSTEM DESIGN ......................... 242224
APPENDIX F: SUBDIVISION REGULATIONS .......................................................................... 246228
APPENDIX G: INDIVIDUAL SEWAGE TREATMENT SYSTEMS ........................................... 251233
APPENDIX H: CAPITAL IMPROVEMENT PLAN ....................................................................... 264246
APPENDIX I: ZONING MAP ........................................................................................................... 269251
CITY OF CORCORAN COMPREHENSIVE PLAN
Executive Summary
CITY OF CORCORAN COMPREHENSIVE PLAN
Metropolitan Planning Act
The Metropolitan Planning Act requires cities in the seven county metropolitan area to
update their comprehensive plans every 10 years. The Metropolitan Council reviews every
city’s Comprehensive Plan to ensure that the plan is compatible with regional system
plans for sewer, transportation, and parks and open space. To ensure that regional
infrastructure is used efficiently and cost effectively, the Metropolitan Council requires
that the City’s Future Land Use Plan demonstrate an average residential net density of
three (3) units per acre. If the Comprehensive Plan is not compatible with regional plans
or policies, the Metropolitan Council can send the plan back to the City for changes.
The City of Corcoran’s role is to prepare a Comprehensive Plan that meets the
requirements of the Metropolitan Council while also developing a Plan that achieves the
community’s vision and goals for the future. The City of Corcoran has prepared a Plan to
balance regional needs with community input, to manage growth in an efficient and
effective manner, to preserve valuable natural resources, and to ensure infrastructure
(such as transportation, sewer, and water) is in place to accommodate growth in the
community.
2020 Plan
The City’s last Comprehensive Plan was completed in December, 2002 and amended in
2004. One of the significant aspects of this plan was that it anticipated the introduction
of municipal sewer service within the 20 year planning horizon. Another key component
of the 2020 plan was the completion of a Natural Resources Inventory and Management
Plan.
2030 Plan
Corcoran’s 2030 Comprehensive Plan represents a community-based planning effort to
shape the City’s future. The planning process involved a wide range of stakeholders
including Corcoran residents, the City Council and Planning Commission, the Parks and
Trails Commission, and a Comprehensive Plan Committee.
The City of Corcoran’s planning efforts were assisted by is a selected participant in the
1000 Friends of Minnesota’s Community Growth Options (CGO) program w. Thihichs
program has provided funding for the City to complete its 2030 Comprehensive Plan. The
program, which extends for five years, and will also provide funding to implement the
plan through ordinance updates and the development of other regulatory tools. The 5-
year planning cycle developed by 1,000 Friends of Minnesota is an incremental approach
that recognizes the dynamic nature of community planning.
The 2030 Plan builds on the concepts of the previous Comprehensive Plan as the
possibility of sanitary sewer service becomes a much more “near term” planning issue
than it was in 2002. When sewer service arrives, there will be Corcoran’s 2030
Comprehensive Plan represents a community-based planning effort to shape the City’s
future. The planning process involved a wide range of stakeholders including Corcoran
residents, the City Council and Planning Commission, the Parks and Trails Commission,
and a Comprehensive Plan Committee.
CITY OF CORCORAN COMPREHENSIVE PLAN
It is an exciting moment in Corcoran’s history, as the community is receiving its first
sanitary sewer service which creates many growth opportunities that are not possible
without sewer service. The Plan also recognizes that this new service could result in At
the same time, unmanaged growth and can lead to sprawl and unwanted forms of
growth that couldan impact the community’s quality of life. In the crafting of this plan,
the City of Corcoran has worked to strike the balance between these opportunities and
threats.
One of the key results of this planning effort is simultaneously allowing increased growth
opportunities in appropriate areas while providing increased protection to the rich, natural
areas that enhance the quality of life. The preservation and enhancement of natural
areas has been an ongoing theme throughout the planning process. Several innovative
preservation tools are discussed in the plan that should allow preservation of key natural
areas without presenting on undue burden on the underlying property owners.
In addition to identifying the appropriate areas for sewered development and the areas
that are not appropriate for development, the plan also identifies the staging for
development. Staging of growth is a requirement of the Metropolitan Council, but it is
also a key tool for reducing wasteful public expenditures that can occur when public
infrastructure is extended faster than the market can absorb the supply of land. By
carefully staging the growth, the City of Corcoran will work with the private sector to be
able to ensure adequate utilities are available to satisfy demand.
The comprehensive plan covers many of the key areas that make up the City’s quality of
life including, parks, land use, natural resources, housing, economic development and
infrastructure systems. Detailed information on goals, policies and implementation steps
can be found throughout the plan and will serve as the basis for community action for
years to come.
Corcoran Guiding Principles
• Protect natural resources that define Corcoran’s quality of life.
• Create an opportunity for an expanded and thriving downtown with a range of
uses and higher density housing.
• Create an opportunity for expanding tax and employment base in the community
by supporting commercial, industrial and business park land uses.
• Expand residential growth to provide life-cycle housing opportunities within the
community.
CITY OF CORCORAN COMPREHENSIVE PLAN
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CITY OF CORCORAN COMPREHENSIVE PLAN INTRODUCTION
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Chapter 1: Introduction
CITY OF CORCORAN COMPREHENSIVE PLAN INTRODUCTION
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Planning Process
The planning process began in the Fall of 2008 with several meetings of the
Comprehensive Plan Committee. The purpose of these meetings was to learn about
comprehensive plan requirements, state and regional policies and regulations, and to
discuss land use and growth issues. Goals and policies were also developed to guide the
Comprehensive Plan and establish a future vision for the City of Corcoran.
The first community-wide public meeting was held in January, 2009. Participants were
asked to identify the City’s strengths, weaknesses, opportunities, and threats and also
provide input as to their vision for the City by 2030. Responses from these exercises
helped shape the goals, policies and decisions regarding land use to create opportunities
to meet these visions.
Corcoran 2030 Vision Elements
The vision for Corcoran describes the long-range outcomes of current planning efforts.
The vision establishes where the Comprehensive Plan will lead the City. The vision is
implemented through the Future Land Use plan and related infrastructure plans.
In 2030, Corcoran is a vibrant community, known for its high quality downtown, healthy
commercial and industrial businesses, and variety of housing options. Despite growth and
urban development in the community, through land use controls, strong architectural
design standards, protection of valuable resources, and responsible land use and planning
efforts, the City has maintained its rural character. Corcoran’s balance of rural and urban
opportunities creates a unique identity for the City.
In 2030, a vibrant mixed-use downtown at County Road 116 and CSAH 10 provides a
community gathering space, retail opportunities for residents, and jobs for residents. This
high quality mixed use development also provides a focal point within the community.
Corcoran’s commercial, industrial, and business park uses provide for a wide range of
employment opportunities and create a strong tax base for the community. Corcoran
contains a mix of residential uses, ranging from larger lot rural residential to high density
mixed use development, to accommodate resident’s diverse needs. Housing options meet
the needs of first-time homebuyers, growing families, and seniors to ensure residents can
remain in the community. New rural residential development in western Corcoran has
been carefully planned to ensure that valuable resources are protected, open space is
maintained and future sewered development can occur efficiently.
Corcoran Guiding Principles
• Protect natural resources that define Corcoran’s quality of life.
• Create an opportunity for an expanded and thriving downtown with a range of
uses and higher density housing.
• Create an opportunity for expanding tax and employment base in the community
by supporting commercial, industrial and business park land uses.
CITY OF CORCORAN COMPREHENSIVE PLAN INTRODUCTION
3
• Expand residential growth to provide life-cycle housing opportunities within the
community
Alternatives Forum
The input received from the community meeting and by the Comprehensive Plan
Subcommittee was used to develop an alternative land use plan to guide development in
Corcoran to 2030. This Draft Future Land Use Plan was presented to the Comprehensive
Plan Committee in January of 2009.
Revisions were made based on the Comprehensive Plan Committee comments and then
the Draft Future Land Use and Staging Plans were presented to the public at an Open
House in April 2009. Overall, the community’s reaction to the land use plan and staging
was positive.
CITY OF CORCORAN COMPREHENSIVE PLAN INTRODUCTION
4
Draft Plan
The City prepared a Draft Comprehensive Plan in April 2009 based on input received from
the community and the goals and policies. The City developed chapters on land use,
economic development, housing, and natural resources based on the future land use plan
and updated background information. The Draft Plan also included updates to the City’s
Sewer Plan, its Local Surface Water Management Plan, and its Water Supply Plan. The
City’s existing Parks, Open Space, and Trails Plan was incorporated into the Draft Plan as
the Parks and Trails Chapter of the Plan.
The Draft Plan was presented to the Comprehensive Plan Committee in April of 2009.
The Draft Plan was submitted to adjacent communities and the appropriate government
agencies June 1, 2009 for review and comment.
Planning Commission Public Hearing
Corcoran’s Planning Commission held a public hearing on_____, November 5, 2009 to
review the Comprehensive Plan and to receive formal public comments on the Plan. The
Planning Commission also made its recommendation to for plan approve approvalthe plan
to the City Council.
City Council Approval
The City Council approved the Comprehensive Plan on May 21, 2009 for submittal to
jurisdictions and the Metropolitan Council on December 10, 2009. The Plan was then sent
on to the Metropolitan Council for formal review.
CITY OF CORCORAN COMPREHENSIVE PLAN INTRODUCTION
5
Metropolitan Council
The Metropolitan Council reviewed the Comprehensive Plan and approved it on March 24,
200910.
CITY OF CORCORAN COMPREHENSIVE PLAN INTRODUCTION
6
Final Plan
The Comprehensive Plan was amended as appropriate to incorporate revisions suggested
by the Metropolitan Council, adjacent communities, and other agencies. The official
Comprehensive Plan was published and made available to the public on ____, 200910.
CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
7
Chapter 2: Background
CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
8
Community History
Corcoran was first populated by the Lakota people. Patrick Corcoran was one of the early
European settlers in the area; he arrived with his family in 1855. He built the first school
and served as it’s first educator. He also built the first store and began opened a
blacksmith shop. Corcoran officially became a township in 1858. Patrick Corcoran was
elected as the first City supervisor, and the township was named after him. The area
remained a township until it was incorporated as a city in 1973. Historically an
agricultural community, with little change in population for a century, the City saw a
change to became a rural residential community in the 1970s, when over 865 housing
units were constructed.
Regional Setting
Corcoran is located on the western edge of Hennepin County and has remained generally
rural, although it is located only 20 miles from downtown Minneapolis. Corcoran is
comprised of just under 36 square miles. It is impacted by the Rush Creek and Elm Creek
Watershed systems, which greatly contribute to natural areas of the community.
Communities surrounding Corcoran include the cities of Maple Grove, Plymouth, Medina,
Loretto, Greenfield, Hanover and Hassan Township. The map on the following page
illustrates the location of the City relative to the Metropolitan region (Figure 1-Regional
Setting).
The Metropolitan Council has classified the eastern half of Corcoran a “Developing
Community.” Developing communities are communities on the edge the metropolitan area
where the most substantial new growth in the area will occur. The western half of
Corcoran is classified by the Metropolitan Council as a “Diversified Rural” area. Diversified
rural communities are defined by the Metropolitan Council as the sparsely developed parts
of the region that host the widest variety of farm and non-farm uses. They include a mix
of limited large-lot residential and clustered housing, agriculture, and facilities and
services requiring a rural location. Limited growth is forecasted for these areas, as they
are not currently planned for urban development. The Council has adopted a Flexible
Development Ordinance for Diversified Rural communities to ensure that development
patterns are efficient and cost effective, while also providing opportunities for landowners.
The Developing Community and Rural Diversified Community areas of the City are shown
on Figure 2- Development Framework.
CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
9
CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
10
FIGURE 1: REGIONAL SETTING
CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
11
FIGURE 2: DEVELOPMENT FRAMEWORK
CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
12
Corcoran Today
The City is on the verge of urban development, and is at a pivotal point in planning for
the future. Newly expanded metropolitan sewer in the area will open areas for new
development in Corcoran. While the current housing slow down has drastically reduced
development, Corcoran is poised to accommodate new growth when the housing market
recovers. It is important for the City to have a plan in place to guide this growth in a
responsible and cost effective manner while respecting residents and retaining the rural
character of the City.
The City of Corcoran has maintained its rural character throughout the years. Agriculture
remains a significant land use in the City. However, encroaching urban development and
increasing land values have made it more difficult less financially attractive to continue
traditional crop and dairy farming in Corcoran. Open space and valuable natural resource
areas are abundant in Corcoran. These amenities, contribute to the community’s rural
character, and are highly valued by residents. Approximately 22 percent of the City’s
total area is unbuildable due to wetlands, lakes, creeksand steams and related buffers.
This estimate is based on 2008 MLCCS (Minnesota Land Cover Classification System) data
conducted by Hennepin County. The estimates reflects actual wet areas as visible on the
ground, whereas other previous data sources included areas that are altered wet (A-wet)
or restored (R-wet) wetlands that were not wet when the MLCCS was conducted. Thus,
this broader category includes those areas that may be candidates for restoration and
alternation. It is important to understand that upon development a wetland delineation
plan will be required for areas with wetlands or where wetlands are possible based on
topography, but are currently drained with field tile, in order to understand how
development, buffers or other treatment shall be designed.
As part of its 2002 Comprehensive Plan, the City completed a Natural Resources
Inventory (NRI) that identified the significant natural resources in the community. This
inventory provided recommendations and priorities for the preservation and enhancement
of the natural systems. The Natural Resources Chapter of the Comprehensive Plan
incorporates many of the NRI findings and recommendations.
Housing in the community consists of large lot rural residential single family homes and
smaller suburban lots around the downtown and other select areas. A manufactured
home park is located in the southeast quadrant of the City, south of Rush Creek.
Residents in Corcoran have identified the need for life cycle housing in the community to
support the needs of residents of all ages.
Commercial and industrial development in the City is limited. The City supports
continuation and expansion of commercial enterprises in the downtown area at County
Road 116 and County Road 10. Burschville is an existing commercial area located at the
intersection of County Roads 10 and 19.
The City of Corcoran is split between five different school districts; Buffalo, Delano,
Osseo, Rockford, and Wayzata. The boundary of each district is depicted on the Figure 3
– School Districts. There currently are no public schools located in the City. A private
school called St. John is located in the city and supports pre-k through 8th grade. The
Rockford District is the only district that owns property in the City for a future school site
however, there are no immediate plans.
CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
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CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
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CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
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FIGURE 3: SCHOOL DISTRICTS
Insert at PDF creation
CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
16
Back side of Figure 3
CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
17
Corcoran Demographics
As of 2007, the City’s population was 5,791. The City’s population trends are presented in
Table 1.
TABLE 1: POPULATION AND HOUSING UNITS (1970-2000)
YEAR TOTAL
POPULATION
TOTAL
HOUSING UNITS
PERSONS PER
HOUSEHOLD
1970 1,656 416 4.07
1980 4,252 1,281 3.42
1990 5,199 1,545 3.40
2000 5,630 1,784 3.16
2007 5,791 1,894 3.06
Source: U.S. Census, Metropolitan Council
The City’s 2000 population is broken down by age in Table 2.
TABLE 2: POPULATION BY AGE (2000)
AGE TOTAL
NUMBER
PERCENT
OF TOTAL
Total Population 5,630 100.0
Male 2,930 52.0
Female 2,700 48.0
Under 5 years 409 7.3
5 to 9 years 538 9.6
10 to 14 years 542 9.6
15 to 19 years 517 9.2
20 to 24 years 218 3.9
25 to 34 years 528 9.4
35 to 44 years 1,252 22.2
45 to 54 years 938 16.7
55 to 59 years 265 4.7
60 to 64 years 168 3.0
65 to 74 years 173 3.1
75 to 84 years 69 1.2
85 years and over 13 0.2
Median Age (Years) 35.6 ---
Source: U.S. Census 2000
The City’s median age is 35.6 years, which is comparable to the median age in Hennepin
County. Nearly 35% of Corcoran’s population was under the age of 18 in 2000, while only
4.5 percent of the population was over age 65. Like many cities in the US, as the baby
boomer resident’s age and family sizes decrease, the City’s median age is expected to
increase.
CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
18
As part of the planning process, the City and Metropolitan Council agreed on household,
population, and employment forecasts for the City to base all its Comprehensive Plan
elements. These forecasts are presented in Table 3.
TABLE 3: FORECASTS
2007 2010 2020 2030
Population 5,791 5,800 8,600 17,600
Households 1,894 1,900 2,900 6,100
Employment 1,420 1,500 3,500 5,500
The City’s future land use and infrastructure plans were developed to accommodate the
2030 forecasts. This ensures that the City has guided enough land and has adequate
infrastructure in place to accommodate projected growth.
CITY OF CORCORAN COMPREHENSIVE PLAN BACKGROUND
19
Corcoran Guiding Principles
Protect natural resources that define Corcoran’s quality of life.
Create an opportunity for an expanded and thriving downtown with a range of uses and
higher density housing.
Create an opportunity for expanding tax and employment base in the community by
supporting commercial, industrial and business park land uses.
Expand residential growth to provide life-cycle housing opportunities within the
community.
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
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Chapter 3: Natural Resources
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
21
Introduction
Corcoran’s open spaces, natural resources and rural character are among the defining
features of the city. The City’s open spaces are primarily planted or cultivated vegetation
communities associated with agriculture. Approximately 25 percent of the City’s land area
is occupied by plant communities that are still relatively natural. The existing natural plant
community types include maple-basswood and oak forests, savanna/pasture, wetlands,
lakes and creeks. Balancing preservation of these features with future growth is a
cornerstone of this plan, and was articulated as a priority by residents during both the
comprehensive planning process and during the parks and open space plan process.
One of the goals of this plan is to preserve the highest quality natural resources, as
identified by the Natural Resources Inventory. The goal places priority on the natural
resources patterns in the community in directing future development. The land use plan
for the City is shaped by the existing environment. Sensitive natural areas create
boundaries for development planning, affect the location of new services, and provide
buffers between land uses.
Natural Resources Goals and Policies
Goal 1: Preserve the natural resources as identified by on the Natural Resources
Committee Inventory Area map (Figure 4) and identified in the greenway corridor that
links unique or ecologically significant natural areas.
Goal 2: Protect, conserve and enhance environmental and natural resource systems from
the impacts of future growth and development activities.
Policy 1: Preserve, as undeveloped open space, important natural resources
(wetlands, woodlands, important view corridors and other areas located in on the
greenway corridorNatural Resource Inventory Area map) to the extent consistent
with the reasonable utilization of land, and in accordance and cooperation with
applicable federal, state, and local regulations.
Policy 2: Require all development to be designed so as to preserve and be
compatible with the important natural features of its site.
Policy 3: Create incentives for developers to preserve or dedicate prime
developable areas for parks, trails, and open space.
Policy 4: Establish state-of-the-art conservation requirements for new
development, including enforced buffer requirements for areas near water, low-
impact development, rain gardens, and swale storm water run-off programs.
Goal 3: Preserve, protect and enhance surface water quality in Corcoran.
Policy 5: Implement the Local Surface Water Management Plan that conforms to
the standards and rules of the watershed district.
Policy 6: Work with local watershed districts that have permitting authority in the
City to jointly review development permits for impacts on surface water.
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
22
Policy 7: Restore areas drained by field tiles while requiring less use and reliance
on them for drainage.
Sustainability
Sustainability refers to the concept of using practices and strategies on the land that can
be maintained over time without damaging the environment; the intent is to balance
near-term interests with the protection of the interests of future generations to maintain
and potentially improve environmental quality. Sustainability can be achieved through a
variety of strategies, each which uses natural resources preservation or restoration as the
guiding principle, while still allowing use of the land.
Review of Existing Natural Resources
Natural Areas
According to the original land survey notes (compiled in Minnesota between 1853 and
1856), at the time of European settlement the vegetation of what is now northwestern
Hennepin County was comprised primarily of maple-basswood forest and mesic oak forest
(referred to as “Big Woods”), with inclusions of wet prairie, marshes and lakes.
Today, examples of this historic vegetation are preserved in locations scattered
throughout the City (as identified by the 2001 Natural Resources Inventory.) Some of the
best examples are found along both the north and south Rush Creek corridors which
support a number of Big Woods forest
remnants. Other native forest remnants
can be found in the west central portion of
the city although fragmented on multiple
private lands.
Other notable natural areas within the city
include some high quality wetland areas
within and adjacent to the Rush Creek
corridors and Jubert Lake. Two wetland
areas are of special interest as identified by
the Minnesota County Biological Survey.
One is a moderate quality wet meadow
community in parts of Sections 34 and 35. Although the diversity of the wetland has been
reduced by ditching, the size of the complex and connections to other large wetlands
contribute to its ranking. The second is a moderate quality tamarack swamp that is part
of a larger upland-wetland complex and includes Morin Lake in Section 33. Corcoran is
within the southwestern range of this plant community thus making it rare and unique in
the city.
Semi-Natural Areas
“Semi-Natural Areas” are areas of land not subject to active use and which are not
dominated by vegetation native to Minnesota. Examples include fallow pasture or crop
land that has been retired (old field), degraded wetlands dominated by reed canary grass
or other invasive species, and secondary growth or disturbed woodlands, typically
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
23
dominated by boxelderbox elder, green ash, and/or basswood. These areas still can offer
significant benefit for wildlife and for water quality protection and often form important
buffers around and connections between remnants of native habitat. As seen on Figure
4, “Natural Resources Inventory Areas” map, these form much of the open space and
undeveloped lands within the city. Sites within the with proximity to high quality natural
resource areas or that tend to assist in the formation of connected natural resource
corridors should be considered high priority for restoration.
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
24
FIGURE 4: NATURAL RESOURCES INVENTORY
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
25
Back side of Figure 4
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
26
Soils (Hennepin County Soil Survey)
The soils of northwestern Hennepin County are predominantly loams, which historically
supported mixed hardwood forests, wet prairie, and savanna.
These soils are also well-suited for agricultural crops such as corn and soybeans as well
as hay and pasture lands. Poorly drained landscape depressions occur frequently in this
portion of northwestern Hennepin County and tend to support hydrophytichydrophilic
vegetation (i.e., wetland plants such as sedges, grasses, rushes, and wetland herbs) and
organic soil accumulation.
According to the soil survey, the predominant soil types within the City of Corcoran
include: Cordova, Angus, Lester, Nessel and Hamel loams. Many of these soils have
moderate permeability and are well to poorly drained. See Soil Types, Figure 5. A
summary of soil types and their acreages within the City is shown in the table below.
Surface Water
The city has a number of surface water resources; defining features include the North
Fork of Rush Creek, which traverses the northwestern part of the city and Rush Creek
which traverses the central and eastern portion of the City. In addition, there are
numerous tributary watercourses and ditches, wetlands and several small named lakes.
These resources are identified on the “Water Resources” map Figure 6.
Protected Waters
The “Protected waters” designation includes lakes, rivers, trout streams and other bodies
of water that meet the standards described in Minnesota Statutes, Section 103G.005 , as
well as wetlands classified as public water wetlands. Public waters wetlands include all
type 3, type 4, and type 5 wetlands that are 10 acres or more in size in unincorporated
areas or 2 ½ acres or more in size in incorporated areas. These sites provide public value
for recreation, water quality or water supply, wildlife habitat, or are publicly owned. The
DNR has regulatory authority over these areas and specific rules are in place regarding
the need for a permit or license to cross with construction or otherwise impact these
areas.
Groundwater
Groundwater wells located in portions of northern and southwestern Corcoran collect
water from the Prairie du Chien-Jordan Aquifer. This aquifer ranges in elevation from 850-
900 feet above sea level and is composed of Jordan Sandstone and the Prairie Du Chien
Group. The remaining wells in the City draw water from the Franconia-Ironton-Galesville
Aquifer. The Franconia-Ironton-Galesville Aquifer ranges in elevation from 850-900 feet
above sea level. It is composed of the Franconia Formation and the Ironton and Galesville
Sandstones. The St. Lawrence Formation confines this aquifer in most areas. Hennepin
County leads efforts to protect this groundwater supply. The County monitors
groundwater elevations and maintains an inventory of contamination sites. The Hennepin
County Geologic Atlas also provides information regarding groundwater quality.
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
27
TABLE 4: CORCORAN SOIL TYPES
SOIL
SYMBOL SOIL TYPE ACREAGE
PERCENT
OF CITY
GP Pits, gravel-Udipsamments complex 1 0.00%
L11B Grays very fine sandy loam, 2 to 8 percent slopes 6 0.02%
L132A Hamel-Glencoe, depressional, complex, 0 to 3 percent slopes 333 1.44%
L13A Klossner muck, depressional, 0 to 1 percent slopes 176 0.76%
L14A Houghton muck, depressional, 0 to 1 percent slopes 259 1.12%
L15A
Klossner, Okoboji, and Glencoe soils, ponded, 0 to 1 percent
slopes 45 0.19%
L16A
Muskego, Blue Earth, and Houghton soils, ponded, 0 to 1
percent slopes 409 1.77%
L17B Angus-Malardi complex, 2 to 6 percent slopes 1 0.01%
L18A Shields silty clay loam, 0 to 3 percent slopes 34 0.14%
L19B Moon loamy fine sand, 2 to 5 percent slopes 5 0.02%
L21A Canisteo loam, 0 to 2 percent slopes 31 0.13%
L22C2 Lester loam, morainic, 6 to 12 percent slopes, eroded 2,944 12.71%
L22D2 Lester loam, morainic, 12 to 18 percent slopes, eroded 767 3.31%
L22E Lester loam, morainic, 18 to 25 percent slopes 108 0.47%
L22F Lester loam, morainic, 25 to 35 percent slopes 20 0.08%
L23A Cordova loam, 0 to 2 percent slopes 3,990 17.23%
L24A Glencoe loam, depressional, 0 to 1 percent slopes 1,340 5.78%
L25A Le Sueur loam, 1 to 3 percent slopes 1,493 6.45%
L26A Shorewood silty clay loam, 0 to 3 percent slopes 17 0.07%
L26B Shorewood silty clay loam, 3 to 6 percent slopes 88 0.38%
L27A Suckercreek loam, 0 to 2 percent slopes, frequently flooded 118 0.51%
L2B Malardi-Hawick complex, 1 to 6 percent slopes 10 0.04%
L35A Lerdal loam, 1 to 3 percent slopes 194 0.84%
L36A Hamel, overwash-Hamel complex, 1 to 4 percent slopes 1,978 8.54%
L37B Angus loam, morainic, 2 to 5 percent slopes 3,405 14.70%
L40B Angus-Kilkenny complex, 2 to 6 percent slopes 309 1.34%
L41C2 Lester-Kilkenny complex, 6 to 12 percent slopes, eroded 108 0.46%
L41D2 Lester-Kilkenny complex, 12 to 18 percent slopes, eroded 63 0.27%
L41E Lester-Kilkenny complex, 18 to 25 percent slopes 27 0.12%
L44A Nessel loam, 1 to 3 percent slopes 1,686 7.28%
L45A Dundas-Cordova complex, 0 to 3 percent slopes 466 2.01%
L49A Klossner soils, depressional, 0 to 1 percent slopes 399 1.72%
L50A
Houghton and Muskego soils, depressional, 0 to 1 percent
slopes 1,656 7.15%
L60B Angus-Moon complex, 2 to 5 percent slopes 136 0.59%
L61C2 Lester-Metea complex, 6 to 12 percent slopes, eroded 53 0.23%
L61D2 Lester-Metea complex, 12 to 18 percent slopes, eroded 3 0.01%
L61E Lester-Metea complex, 18 to 25 percent slopes 0 0.00%
L64A Tadkee-Tadkee, depressional, complex, 0 to 2 percent slopes 75 0.32%
L70C2 Lester-Malardi complex, 6 to 12 percent slopes, eroded 31 0.14%
L70D2 Lester-Malardi complex, 12 to 18 percent slopes, eroded 10 0.04%
L9A Minnetonka silty clay loam, 0 to 2 percent slopes 218 0.94%
U3B Udorthents (cut and fill land), 0 to 6 percent slopes 3 0.01%
W Water 145 0.63%
Total 23,160 100.00%
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
28
FIGURE 5: SOIL TYPES
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
29
BACK SIDE OF FIGURE 5
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CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
31
Minnesota Land Cover Classification System (MLCCS) Mapping and Natural Resource
Inventory
The 2008 MLCCS mapping and Natural Resource Inventory included a field check and
identified both upland and wetland communities of ecological significance (See Figure 7).
Natural Areas Protection Resources and Techniques
As demonstrated above, the City of Corcoran is home to many valuable natural resources.
As Corcoran grows, protection of these resources is critical. There are a variety of tools
and strategies available to the City to manage and protect its natural resources, which are
discussed below. Not all of these techniques will be utilized or incorporated by ordinance
immediately. The purpose is to provide a list of options the city can explore as it develops.
Open Space Preservation (OSP) Plats
An important emphasis of the goals of this chapter is to develop a method for preserving
open space during development that results in a level of connectedness in natural
resources. However, the city believes that this mission should be approached using
incentives rather than regulatory tools. The city believes that more can be accomplished
when owners are encouraged and educated to the benefits of preserving natural
resources while developing property. Using information contained in the natural resource
maps together with the understanding that wetland laws already protect a large area
contained within these maps, the city will work towards modifying the existing Open
Space Preservation Plat Ordinance (Section 940) to provide a tool for protection of
resources, when development occurs, with progressive set of incentives based on
percentage of permanent preservation or restoration provided. This provides for a case
by case approach to site design, clustering, buffering and other methods to be used
based on the uniqueness of the site.
This approach will also
providesprovide for a proactive
planning for those sites without
permanent preservation to plan for
future lots, roads, access and
infrastructure connections. In order
for this new ordinance to be
successful and result in effective
protection of resources, education
and communication with landowners
will be required as part of the
implementation of this ordinance.
Section 940 in the City Code has
permitted limited development in
agricultural/rural areas to maintain the rural character of the city and provide public
benefit by preserving woodlands, vegetated corridors, agricultural land, open space, and
other significant natural features as identified in the Comprehensive Plan and to allow an
alternative to standard single-family detached residential plats in the Rural Residential
(RR) zoning district. The City is confident that this ordinance can be amended to respect
the land value rights of residents and their decision of how land is used but in a manner
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
32
that promotes the best use of land for the future, provides greater protection of
remaining natural areas and does not preclude sewered development. This ordinance will
be reviewed upon adoption of the Comprehensive Plan.
Low Impact Development (LID) and LID Ordinance
LID is a sustainable stormwater management strategy that focuses on managing
stormwater locally. It mimics natural hydrology by 1) minimizing stormwater runoff
(volume reduction) and 2) treating stormwater runoff through infiltration. Methods for
minimizing stormwater runoff include using permeable pavement, green roofs, rain
barrels, and soil amendment. Methods for treating stormwater runoff through infiltration
include bioretention strategies such as rain gardens and swales. Collectively these
strategies are called Best Management Practices (BMPs).
These approaches can offer significant water quality benefits and can effectively manage
small to moderate rainfall events depending on the LID design. Adding a LID ordinance
to City code could provide significant benefit for water resources.
Emphasis on volume reduction at the source is important even before runoff gets to a
BMP. This is reflected in the fact that some watersheds will give stormwater credit for
use of BMPs.
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
33
FIGURE 6: WATER RESOURCES
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
34
FIGURE 7: ECOLOGICALLY SIGNIFICANT NATURAL AREAS
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
35
Below are some definitions of typical LID strategies:
Pervious paving is paving material that allows water
to penetrate to the ground below. Permeable
pavement may consist of any porous surface materials
that are installed, laid, or poured.
Rainwater harvesting means the concentrating and
collecting of rain falling on roofs and grounds for
direct use or storage. Water is collected or harvested
from patios, driveways, and other paved areas. Also
harvested is the flow of water from the roof and from
catchments such as gutters. Buildings can be
designed to maximize the amount of catchment area, thereby increasing rainwater
harvesting possibilities. Rain barrels are a familiar form of rainwater harvesting.
Green roofs are roofs constructed of a lightweight soil media, underlain by a drainage
layer and a high quality impermeable membrane that protects the building structure. The
soil is planted with a specialized mix of plants that can thrive in the harsh, dry, high
temperature conditions of the roof and tolerate short periods of inundation from storm
events.
Soil amendment is the addition of organic matter to soil and aerating the soil. Both
practices allow soil to soak up more water.
Bioretention is the management and treatment of stormwater runoff within a shallow
depression using a conditioned soil bed and plant materials to reduce runoff and to treat
and infiltrate it where it originates. The method combines
physical filtering and absorption with biological water treatment
processes. Rain gardens and swales are forms of
bioretention.
Rain gardens are planted depressions designed to
absorb rainwater runoff from impervious urban areas such
as roofs, driveways, walkways, and compacted lawn
areas. This reduces rain runoff by allowing stormwater to
soak into the ground, as opposed to flowing into storm
drains and surface waters which causes erosion, water
pollution, flooding, and diminished groundwater. Rain
gardens reduce the amount of pollution reaching creeks
and streams.
Swales are open drainage channels or depressions
explicitly designed to detain and promote the filtration of
stormwater runoff. Vegetated swales use vegetation to
slow down the rate of runoff and encourage infiltration.
Parcel Evaluation
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
36
Parcel evaluation is a useful strategy for identifying areas where low-impact development
design methods such as cluster development or Conservation Design subdivision may be
appropriate, as a way of protecting priority natural resources. One potential approach is
to identify parcels with development or redevelopment potential above a specified size
threshold (for example, 10 acres) and determine which of these parcels intersect with
priority natural resource features. An additional level of planning would be to consider
these factors and overlay them with the DNR and City defined greenway corridorsnatural
resource areas. This may facilitate planning by allowing the city to focus conservation
strategies within a defined area zones (the greenway corridors).of existing natural
resource areas.
Conservation Design Subdivisions
Conservation design subdivisions is the practice of designing subdivisions to minimize
their impact to the environment by using LID strategies and thoughtful siting placement
of homes and infrastructure to maintain the ecological integrity and function of the
landscape. Once a parcel evaluation has been completed to identify areas suitable for
low-impact development, subdivisions are designed to allow for more compact
development or clustering of homes in smaller areas and retain larger areas of common,
open space. If thoughtfully implemented, Conservation Design can foster a sense of
neighborhood and community that is sometimes lost in large lot developments and it is an
effective choice for maintaining natural resource quality while allowing development. For
example, in Conservation Design quality forest areas would be left largely intact, and
construction activities would occur in semi-natural areas or former agricultural lands. This
strategy is appropriate in areas with remnant natural areas and is especially important for
developing and maintaining connections in the Greenway Corridor.between wetlands and
upland areas. When homes are developed in close enough proximity of these natural
features to enjoy their benefits, there is an additional value in the connectedness of the
public with nature and the quality of life of residents.
Park Dedication Ordinance
A Park Dedication ordinance is an effective strategy for developing and maintaining a park
and trail system within the city. The ordinance acknowledges the value that parks, trails
and open spaces provide for area residents and requires that any new development
include a specified area of parks and/or open space within it. In lieu of land, a specified
fee may be required instead, either based on the total area of land or on the number of
proposed units. Fees would then be assigned to a dedicated parks fund and used for the
permanent acquisition and development of parks. Proximity of the development where
fees are paid will be a factor considered when determining how these funds is utilized.
This can be a very effective tool for developing resources for parks and allows the city
flexibility in determining how and where parks are created. For example, if a proposed
development is not impacting any significant natural areas and is not within the greenway
corridor, the park dedication fee may allow the city to acquire areas that help achieve the
goal of developing the greenway corridorprotecting resources identified in the Natural
Resource Inventory Area. Similarly, for developments proposed within the greenway,the
mapped natural areas, or restorable areas within the corridoror other connecting links
could be required as set-aside for parks and open space. The current City Code
addressing park dedication is in Section 955.
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
37
Greenway Corridor
A greenway is defined as “privately or publicly owned corridors of open space which often
follow natural land or water features and which are primarily managed to protect and
enhance natural resources”. However, greenways can, and often do incorporate active or
passive recreational trails, active recreational spaces (such as athletic fields or golf
courses), and other public open spaces that may provide rudimentary ecological functions
and values.
The 2001 Natural Resources Inventory and the regional conservation corridor mapped by
the DNR for the Metro Wildlife Corridors project identifies two greenway corridors. These
corridors are specifically designed to incorporate high quality natural areas, existing
protected and/or public open space areas, other natural corridors such as stream courses,
and connecting areas between these features. Using this information a greenway corridor
is included on the land use plan (Figure 9 in the Land Use Chapter) to identify where
these resources exist.
If gaps and missing connections within the greenway can be filled, the greenway corridor
will provide a critical foundation to help the ecological systems of Corcoran and the
Region adapt to changing land uses and development.
Developing strategies to maintain and develop connectivity between natural and semi-
natural areas within this system is fundamental to preserving natural resources within the
city and to providing an ecological system that is resilient to change over the long term, in
the face of changing demands, development, and climate change.
As much as possible, development within the greenway should use conservation design
strategies, park dedication, and the strategic siting of open space and natural areas parks
to develop and improve habitat quality and connectivity within the greenways. Strategies
to avoid parcelization and fragmentation of existing natural areas into smaller sections are
especially important for maintaining ecological function of the natural areas. This
protection will be further exploredsupported with the use preparation of the creation of
the an ordinance Conservation Subdivision or other type of ordinance that will regulate
development within the Greenway Corridor as shown on the Future Land Use
Planparticularly areas outside of wetlands that are already regulated..
Shoreland Ordinance
The current Shoreland Overlay District found in City Code 1050.020 is used to protect the
quality of its lakes and creeks. The ordinance regulates the use of shoreland areas, the
size, shape, and arrangement of lots; the size, type and location of structures on lots; the
installation and maintenance of water supply and waste treatment systems; the grading
and filling of any shoreland area; and the cutting of shoreland vegetation to protect
valuable water resources in the city.
Integrated Tree Preservation and Landscaping Ordinance
Many communities use ordinances to protect large trees or to require the replacement of
trees removed in the course of development or other specific activities. These ordinances
can result in the planting of young boulevard trees as replacement when a mature forest
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
38
is removed during development. To preserve the ecological function of the Corcoran
landscape, a landscaping ordinance with preservation elements that may include
incentives may be a more effective approach. An integrated ordinance would emphasize
the protection of quality forested areas rather than of individual trees and acknowledges
that trees are part of more complex, inter-related system. Disturbance to or removal of a
forested area could be compensated for via creating and implementing a management
plan for other natural areas, for example, or by concerted efforts to recreate the lost
ecological system via restoration efforts rather than planting individual trees.
Wellhead Protection Plan
At present, the City of Corcoran does not have its own water supply system. Properties
currently within Corcoran are served by private wells. As Corcoran grows and water
supply infrastructure is installed to serve the developing areas, interconnections with
neighboring cities will most likely serve the initially-developed areas before 2015. The
eastern edge of Corcoran will be served through an interconnection with the Maple Grove
water supply system. The southwestern edge of Corcoran will be served through an
interconnection with Medina. While these areas are served by the interconnections, the
water supply system will be covered by the wellhead protection plans for the neighboring
cities. Currently, the City of Maple Grove has a completed wellhead protection plan. The
City in Medina will likely be required to complete a wellhead protection plan no later than
2015. After 2015, the City of Corcoran will likely begin to develop its own municipal water
supply wells to supply the additional growth within the City. When this occurs the City will
be required to develop its own wellhead protection plan.
Wetland Protection
The City’s 2009 Surface Water Management Plan (SWMP) provides guidelines for wetland
management and protection from stormwater runoff, including standards for Phosphorus
loads and water level fluctuation or “bounce.” The City Code 1050.010 - Wetland Overlay
District also establishes buffer and setback requirements for wetlands according to
wetland quality and /or type.
Education and Outreach
The City of Corcoran should pursue education and outreach opportunities for its residents
to increase awareness of the City’s natural resources and the importance of resource
protection.
Intergovernmental Coordination
Intergovernmental coordination is critical for optimal ecological function as natural
resource areas typically cross jurisdictional boundaries and because the actions of one
community often impact a much larger ecosystem encompassing many surrounding
communities. Coordination with other jurisdictions, including neighboring communities
and appropriate watershed districts, provides opportunity for shared financial resources,
as collaborative, cross-jurisdictional efforts often have better grant eligibility for
conservation and planning projects.
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
39
Future growth, changes in land use, and development of infrastructure can impact the
health and function of natural communities and natural systems. The City can use its
zoning and subdivision controls to avoid or minimize these impacts and provide incentives
for developers and landowners to protect or restore natural resources.
Recommendations for City Code Revisions for Natural Resource Protection
Based on the discussion of Corcoran’s natural resources and strategies for resource
protection included in this Chapter, several potential revisions for Corcoran’s city code are
recommended. These revisions are listed below:
• Include Natural Resource Data in Preliminary Plat
• Require Wetland Delineations at time of Preliminary Plat
• Include Dedication of Natural Resources Areas as Parkland
• Conservation easements are another tool that can be used to protect these
resources
• Allow transfers of density if the size of the natural resources areas contained on
the site are greater than the parkland dedication requirement
• The City may also consider allowing park dedication funds to be used for the
purposes of ecological restoration (restoring native plant communities) on lands
available to the public. Such activities could be considered a form of park
“development”.
The City may consider a Greenway Corridor Overlay Ordinance requiring the
highest value of resource (upland areas) to be protected while considering
incentives and flexibility such as density bonuses to off-set the preservation of the
resources. Development within the greenway would use conservation design
strategies, park dedication, and the strategic siting of open space and natural
areas parks to develop and improve habitat quality and connectivity within the
greenways.will update the Open Space Preservation Plat Ordinance (Section 940)
to provide greater link between preservation, restoration and incentives that result
in higher level of connectedness in natural resource areas. in this chapter and in
the bullet above the city will be looking at ways to protect resources that are
outside wetland boundaries and wetland regulations yet still valuable resources.
based on the City’s NRI. The intent is to create an ordinance that allows
development to occur in these areas but in a manner that is sensitive to the
resources that exist in the greenway corridor. The type of resource in the corridor
will vary greatly depending on the location in the community. For this reason, the
city will consider an ordinance that will guide how development will occur,
requiring the highest value of resource to be protected while considering
incentives and flexibility such as density bonuses to off-set the preservation of the
resources.
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
40
As much as possible, development within the greenwayse the natural areas should
use conservation design strategies, park dedication, and the strategic siting location of
open space and natural areas parks to develop and improve habitat quality and
connectivity within the greenwaysnatural areas.
The adoption of an ordinance supporting the Greenway Corridor is concept requires that
the community’s resources have been inventoried. Corcoran’s NRI meets this need. In
some cases, two zones are established—Environmental Protection Zones with the highest
level of protection for high quality resources and Environmental Conservation Zones for
resources of somewhat lower quality that require a lower standard of protection. The
ordinance then provides requirements or standards for development within these zones.
Such requirements may include the following:
• Setbacks or buffers from the edge of the sensitive area
• Construction management practices to limit disturbance or damage
• Limits to vegetation removal
• Prohibition or limitation of development within the zones by regulating
disturbance, lot sizes, densities, etc.
• Limit to impervious surface coverage
Given the number and diversity of high quality natural areas identified in the City’s Natural
Resource Inventory, an overlay ordinance of this type offers a way to provide protection
to this range of resources rather than using multiple ordinances to address woodlands,
wetlands, and other types of natural resources.
Other Tools for Protection and Management of Natural Areas
In addition to changes in existing ordinances or adoption of new ordinances, the City can
consider a variety of education and incentive approaches to encourage city residents to
protect the natural resources on their properties, including the following:
• Provide information and education to homeowners about the special features on
their properties. Many landowners will take great pride in knowing that they have
something special on their land and will be eager to learn about how best to
manage it.
• Inform property owners about options to donate their land as parks and open
space or protect it with a conservation easement. For some property owners,
donation of land or easements provide financial and tax benefits.
• Identify grants or other public programs that provide financial or educational
benefits to owners of natural areas
• Work with developers or property owners to encourage design strategies that
protect and improve the quality of resources.
CITY OF CORCORAN COMPREHENSIVE PLAN NATURAL RESOURCES
41
• The DNR Website (http://files.dnr.state.mn.us/assistance/landprot.pdf ) contains
the resource Land Protection Options, a Handbook for Minnesota Landowners.
This is an outstanding tool to help individual landowners better understand their
options and also for city staff as a resource to help positively engage interested
property owners.
• Another important resource for private landowners is the publication Beyond the
Suburbs: A Landowner’s Guide to Conservation Management. This resource can
also be found on the MN DNR website at:
http://files.dnr.state.mn.us/forestry/beyond_suburbs.pdf
• The City can also continue to set a good example for other landowners by
protecting or restoring natural areas on city-owned properties, and by developing
interpretive and educational opportunities.
• In addition, there is a variety of funding options available to assist with
implementation of these and/or other activities. These include the existing park
dedication fee, bond referendums, and grant opportunities. It should also be
noted that having a complete NRI and the identification of a greenway natural
resource corridors links is an important step that will improve the city’s
competitiveness when seeking natural resource implementation grants from the
Minnesota DNR.
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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Chapter 4: Land Use
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
43
Introduction
The Future Land Use Plan identifies the location and intensity of future development
within the City and establishes a framework in which future development will occur.
Future land uses are geographically defined areas or districts and each land use is unique
in its development pattern, density or intensity, anticipated uses, and character. This plan
is intended to guide future development and growth to achieve the community’s
objectives for balanced and efficient growth. The Future Land Use Plan was developed to
support the guiding principles for development in Corcoran. The following principles are
reflected in the choices made in developing the Future Land Use Plan:
• Protect natural resources that define Corcoran’s quality of life.
• Create an opportunity for an expanded and thriving downtown with a range of
uses and higher density housing.
• Create an opportunity for expanding tax base and employment based in the
community by supporting commercial, industrial and business park land uses.
• Expand residential growth to provide life-cycle housing opportunities within the
community.
• Support rural residential development in western Corcoran in a manner that
preserves development for urbanization and protection of high quality natural
resources while also allowing economic benefit to landowners.
The Future Land Use Plan determines the different density ranges for each residential and
mixed use land use district. This 2030 plan update expands the categories of residential
uses from two on the existing Future Land Use to four future residential land use
categories to support a greater range in densities thus increasing the variety and types of
new housing choices in Corcoran to support life-cycle housing. The densities and
increased range of residential land uses meets the goals of the Metropolitan Council for
sewered development of a minimum 3.0 units per acre within the urbanized area. The
plan also designates new areas for commercial, industrial and business parkBusiness Park
uses to expand potential employment and tax base of the City.
The City has developed an updated land use plan from the existing Future Land Use Plan
that was based on the Natural Resources Inventory as well as goals and policies
developed through the comprehensive planning process. The land use map, when used
in conjunction with the narrative, provides a graphic description of future land uses within
the community. The land use plan should serve as a graphic guide in assessing
development requests and determining how these requests may affect or relate to the
desired land use in a given area. When used in conjunction with the Natural Resources
Inventory, the land uses can be further analyzed for compatibility and to determine
appropriate transitions.
The Future Land Use Plan designations are not the same as zoning districts. The future
land use areas reflect the vision for how land will be used into the future. The zoning
districts regulate how different land uses will develop in terms of size, scale, design, and
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
44
the interaction between adjacent uses. The Zoning Ordinance is an important tool and
one that will be updated as part of the implementation of the Comprehensive Plan.
Planning for growth in Corcoran is challenging as Corcoran contains a large amount of
undeveloped land and Metropolitan Sewer Interceptors have not yet reached the city
boundaries (although this is anticipated by 2010). Corcoran does however have multiple
areas where development pressure is anticipated to occur. Existing development to date
is located in the southwest corner where large lot residential and limited industrial growth
has occurred. This is an important opportunity area of new industrial growth at Highway
55 and Pioneer Trail. The southeast and east central portions of the City also contain a
mix of large lot residential. The city center or downtown area is an important
development and redevelopment area for the city to create a dense mixed use core and
community focal point. At CSAH 10 and 116 existing but more compact older light
industrial is located adjacent to other existing commercial uses, a church and community
park. The northeast corner of the City contains a mixture of large lot residential
subdivisions. The area adjacent to CSAH 101 is guided for increased industrial,
commercial and mixed use due to its proximity to the future Brockton Interchange.
As the Metropolitan area grows, Corcoran will see an increased opportunity for
development due to its scenic natural resource areas, its proximity to rapidly growing
communities such as Plymouth and Maple Grove where development opportunities remain
but are increasingly limited, the location of Highway 55 and County Road 30 with its link
to the future 610 connection in Maple Grove allowing for the a strong east/west route
through Corcoran at its northeast corner and the availability of undeveloped land.
Because Corcoran has not seen a substantial amount of growth historically, it has been
difficult to anticipate the City’s future rate of growth.
The current slow down in the housing market, beginning in 2006, complicates the task of
anticipating the future rate of growth even further. The role of the City is to respond to
this uncertainty and plan for development in a manner that best guides future growth and
to manage this growth while protecting natural resources. The City has done this through
the preparation of a Future Land Use Plan and Staging Plan that guides the use and
phasing of development in a manner that allows for flexibility to respond to market
conditions and provides for types of development desired in the future, such as high
density housing and mixed-use developments. The Future Land Use Plan and Staging
Plan meet the Metropolitan Council forecasts for potential development and provides
methods through land use and density to meet the Council’s guidance to develop at a
minimum average density of 3.0 units per net acre. As a regional planning organization,
the Metropolitan Council’s role is to ensure that regional infrastructure can accommodate
Corcoran’s potential growth and growth within the region. Meeting this minimum density
requirement ensures that regional infrastructure is used in a cost-effective and efficient
manner.
Growth Management Goals and Policies-
The City of Corcoran worked with a Comprehensive Plan Subcommittee to update land
use goals and policies. The goals and policies are the foundation of the plan as they
define what the community should look like in the future. The City’s Future Land Use
Plan is based on these goals and policies.
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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Goals and Polices for Growth Management and the goals and policies for each land use
category are listed below:
Goal 1: Create a unified vision and future for Corcoran by promoting a well-planned
community, preventing fragmented development while addressing the impacts of
expanding services and development on natural features and view corridors while
providing a balance of land uses with connectivity to all areas of the community.
Policy 1: Create a land use plan that provides types and locations of housing
development required to meet the community’s projected needs.
Policy 2: Create a staging plan that supports infrastructure expansion and land
use growth plans.
Policy 3: Work with neighboring communities to ensure an integrated plan that
is consistent with Metropolitan Council’s requirements and compatible with
adjacent jurisdictions.
Policy 4: Protect natural features, slopes and sensitive areas that make
Corcoran unique such as streams, wetlands, lakes, woodlands, natural open
space, and local parks as development proceeds.
Policy 5: Prepare long-range transportation and infrastructure plans that will
direct and support the future growth and allow the City to financially plan for
such growth.
Policy 6: Expand level of community services to keep pace with orderly
development.
Goal 2: Ensure that zoning and subdivision ordinances are consistent with the intent and
specific direction of the land use plan.
Policy 1: Ensure that developers are aware of and perform according to the land
use plan and all official controls and ordinances.
Policy 2: Encourage creative approaches to land development to support
preservation of open space and natural resources.
Policy 3: Coordinate plans for housing with plans for light industrial,
office/industrial and commercial areas to balance land uses, serve the quality of
life needs of the residential areas and foster a positive business and job growth
climate and expansion of the community’s tax base.
Policy 4: Ensure compatibility of adjacent land uses.
Policy 5: Update zoning map to conform to the land use map.
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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Residential Land Use Goals and Policies
Goal 1: Ensure housing development is compatible with existing and adjacent land uses
and has access to key community features, natural features and viewsheds of open
spaces.
Policy 1: Establish development guidelines for appropriate amount of green
spaces, viewshed analysis, paths, sidewalks, trails and connections
throughout the community.
Policy 2: Link residential neighborhoods via trails to city parks, downtown core
and other public and commercial areas.
Policy 3: Incorporate preservation of natural resources corridors in residential
developments.
Policy 4: Encourage innovation in subdivision design such as clustering
techniques to preserve open space or natural features.
Policy 5: Undeveloped single family residential lands shall be developed
compatibly with surrounding development and in a manner responsive to market
needs.
Goal 2: Provide a healthy variety of housing types, styles, densities and choices to meet
the life cycle housing needs of residents.
Policy 6: Provide a mix of housing types to provide life cycle housing
opportunities including continued single family growth and new opportunities
for multiple family and senior housing developments.
Policy 7: Protect low density and rural residential areas from incompatible or
higher density uses or maintain adequate buffering (use of green corridors)
from such uses.
Policy 8: Ensure that all new housing, including high density and rental housing,
adheres to the highest possible standards of planning, design and construction.
Commercial and Industrial/Business Park Goals and Policies
Goal 1: Create new land use opportunities to expand and diversify the city’s tax base by
encouraging new commercial development.
Policy 1: Using the Mixed Use Land Use designation create a long-term plan for
creation and development of a downtown core.
Policy 2: Create performance standards for all commercial areas including
building and signage design guidelines, streetscaping, and inclusion of green
space, paths, and sidewalks to connect commercial areas to neighborhoods.
Policy 3: Support and promote existing businesses and new businesses that are
viable and responsive to the needs of the community. Identify or create
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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programs to provide financial assistance to retain existing business and attract
new business.
Goal 2: Attract and encourage new light industrial, office-industrial, high tech and
professional services and maintain and expand existing businesses in Corcoran.
Policy 4: Encourage high-end business park development that attracts medical,
technology, and similar industries which provide quality employment and wages.
Policy 5: Develop a market plan and strategy aimed at creating an industrial and
high high-end business park identity that will help recruit business and industry to
Corcoran.
Policy 6: Create industrial and business park building, signage and landscaping
design guidelines that will result in high quality building and site development.
Policy 7: Encourage use of “green”, environmentally-friendly building and site
development techniques in new developments through zoning requirements and
incentives.
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Existing Land Use
While communities neighboring Corcoran have seen substantial suburban development in
recent years, development in Corcoran has been limited, and the City consists mainly of
rural residential and agricultural areas. There are areas of existing commercial and light
industrial as well as a rural service area at CSAH 19 and CSAH 10. The City also contains
significant wetlands, woodlands, and forests that are distributed across the City. Small
lakes are present in the City including Jubert Lake, Scott Lake, and Morin Lake, all located
in the southwest portion of the city.
The City’s existing land use is defined by the following categories:
Agriculture Preserve- those agriculture properties that are participating in the State of
Minnesota Agricultural Preserve Program. Density is limited to one unit/40 acres.
Agriculture/Rural Residential – Agricultural purposes, including farming, dairying,
pasturage, horticulture, floriculture, viticulture, and animal and poultry husbandry, and
accessory uses including farmstead and/or rural residences including one-family homes.
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
49
Single Family Residential – Residential purposes including mostly one-family homes.
May include some two-family homes and open space within or adjacent to or related to a
residential development.
Manufactured Home Park – This area consists of a cluster of manufactured homes
with a common wastewater treatment and discharge permit. within Corcoran.
Commercial – Provision of goods or services, may also include office (predominately
administrative, professional, or clerical services).
Industrial – Primarily manufacturing and/or processing of products; could include light
or heavy industrial land use or large warehouse facilities.
Public/Semi-Public – Primarily religious, governmental, educational, social, or
healthcare facilities.
Parks and Open Space – Primarily a single regional complex for public active recreation
activities improved with playfields/ground or exercise equipment or other similar areas.
Golf Course – Areas identified for two and part of a third existing golf course facilities.
Open Water – Permanently flooded open water, rivers, and streams, not including
wetlands or periodically flooded areas.
Wetlands – Wetlands included in the National Wetlands Inventory (NWI).
Land use acreages corresponding to the above land use categories are presented below in
Table 5 - 2008 Existing Land Use Acreages.
TABLE 5: EXISTING LAND USE ACRES
Note: total acres are in error. Actual total is closer to 22,870.
2008 EXISTING LAND
USE
GROSS
ACRES
PERCENT
TOTALGROSS
ACRES
PERCENT
WETLANDS
NET
ACRES
PERCENT
TOTAL NET
ACRES
Agricultural Preserve 1,796.23 8% 1.3% 1,506.16 7%
Agricultural/Rural 16,264.09 70% 12.2% 13,439.05 58%
Single Family Residential 2,948.28 13% 1.8% 2,539.89 11%
Manufactured Home Park 28.56 0% 0.0% 28.56 0%
Commercial 59.32 0% 0.0% 57.54 0%
Industrial 205.34 1% 0.1% 189.20 1%
Public/Semi-Public 141.87 1% 0.1% 113.96 0%
Parks and Open Space 111.28 0% 0.1% 90.91 0%
Golf Course 417.87 2% 0.2% 377.44 2%
Right-of-Way 871.13 4% 0.1% 842.20 4%
Open Water 236.94 1% 0.0% 236.94 1%
Wetland 3,659.06 16%
Total City 23,080.91 100% 16%23,080.91 100%
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The largest existing land use category in Corcoran is agricultural/rural at 58 percent of the
City’s total net land area, followed by wetlands at 16 percent and Single Family
Residential at 11 percent. The “net” amount shown in Table 5 represents the land use
area minus water and wetlands. Figure 8- Existing Land Use Map shows a map of
existing land use from which this data was compiled.
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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FIGURE 8: 2008 EXISTING LAND USE
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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Back side of Figure 8
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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Future Land Use
As Corcoran develops, it is anticipated that the City’s land use will change substantially.
Corcoran desires to plan for and manage this growth while balancing the need to protect
the natural resources, vistas and beauty of the City’s landscape. This effort is
accomplished through creating appropriate land uses to support growth while also
preparing ordinances and other regulatory tools that set the standards for new
development.
Until recently, Corcoran has not had access to the regional sanitary sewer system, and
therefore, has not experienced the same level of growth as neighboring communities.
Now that interceptor sewers are planned to reach the eastern border by late 2009/early
2010 and the northeast corner in 2011, it is anticipated that growth will accelerate,
particularly since vacant land is beginning to be used up in Maple Grove. Corcoran will
also benefit from being closer to the urban core than some other neighboring
communities like Rogers and Hassan Township which should benefit Corcoran during the
current market slowdown. However, since sewered growth has yet to occur and the
market is significantly slowed, it is difficult to accurately project Corcoran’s growth in
terms of amount and type of growth that will occur first. Sanitary sewer is now being
extended to Corcoran due to the construction of two Metropolitan interceptors at its
borders. The provision of sanitary sewer will increase opportunities for variety of
residential densities along with mixed residential uses thus increasing housing options and
life-cycle housing in the community and increasing the City’s capacity to accommodate
future housing and employment growth.
The Future Land Use Plan will provide a guide for managing future development pressure
and growth by determining future land uses, development intensity, and areas for
environmental protection. This chapter will incorporate growth management strategies
for the City to ensure that adequate infrastructure is in place to accommodate new
growth and maintain a balance between residential and non-residential development.
The City supports new development but wants to ensure that growth can be
accommodated wisely and in an orderly fashion while protecting the many natural
resources that make Corcoran a unique location.
The City’s future land use categories and corresponding 2030 acreages are presented in
Table 6- Future Land Use Acreages. The City’s Future Land Use Plan (FLU) is presented
in Figure 9- Draft Proposed Future Land Use Plan. The City has spent a great deal of time
in development of the mix of land uses depicted in the table and figure below. The focus
was to provide a balance of land uses that support each other in order to provide a
sustainable community where people can live, work, and shop. Urban uses and densities
are focused in three areas of the City; the balance of the community is to remain
Rural/Ag Residential, as defined in paragraphs following the table and figure.
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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TABLE 6: 2030 FUTURE LAND USE ACREAGES
Again, the total acres are about 22,870.
2030 FUTURE LAND USE GROSS ACRES
PERCENT
TOTALGROS
S ACRES
PERCENT
WETLANDS
NET
ACRES
PERCENT
TOTAL
NET
ACRES
Ag Preserve 1,555.36 7% 1.1% 1,298.24 6%
Business Park 80.40 0% 0.1% 60.53 0%
Commercial 299.60 1% 0.3% 222.88 1%
Existing Residential 1,568.15 7% 1.4% 1,240.06 5%
Golf Course 92.32 0% 0.1% 73.61 0%
High Density Residential 341.87 1% 0.3% 283.99 1%
Light Industrial 506.08 2% 0.2% 457.47 2%
Low Density Residential 3,440.37 15% 2.9% 2,769.25 12%
Medium Density Residential 153.74 1% 0.0% 147.66 1%
Mixed Residential 640.05 3% 0.4% 554.95 2%
Mixed Use 475.05 2% 0.3% 409.29 2%
Parks/Open Space 79.24 0% 0.1% 62.47 0%
Public/Semi-Public 115.10 0% 0.1% 87.36 0%
Rural Service/CommerciaL 189.82 1% 0.0% 188.77 1%
Rural/Ag Residential 12,435.71 54% 8.4% 10,486.17 45%
Right-of-Way 871.13 4% 0.1% 842.20 4%
Open Water 236.94 1% 0.0% 236.94 1%
Wetland 3,659.06 16%
Total City 23,080.92 100% 15.9%23,080.92 100%
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
55
FIGURE 9: FUTURE LAND USE PLAN
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
56
Back side of Figure 9
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
57
Residential Land Use Categories
Currently Corcoran’s residential land uses consists of larger lot single-family residential,
mobile home park (189 units) and rural/ag residential uses. These land uses currently
account for approximately 60% of the City’s total net area. However, this figure is
misleading as density in rural residential areas is very low. Therefore, this land use
category accounts for a significant area of the community but relatively few housing units.
As Corcoran grows, the variety of housing opportunities will increase dramatically. The
availability of water and sewer will allow the City to plan for higher density housing
opportunities throughout the City. Higher density housing will allow for the provision of
life-cycle housing in the community to accommodate residents of all ages. This will also
create opportunities for more affordable and workforce housing units that will allow those
who work in Corcoran to reside in the City as well. This Comprehensive Plan Update
increases the variety and range of residential densities by adding three new land use
categories that will accommodate residential development. Higher density housing
includes medium, mixed residential and high density as well as mixed use that will
incorporate residential uses. The Higher density residential and Mixed Use areas are
concentrated along major transportation routes to maximize the efficiency of these routes
and relieve stress on the local road system.
Each residential land use is tied to a density range. All the various residential land uses
are calculated based on their corresponding range to understand the potential in
household growth and the capacity of the future land use plan. It is important to
understand these numbers represent the potential in development and do not guarantee
that maximum potential development will be achieved in each residential area. To meet
the goals of the Metropolitan Council, it is important that Corcoran develop land
efficiently, thus the Metropolitan Council has established an overall density minimum for
new growth at an average minimum of 3 units per net acre within the 2030 MUSA
boundary. Corcoran’s plan provides for enough residential land at densities appropriate to
achieve this goal.
Rural/Ag Residential
The Rural/Ag Residential area is the largest
land area (45 percent) of the community
and is intended to remain largely rural for
some time. The Metropolitan Council
categorizes this area (outside of the
existing 2020 MUSA) as Diversified Rural,
which typically limits development for
future urban densities if it’s also within the
Long-Term Sewer Service Area. The
Metropolitan Council plans for Long-Term
Sewer Service Areas based on the long
term plans of municipalities. The
Metropolitan Council’s plan will be updated
based on the 2030 Comprehensive Plan updates completed by cities. Currently, the land
outside of the existing 2020 MUSA is not within the Long-Term Sewer Service area.
However, the Metropolitan Council is in the planning stages of developing a new sanitary
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
58
sewer treatment facility in Hassan Township that could serve the remainder of Corcoran
in the long-term future. This results in the need to plan for the next 10 year cycle while
making sound decisions that will support how future development may occur in western
Corcoran.
The community values the open space that exists; it is not just a land use district but also
a way of life. Many residents have chosen Corcoran for its opportunities to live on larger
parcels of land. Citizens describe the feeling of entering Corcoran from the surrounding
urban areas as coming home; they know they are close when they can see the open
space. This open space includes natural areas such as wetlands and floodplains and
areas that are utilized for hobby farms, planted fields, pasture land, prairie or yards on
private land. Corcoran understands the desires for rural living, however the City must
balance this desire with the needs of current residents in this area that desire to capture
some of their land value today versus waiting for urban services that might not reach the
larger western Corcoran area before 2040 or even 2050within a currently foreseeable
time.
This effort can be accomplished by amending the Open Space Preservation Plat Ordinance
of the Subdivision Code, which will enhance the requirements for clustering of lots and
allow the use of smaller lots where natural resources are preserved when the
predominate portion of the lot is left unplatted for future urban development. The intent
is to develop an ordinance amendment with provisions that allow land use patterns that
do not preclude future
development. This will allow a
landowner to sell a portion of his
or her land while holding the
majority remainder in a tract
that is viable for future
development. The portion left
unplatted will not be held as
open space for permanent
conservation, rather it will be
held for future sewered densities
through a temporary
development agreement or deed
restriction. Tied to this will be
incentives for protection of
natural resources. A minimum lot size will be established in order to safely accommodate
on-site septic systems. An amendment to the existing ordinance will be required after the
adoption of the Comprehensive Plan that will establish the lot size requirements as well as
the amount of development that can occur versus be held for future sewered
development based on amount of natural resource protection.
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Existing Low Density Residential
This land use designation accounts for existing residential development in the City of
Corcoran at very low densities in the northeast quadrant of the City. The density for this
area is .51, or roughly 1 unit per 2 acres. This category accounts for 5 percent of the
total area within the 2030 MUSA boundary.
Low Density Residential
This land use category identifies areas for single-family detached residential development
at a density of 3 to 5 units per acre (compared to the 2.5 average in the 2020 Plan for the
Urban Residential land use designation). This land use category will be Corcoran’s
predominant land use in the 2030 MUSA boundary, accounting for 15 percent of the total
area. Because development in low density residential areas is less intense than other
land use types, many low density areas are located within or adjacent to the City’s
environmentally sensitive
areas, including its many
wetlands and lakes, to
reduce development impacts
to these areas. Of the 3,440
gross acres guided for low
density development,
approximately 671 of these
acres consist of wetlands.
Development in these areas
should be sensitive to the
environment and efforts
must be made to preserve
the community’s significant
natural features.
Upon final adoption of the Comprehensive Plan Update, the City will update the zoning
districts and standards for all development, including residential districts. The City will
look to apply the larger lot size zoning districts to areas that are contiguous to rural
residential areas to help create a transition from the rural environment to a more
urbanized land use pattern. The higher density single-family zoning districts will only be
located near high intensity uses, including attached housing and commercial or mixed-use
areas.
Some areas of low density residential will fall under the proposed Greenway Corridor
Overlay, which will be supported by an ordinance (if adopted) that will create incentives in
return for a higher level of design and site development that is sensitive to the natural
features within the overlay area with the goal being preservation of the highest
classification of resources. This is not to suggest development cannot occur in these
areas, but the type and manner in which development will be permitted will be dictated
by guidelines described in the subsequent zoning district.
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60
Medium and Mixed Residential Categories
As mentioned previously, this
update includes a broader range
of residential land use types and
corresponding densities to
support greater choice and
create life-cycle housing
opportunities. These categories
include Medium Density
Residential and Mixed
Residential. The intent of the
Medium Density Residential
district is to create varying land
uses to accommodate attached housing in small, mid-density clusters of small lots or
attached townhomes, ranging from 6 to 8 units per acre. Similarly, the Mixed Residential
District will accommodate a range of housing types with detached, small lot but
predominantly attached side by side (row) or stack townhomes at a density of 8 to 10
units per acre.
These medium density housing categories are planned in areas that are served by higher-
functioning roadways, to provide transitions to more intensive land uses, and adjacent to
other higher density or mixed use areas where a greater concentration of services will be
provided. The Mixed Residential area is also located along CSAH 10 at the eastern border
to attract moderate density residential developers in close proximity to the mixed use
development planned across from CSAH 101 in Maple Grove. The Medium Density
Residential will account for 2% of the total land area in the City while Mixed Residential
will account for 4% of the total area in the City.
High Density Residential
The purpose of this land use district is to accommodate the development of multiplex and
low- to high-rise apartment buildings and/or condominiums. Development will occur at a
density of 10+ units per acre. Architecture, landscaping, open space, and resident
recreational areas, and surface water retention features are important in high density
residential areas to ensure that development is appropriate and consistent with the
community’s character and environmental best practices. Ideally, streets and buildings
will be designed around pedestrians to accommodate alternative transportation use such
as bicycles and transit. Therefore, the
scale of development, in terms of both
height and density, relative to the
surrounding environment is essential. To
ensure standards are achieved high
density residential developments in excess
of 10 units/acre will require a Planned Unit
Development approval.
This High Density Residential category is
located in the northern part of the
downtown area to support the creation of
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61
an expanded downtown by providing a strong residential base. High Density Residential
is also appropriately located adjacent to the of the mixed use areas on the east side of
County Road 116.
Commercial and Mixed Use Land Use Categories
Mixed Use
The intent of the mixed-use district is to allow for mixed use developments that combine
residential and commercial uses into a coordinated, planned development project.
Typically, mixed-use developments will include townhomes, low- and high-rise
apartments, retail buildings, and offices. Development is often stacked, consisting of
main floor retail space with office or housing units located above. Residential density is is
planned to be the same as High Density residential at 10 + units per acre. It will not be
required that all mixed-use areas incorporate residential; some future mixed-use
developments may include a mixture of office, commercial/retail, and restaurants. What
is more important is that the overall design of mixed-use development areas incorporate
density and promote activity. These future mixed-use areas have the opportunity to
become the City’s gathering spaces and the design should incorporate public spaces.
Architecture and landscaping are important aspects of mixed-use developments as this
type of development is oriented to pedestrians rather than auto. By providing walkable
mixed-use areas, stress on the transportation system is reduced. Mixed-use areas can
also provide a “sense of place” and an identity for Corcoran by creating active and vibrant
developments with opportunities for interaction through successful design and site layout.
This Mixed Use designation accounts for 2% of the total land area in the City.
A portion of the Mixed Use designation is located on the east side of County Road 116 in
what is considered the “downtown”. This area is envisioned to be “Main Street” with
retail shops and service businesses mixed in with residential and offices on the second
floors of buildings. It is anticipated that the area will generally be developed under one
master concept plan that outlines specific land uses, preservation of natural resources,
site and building designs, pedestrian and vehicle transportation and transition to adjacent
uses. Proposed land uses in the “downtown” are expected to include a more urban,
higher quality mix of uses with a community focal point that will be accessible by
pedestrians and connected to a community trail system. Buildings will have two “fronts”
to create a main street affect from both sides of the building. Landscaping will be critical,
as will sidewalks and ornamental features. The area ties into surrounding residential uses
with sidewalks and is built around the “town square” open space.
All land uses and future development plans should be created with the natural resources
as an amenity to be protected and incorporating the Natural Resources Inventory into
designs for development.
The town square (as depicted on the Park and Trails Plan in Chapter -) is a desired
element that can take on many characteristics. It may include both passive and active
areas. It is intended to be incorporated into the main street design concept for the mixed
use area south and east of CSAH 10 and County Road 116 and will be the public focal
point for this portion of the area.
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62
Public facilities will anchor the area, which includes City Hall on the north, school property
on the west, and a park/town square on the east. The City Hall site will be the focus of
other public buildings in the future such as a post office, library or similar type of use and
will be connected by pedestrian access to the natural resources surrounding the site as
well as the other uses in the district. The school site, which is owned by the Rockford
School District, is intended to be maintained as a public site. Residential uses have been
shown surrounding the site to help build a population base for the school. Information
provided by the school district indicates that approximately 400-500 students are needed
for development of an elementary school and that it takes about 5 households to
generate one student. This translates to 2,000-2,500 households needed in order to
generate the population necessary for a traditional school. The growth specific to
Corcoran may not support a school during the current planning cycle. The site will
continue for public park use until such time as a school is viable.
Another important design element of the district is the realignment of the County
highways through the center of the site. County Road 116 is proposed to remain
generally in its north-south alignment. CCSAH 10 will be realigned to follow Meister Road
from a point to be specifically determined on its existing alignment to County Road 116.
This realignment will allow existing CSAH 10 to be turned back to the City and relocated
to create an opportunity to provide housing adjacent to the park/school site. The
realignment will also limit the impacts to the natural resources corridor. It helps create a
better collector road system that will disperse traffic and provide safer spacing intervals
for intersections on County Road 116. An implementation step of the Comprehensive
Plan will be to re-examine the concept alignment to ensure it is the best plan for the area.
County Road 50 is also proposed to be realigned to a more southerly route that will
connect with existing Larkin Road and intersect with County Road 116 and then continue
east to intersect with a reconfigured CSAH 101. This change will also provide safer
spacing intervals and creates a more logical collector system flow.
The roadway system changes are desirable but are not mandatory to make the district a
pedestrian friendly, walkable space. Pedestrian underpasses and crosswalks can be
utilized to create safe crossings where desirable. Slower speeds, planted center medians,
and landscaped boulevard designs can help to create a safer pedestrian environment.
The area located at the intersection of County Road 116 and CSAH 30 and east to CSAH
101 is also designated mixed because the City has identified this corridor as unique and a
critical community connection. Future transportation improvements identify CSAH 30 as a
major east/west corridor with a future connection to Highway 610 in Maple Grove. This
area will likely include a mix of uses, more likely commercial/retail service and office in
structures with compatible uses clustered together to allow views to be protected and to
create a strong identity at this important gateway.
The Zoning Ordinance will be amended in order to establish the Mixed-Use District(s) to
support this land use designation. The city will consider two districts to acknowledge the
uniqueness of each area. Within the district zoning standards, site and design
performance standards will be established that support the vision and concept plans
developed for each of these of the mixed-use areas.
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63
Commercial
The City has planned for a total 222 net acres (1% of total land area) of commercial land
by 2030, an increase from the 2020 plan to meet anticipated future demand. In addition
to this land use category, additional commercial opportunities will be available within
Mixed Use and Business Park districts.
Commercial development is intended to continue and be expanded in areas with good
access to transportation systems and where the land use currently exists in some fashion.
There are three areas identified for commercial development in the community. The
areas are intended for development only when sanitary sewer and water are available.
The primary commercial area of the community is located at and north of the
intersections of CSAH 10 and
County Road 116. This area
includes some existing properties
with redevelopment potential as
well as some vacant land. This
area, which is considered
“downtown” Corcoran today, is
anticipated to be the commercial
focal point in the community. The
area is intended to provide compact
commercial development that will include all varieties of retail, service, and office
commercial development. The intent is to provide a variety of commercial uses as well as
a mix of design styles. A more traditional downtown flavor of development is anticipated
on the east side of County Road 116 which is designated mixed use and a more local,
business focused development is desired on the west side of 116.
The second area is the northwest corner of County Road 30 and CSAH 101. This area has
an existing commercial land use and zoning designation which is expanded with the land
use plan proposed. This area includes approximately 110 gross acres that is intended to
provide services to the traveling public such as gasoline, convenience grocery, personal
services, video rental, etc. Restaurants and small service offices would also be
appropriate uses.
The final area designated for Commercial is located at Highway 55 and CSAH 19. This
newly designated area is located across from commercial uses in Medina, therefore
momentum for additional commercial opportunities may exist. In addition, this
commercial area is intended to support and complement the growing Light Industrial
district in this area. Restaurants, convenience stores and business support type of uses
will likely be attracted to this area due to the job growth.
To the extent possible, the City will avoid strip development or development that consists
of small, unrelated commercial buildings in newly developed or redevelopment areas.
Development of commercial areas should include architectural themes and high quality
designs that promote the rural character of the City. The commercial environment should
reflect the rural character that is cherished in the community. Commercial development
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
64
in designated centers and commercial “nodes” that offer a higher efficiency in land use
and development and also offer a higher level of aesthetics will be expected. Building
materials, building designs and details such as planting beds, ornamental fencing,
decorative lighting and sidewalks will be required in commercial areas.
Rural Service/Commercial
In the northwest portion of the community is a separate area of commercial land use,
Burschville. This area is intended to continue as a rural service area with limited
commercial uses that will continue on individual septic systems or approved alternative
systems. This is an area located at the intersection of CSAH 10 and CSAH 19. This area is
not expected to have public sanitary sewer and water service within this 2030 planning
period and therefore, only limited commercial development will be permitted.
It is anticipated that this area will
have lower building and site
development standards to allow for
contractors yards and similar uses
that will be relocated from either
the existing downtown area or
businesses currently operating as
home occupations. The designation
of the land use is based upon
existing land uses and existing
zoning and the boundaries created
by natural resources. Screening of
the areas will be critical to protecting the views of adjacent uses and the traveling public.
Zoning regulations will be developed to address the minimum design standards and
specific screening requirements for this unique land use.
Industrial and Land Use Categories
Business Park
The intent of this land use category is to accommodate large office buildings and
corporate campus development, medical office, and technology as well as light-industrial
and office-warehouse development that require larger sites. The Business Park
designation is located in the northeast corner, situated along CSAH 30, where there are
anticipated and planned transportation improvements that may be constructed at I-94,
CSAH 30 and CSAH 101 with related road improvements to CSAH 101. These
improvements and subsequent improved access, with the corresponding increases in
traffic levels on County Road 30, will improve visibility for a business park and support the
vision for this corridor as a major employment center. Economic development efforts and
marketing will be required to attract development to this area, especially while waiting for
these necessary transportation improvements to be constructed.
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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Light Industrial
The purpose of this category is to provide areas for industrial related businesses including
manufacturing, warehousing, automotive, trucking, office, and other related industrial
uses. Due to potential impacts such as traffic, noise, and dust, uses typically are not as
compatible with
residential uses or some
commercial uses.
One area designated for
Light Industrial is the
existing industrial area
known as part of
downtown. This area
has some higher quality
office/warehouse
buildings and some
areas that will be
appropriate for
redevelopment as the
area urbanizes. Code enforcement efforts will help to clean up some problem properties in
this area and availability of sanitary sewer service will address concerns regarding septic
system issues on small lots with no alternative septic sites available.
A second Light Industrial area is located at the northeast corner of the City along CSAH
101. Similar to the location of the Business Park designation there is strong support for
light industrial job growth in this location due to the anticipated roadway improvements at
I-94, CSAH 30 and 101.
The City has identified a third Light Industrial area adjacent to Highway 55 and north on
CSAH 19 and east of Pioneer Trail. This area contains a combination of existing
businesses and vacant land. The area is accessed by Highway 55. A planned frontage
road will limit access points directly to the highway. The frontage road design will require
that buildings and sites are designed and located to avoid the “rear view” all along the
Highway. The area is likely to be developed for business uses that have a need for easy
access either to the east or west on the Highway 55 corridor. These light industrial areas
make up a combined total of 2 percent of the total area within the City.
Public/Semi-Public Land Use Categories
Public/Semi-Public
The public/semi-public designation includes all existing golf courses, the City park, Lion’s
Park, the City Hall site, Public Works site, and the land owned by the Rockford School
District. There are no future expansions of this use identified at this time. As the City
evolves from rural to urban there will be a need to preserve additional open space, both
active and passive.
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Relationship to Metropolitan Council Development Framework
In addition to guiding Corcoran’s future growth, the community’s Land Use Plan also
relates to growth and development in the region as a whole. As part of the seven-county
metropolitan area, Corcoran is expected to absorb its share of the region’s growth. The
Comprehensive Plan must demonstrate the City’s capacity to absorb this growth. The
Comprehensive Plan must also demonstrate that this growth will be managed to ensure
efficient use of the region’s infrastructure, specifically the sewer and transportation
system. The Metropolitan Council has developed the following objectives and policies for
cities in the Metropolitan area to ensure efficient use of the region’s infrastructure.
• Accommodating growth in a flexible, connected, and efficient manner.
• Slowing the growth in traffic congestion and improving mobility.
• Encouraging expanded choices in housing locations and types.
• Conserving, protecting, and enhancing the region’s vital natural resources.
The City has prepared a plan that responds to community goals and to the Metropolitan
Council’s strategies for developing communities, as outlined in the Regional Development
Framework. This Plan adequately addresses future needs of the community and the
region for the following reasons:
• The plan identifies areas of low, medium, mixed and high density residential to
expand housing densities and creates opportunities for life-cycle and affordable
housing.
• The plan designates areas for mixed-use development to accommodate retail,
commercial/office, and housing that will improve access to jobs and other services
and opportunities.
• The plan protects natural resources areas (as identified in the City’s NRI) by
identifying sensitive areas and planning development accordingly. The
Comprehensive Plan identifies strategies and policies to protect natural resource
areas. This first of these is the inclusion of the Greenway Corridor that will be
enforced through creation of a zoning overlay with standards for protection and
standards for development in the overlay.
• The plan designates higher density housing opportunities along major
transportation corridors to increase efficiency of the region’s transportation system
and take advantage of future transit opportunities. The plan achieves a minimum
net density of 3.55 to ensure the region’s infrastructure is used efficiently.
Forecasts
Corcoran is a unique community with a large amount of undeveloped yet very desirable
land due to the beauty of the topography and landscape. Due to its undeveloped nature
and sewer very soon becoming available, it is a challenge for both the Metropolitan
Council and the City to anticipate accurately the rate of growth. Based on current
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
67
conditions in the marketplace the City and the Metropolitan Council staff mutually agreed
that the City consider reducing the Metropolitan Councils 2005 forecast to a projection
based on more realistic market conditions and anticipated timing of interceptors.
The draft Future Land Use Plan and draft Staging Plan have been designed to guide the
use and phasing of development in a manner that allows flexibility. The draft Future Land
Use Plan and Staging Plan provide for flexibility in the timing and location of new
residential and commercial/industrial growth. The potential units that could be
accommodated in the 2030 planning boundary is greater than the actual forecasts. This
provides for flexibility as development occurs. The City will limit development and the
pace of growth to the forecasts shown below in Table 7–Revised City Forecast.
TABLE 7: REVISED CITY FORECASTS
2007 2010 2020 2030
Population 5,791 5,800 8,600 17,600
Households 1,894 1,900 2,900 6,100
Employment 1,420 1,500 3,500 5,500
The City used the minimum allowed densities in each residential land use category to
calculate the overall average net density of 3.55 units/acre. The following land uses and
minimum densities are displayed in the table below:
TABLE 8: DENSITY
Growth Management
During the preparation of the Comprehensive Plan update, the City thoroughly considered
how best to implement many of its new plans for sewer expansion, major transportation
initiatives, park expansions/improvements, and accommodation of forecasted growth in
an efficient manner. Through this analysis, the City has determined that managing
growth through the orderly provision and expansion of infrastructure and other means is
in the best interests of the public to ensure growth is orderly, efficient, and
environmentally sound.
FLU2030 Gross Acres Net Acres
Minimum
Density
Total Unit
Capacity
Existing Residential 1,568.15 1,240.06 0.52 647
High Density Residential 341.87 283.99 10 2839.9
Low Density Residential 3,440.37 2,769.25 3 8307.75
Medium Density Residential 153.74 147.66 6 885.96
Mixed Residential 640.05 554.95 8 4439.6
Mixed Use (25% Residential) 118.76 102.32 10 1023.225
Total 6,262.94 5,098.23 18,143.44
Overall Average Net Density 3.558769632
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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The purpose of a growth management policy is to ensure adequate staff and
administrative capacity to conduct the permitting and construction supervision processes.
During these processes, staff is responsible for ensuring that the purposes of the
Comprehensive Plan and the standards and requirements contained in supporting codes
and ordinances are met, that all of the necessary public infrastructure and services are
either in place or shall be built concurrently, and that the proposed development shall not
place a disproportionate economic burden on the community. These essential tasks
require a significant amount of time and effort, and it is essential that City Staff has
adequate capacity and expertise to ensure that these items are completed effectively and
consistent with City policies and regional and state laws, policies, and regulations.
To help control the ultimate timing of growth, the City will create a Growth Management
Policy that will manage when development will occur based on the timing and sequence
illustrated in the Staging Plan. The Growth Management Policy is to be designed to serve
as a tool to determine when the next staging area will open for development. The City
recognizes that certain areas of the City may develop at a faster rate than others.
Therefore, the City wants to ensure that guidelines are in place to help assess when it is
appropriate to open the next staging area, regardless of the stated year on the staging
plan. The City also wants to manage and ensure that residential and non-residential
development is evenly paced to increase its tax base. This policy is intended to reinforce
the Staging Plan and to also provide for flexibility to address future market conditions.
The Growth Management Policy provides a tool to ensure that adequate infrastructure is
in place and to manage the timing of infrastructure availability in a way that is responsive
to market conditions.
Upon final adoption of the Comprehensive Plan, the City Council will draft and adopt a
Growth Management Policy that provides criteria to open the next staging area in
accordance with the Staging Plan. Some of the criteria may include the following:
• That a certain percentage of the net developable area of the present stage has
been platted and a certain percentage of these platted lots have received a
Certificate of Occupancy. Stage areas/years in different growth areas will be
considered independently of one another to prevent the same staging years in one
portion of the City affecting the opening of the same staging year area in another
part of the City.
• A portion or percentage of non-residential to residential development has occurred
to manage the tax base and debt the City will incur with new development.
• Necessary feasibility studies have been prepared to determine extensions of
utilities and transportation improvements required to support new development.
• Developer commitment to pay all costs associated with development.
• The City will monitor land availability in each staging year on an annual basis, or
sooner if warranted, to ensure adequate land remains available. Land opened in a
staging area at the time set forth on the Staging Plan or after will not constitute a
Comprehensive Plan Amendment.
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The City reserves the right to accelerate beyond a staging year if:
• A large scale master planned project is located within both the current and next
staging area and adequate infrastructure is in place or will be available to
accommodate growth with the next staging area and/or
• A unique development project is proposed that achieves public benefits including
but not limited to the preservation of natural resource areas; open space, park
and or trail dedication in excess of requirements; provides a unique and desirable
life-cycle housing opportunity such as affordable housing; improves or restores an
ecological system, and/or provides greater diversification of tax base.
Any lands opened prior to the designated staging year will require a Comprehensive Plan
Amendment.
Staging
The Metropolitan Council asks developing cities to provide the anticipated rate of growth
based on five-year increments. Development of such a staging plan provides several
benefits to the City.
• A staging plan creates an orderly logical growth pattern based on development
patterns and availability of infrastructure.
• Allows for a connected transportation network.
• Clearly defines timing at which land is available for development.
• Allows the City greater control over the pace and location of new development
combined with providing necessary services where each staged development will
occur and when it occurs.
• Provides greater ability to plan, budget, and set goals for future development
based on the Staging Plan.
In its Regional Development Framework, the Metropolitan Council defines strategies for
developing communities to implement the Framework’s policies. These strategies include
the following:
• Stage local infrastructure and development plans to accommodate 20 years worth
of forecasted growth.
• Select and implement local controls and tools for timing and staging of
development throughout the community.
• Adopt ordinances or policies to accommodate growth and use land and
infrastructure efficiently.
• Identify areas reserved for future urban development and develop strategies to
minimize development in those areas that could preclude future urban
development.
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• Plan for necessary infrastructure improvements.
A Staging Plan was developed to guide the contiguous pattern and location of growth
(Figure 10 Draft Staging Plan) based on current development patterns and availability of
infrastructure that is expected in late 2009. The Staging Plan reflects the City’s three
growth areas, with anticipated sewer service areas located in the three corners of the
City, where regional interceptors are presently located or will be extended from adjacent
communities. It is expected that each of the three areas will have access to sewer by the
end of 2011. The Staging plan follows the same 2030 planning boundary as the Future
Land Use Plan. Although regional interceptors will be reaching the city’s boarder it is
important to understand that the staging plan represents a progression of sewer that is
based on location of planned Metropolitan Interceptors and where the first sewered
growth is anticipated to occur, however the City does not commit to it occurring. Areas
outside of the boundary are within Ag Preserve that will be held at one unit per 40 acres,
or within the Rural/Ag residential category where development polices will be created that
provide flexibility for development while holding large portions for future urbanization.
The Staging Plan is displayed in Figure 10 Sanitary Sewer Staging Plan.
The goal of the Staging Plan is to manage growth and guide the orderly and cost-
effective provision of infrastructure at a rate that is consistent with forecasted growth,
while responding appropriately to market conditions. The Plan indicates the sequence of
growth and anticipated timing. The City will assess market conditions and land capacity
to determine when the next staging area will be open for development. The Staging Plan
cannot force development to occur, but can be used as a tool to guide development
appropriately. It should be clear that while there are legitimate reasons why cities should
stage and time growth in an orderly and contiguous manner, there is nothing about
adopting a staged growth plan that forces any private property owner to sell their land
before they wish to do so.
Future land uses are broken down by staging areas and presented below in Table 9 -
Future Land Use by Staging. Density assumptions were also included to estimate the
potential number of units to be accommodated in each staging area. It is important to
note that like the Future Land Use Plan, the Staging Plan total for each 5-year period
represents total potential units based solely on the low end of the density range
calculated by total net acres. The pace of development permitted up to 2030 will be
based on the Forecasts represented in Table 3.
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FIGURE 10: DRAFT 2030 SANITARY SEWER SERVICE STAGING PLAN
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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Back side of Figure 10
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TABLE 9: FUTURE LAND USE BY STAGING
The City recognizes that staging flexibility is key to balancing efficient growth without
discouraging development or allowing premature development; therefore, the City’s
Growth Management Policy will address criteria to open up the next staging area in
accordance with the staging plan. This policy provides the City greater control to respond
to market conditions.
Protecting Special Resources
As required by state statute, a municipality’s Comprehensive Plan must also include
strategies for protection of special resources including solar access, historic preservation
and aggregate. These strategies are discussed below.
Solar Access Protection
The Metropolitan Land Planning Act (Minn. Stat. 473.859 Subd. 2) requires that local
comprehensive plans include an element encouraging the protection and development of
access to direct sunlight for solar energy systems. The City of Corcoran will protect such
access by requiring minimum standards for lot sizes, amounts of open space, yard
setbacks, and maximum height of buildings for urban residents that create the
opportunity for all building owners to develop solar energy facilities if desired. The City’s
zoning or other regulations will be written so as to ensure that solar energy systems are
an allowable component of any building construction in the City.
Historic Preservation
The Metropolitan Land Planning Act (Minn. Stat. 473.859 Subd. 2) requires that local
comprehensive plans include an historic preservation element. Historic assets help to
promote community pride and create a sense of community. The City of Corcoran values
its historic assets and has developed this comprehensive plan to preserve the long-
STAGING AREA 2030 FUTURE LAND USE GROSS ACRES
NET
ACRES
DEVELOPABLE
ACRES
MINIMU
M
DENSIT
Y
UNIT
CAPACITY
2010 - 2015 Existing Residential 58.77 32.28 32.28 0.51 0.51 16
2010 - 2015 High Density Residential 213.27 203.14 203.14 10 10+ 2031
2010 - 2015 Low Density Residential 593.68 499.96 499.96 3 3-5 1500
2010 - 2015 Medium Density Residential 53.32 52.17 52.17 6 6-8 313
2010 - 2015 Mixed Residential 208.80 150.27 150.27 8 8-10 1202
2010 - 2015 Mixed Use *Assumes 25% Residential 173.33 158.30 39.57 10 10+ 396
5458.643
2015 - 2020 Existing Residential 209.80 166.32 166.32 0.51 0.51 85
2015 - 2020 High Density Residential 29.71 21.43 21.43 10 10+ 214
2015 - 2020 Low Density Residential 519.29 428.97 428.97 3 3-5 1287
2015 - 2020 Mixed Residential 145.14 143.58 143.58 8 8-10 1149
2015 - 2020 Mixed Use *Assumes 25% Residential 301.73 250.99 62.75 10 10+ 627
3362.115
2020 - 2025 Existing Residential 207.71 167.51 167.51 0.51 0.51 85
2020 - 2025 High Density Residential 98.89 59.43 59.43 10 10+ 594
2020 - 2025 Low Density Residential 279.32 193.84 193.84 3 3-5 582
2020 - 2025 Medium Density Residential 100.42 95.49 95.49 6 6-8 573
2020 - 2025 Mixed Residential 12.46 12.46 12.46 8 8-10 100
1933.907
2025 - 2030 Existing Residential 1,091.87 873.95 873.95 0.51 0.51 446
2025 - 2030 Low Density Residential 2,044.08 1,643.07 1,643.07 3 3-5 4929
2025 - 2030 Mixed Residential 273.64 248.64 248.64 8 8-10 1989
7364.051
2010-2015 Total Unit Capacity
2015-2020 Total Unit Capacity
2015-2020 Total Unit Capacity
2025-2030 Total Unit Capacity
CITY OF CORCORAN COMPREHENSIVE PLAN LAND USE
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standing pattern of land use that makes Corcoran a unique place to live and work. To
support this goal, the City will work toward the creation of an inventory of historically
significant buildings, sites, landscape features and other landmarks. This process will
include the evaluation of possible tools that can be applied to ensure preservation of
these elements, including recognition, public communication and education and, where
appropriate, public acquisition.
Agricultural Preserves
The City of Corcoran encourages the continuation of agricultural use within the
community. This policy expresses the City’s endorsement of the Metropolitan Agricultural
Preserves program. All land parcels in the City that meet the requirements for eligibility in
the Metropolitan Agricultural Preserves program according to Minn. Stat. Section 473H
may apply to the City for enrollment. This policy is not intended to interfere with
agricultural status of any lands prior to adoption of the Comprehensive Plan.
Aggregate Resources
The Metropolitan Council requires cities to identify the location of aggregate resources
within the community based on the Minnesota Geological survey within the
Comprehensive Plan. No aggregate resources were identified in the City of Corcoran.
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Community Facilities
The City of Corcoran has few community facilities at the present time. Existing
community facilities include:
• City Hall and Memorial Park at 8200 County Road 116
• Public Works Building at 9525 Cain Road
• Rockford School District property CSAH 10 and County Road 50.
• Local Churches
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Chapter 5: Housing
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Introduction
Housing is an integral component to a city’s landscape. As a developing community,
Corcoran has great opportunities to provide housing options that will meet the lifecycle
needs of current and future residents. Lifecycle housing refers to the mix of housing types
that meet the housing demands of individuals and families throughout their lives, such as
single family detached, town homes, condominiums, apartments, and senior housing. As a
community that is planning for urban sewer expansion, it is important for Corcoran to
plan for a variety of housing types and styles to ensure that new residential development
occurs in an efficient and cost-effective manner that does not negatively impact existing
residential neighborhoods.
Through the Comprehensive Plan public input process, the City has developed a Future
Land Use Plan to respond to the changes and demands that urban sewer will bring to the
community over the next 20 years and beyond. This plan will provide housing
opportunities for Corcoran’s workforce, (young professionals, families, and senior
residents) through a variety of residential land uses and densities including medium
density, mixed residential, high density and mixed use near future transportation/transit
and job corridors combined with ample area for traditional single family neighborhoods.
This will accommodate a wider variety of housing types including senior housing,
live/work units, and multi-family in a variety of styles from rental, condo and town homes.
Single family options will range from entry-level single family, move-up for growing
families and “executive housing” to meet the needs of a changing population. This shift
to provide a more diverse housing supply supports future economic development by
retaining existing residents and attracting new residents from all social and economic
backgrounds, and is an essential component for sustainable growth.
The purpose of the Housing Plan is to establish plans and programs to meet the existing
and projected housing needs in Corcoran. The plan will guide the community to integrate
housing into land use and other decisions, as well as provide direction for the private
sector to participate in the creation of life-cycle housing opportunities.
This Housing Plan satisfies the requirements of the Mandatory Planning Act and
stipulations of Chapter 462C of the Minnesota State Statues. The plan will contain
background information on current housing supply and related statistics, assessment of
need and future housing strategies to meet future demand.
Some of the supporting data used in this chapter comes from 2000 Census data and while
the information is somewhat dated it is still the most up to date and most useful source
available. The Metropolitan Council supports the use of 2000 Census data as it serves as
their baseline when they prepared community forecasts.
Housing Inventory
Corcoran’s current housing stock consists primarily of rural residential and large lot
detached single family homes. As of the 2000 Census, the City contained 1,804 total
housing units. Of these units, 189 are manufactured homes located in the City’s mobile
home park. Because urban services are not yet available, the City does not contain any
higher density apartment buildings or condominiums. An inventory of the City’s housing
stock by number of units in structure is provided in Table 10.
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TABLE 10: UNITS IN STRUCTURE
UNITS IN
STRUCTURE
NUMBER
PERCENT
1, detached 1,614 89.1
1, attached 19 1
20 0
3 or 4 7 0.4
Mobile home 189 9.4
Since 2000, 113 new building permits have been issued. The number of building permits
issued per year since 2000 is shown in Table 11. The City has seen a gradual decrease in
permits issued since 2001, with a high of 27 permits issued in 2001 and a low of 0
permits issued in 2009 (to date). This trend reflects the broader nation-wide housing
market slow down. According to the 2000 Census, 96 percent of housing units in
Corcoran were owner-occupied and four percent were renter-occupied.
TABLE 11: BUILDING PERMITS 2001-2009
YEAR NUMBER OF
PERMITS
2001 27
2002 10
2003 16
2004 17
2005 19
2006 11
2007 6
2008 7
2009 0
Overall, Corcoran’s housing stock is in good condition. Details on the age of Corcoran’s
housing stock are presented in Table 12. Like many developing communities on the edge
of the metropolitan area, Corcoran’s housing stock is relatively new. A majority of homes
(54 percent) in Corcoran were constructed in the 1970s and 1980s. Only 11 percent of
the housing stock was constructed prior to 1939. As result, Corcoran sees fewer housing
maintenance issues characteristic of many older communities.
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TABLE 12: AGE OF HOUSING STOCK
YEAR STRUCTURE
BUILT NUMBER PERCENT
2000 to 2009 113 6%
1999 to 2000 46 2%
1995 to 1998 108 6%
1990 to 1994 199 10%
1980 to 1989 335 17%
1970 to 1979 715 37%
1960 to 1969 122 6%
1940 to 1959 71 4%
1939 or earlier 215 11%
The value (sale price) of housing units sold in Corcoran, during the last five years, is
presented in Table 13. This provides an indication of the housing values in current
market conditions.
TABLE 13: HOUSING VALUE (SALE PRICE)
VALUE NUMBER PERCENT
Less than $50,000 0 0%
$50,000 to $99,999 0 0%
$100,000 to $149,999 1 0%
$150,000 to $199,999 11 5%
$200,000 to $299,999 72 34%
$300,000 to $499,999 84 39%
$500,000 to $999,999 41 19%
$1,000,000 or more 4 2%
Median (dollars) price
sold $325,000
Source: Mpls Area of Assoc. of Realtors Northstar MLS
In addition to housing value, it is important to examine how much homeowners are
spending on housing relative to their income, as this has important implication for housing
affordability, which is discussed later in this Chapter. Table 14 presents owner costs as a
percentage of household income. The table is broken down by income bracket. Most
housing policy makers and mortgage lenders assume that housing should account for no
more than 30 to 35 percent of household income. As shown below in Table 14, housing
affordability is much more of an issue for lower income households than higher income
households, as those in the lower income brackets were much more likely to spend 30
percent or more of their income on housing than those in higher income brackets. While
100 percent of families making $10,000 or less spent more than 35 percent of their
CITY OF CORCORAN COMPREHENSIVE PLAN HOUSING
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household income on housing, only 1.9 percent of families making more than $75,000
spent more than 35 percent of their household income on housing.
TABLE 14: HOUSEHOLD BY INCOME
HOUSEHOLD INCOME IN 1999 BY SELECTED MONTHLY OWNER COSTS
AS A PERCENTAGE OF HOUSEHOLD INCOME IN 1999
Less than $10,000 15 1.2
Less than 20 percent 00
20 to 24 percent 00
25 to 29 percent 00
30 to 34 percent 00
35 percent or more 15 100
$10,000 to $19,999 11 0.9
Less than 20 percent 00
20 to 24 percent 7 63.6
25 to 29 percent 00
30 to 34 percent 4 36.4
35 percent or more 00
$20,000 to $34,999 46 3.6
Less than 20 percent 13 28.3
20 to 24 percent 613
25 to 29 percent 8 17.4
30 to 34 percent 00
35 percent or more 19 41.3
$35,000 to $49,999 125 9.7
Less than 20 percent 26 20.8
20 to 24 percent 64.8
25 to 29 percent 25 20
30 to 34 percent 75.6
35 percent or more 61 48.8
$50,000 to $74,999 336 26.2
Less than 20 percent 104 31
20 to 24 percent 93 27.7
25 to 29 percent 59 17.6
30 to 34 percent 19 5.7
35 percent or more 61 18.2
$75,000 or more 751 58.5
Less than 20 percent 545 72.6
20 to 24 percent 95 12.6
25 to 29 percent 67 8.9
30 to 34 percent 30 4
35 percent or more 14 1.9
Number Percent
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Affordable and Lifecycle Housing
As part of the 2030 Regional Development Framework, the Metropolitan Council
estimated that approximately 50,000 additional affordable housing units will be needed in
the region during the planning period of 2011-2020. The Metropolitan Council will be
working with communities to adopt new agreements in 2011 for the next ten year cycle.
In order to do this, the Metropolitan Council conducted the study “Determining Affordable
Housing Need in the Twin Cities 2011-2020”. The study defines affordable housing as
housing affordable to those householders earning 60% of area median income.
According to Metropolitan Council 2007 Affordability Limits, the area median income for
the seven-county Minneapolis-St. Paul (MSP) area adjusted by HUD to be applicable to a
family of four is $78,500 in 2007. Sixty percent of this figure would be $47,100. Applying
an interest rate on a 30-year fixed-rate home loan of 6.2 percent for 2007 and other
payment factors to the 60 percent area median income, yields an affordable purchase
price of $157,000 in 2008. According to Hennepin County Assessor’s data, the price point
for an affordable home at 60% of area median income drops to $152,000. There are
currently only 40 existing homesteads in Corcoran at or below $152,000 (Hennepin
County assessor’s data/GIS). However, it’s important to understand that due to the
County’s methods for assessing property and land values and available data on GIS, this
figure does not include the existing manufacture home park. It is likely that all 189 units
in the manufactured home park would be considered affordable, since manufactured
home values account only for the value of the structure and not the land the structure is
placed on. These units provide an important source of affordable housing in the
community.
It is also important to point out that recent fluctuations in both the housing market and
interest rates make it difficult to accurately determine affordable purchase pricesfuture
sales prices. There is uncertainty associated with the extent to which future buyers will
view a home as an investment as opposed to an economic utility and the amount of
premium they will be willing to pay for the benefits of ownership. While recent drops in
interest rates and lower home prices have increased the availability of affordable housing
options, changes in mortgage lending practices create new obstacles for lower income
households to obtain financing. It is clear that jobs and income levels are the driving force
in demand and sustainability.
The Metropolitan Council has allocated a certain number of affordable housing units to be
provided between 2011 and 2020 for each community within the region based on the
following four criteria:
• Household Growth Potential
• Ratio of local low-wage jobs to low-wage workers
• Current provision of affordable housing
• Transit Service
Based on their analysis, the Metropolitan Council’s new affordable housing goal for
Corcoran is to create 302 new affordable housing units between 2011 and 2020. The
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affordability limit is 60% of area median income for both owner and renter occupied
housing units.
Note: In the absence of data on the presence of low wage jobs present or likely to be
present in the community this is a number with no factual support.
To achieve this affordable housing unit goal, the City has developed a future land use
plan that guides a significant amount of land for residential densities of 8 units per net
acre or greater. Guiding land at greater densities increases opportunities for affordable
housing, as it is more cost-effective to incorporate affordable housing at greater densities,
because land and unit costs are lower than traditional single family residential units.
As shown in Table 15, the future land use plan has capacity for over 3,000 units at a
density of 8 units per acre or greater. This plan provides adequate capacity to
accommodate the City’s affordable housing needs.
TABLE 15: FUTURE LAND USE PLAN AFFORDABLE HOUSING CAPACITY
STAGING AREA 2030 FUTURE LAND
USE
RESIDENTIAL
ACRES
DENSITY
RANGE
UNIT
CAPACITY
2010-2015 Mixed Residential 150.27 8-10 1,202
2010 - 2015
High Density
Residential 203.14 10+ 2,031
2010 - 2015 Mixed Use 39.57 10+ 396
2010-2015 Total Unit Capacity 2,427
2015 - 2020 Mixed Residential 143.58 8-10 1,149
2015 - 2020
High Density
Residential 21.43 10+ 214
2015 - 2020 Mixed Use 62.75 10+ 627
2015-2020 Total Unit Capacity 842
Total 2020 Affordable Housing Unit Capacity 3,269
Housing Goals and Action Strategies
As part of the Comprehensive Plan, the City identified goals and action strategies to
ensure that Corcoran’s future housing stock serves the needs of its residents. These goals
and strategies are listed below and are considered the City’s Housing Action Plan. These
strategies are designed as a resource tool for specific measures the City can effectively
undertake and enforce while others are designed as tools to encourage developers to
incorporate affordable housing into future development. As future subdivisions are
proposed, the City will use these resources and implement the strategies in working with
developers to create new affordable housing opportunities.
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Many of these items are things the City itself can do, while others will occur through
partnerships the City will seek to provide for and maintain housing quality and increase
affordable housing opportunities.
Provide a healthy variety of housing types, styles, densities and choices to
meet the life cycle housing needs of residents.
• Provide a mix of housing types to provide life cycle housing opportunities,
including continued single family growth, and new opportunities for multiple family
and senior housing developments.
• Protect low density and rural residential areas from incompatible or higher density
uses or maintain adequate buffering (use of green corridors) from such uses.
• Ensure that all new housing, including high density and rental housing adheres to
the highest possible standards of planning, design and construction.
• Periodically review land use regulations to determine the effectiveness of current
ordinances in encouraging additional affordable units as well as encouraging
modifications to keep the existing housing stock desirable and livable.
• Allow the creative use of site planning or PUDs that provide flexibility for
development containing affordable housing such as a reduction in lot size,
setbacks, street width, floor area and parking requirements.
• Encourage innovative subdivision design including clustering techniques to
preserve open space or natural features.
• Promote development of neighborhood “life-style centers” that incorporate
housing in a range of densities and affordability limits in close proximity to
shopping, services, daycare, and medical services. Safe access to parks and
schools, and the ability to walk, bike or have access to transit should be part of
the design.
Promote housing rehabilitation
• Support and actively promote 1st Time Homebuyers programs to assist new
homeowners entering the market for existing homes.
• Support and actively promote housing rehabilitation programs for existing owner-
occupied homes and rental buildings or units. This includes promotion of all
county and state programs and non-profit programs.
• Utilize the city’s website, newsletter and other sources for promotion and
advertising of housing programs.
• Consider creation of a Housing Maintenance Code to maintain existing housing
stock.
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Special Needs Housing- Improve the availability of affordable housing and
senior housing.
• Developers shall be required to address the provision of affordable housing within
all new residential developments within the 2030 planning boundary.
• Participate in the Livable Communities Act Local Housing Incentives Program.
• Consider designating a portion of Tax Increment Financing to fund activities that
increase new affordable housing.
• Utilize techniques, such as land trusts, to maintain long-term affordability.
• Partner with, support and market programs offered by the County, State, MHFA,
Federal Government and non-profits to fund the development of affordable
housing.
• Complete an assessment of senior housing needs in the community.
Expand Residential Neighborhood Services
• Promote programs that encourage maintenance of existing houses including a
housing remodeling fair, neighborhood watch programs, city beautification
programs, city-wide clean up programs, etc.
• Develop a list of available resources and providers of in-home services to older
adults and those with special needs.
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Chapter 6: Economic Development
CITY OF CORCORAN COMPREHENSIVE PLAN ECONOMIC DEVELOPMENT
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Introduction
The purpose of this chapter is to identify strategies to increase commercial and industrial
development in the City of Corcoran. Economic health is an important component of a
healthy and thriving community. A strong commercial and industrial base provides jobs
to community residents, contributes to a community’s tax base, and can be a source of
psychological strength to a community. Additional commercial and industrial development
will provide additional revenue for the City which currently must rely largely on residential
property taxes for revenue. The additional tax base provided by commercial and
industrial areas will provide funds for additional City services that will be required as the
City grows. However, these objectives are inherently linked to the availability of skilled
and educated workers, affordable housing, developable land and infrastructure.
Background
Expansion of the local economy is often tied to existing employers and industries. This
section analyzes the existing types of industry concentrated in the City of Corcoran and
the competitive environment defined by the presence of industry in surrounding
communities.
Corcoran’s existing employment base is dominated by small construction-related firms
with fewer than 10 employees each (Table 16 and Figure 11). This is in contrast to the
metro area, which is much more diversified in its employment base. For example,
approximately 40% of all jobs in Corcoran are construction related, whereas less than 5%
of all metro area jobs are construction related. Therefore, as Corcoran looks to expand
its commercial and industrial tax base, it will need to consider ways to diversify its existing
employment base.
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TABLE 16: DISTRIBUTION OF JOBS BY INDUSTRY
Corcoran and Metro Area
2008 (3rd quarter)
CORCORAN TWIN CITIES 7-COUNTY METRO AREA
JOBS ESTABLISH. JOBS ESTABLISH.
INDUSTRY No. Pct. No. Pct. No. Pct. No. Pct.
Goods Producing Domains
Natural Resources & Mining 30 2.3% 4 2.4% 3,807 0.2% 269 0.3%
Construction 525 40.4% 59 34.7% 70,461 4.4% 8,016 9.2%
Manufacturing 68 5.2% 9 5.3% 178,982 11.1% 4,758 5.4%
Service Producing Domains
Trade, Transportation, & Utilities 199 15.3% 32 18.8% 318,251 19.7% 18,299 20.9%
Information -- 0.0% -- 0.0% 43,839 2.7% 1,665 1.9%
Financial Activities 17 1.3% 6 3.5% 134,708 8.3% 10,914 12.5%
Professional & Business Services 134 10.3% 27 15.9% 261,267 16.2% 17,329 19.8%
Health & Education Services 51 3.9% 6 3.5% 316,839 19.6% 9,483 10.8%
Leisure & Hospitality 213 16.4% 9 5.3% 161,435 10.0% 7,156 8.2%
Other Services 42 3.2% 17 10.0% 55,930 3.5% 8,265 9.5%
Public Administration 19 1.5% 1 0.6% 69,131 4.3% 1,266 1.4%
Total, All Industries 1,298 100% 170 100% 1,614,650 100% 87,420 100%
Source: MN Dept. of Employment and Economic Development (DEED)
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FIGURE 11: DISTRIBUTION OF JOBS BY INDUSTRY
Corcoran and Metro Area
2008 (3rd quarter)
Although Corcoran’s employment base nearly tripled between 1990 ad 2008, it still
remains well below neighboring communities, especially Rogers, Maple Grove, and
Plymouth (Table 17). Because some of these communities will become fully developed in
coming years, Corcoran’s employment base has been forecasted to increase by four
thousand jobs between 2010 and 2030.
0% 10% 20% 30% 40% 50%
Percentage of Jobs
Nat Res
Construction
Manufacturing
Trade (et al)
Information
Financial
Prof Services
Health/Educ
Leisure
Other
Government
IndustryMetro Area
Corcoran
Source: Minnesota Department of Employment and Economic Development
CITY OF CORCORAN COMPREHENSIVE PLAN ECONOMIC DEVELOPMENT
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TABLE 17: EMPLOYMENT GROWTH TRENDS AND PROJECTIONS
Corcoran and Surrounding Communities
1990-2030
--------- FORECAST ---------
1990 2000 20081 2010 2020 2030
Corcoran 467 1,792 1,298 1,500 3,500 5,500
Hanover (pt) 50 86 48 60 70 80
Rogers/Hassan 2,025 5,414 8,347 9,050 11,950 15,500
Dayton 498 1,057 657 3,900 5,800 6,900
Maple Grove 7,750 18,309 29,655 32,800 42,900 45,900
Plymouth 38,103 53,491 49,016 59,900 63,400 64,500
Medina 2,155 3,254 3,930 5,500 6,700 7,900
Independence 90 169 487 160 160 170
Greenfield 50 337 602 1,240 2,000 2,700
7-County Metro Area 1,273,000 1,565,100 1,614,650 1,816,000 1,990,000 2,126,000
1 2008 figures are as of 3rd quarter and considered an estimate.
Sources: MN Dept of Employment and Economic Development; Metropolitan Council
As Corcoran pursues its economic development goals, it should be kept in mind that
development in neighboring communities will continue to impact Corcoran for many
years. The map below displays commercial and industrial land uses in Corcoran and its
adjacent communities. As one can see from the map, there are several significant
concentrations of commercial and industrial districts within five miles of Corcoran’s
boundaries. Most of these existing districts are situated at the intersection of two or more
major highways. Because of their close proximity to Corcoran, each of these districts will
strongly compete with any new commercial or industrial development within Corcoran for
many years to come.
Although commercial and industrial development has been limited in Corcoran, the City
has begun to more actively pursue economic development opportunities in recent years.
The City has supported development of its downtown located at CSAH 10 and County
Road 116. Several commercial and industrial users are already located in this district, and
the City has already identified the downtown as a key growth area. Also, there is an
industrial district located in the southwest portion of City along Highway 55 that has been
promoted for development as well.
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FIGURE 12: COMMERCIAL/INDUSTRIAL LAND USES IN NW HENNEPIN COUNTY
CITY OF CORCORAN COMPREHENSIVE PLAN ECONOMIC DEVELOPMENT
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Back side of figure 12
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Economic Development Goals and Policies
The City of Corcoran recognizes the importance of each component of the economic
development cycle in the overall health and economic stability of the community.
Following are the goals and policies of the City of Corcoran to address economic
development issues:
Goal 1: Promote cooperative efforts and utilize existing resources for economic growth in
the City.
Policy 1: Continue to identify and tap into local, state and federal resources to
enhance economic development.
Policy 2: Explore county-wide economic development coordination options.
Policy 3: Promote coordination of the educational system and the business
community to ensure the availability of qualified workers.
Goal 2: Promote economic stability and diversity that provides job opportunities to
residents.
Policy 1: Support efforts to retain existing businesses and facilitate their
expansion.
Policy 2: Support efforts to recruit new businesses and industries in appropriate
locations and scales.
Policy 3: Recognize the need to expand infrastructure in the City, including but not
limited to roadways, parks/trails, utilities and telecommunications infrastructure, to
support and promote continued economic development.
Policy 4: Target financial resources and programs to attract businesses that have
an emphasis on job creation and businesses that meet or exceed livable wage
requirements.
Policy 5: Encourage the availability of a range of housing types and values to
accommodate an ample work force.
Goal 3: Promote efficient, planned commercial and industrial development.
Policy 1: Identify key commercial and industrial development opportunities in
planned growth areas at locations with access to major transportation systems.
Policy 2: Encourage and facilitate infill development on vacant parcels to ensure
maximum efficiency of land use.
Policy 3: Encourage compact commercial developments that will make efficient use
of infrastructure and resources.
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Policy 4: Encourage industrial and office/business commercial development to
locate within master planned industrial parks or business parks or in the
downtown.
Goal 4: Enhance the character of the City’s commercial and industrial development.
Policy 1: Develop the use of architectural, design or other development standards
such as landscaping, screening and other standards within the City’s commercial,
business park and industrial developments.
Policy 2: Support the provision of open/green space within commercial and
industrial development.
Policy 3: Promote the rehabilitation and redevelopment of older existing
commercial facilities by pursuing and making available various financial programs
and assistance.
Target Economic Development Demand Areas
As the City of Corcoran grows, demand for commercial and industrial development will
increase. Future interchanges on I-94 are planned in Dayton and Maple Grove that will
impact the northeastern portions of Corcoran. These roadway improvements will
significantly improve access to the City making it a more desirable location for commercial
and industrial development. The City has planned a large area of Industrial/Business Park
and Commercial/Mixed Use development in the northeastern portion of the City near each
interchange to serve this future demand.
Additionally, the provision of municipal sewer and water services will provide for increased
housing opportunities in the City. The increase in housing units will create additional
demand for commercial services. The City has planned accordingly by designating several
additional areas of general commercial, neighborhood commercial, and mixed use areas
along major transportation corridors on its 2030 Future Land Use Plan.
The City’s development plan for its downtown area also provides an opportunity for
additional economic development. The City has guided this area for Mixed Use on the
Future Land Use Plan, providing for flexibility for future development. The development
plan will promote investment in Corcoran’s downtown, and is intended to solidify the area
as an important asset to the community and be a focal point of its identity.
The City anticipates the demand for commercial and industrial development will increase
significantly by 2030. Therefore, the City’s Land Use Plan identifies large areas of
commercial, industrial, business park, and mixed use areas that will provide for a mix of
jobs, ranging from retail and commercial service jobs to high end technology jobs.
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Economic Development Strategies
The following strategies were developed to guide economic development activities in the
City of Corcoran:
Create an Economic Development Authority
To aid in implementing the City’s economic development goals, it should consider creating
an economic development authority to oversee strategies, review goals and policies, and
otherwise promote the City as a place for development.
Guide Land Use for Target Market
The Land Use Plan also addresses the City’s policy to encourage commercial development
in Corcoran’s downtown. Guiding this area for mixed-use development in its Land Use
Plan provides the City with flexibility to accommodate appropriate redevelopment and
new development in the downtown. Additional residential opportunities created in this
mixed-use area will likely increase demand for commercial services in the downtown as
well.
The City should continue to ensure that the Land Use Plan and Zoning Ordinances
accommodate target economic development markets. The City should continually
evaluate market conditions and update the Land Use Plan and Zoning Ordinances
periodically in response to updated market information.
Marketing the City of Corcoran
Information on infrastructure improvements and the availability of commercial and
industrial land would also be of interest to potential businesses and should be shared on
the City’s website and through other means, such as periodic written reports on economic
activity in the City.
City Staff, elected officials, and the I-94 Chamber of Commerce should work together to
share information and develop additional marketing opportunities. For example, highly
visible areas in the City’s northeast corner will likely experience development pressure
when new interchanges are completed along I-94. These groups should work together to
identify and capitalize on this opportunity and identify additional opportunities for the
community.
Establish Financial Incentives to Attract New Businesses and Support Existing Businesses
There are a number of financial incentives available to the City of Corcoran to encourage
potential businesses who may locate within the City and to retain existing businesses
looking to expand or invest in their property. Several options available to the City are
identified in Appendix A.
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Chapter 7: Parks and Trails
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Introduction
Corcoran’s parks, trails and open space system will be an important element of the
community’s life. The system will offer residents desired recreational opportunities, while it
preserves and makes accessible unique natural and historic resources that are part of the
City’s identity. The Parks Commission believes that the parks and trails system can be
designed to help to unify the City’s neighborhoods and build a sense of common identity and
interest among old and new residents.
It is crucial to have a clear framework of how to develop, maintain, and grow the park
system so it can best serve current and future residents. Goals become a useful tool in
communicating the steps the City will take to achieve its desired park and trail system. The
Parks Commission will be able to prioritize these goals throughout the years to ensure
stewardship of financial, natural, and recreational resources. By utilizing this plan’s goals
and carrying out the implementation strategies, the park and trail system can become a
great amenity for the community. Diligent planning now can have tremendous results that
include the following:
• Opportunities for healthy lifestyles of all ages
• Attractive quality for new development/businesses and potential residents
• Builds community by giving residents a place to gather and interact
• Protects key natural resources before development occurs
• Promotes a high quality of life
The 2030 Comprehensive Plan update will serve as a guide to future growth and
development. Corcoran will soon extend urban services to the eastern portion of the City.
This is expected to bring new development and new residents, as well as an opportunity to
shape the community’s downtown, neighborhoods, infrastructure, and parks and trails.
This Parks and Trails Plan is based on the Comprehensive Plan and the City’s Natural
Resource Inventory, and describes the park and trail system to be developed in Corcoran
over the next 20 years. The plan was developed by the City’s Parks and Trails Commission.
Steps in creation of the plan included the following:
• Completion of a needs analysis, based on expected population growth typical park
and trail needs, and a recent community survey
• Identification and field verification of proposed park and trail locations and facilities
• Estimated costs of the proposed park and trail system
• Development of a park dedication ordinance, including required fees
• Development of park and trail policies
The Parks and Trails Commission believes that careful planning, with strategic location of
public parks, trails and open space areas will help to preserve and create the type of
community and environment that Corcoran residents desire. The City has the opportunity to
acquire quality open space before development occurs. This plan encourages this
progressive approach to preserve and create quality neighborhoods and recreational
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opportunities for current and future Corcoran residents, and make the best possible use of
available financial resources.
BACKGROUND AND CORE VALUES
The City’s Parks and Trails Plan has been completed to ensure Corcoran’s vision and
stewardship of the park and trail system. The Plan identifies goals and implementation
strategies the City can focus on as it pursues opportunities to enhance the quality of life for
residents through ecological preservation and recreation. National and local preferences in
recreation opportunities have helped to guide planning and ensure a well balanced system.
This plan is an update from the 2004 Park and Trails Plan that offered a framework for
future growth and needs analysis.
In September 2003, the City Council appointed a Parks and Trails Commission to develop a
Parks and Trails Plan and Park Dedication Ordinance. This step laid a foundation to building
a successful system of parks and trails. The Commission developed core values to guide
them in planning. These are listed as followed:
• To provide green spaces and recreational opportunities that residents want.
• To protect and enhance important natural resources and resource corridors.
• To preserve and interpret the City’s history and character.
• To identify proposed park and trail locations ahead of development, to minimize
system costs and impacts to current residents.
• To provide direction to developers regarding park dedication requirements and park
development policies.
• To help the City maintain the quality of its neighborhoods and its quality of life for
the future.
• The Parks and Trails Commission adopted the goals and policies that follow to guide
the City in developing the park and trail system.
In September 2003, the City Council appointed a Parks and Trails Commission to develop a
Parks and Trails Plan and Park Dedication Ordinance. This step laid a foundation to building
a successful system of parks and trails. The Commission developed core values to guide
them in planning. These are listed as followed:
• To provide green spaces and recreational opportunities that residents want.
• To protect and enhance important natural resources and resource corridors.
• To preserve and interpret the City’s history and character.
• To identify proposed park and trail locations ahead of development, to minimize
system costs and impacts to current residents.
• To provide direction to developers regarding park dedication requirements and park
development policies.
• To help the City maintain the quality of its neighborhoods and its quality of life for
the future.
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In 2004 the Commission approved a Comprehensive Parks and Trails Plan that examined
potential facility costs and park standards. Commission consultant TKDA completed an
analysis for a community recreation complex in 2005/2006. This report recommended the
City start with 100 acres of park space for every 10,000 people. Of those 100 acres 20-30
should be active recreation land consisting of sports fields and play courts. The City is
currently exploring opportunities to site athletic facilities and acquire future park land and/or
partner with the Rockford School District.
The City of Corcoran is currently outside the Metropolitan Urban Services Area, but will begin
to add urban services in 2009/2010. The City expects that significant growth and
development will occur, particularly in the eastern and southwestern areas of the City, when
urban services are available. This plan places its emphasis on development of park and trail
services in these areas. Development of the park and trail system will occur with new
development in these areas. The City will work with existing landowners on a voluntary
basis if needed to acquire easements and develop trail connections.
Open space and trail locations are also identified in the western portion of the City to create
a unified, city-wide system. Development of these may occur more slowly than facilities in
the eastern part of the community. Proposed park and trail locations outside the 2030 MUSA
areas are for guidance purposes, and are to be implemented over the long term as
development and cooperation with landowners occurs.
The 2030 Comprehensive Plan update will serve as a guide to future growth and
development. This plan is an update from the 2004 Park and Trails Plan that offered a
framework for future growth and needs analysis.
This Parks and Trails Plan is based on the Comprehensive Plan and the City’s Natural
Resource Inventory, and describes the park and trail system to be developed in Corcoran
over the next 20 years. The plan was developed by the City’s Parks and Trails Commission.
Steps in creation of the plan included the following:
• Completion of a needs analysis, based on expected population growth, typical park
and trail needs, and a recent community survey
• Identification and field verification of proposed park and trail locations and facilities
• Estimated costs of the proposed park and trail system
• Development of a park dedication ordinance, including required fees
• Development of park and trail policies
The Parks and Trails Commission believes that careful planning, with strategic location of
public parks, trails and open space areas will help to preserve and create the type of
community and environment that Corcoran residents desire. The City has the opportunity to
acquire quality open space before development occurs. This plan encourages this
progressive approach to preserve and create quality neighborhoods and recreational
opportunities for current and future Corcoran residents, and make the best possible use of
available financial resources.
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Park Planning Goals and Policies
Goals: 1:
To implement this Parks and Trails Plan based on the needs and demands of Corcoran
residents and park and trail users.
To work cooperatively with neighboring communities, Hennepin County, the State of
Minnesota and others in planning, developing, and financing the local park system.
Policies
1.Policy 1: The Parks and Trails Plan is a responsive and adaptive document. While it has a
20-year planning horizon, the plan will be updated periodically as needed to reflect changes
in the community and its needs.
2.Policy 2: The Parks and Trails Plan will seek to be compatible with adjacent local
community plans, and metropolitan, state and federal plans and programs.
3. Policy 3: Public school facilities and their recreation areas will be considered in the
planning of the park and trail system. The City will seek cooperation, coordination and
participation with local school districts in planning the development and operation of the park
and trail system.
4. Policy 4: The description and standards established in the park and trail classification
system will be the basis for development of the park and trail system.
5. Policy 5: Community volunteer organizations shall be encouraged to participate in park
and trail development whenever appropriate.
6. Policy 6: The Parks and Trails Commission will review all pertinent information, analyze
alternatives, and make recommendations to the City Council on park and trail issues, based
on this Park and Trails Plan.
7. Policy 7: The Parks and Trails Commission will inform and seek input from other city
advisory commissions on any major issues or improvements that may be applicable to that
commission.
8. Policy 8: The Parks and Trails Commission will be responsive to the increasing
maintenance, planning, and recreational demands made by the City and its residents.
Park Goals and Policies
Goal 1:Goals:
To promote park development that will best encourage and support use by the public.
To provide a balanced park system that provides for active recreation, passive recreation,
and natural resource protection.
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To develop parks that reflects the special character of the City, its history, and landscape,
and develop the parks and trails as a connected system.
Policies:
1. Policy 1: The City will develop a variety of park and trail types that meet a variety of
active recreational needs, passive recreational interests, and conserve the City’s important
natural resources for the future.
2. Policy 2: Park land will be acquired in accordance with the City’s Park and Trail Plan.
3. Policy 3: The City will acquire parkland as early as possible, to minimize costs and
potential conflicts with existing residents. Parks and trails will be completed early in the
development process, so that they are available to new residents.
4.Policy 4: The City will use the following criteria for the selection of land for parks, trails or
open space:
• The area possesses scenic or unique natural features.
• The area possesses various desirable wildlife populations.
• The area performs important natural or open space functions
• The area is located within or is connected to the Natural Resource Corridors
identified in the Natural Resources Inventory
• The area has qualities conducive to recreational development
• The area is designated as a park or trail search area in the Parks and Trails
Plan, or a demonstrated need for additional parkland exists in that particular
area.
• A demonstrated need for additional parkland exists in a particular area.
5. Policy 5: Developers may include private parks as a neighborhood feature, based on the
provisions of the City’s Park Dedication Ordinance.
6. Policy 6: Special attention will be given to the acquisition or preservation of desired park
land that may be developed or changed to an incompatible land use in the near future.
7. Policy 7: The City will require park dedication from all developers (commercial, industrial
and residential) in the form of cash or land, according to the schedule set by the City
Council. All cash will be directed to the Park Fund, and will be used for park acquisition and
development projects. Land dedications will be accepted by the City if they have been
designated as park land on the Parks and Trails Plan, possess significant desirable features,
or are deemed necessary to meet the needs of residents in the area.
• Wetlands and storm water ponding areas will not be accepted as fulfillment of
park dedication requirements.
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• The City will establish design standards that create a unity within the park and
trail system, and that emphasize the special
• Character of the City, its history, and landscape. Park design should
incorporate a general theme, but also allow diversity from park to park to
adapt to natural features, local history, or neighborhood character and needs.
8. Policy 8: The City will review the park dedication formula on an annual basis to ensure it
is current and comparable with area metropolitan communities.
9. Policy 9: The City will maintain an equitable distribution of parks throughout the
community.
10. Policy 10: A park name shall reflect location by incorporating local historical names or
features, a local access road, neighborhood name, benefactors, or prominent natural
features of the area.
11. Policy 11: A consistent signing policy shall be developed for all parks and trails, including
directional and informational signs.
12. Policy 12: Joint use of facilities shall be encouraged by incorporating school facilities
with park and recreation programs whenever possible.
13. Policy 13: The City will encourage location and design of park and trail facilities to
maximize accessibility.
14. Policy 14: Park and trail design should enhance outstanding natural areas by
discouraging development of prominent or highest quality landscape features, and
conservation of natural resource areas. Wetlands and woodlands should be protected from
undesirable impacts, and restored to a high quality condition when possible.
15. Policy 15: Park and trail design should avoid or minimize undesirable impacts to natural
resources. Plans should avoid fragmenting natural communities and habitats. If hard
surfaces such as parking lots are required, surfaces should be disconnected from storm
drain systems where feasible, and strategies such as bioretention, grassed swales, and
created wetland should be used to filter and clean storm water runoff as close to its source
as possible.
16. Policy 16: The City will develop parks that provide multi-use and multi-seasonal
programs and activities, are safe, enjoyable, and accessible to the public.
17. Policy 17: The City will provide for a balance of active and passive recreation facilities
throughout the community.
18. Policy 18: The City will provide park facilities and equipment that meet the needs of
park users as per the American Disabilities Act (ADA) guidelines and requirements.
19. Policy 19: The City will provide ongoing information to its residents so that they are
aware of park and trail facilities and programs.
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20. Policy 20: All existing and proposed parks and trails shall be mapped and annually
reviewed and updated.
21. Policy 21: High priority will be given to acquisition of areas with public access to high
quality lakes and streams.
22. Policy 22: The City will provide a variety of recreation facilities including regulation
athletic fields, indoor recreation activities, and passive, nature-oriented activities.
23. Policy 23: The City will consider the impact of the community park on the downtown
area, transportation, and related Comprehensive Planning issues.
Trail System Goals and Policies
Goals: 1:
To provide safe, convenient, and coordinated trail facilities for a variety of users throughout
the City of Corcoran.
To provide trail facilities that are scenic, recreationally satisfying, and in harmony with the
City’s natural resources.
Policies:
1. Policy 1: The City will coordinate the park and trail system through the development and
implementation of the citywide Parks and Trails Plan.
2. Policy 2: The City will work to connect future trails to existing and adjacent community
trails.
3. Policy 3: The City will design and construct bicycle and pedestrian access to parks, open
space areas, schools and the downtown area to encourage maximum use of these facilities.
4. Policy 4: The City will encourage the use of utility easements and transportation rights-of-
way for on-road route development.
5. Policy 5: The City will design and construct off-road trails to connect parks, open space
areas, and natural resource corridors.
6. Policy 6: Trails may include facilities such as benches and exercise stations in appropriate
locations.
7. Policy 7: In order to respect residents property rights, trail development and routing
should be a cooperative effort between the city and the landowners along the proposed
route. Existing neighborhoods are encouraged to request trails, and work with the City to
identify routing of trails.
8. Policy 8: A right-of-way of not less than 20 feet may be required where deemed
necessary by the City to provide adequate bicycle and pedestrian circulation or access to
schools, parks, downtown, churches, or other facilities. A right-of-way of 30 feet is preferred
for off-road trails.
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9. Policy 9: Bicycle and pedestrian trails will be constructed with a paved or gravel surface
to a width of 8 to 10 feet with a minimum four-foot buffer on each side.
10. Policy 10: Trails shall be bituminous pavement where possible, to maximize access for
all residents. Trails may be constructed of gravel or woodchips in natural areas, or in
wetland soils where pavement will be difficult to maintain. Also, gravel or woodchips may be
used as a temporary trail material on new trails until resources are available to pave the trail.
11. Policy 11: Trails that are integral to larger scale developments shall be installed and
paved at the developers’ expense. These trails shall connect to the existing and proposed
extensions of the City’s trail system.
12. Policy 12: The City’s trail system will be coordinated with County and regional trails, and
with trails from neighboring communities.
13. Policy 13: All existing and proposed trails shall be mapped and annually reviewed and
updated.
14. Policy 14: The use of snowmobiles or horses shall be limited to designated trails to help
maximize the safety of trails for all users.
15. Policy 15: Bicycle and pedestrian trails in wooded and wetland areas shall be so
designed and constructed as to minimize the removal of trees, shrubs, and other vegetation,
and to preserve the natural beauty of the area.
16. Policy 16: The City will develop safe pedestrian crossing facilities on main roadways to
ensure pedestrian access to parks.
17. Policy 17: The City will use the Parks and Trails Plan as a general guide for trail
development, working with residents, landowners, and developers in designing and
constructing specific trails.
Natural Areas and Open Space Goals and Policies
Goals 1:
To preserve and protect the City’s natural resources for the present and future benefit of the
community, with emphasis on the significant corridors and natural areas identified in the
Natural Resource Inventory.
Goal 2: To use the City’s natural resources as a framework for providing an overall open
space system, and provide compatible recreational opportunities that help City residents to
learn about and enjoy these resources.
Goal 3: To conserve a variety of natural resources that was part of the native landscape and
history of Corcoran, including wetlands, woodlands, creeks, wildlife, and topography.
Goal 4: To preserve and protect existing wildlife habitat to the extent that it can attract and
support resident and migratory wildlife populations.
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Goal 5: To preserve and protect elements of the City’s natural history for the enjoyment of
current and future residents.
Goal 6: To preserve and protect natural resource/open space areas for use as buffers
between land use types.
Goal 7: To utilize natural resource/open space areas in and around new development to
increase the intrinsic and economic value of the individual properties.
Policies
1. Policy 1: To conserve a variety of natural resources that were part of the native
landscape and history of Corcoran, including wetlands, woodlands, creeks, and topography.
2. Policy 2: The City will seek the assistance of metropolitan, state, and federal agencies in
preserving and managing natural resource areas.
3. Policy 3: Natural Resource Corridors should be used as a structuring element that link
other park and open space areas whenever possible.
4. Policy 4: The natural resource/open space areas planned in conjunction with new
developments shall be coordinated with and contiguous to the open space areas of the
existing adjacent development.
5. Policy 5: Open space protection should be coordinated to keep wildlife habitat areas
intact and/or connected.
6. Policy 6: Wetlands, natural drainage ways and woodlands should be protected from
negative impacts, and restored to a high quality condition when possible.
7. Policy 7: If hard surfaces such as parking lots are required, surfaces should be
disconnected from storm drain systems where feasible, and strategies such as bioretention,
grassed swales, and created wetland should be used to filter and clean storm water runoff as
close to the source as possible.
8. Policy 8: Natural resource/open space areas may be used as buffers between land use
types.
DEVELOPMENT GUIDELINES
Any development proposals should come to the Parks Commission before the Planning
Commission, so that the Parks Commission can review and make recommendations
regarding the needs for trail easements, open space acquisition, or park facilities
development.
The City of Corcoran is currently outside the Metropolitan Urban Services Area, but will begin
to add urban services in 2010/2011. The City expects that significant growth and
development will occur, particularly in the eastern and southwestern areas of the City, when
urban services are available. This plan places its emphasis on development of park and trail
services in these areas. Development of the park and trail system will occur with new
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development in these areas. The City will work with existing landowners on a voluntary basis
if needed to acquire easements and develop trail connections.
After a review of development policies in the western portion of Corcoran that is outside the
2030 Development Area (non-MUSA area), the Parks and Trails Commission developed the
following recommendations:
• The City’s recommendations for park policies in the western area should be
consistent with the City’s Comprehensive Plan and Subdivision Ordinances.
• While some properties in this area may be suitable for the development of
park facilities, such as athletic fields, Commissioners recommended that these
facilities be developed close to the 2030 development area if possible, rather
than in the rural area.
• Park facilities should generally not be planned for the non-MUSA area at this
time, except for the following:
o Trails that have been identified on the Natural Resource Inventory and
Park Concept plans
o Protection of significant natural areas that have been identified on the
Natural Resource Inventory. These are identified as open space search
areas on the park and trail map
o Athletic facilities may be considered, but are preferred in areas closest
to the 2030 development area. These are identified as athletic
complex search areas on the park and trail map.
Open space and trail locations are also identified in the western portion of the City to create
a unified, city-wide system. Development of these may occur more slowly than facilities in
the eastern part of the community. Proposed park and trail locations outside the 2030 MUSA
areas are for guidance purposes, and are to be implemented over the long term as
development and cooperation with landowners occurs.
Areas Outside the 2030 Development Area
After a review of development policies in the western portion of Corcoran that is outside the
2030 Development Area (non-MUSA area), the Parks and Trails Commission developed the
following recommendations:
• The City’s recommendations for park policies in the western area should be
consistent with the City’s Comprehensive Plan and Subdivision Ordinances.
• Any development proposals in this area should come to the Parks Commission before
the Planning Commission, so that the Parks Commission can review and make
recommendations regarding the needs for trail easements, open space acquisition, or
park facilities development in this area.
• While some properties in this area may be suitable for the development of park
facilities, such as athletic fields, Commissioners recommended that these facilities be
developed close to the 2030 development area if possible, rather than in the rural
area.
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• Park facilities should generally not be planned for the non-MUSA area at this time,
except for the following:
- Trails that have been identified on the Natural Resource Inventory and Park
Concept plans.
- Protection of significant natural areas that have been identified on the Natural
Resource Inventory.
- Athletic facilities may be considered, but are preferred in areas closest to the
2030 development area.
• Proposed parks and trails shown on the Parks and Trails System Map outside the
2030 MUSA areas are for guidance purposes and will be implemented over the long
term as a part of new development through development dedication or cooperative
purchase.
Park Classification
The Park and Trail Commission reviewed a variety of standards for park facilities used by
communities in the Metro Area. Most communities have adopted park system standards
based on population and/or desired geographic distances from some facilities. The
Commission members recommended that the following park types and standards be
developed in Corcoran:
Neighborhood Parks
The neighborhood park is the most local unit of the park system, providing for the passive
and active recreational needs of neighborhood residents. These parks should be accessible
to a wide variety of user groups living in the neighborhood. These parks typically do not
provide organized athletic programs.
Example of a Neighborhood Park with a playground and seating areas
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Sites. Sites should allow for both active and passive park uses. The site should contain
natural features such as views, shade trees, etc., that make for a pleasant outdoor
experience. These parks should not be sited on “left-over” parcels of developments. Siting
neighborhood parks adjacent to trails and greenway natural resource features and corridors
is desirable, and will expand the function of both types of open space. Siting neighborhood
parks adjacent to both new and existing neighborhoods can encourage old and new
residents to get acquainted, and ensure that the new park does not function as a “private”
facility for new neighborhoods only.
• About 1-2 acres of Neighborhood Parks should be developed per 1,000 people.
• These parks should be located so that they are within about ½ mile of any residence
in the designated neighborhood. Refer to the Walking Distane Analysis Map in this
chapter.
• Neighborhood parks should be about 5-10 acres in size.
• Typical Neighborhood Park elements include the following:
- Play equipment
- Open turf areas with informal play fields for softball, soccer, and /or football
- Hard court (half-court basketball or game area)
- Internal trails and connections to the neighborhood
- Landscape plantings
- Limited off-street parking area
- Site furnishings such as benches, bike racks, drinking fountain, trash
containers, and signs
Community Parks (sometimes called City Parks)
Community parks provide recreational opportunities for people of all ages, and serve several
neighborhoods. These parks also preserve unique landscapes and natural areas.
Community parks are intended to be multipurpose parks that provide a broader range of
services than neighborhood parks. However, the Community Park may serve the
neighborhood playground needs of immediate residents, or may be integrated with
community play fields.
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Example of a Community Park with amphitheater, playground, trails, and restroom building
Sites. Sites used for community parks should include interesting terrain and natural areas,
such as woodlands and wetlands. They should be easily accessible from a major
transportation route, and may be located near other community facilities. Community parks
should be linked to the City trail system to provide optimum access for residents.
• About 5-8 acres of Community Park space should be developed per 1,000 people.
• These parks serve a larger area than Neighborhood Parks, up to a 2 mile radius.
• About 3 acres of this total should be for “active” recreation.
• These parks should each be 25-30 acres or more in size.
• Typical Community Park elements include the following:
- Building/shelter
- Picnic area
- Internal trail system
- Play equipment (may be more extensive than for neighborhood park)
- Play fields for baseball, soccer, football
- Hockey rink/skating rink
- Tennis court(s)
- Site furnishings such as benches, water fountains, bike rack, trash containers,
and signs
- Landscape plantings
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- Specialized play areas, such as Frisbee golf courses
- Parking area
Community Play Fields
Community play fields are designed for athletic activities, providing facilities for organized
sports and games that require more space than is available at neighborhood park
playgrounds. Play fields may be integrated into community parks, or co-located with school
athletic facilities.
Example of a Community Play Field in a small community park
Sites. Sites should be level, with suitable soils and good drainage for athletic field
development.
• 1.5-3 acres of Community Play Fields should be developed per 1,000 people.
• Play fields may be co-located and developed in cooperation with school play fields.
• Play field facilities may include the following:
- Baseball, soccer, football or other sport fields
- Hockey/skating rinks
- Volleyball court(s)
- Basketball and/or tennis courts
- Small play equipment area
- Site furnishings such as benches, water fountains, bike rack, trash containers,
and signs
- Internal trails
- Equipment building
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- Concession/multi-purpose building
- Parking area
Athletic Complexes
An athletic complex consolidates heavily programmed athletic fields and associated facilities
at larger sites strategically located throughout the community. This allows for improved
maintenance and scheduling and reduces the number of areas dedicated to sports facilities.
These complexes should be located within reasonable driving distances of target populations,
and adjacent to non-residential land uses. They relieve the negative impacts on smaller
parks such as over-use, noise, traffic congestion, and parking issues. Adequate spectator
seating and parking should be provided. Lighting should also be a priority to ensure user
safety.
Example of an athletic complex with stadium, groomed fields, and lighting
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Potential Use concept of an athletic complex adjacent to the community park
Sites. Sites should be level, with suitable soils and good drainage for athletic field
development and support a large enough space for multiple types of playing fields or courts.
• For athletic complexes projected demand for the specific types of facilities should be
the primary determinant of the size and location of the facility.
• Athletic Complexes may include the following:
- Baseball fields
- Softball fields
- Soccer fields
- Multi-purpose playing fields
- Hockey rinks
- Basketball and/or Tennis courts
- Golf/disc golf courses
- Play structure
- Park shelter
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- Concession stand
Open Space Parks or Natural Parks
These parks contain high quality natural resource areas, such as lakes, wetlands, or
woodlands. Recreational uses are secondary to the preservation of natural open space and
the conservation functions of these areas. Compatible recreational uses include hiking,
picnicking, and nature study.
Example of an Open Space Park adjacent to a residential area
Sites. Sites are typically within the high quality natural community areas identified in the
City’s Natural Resource Inventory. Open space parks should be connected by trails to the
City’s Natural Resource Corridors and to other parks. Conservation parks will be left in a
natural or semi-natural state, with a minimum of development.
• These parks serve a City-wide audience.
• The size of the parks may vary based on the natural resources or other special
features (such as historic sites) in the community.
• Facilities development at these parks should be minimal, but may include the
following:
- Trails
- Site furnishings such as benches, bike racks, trash containers, and signs
- Parking area
• Locations of these parks (as well as community and neighborhood parks) will reflect
recommendations of the city’s Natural Resources Inventory and Management Plan.
Existing Parks
The City of Corcoran currently has two official Community pParks. The Corcoran Community
Park is located at the intersection of County Roads 10 and 50. The park is approximately 22
acres in size. Park facilities include a large play structure, softball fields, ice rinks, and a
picnic shelter.
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The future Memorial Park is located behind City Hall. This park will consist of picnic facilities,
trails, and is open to events and celebrations. These updates and amenities will be
constructed in Spring 2010.
Memorial Park is located behind City Hall and is an estimated 8 acres in size. This park
consists of picnic facilities, trails, and is open to events and celebrations. Residents can rent
out the meeting room space inside City Hall and use the picnic and outdoor space for hosting
a special occasion or reception. It is currently being updated with new amenities.
The Rockford School District owns the site directly west of the City Park. This site is slightly
over 22 acres in size. It is currently developed with athletic fields that are open to use by
City residents. The site was purchased for eventual development of an elementary school,
but its future use is somewhat uncertain at this time. The City has begun discussions with
the School District regarding the future use of this site and adjacent areas.
The Corcoran Lions Club owns a park facility at the intersection of County Roads 10 and 101.
This park is the site of the Hennepin County Fair, and the annual Hamel Rodeo.
Community Play Field
The Rockford School District owns the site directly west of the City Park. This site is slightly
over 22 acres in size and is considered a Community Play Field. It is currently developed with
athletic fields that are open to use by City residents. The site was purchased for eventual
development of an elementary school, but its future use is somewhat uncertain at this time.
The City has begun discussions with the School District regarding the future use of this site
and adjacent areas.
Special Use Park Facility
The Corcoran Lions Club owns a special use park facility at the intersection of County Roads
10 and 101. This park is the site of the Hennepin County Fair, and the annual Hamel Rodeo.
This park is mainly used for hosting events.
Future Parks
Demographics/Community Growth
The Metropolitan Council estimated Corcoran’s population in 2007 to be 5,791. Considering
the timing of metro sewer interceptors and slow down in the economy the City and
Metropolitan Council adjusted the forecasts to an estimate more reflective of current
conditions. The modified forecast estimates that the City’s population in 2010 will be just
slightly over 6,000, and in 2030, will be 17,600. This 2030 forecast is dependent upon
development with an estimated continual increase in the number of residential dwelling units
constructed during 2010 and 2030.
This plan provides guidance for development of Corcoran’s parks and trails through 2030.
The Parks and Trails Commission used the population forecasts along with the City’s
Comprehensive Plan and common standards to develop its recommendations regarding the
number and distribution of park and trail facilities in the community.
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Local Trends: Resident Parks and Trails Survey
The Parks and Trails Commission sought input from City residents regarding their views and
interest in park and trail facilities. In September 2008, 314 park and trail surveys were
collected from Corcoran residents. A tabulation of survey responses is provided in the
appendix.
Key findings from this survey were used to guide the 2030 plan and included the following:
• The most popular activities citizens participate in are walking and biking closely
followed by nature observation.
• Other popular types of activities included hockey/ice skating, cross country skiing,
playgrounds, snowmobiling, tennis, and horseback riding.
• When asked, 53% of responses indicated they desire the City to expand the facilities
at the existing City Park by purchasing the adjacent School property and developing
facilities there. 21% desired to purchase a new site in a rural location to expand
facilities yet concerns of expense were expressed.
• More than half of the responses advocated developing trail connections from
Corcoran neighborhoods to the existing City park site. Many responses also
recommended connecting trails from Corcoran to Maple Grove and nearby Hennepin
County parks.
Responses from the 2008 combined with responses from a previous 2004 survey conclude
that the City should develop walking and biking trails for its residents. These surveys also
support the opportunity to purchase open space for future trails and nature observation.
National Park and Trail Trends
As the City plans and establishes goals for their park system, it is important to understand
national and local trends. Each year the National Sporting Goods Association conducts an in
depth study of how Americans spend their leisure time. Exercise walking has consistently
stayed at the top of the list for over ten years. People of all ages are able to participate in
this sport. Trail loops of different lengths and paved pedestrian paths are in high demand by
people across the country. As this activity is free and close to home many are able to
participate. Cities are looking at trails as a new amenity in creating communities that
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attract new residents and businesses and promote a higher quality of life.
In 2003, the American Planning Association published a report on how city parks can play a
role in improving public health. The report found that people highly value the time they
spend in parks and believe parks and recreation will play a larger role in reducing the obesity
problem in America.
Recently, health insurance companies are offering incentives for employees to increase
public health and lower medical related claims due to obesity and lack of exercise. In 2003,
the American Planning Association published a report on how city parks can play a role in
improving public health. The report found that people highly value the time they spend in
parks and believe parks and recreation will play a larger role in reducing the obesity problem
in America.
Continued research shows that people who recreate in parks and engage in natural settings
have less occurrence of stress, depression, and are more at peace with their surroundings.
This 2003 APA report shows that specific design considerations promote more use of parks
such as accessibility, proximity, adequate lighting, restrooms, and well maintained paths.
These studies support the rising trend of the need to plan for and provide parks, open space,
and trails in our communities.
Demographics/Community Growth
The Metropolitan Council estimated Corcoran’s population in 2007 to be 5,791. Considering
the timing of metro sewer interceptors and slow down in the economy the City and
Metropolitan Council adjusted the forecasts to an estimate more reflective of current
conditions. The modified forecast estimates that the City’s population in 2010 will be just
slightly over 6,000, and in 2030, will be 17,600. This 2030 forecast is dependent upon
development with an estimated continual increase in the number of residential dwelling units
constructed during 2010 and 2030.
This plan provides guidance for development of Corcoran’s parks and trails through 2030.
The Parks and Trails Commission used the population forecasts along with the City’s
Comprehensive Plan and common standards to develop the following recommendations
regarding the number and distribution of park and trail facilities in the community.
Future Projections by Park Type
Based on the trends and standards discussed above, the following are the projected park
needs in Corcoran through 2030 to meet projected population growth of approximately
13,600 people between 2009 and 2030:
• Neighborhood Parks: The City will need about 4-5 Neighborhood Parks by 2030
(approximately 5-10 acres each).
• Community Parks: The City will need approximately 3 or 4 Community Parks by 2030
(25 to 30 acres each)—in addition to the current Community Park.
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• Community Play Fields: The City will need about 10-15 acres of additional play fields
by 2030 (in addition to the current playfields adjacent to the City Park).
• Athletic Complex: The City will need one athletic complex utilizing approximately 20-
40 acres of space depending on size and location. The City should conduct more
specific analysis to determine the appropriate amenities that will meet the community
needs. The City can continue this planning process using the TKDA Needs Analysis
and Recommendations that offers Metro Area guidelines for facility type/population
and tailor this with their own recreational trends.
• Open Space Parks: Open Space parks may be acquired based on needs and
opportunities to protect important natural resource areas as development occurs.
Overall the City should strive to meet the goal of 10 acres of total parkland per 1,000 people.
The above projections serve as a guide to future growth and development. Recreation
trends and community preferences will ultimately affect the number of specific parks and
facilities. The City should work closely with the local school districts in future planning of
play fields, athletic complexes, and additional park facilities.
Preserving open space now will benefit the community in the long run as development
occurs. In the TKDA Needs Analysis and Recommendations states that 40-60 acres of at
least 200 acres should be designated as active recreation space based on 20,000 people.
The Corcoran system plan falls within standard practices and compares favorably to other
communities in terms of public land area and park distribution to service community needs.
The below standards have been customized to specific community and distribution needs.
Based on numerous planning factors, the following are the projected park needs in Corcoran
through 2030 serving a projected population of 17,600:
• Neighborhood Parks: The City will need about 5-6 Neighborhood Parks by
2030 (approximately 5-10 acres each). The suggested standard to develop 2
acres of neighborhood parks/ 1,000 people multiplied by 17.6 would equal
approximately 35 acres by the year 2030. Using an average of 7 acres/park
this would equal 5 neighborhood parks. Corcoran currently does not have any
neighborhood parks and should develop 5-6 more parks to serve current and
future residents. The Commission also desires to locate these parks within 1/2
mile walking distance within a significant residential neighborhood. The Parks
and Trails Plan Map and the Walking Distance Analysis Map shows these parks
evenly dispersed among the MUSA area to best serve potential locations of
considerable residential development.
• Community Parks: The City will need approximately 3 new Community
Parks (25 to 30 acres each)—in addition to the two current Community Parks
for a total of five community parks by 2030. The suggested standard to
develop 6 acres of community parks/ 1,000 people multiplied by 17.6 would
equal 105 acres by the year 2030. Using an average of 25 acres/park this
would equal 4 community parks. The two existing community parks make up
a total of 30 acres which would define the need for 3 additional parks at
approximately 25 acres each to total 105 acres. The Commission also desires
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to locate these parks within 1-2 miles walking distance within a significant
residential neighborhood. The Parks and Trails Plan Map and the Walking
Distance Analysis Map shows these parks concentrated in planned higher
density residential areas and adjacent to Juber Lake.
• Community Play Fields: The City will need about 10-15 acres of additional
play fields by 2030 (in addition to the current playfields adjacent to the City
Park and Community Playfield). The suggested standard to develop 2 acres of
community play fields/ 1,000 people multiplied by 17.6 would equal 35 acres
by the year 2030. Using an average of 10 acres/park this would equal 3
community parks. There are 22 acres of existing community playfields owned
by the Rockford School District which then suggests the city would only need
to add one more playfield to meet the 35 acre goal. One additional playfield of
10-15 acres has been suggested to be combined with one of the new
community parks as shown on the Parks and Trails Plan Map. The location of
this playfield is placed to serve residents in the northern area of the
community.
• Athletic Complex: The City is planning on locating one new athletic complex
utilizing approximately 120 acres of land. The City can continue the planning
process that was initiated through the TKDA Needs Analysis and
Recommendations that offers Metro Area guidelines for facility
type/population and tailor this with future recreational demands. The City is
conducting more analysis to determine the appropriate amenities and location
that will meet the community needs. Athletic Complex Search Areas are
indicated on the Parks and Trail Map.
• Open Space Parks: Open Space parks may be acquired based on needs and
opportunities to protect important natural resource areas as development
occurs. For estimating purposes, the City should consider adding 60 acres of
open space dispersed throughout the community in 3 separate areas in order
to give convenient access to local residents and visitors.
Proposed parks are identified on the Parks and Trails System Map. Athletic search areas and
open space search areas are shown on this plan to indicate potential locations for such
facilities and are not exact locations. These search areas are scattered throughout the
community as places to further investigate for costs, ease of obtaining land, access, and
proximity to future growth and development. Many of these parks will be developed as new
residential neighborhoods are constructed and can support the planned park system. The
City will seek to co-located trails with other infrastructure easements where feasible.
Acres/1,000 People
Based on these recommendations the City would be able to work towards a goal of 21 acres
of active park and open space per 1,000 people. Other Metro area communities have utilized
a planning goal of 15-60 acres of total active park and open space per 1,000 people.
• Ramsey (30,000 population): 41 acres/ 1,000 people
• Shakopee (30,000 population): 30 acres /1,000 people
• Chaska (24,000 population): 60 acres/ 1,000 (15 active/ 46 open space)
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• Ham Lake (16,000 population): 16 acres (mostly active) / 1,000 people
• Sartell (15,000 population): 15 acres/ 1,000 people
In other park and trail award winning communities throughout the country 25-30 acres/
1,000 people has exceptionally met the needs of their communities. As Corcoran is a smaller
rural community, 21 acres/1,000 people would provide a quality and evenly distributed park
and trail system.
The above projections serve as a guide to future growth and development. Recreation trends
and community preferences will ultimately affect the number of specific parks and facilities.
The City should work closely with the local school districts in future planning of play fields,
athletic complexes, and additional park facilities. Preserving open space now will benefit the
community in the long run as development occurs.
Future Trails
The community survey regarding park and trail interests of residents identified a strong
interest in trails, particularly for walking and biking. Interest was also indicated in
snowmobile trails and horseback trails.
There are several categories of trails identified on the 2030 Parks and Trails Plan. The
potential of the total trail network, if all was developed, would equal approximately 120
miles. The trail categories and potential development are described below:
• Regional Trail – A regional trail links together multiple communities and
destinations within a region. Corcoran has one existing regional trail called Lake
Independence Regional Trail along County Road 19 which stretches from Baker
Regional Park Reserve with Crow-Hassan Regional Park Reserve. The City worked
with the Three Rivers Park District, Hennepin County Highway Department, and
others to determine the specific location of the trail route. The general alignment is
shown on the map along County Road #19. The length of this trail through Corcoran
is approximately 6 miles.
• County Bike Trail – This trail is planned in partnership with the City and
managed by Hennepin County. There is one proposed County Bike Trail that
runs along Oakdale Drive in the northern section of the community and will be
approximately 3.6 miles long when finished.
• On Road Trail – This trail type is a striped and/or signed bikeway on an
existing road usually located in the public right-of-way or on a designated
laneway. Currently, the City has an On Road Trail along County Road #30 which
totals approximately 4.5 miles. The City has plans for many more on road trails that
when combined with the existing on road trail will total 48 47 miles.
• Off Road Trail – An Off Road Trail is a multi-use facility that is 8 feet wide
or greater. These trails are designed for bicycle, pedestrian, and other non-
motorized uses. The surface can be bituminous or crushed aggregate. Off
Road trails are the preferred trail type among users. The City has proposed
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approximately 51 miles of off road trail with about 26 of those miles inside MUSA and
25 miles outside of the 2030 Development Area.
• A potential off road city trail may be located along a proposed natural gas pipeline
easement. This opportunity would connect users to the designated greenway corridor
and link to multiple on and off road trails. The City is currently exploring this venture
with the gas line company and should continue to work together in the future to
develop this major east/west corridor connection.
•
• Off Road Trail – An Off Road Trail is a multi-use facility that is 8 feet wide or greater.
These trails are designed for bicycle,
• Pedestrian, and other non-motorized uses. The surface can be bituminous or
crushed aggregate. Off Road trails are the preferred trail type among users. The
City has proposed approximately 51 miles of trail with about 24 of those miles outside
of the 2030 Development Area. A potential off road city trail may also be located
along a proposed natural gas pipeline easement. This opportunity would connect
users to the designated greenway corridornatural areas and link to multiple on and
off road trails. The City is currently exploring this venture with the gas line company.
This would add another 5 miles to the off road trail system.
• Horseback Trail –A horseback trail is a natural surface specifically used for
horses accompanied by their riders. One proposed horseback trail is shown on
the Parks and Trails Map, connecting western Corcoran with Crow-Hassan Regional
Park. A second trail head location has been added along County Road 19 just south
of Larkin RoadCounty Road 50 to provide an opportunity to park and unload horse
trailers for use of the horseback trail. This facility would benefit and increase use and
ridership of the trail. There are approximately 8 miles of proposed horseback trails in
the plan.
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Trail Standards and Guidelines
The Parks and Trails Commission reviewed trail plans and policies from several communities
in the Metro Area with trail systems that residents evaluate positively. Based on this review
and on the high level of interest in trails among Corcoran residents, the Committee
developed the following guidelines regarding the proposed trail system:
• Residents in Corcoran should be no more than ½ mile from a hiking/biking trail.
• Trails should be developed in roadway rights-of-way as roads in the community are
improved.
• Extensive “off road” trails should be provided, since these are more pedestrian and
user friendly than those along roadways.
• Off road trails should be developed along the natural resource corridors, and to
connect parks, open space areas, downtown and neighborhoods, and significant
institutions, such as schools within neighborhoods.
• Specialized trails such as horseback trails should be provided in areas that are
compatible with these uses, and focus on important destinations for these trail users.
• Facilities such as exercise stations and benches should be included along trails.
• Multi-purpose trail corridors are preferred where uses are compatible.
• Bituminous surfaces are preferred for trails to provide access for the largest number
of potential users. Crushed aggregate or other materials such as wood chips may be
used in the following circumstances:
- as an interim material for initial development of a trail if budget is limited,
- in a natural area where the City Parks and Trails Commission determines that
a non-paved surface is preferred based on the character of the area,
- in a wetland area where soils make a paved surface impractical due to poor
soils,
- for snowmobile and horseback trails, to provide an appropriate surface for
these trails.
• Trails owned by other public entities are also shown on the Park and Trail map for
reference. Privately owned trails are not considered to be part of the City’s trail plan,
and are not shown on the plan. The Northwest Trails Association operates and
manages its own trail system on private land which is primarily used for
snowmobilers. This network extends into Corcoran and all adjacent communities.
• Paved trails in the City should be composed of a 5” compacted aggregate base, with
a 2” bituminous overlay.
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• The City will maintain all public trails. Paved trails will be reviewed every seven years
to determine maintenance needs, such as seal-coating and patching.
Parks and Trails Map
The Parks and Trails Plan, Figure 13,I identifies general search areas for parks and trails.
The City will work with developers and other landowners to identify the exact location and
size of parks and trail alignments, as development or park acquisition is proposed.
MAP ILLUSTRATIONS
The Parks and Trails Map and Walking Distance Analysis Map are figures to estimate
potential locations of park and trail facilities. The City will work with developers and other
landowners to identify the exact location and size of parks and trail alignments, as
development or park acquisition is proposed.
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FIGURE 13: PARKS AND TRAILS PLAN
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Back side of figure 13
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Insert walking distance analysis
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Implementation
These implementation strategies are a compilation from the 2004 Parks and Trail Plan and
the current update. The City will implement the Comprehensive Plan through the
recommendations of its Parks and Trails Commission, and the decisions of the City Council,
as follows:
Park Dedication and System Costs
State law requires that the amount of park dedication that communities require should be
clearly tied and proportionate to the need for park facilities generated by the development.
In the past, many cities used a “10% rule” to determine the standard for park dedication.
However, recent legislation requires cities to account for and justify the basis for all fees
charged to new development, including park fees. Tying the park dedication requirements
closely to the Comprehensive Plan and identified park needs and costs is more defensible
than the old practice of assuming a 10% dedication of land or equivalent cash.
The Parks and Trails Commission completed the following steps to develop the Park
Dedication Ordinance recommended as part of this plan:
• Completed a needs analysis and community survey to identify needs for parks in the
community through 2030.
• Based on the needs analysis, Comprehensive Plan, and Natural Resources inventory,
identified the parks and trails system to be developed in the City through 2030.
• Completed cost estimates for the proposed system.
• Developed a proposed park dedication fee that would support development of the
proposed system based on estimated costs.
The needs analysis and proposed park and trail system are described in earlier sections of
this report. The park dedication standards can be found in the City’s ordinance. These are
being reviewed and updated in 2010/2011 to reflect current market values and system
needs.
Other Funding Sources
In addition to park dedication fees, the following list can provide other funding resources for
the park and trail system:
• Public and private partnerships
• Obtain open space through land dedication or conservation easements
• Sales or property tax (referendum)
• State or Federal grants such as the Outdoor Recreation Grant. Visit the Minnesota
DNR website for more information and possibilities at www.dnr.state.mn.us/grants
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• Park user fees
• City program fees
• General funds
Other Implementation Steps
These implementation strategies are a compilation from the 2004 Parks and Trail Plan and
the current update. The City will implement the Comprehensive Plan through the
recommendations of its Parks and Trails Commission, and the decisions of the City Council as
follows:
• The Parks and Trails Commission will review preliminary development plats, and
recommend to the Planning Commission and City Council the total area and location
of land that the Commission feels should be so conveyed or dedicated within the
development for park and trail purposes. These recommendations will be based on
the recommendations included in this plan and the Park Dedication Ordinance.
• When the Parks and Trails Commission concludes that a cash equivalency payment
should be made by the applicant or owner in lieu of dedication of land, the Parks and
Recreation Commission will recommend to the Planning Commission the percentage
of the total park dedication requirement to be paid to the City in cash.
• The Parks and Trails Commission will also develop and recommend standards for
design and construction of public parks, trails, and open space areas in the city.
These standards will be added to the Parks and Trails Plan in the future.
• The Parks and Trails Commission will develop a policy to prioritize use of park
dedication funds in order to effectively manage the development of a park and trail
system.
• The planning time frame for the Parks and Trails Plan runs from the date of its
adoption through year 2030. Maps, cost estimates, the Ordinance and policies will be
reviewed by the City on an annual basis to ensure the plan is effectively implemented
and updated as needed.
• The Parks and Trails Commission and City Council will work cooperatively with other
communities in Northwest Hennepin County, with the Three Rivers Park District,
Minnesota DNR, local landowners and others to implement this plan, and make the
most of available resources.
• The Parks and Trails Commission will require dedication of developable land as
required in the Park Dedication ordinance for public parks, trails, natural resource
parks when land is platted, subdivided or developed.
• The Parks and Trails Commission will ensure sufficient space is preserved for any
trails indentified on the Park and Trail plan when land is platted, subdivided or
developed.
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• The Parks and Trails Commission will identify and consider other land acquisition and
protection strategies to supplement the City’s capacity to assemble the parks, trials
and open space system.
• The Parks and Trails Commission will seek and apply for grant funds for land
acquisition for parks, trails and open space.
• Complete Phase 1 of Memorial Park.
• The Parks and Trails Commission will use GIS mapping of all trail easements to date
and ensure legal recording has been completed.
• The Parks and Trails Commission will conduct economic research for developing an
Athletic Complex.
• The Parks and Trails Commission will develop park and trail design and maintenance
standards.
• The Parks and Trails Commission will develop a plan to provide and fund winter
maintenance of the regional trail along County Road 19.
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Chapter 8: Transportation
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Introduction
The purpose of the transportation plan element is to identify existing and future
transportation needs in the City of Corcoran for the horizon year of 2030. The plan also
identifies policies and planned actions to meet those transportation needs.
The transportation chapter identifies the goals and policies associated with the section,
discusses the existing transportation system and the future 2030 transportation network.
The existing and future discussions also include the following topics:
• Highways and Streets
- Jurisdiction
- Functional classification
- Access management guidelines
• Traffic Volumes
• Transportation Issues
• Transit Systems
• Railroads
• Aviation Facilities
The impact to transportation systems and the responsibility for improvements to the
system are a State, County, and City issue. While the City of Corcoran must provide the
resources to accommodate transportation demands that coincide with its land use
decisions and population growth, increased traffic from the growth of neighboring
communities are a part of the traffic demand. The County and State share the
responsibility of providing safe and efficient transportation through the City of Corcoran.
Corcoran is designated partially as a “developing community” and partially as a
“diversified rural” geographic planning area in the Metropolitan Council’s 2030 Regional
Development Framework. The planning area sets overall densities that the planned
development patterns in the community can be expected to achieve.
There are many land use decisions that are tied to roadway improvements. Some of the
land uses are not appropriate without adequate transportation facilities. The issue of what
occurs first, development or the systems to support it, will be critical as it relates to
transportation needs. Coordination of the infrastructure will be necessary to create a
system that works to support the land uses both in and surrounding Corcoran. As the City
develops, focus should be on protecting natural resources, ensuring sufficient public
infrastructure, and developing transition strategies to increase density and encourage infill
development.
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Corcoran Comprehensive Plan – Transportation Plan
Transportation Goals and Policies
Goal 1: Improve the transportation network for local and pass-through traffic flow.
Policy 1: The City will provide a comprehensive transportation system based upon
functional classification of roadways that fully promotes connectivity and is
coordinated with neighboring cities and counties.
Policy 2: Identify a transportation system that efficiently moves traffic, minimizes
traffic conflicts as development occurs, and is consistent with MnDOT, Hennepin
County, neighboring communities and the City’s land-use plan.
Policy 3: Identify long-term planning for transportation corridors to manage access
and capital improvements as development occurs.
Policy 4: Study the proposed re-routing of CSAH 10 and CSAH 50 represented on
the Transportation Plan to improve the geometric configuration and align with the
long-range City land-use plan.
Policy 5: Fund a Capital Improvements Program to ensure long-term street
maintenance and reconstruction programs.
Policy 6: Plan and design transportation facilities that preserve natural resources
and existing infrastructure where applicable.
Policy 7: Pave appropriate public gravel roads deemed necessary by the City as
circumstances such as development, regional improvements, City needs, or other
dictate, subject to financial feasibility and funding availability.
Goal 2: Ensure that planned transportation infrastructure, capacity, and access will
accommodate proposed land uses and development.
Policy 8: Incorporate the use of innovative traffic management options and
technologies. Coordinate transportation planning and system improvements with
other government jurisdictions.
Policy 9: Comprehensively coordinate all transportation-related facilities as one
system.
Policy 10: Incorporate land uses and access spacing guidelines compatible with
the functional classification of the regional highway system.
Policy 11: Develop all additional elements of the street system (sidewalks, lighting,
landscaping, etc.) harmoniously with adjacent land uses and transportation
objectives.
Goal 3: Incorporate elements in development standards related to bicycle and pedestrian
uses.
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Policy 12: In all residential and mixed use areas, identify future pedestrian, trail
and bicycle facilities to connect neighborhoods with major commercial and park
and recreational areas.
Policy 13: Design arterial highways in the City so as to prevent unregulated
pedestrian and bicycle crossings and to protect pedestrian and bicycle movement
paralleling vehicular traffic. Additional information regarding the trail system in
Corcoran is provided in the Parks and Trails chapter.
Support and Rationale for Transportation Goals and Policies
The concern over regional traffic on the City’s road system can be managed internally to
an extent. By providing a local street system that relies on internal connections between
neighborhoods, local conflicts with regional traffic can be avoided in many instances.
Where multiple trip options exist, traffic impacts on any one location are minimized.
However, when traffic is concentrated to only a few practical routes, traffic conflicts affect
everyone. Subdivision design will be required to include internal connections wherever
possible.
The City expects that new development will be designed with sufficient traffic planning
improvements and those impacts on the system will be kept to those routes that are
properly intended for increased traffic levels. These goals and policies also carry an
expectation that the City will work actively with its neighboring communities and other
highway jurisdictions to improve traffic management on all routes through the City.
At the same time, Corcoran expects that transportation planning respects the City’s other
planning goals and designs roadways that enhance the environment of the community.
This may mean innovative design techniques or routing of traffic to preserve sensitive
areas. The City will work with all jurisdictions to ensure the accomplishment of both
traffic needs and the City’s land use goals.
On a community-wide basis, pedestrian movement is likely to be more recreational in
nature. The predominant rural development pattern does not lend itself to reliance on
walking or bicycling for daily commerce. However, the development of trail systems is a
popular recreational attraction. The retrofitting of existing development areas and the
design of new development areas (both urban and rural) with trail systems will be an
important facility improvement for the community.
With the higher level of development activity envisioned by this Plan, roadway design and
access will play a more important role in locating new development. The urban districts
delineated in the land use plan are to be served by major collector or arterial roadways.
New urban development within those districts will need to demonstrate more than the
mere availability of utility services, or avoidance of natural resource areas. The potential
for loading significant amounts of new traffic onto the City’s street and highway system
will require particular attention to the capacity of the higher function roadways serving
the project area. In some areas, construction of new collector streets may be required as
a pre-condition for approval of a new subdivision where it is not possible to mitigate
“downstream” traffic impacts.
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Access management is a key to controlling the impacts of new traffic generation and
avoidance of congestion. Moreover, direct access to major streets (regardless of
jurisdiction) has significant land use impacts in the creation of conflicts, increasing crash
statistics, and decreasing land values. Corcoran will actively implement access
management policies throughout the City and will require all subdivision design to comply
with the highest thresholds of transportation planning.
2009 Existing Transportation Systems
Transportation elements are divided into several sub-categories, each of which is an
important piece of the overall transportation system. Several sub-categories are further
divided into existing and 2030 conditions.
Highways and Streets
Roadway Jurisdiction
Roadways are categorized under the agency that is responsible for their maintenance.
The State is responsible for the Federal Interstate, US Highways, Minnesota Trunk
Highways (TH) and State Park Roads. The County is responsible for County State Aid-
Highways (CSAH) and County Roads (CR). Other roadways, including Municipal State-Aid
Streets and Municipal roads are the responsibility of the City of Corcoran. Figure 14 shows
the current jurisdiction for the area roadways.
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FIGURE 14: EXISTING ROADWAY JURISDICTION
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Back side of figure 14
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Roadway Functional Classification
The functional classification of roadways provides guidelines for the safe and efficient
movement of people and goods within the City. Roads are categorized based upon the
level of access and/or mobility provided.
Functional classification of a roadway system involves determining what function each
roadway should be performing with regard to travel within and through the City. The
intent of a functional classification system is the creation of a roadway hierarchy that
collects and distributes traffic from local roadways and collectors to arterials in a safe and
efficient manner. Such classification aids in determining:
• Appropriate roadway widths
• Speed limits
• Intersection control
• Design features
• Accessibility
• Maintenance priorities
Functional classification helps to ensure that non-transportation factors, such as land use
and development, are taken into account in planning and design of the roadway system.
A balanced system is desired, yet not always attainable due to existing conditions and
characteristics. The criteria of the functional classification system are intended to be
guidelines and are to be applied when plans are developed for the construction or
reconstruction of a given classified route. It can, and does, occur that different roadways
with very similar design characteristics may have different functional classifications. Some
roadways, for a short segment, may carry higher volumes than a roadway with a higher
classification. Spacing guidelines may not follow recommendations for a variety of reasons
such as topography, environmental concerns, and land use type and density.
The two major considerations in the classification of roadway networks are access and
mobility. Mobility is of primary importance on arterials, thus the limitation of access is a
necessity. The primary function of a local roadway, however, is the provision of access,
which in turn limits mobility. The extent and degree of access control is a very important
factor in the function of a roadway facility. The functional classification types utilized are
dependent upon one another in order to provide a complete system of streets and
highways. The relationship of functional classification with regard to traffic mobility and
land access is shown on Figure 15.
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FIGURE 15: FUNCTIONAL CLASSIFICATION RELATIONSHIP
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A complete functional design system provides a series of distinct travel movements. Most
trips exhibit six recognizable stages. These stages are as follows.
• Main movement
• Transition
• Distribution
• Collection
• Access
• Termination
As an example, Figure 16 depicts the hierarchy of movement by illustrating a hypothetical
trip using a freeway, which comprises the main movement. When the vehicle leaves the
freeway, the transition is the use of the freeway ramp at a reduced speed. The vehicle
then enters the moderate speed arterial, the distribution function, to travel toward a
neighborhood. From the arterial, the vehicle enters a collection road then a local access
road that provides direct approach to the residence or termination point. Each of the six
stages of the trip is handled by a facility designed specifically for that function. Speeds
and volumes normally decrease as one travels through the six stages of movement.
It must be recognized that not all intermediate facilities are needed for various trip types.
The character of movement or service that is provided has a function and these functions
do not act independently.
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FIGURE 16: HIERARCHY OF MOVEMENT
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Principal Arterials
Principal arterials carry a higher proportion of total urbanized travel on a minimum of
mileage. They also serve:
Major activity centers
Higher traffic volumes
Longer trips
Along these facilities, access needs to be limited in order to preserve the ability of the
roadway to accommodate the volumes and to maximize safety. Principal arterials
emphasize mobility over land access. Little or no direct land access should be allowed
within an urban area. The management criteria require that a 40 mph average speed be
achieved during peak traffic periods. Grade separated intersections are required for
freeways and highly desired for other principal arterial roadways. In the Metro area,
interstate freeways are classified as principal arterials. There are currently no principal
arterials within the City of Corcoran.
Minor Arterials
Minor arterial roadways connect the urban service area to cities and towns inside and
outside the region and generally service medium to short trips. Minor arterials connect
principal arterials, minor arterials, and collectors. The spacing ranges from ¼ to ¾ of a
mile in metro centers to 1-2 miles in a developing area. The desired minimum average
speed during peak traffic periods is 20 mph in fully developed areas and 30 mph in
developing areas.
The emphasis for minor arterial roadways is on mobility rather than land access. In urban
areas, direct land access is generally restricted to concentrations of commercial/industrial
land uses. Minor arterials generally serve medium to short trips and provide use for local
and limited stop transit service.
Minor arterials are divided into “A” minor arterials and “B” minor arterials. “A” minor
arterials are roadways that are of regional importance because they relieve, expand, or
complement the principal arterial system. “A” minor arterials are categorized into four
types, consistent with Metropolitan Council guidelines:
• Relievers – Minor arterials that provide direct relief for metropolitan highway
traffic. There are currently no “A” minor arterial relievers within the City.
• Expanders – Routes that provide a way to make connections between urban
areas outside the I-494/I-694 beltway. CSAH 101 is an example of an “A” minor
arterial expander within Corcoran.
• Connectors – Roads that provide good, safe connections to and among
communities at the edge of the urbanized area and in rural areas. CSAH 50, CSAH
30, and CSAH 19 are examples of an “A” minor arterial connector in Corcoran.
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• Augmenters – Roadways that augment principal arterials within the I-494/I-694
beltway. There are currently no augmenters within Corcoran.
A well-planned and adequately designed system of a principal and “A” minor arterials will
allow the City’s overall street system to function the way it is intended and will discourage
through traffic from using residential streets. Volumes on principal and minor arterials
roadways are expected to be higher than on collector or local roadways.
“B” minor arterials provide a city-wide function, serving medium to long distance trips.
There are currently two “B” minor arterials within the City, County Road 116 and County
Road 119 (109th Avenue North).
Collector Streets
Collector streets provide more land access than arterials and provide connections to
arterials, although not in all cases. As is the case with any roadway system, there will
always be exceptions to the planning guidelines that are used to classify a roadway
system. Collectors serve a dual function of accommodating traffic and the provision of
more access to adjacent properties. Mobility and land access are equally important and
direct land access should predominately be to development concentrations. Collector road
spacing ranges from ¼ to ¾ of a mile in a fully developed area and ½ to 1 mile in a
developing area. Collectors can be broken down further into major and minor collectors.
Major collectors generally connect to minor arterials and serve shorter trips within the
County or City. These roads supplement the arterial system in that mobility is slightly
emphasized over access. An example of a major collector within Corcoran is CSAH 10.
Minor collectors provide the connection between neighborhoods and commercial/industrial
areas and the major collector/minor arterial system. Access is slightly emphasized over
mobility in minor collectors. Oakdale Drive, Trail Haven Road, Kalk Road, and Willow Drive
are examples of minor collectors within the City.
Local Streets
The lowest classification of roadways is the local roadway where access is provided with
much less concern for control but land service is paramount. Spacing for local streets is as
needed to access land uses. Local roadways generally have lower speed limits in urban
areas and normally serve short trips. Local streets will connect with some minor arterials
but generally connect to collectors and other local streets. The development of local
streets will be guided by the location of the existing and proposed minor arterials and
collectors as well as by development and the expansion of local utilities.
The existing roadway functional classification system is shown on Figure 17.
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FIGURE 17: EXISTING ROADWAY FUNCTIONAL CLASSIFICATION
Existing Roadway Functional Classification
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Back side of figure 17
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Access Management Guidelines
The management of thoroughfare access along roadway systems, particularly arterial and
collector roadways is a very important component of maximizing the capacity and
decreasing the crash potential along those roadway facilities. As mentioned in a previous
section, arterial roadways have a function of accommodating larger volumes of traffic and
often at higher speeds. Therefore, access to such facilities must be limited in order to
protect the integrity of the arterial function. Collector roadways provide a link from local
streets to arterial roadways and are designed to provide more access to local land uses
since the volumes and speeds are often less than arterial roadways.
MnDOT studies have shown that as the density of access increases, whether public or
private, the traffic-carrying capacity of the roadway decreases and the vehicular crash
rate increases1. Businesses suffer financially on roadways with poorly designed access,
while well-designed access to commercial properties support long-term economic vitality.
As with many transportation related decisions, land use activity and planning is an integral
part of the creation of a safe and efficient roadway system. Every land use plan
amendment, subdivision, rezoning, conditional use permit or site plan involves access and
creates a potential impact to the efficiency of the transportation system. Properties have
access rights and good design will minimize the deleterious effect upon the roadway
system. Minnesota State Statutes state that “reasonable, convenient, and suitable” access
to property shall be provided. Access management is a combination of good land use
planning and effective design of access to property.
The granting of access is shared by the State, County, Cities, and Townships with each
having the permitting process responsibility over roadways under their control. The
aforementioned authorities may also require the following while examining access:
• Dedication of public rights-of-way
• Construction of public roadways
• Mitigation measures of traffic and/or other impacts
• Change in and/or development of new access points
Using proper access guidelines helps all the agencies involved act in a coordinated
manner. However, access spacing is important not just for new developments but for
existing developments and accesses as well. Processes should be developed to deal with
existing corridors that have allowed improper access spacing in the past. In these cases it
is possible that the number of access points exceed the access spacing guidelines. These
existing access points must be handled in a different manner than with new access
points. It is desired to aggressively minimize any new accesses while consolidating,
restricting and/or reducing existing access points as redevelopment occurs. It is important
to remember that access spacing guidelines are long term goals and not absolute rules.
1 “Toward an Access Classification System and Spacing Guidelines”, Technical Study No. 4, MnDOT,
February 1999.
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Maintaining flexibility is important when promoting access consolidation, including
consideration of existing conditions, physical barriers, or constraints.
The traveling public benefits from access spacing whether using grade-separated
crossings, frontage roads, right-turn only entrances/exits, etc. Given the number of
agencies potentially involved in reviewing plats and access points, access guideline and
corridor management practices should be implemented at the State, County, and City
level.
MnDOT has developed guidelines for access management based upon their goals of
safety, mobility, and statewide growth. As a part of their guidelines, four new categories
were developed as an addition to the functional classification system:
• High Priority Interregional Corridors (IRC)
• Medium Priority IRC
• Regional Corridors
• Statewide Roads
These types of roadways link the State’s primary trade centers and the Twin Cities Metro
area to one another. MnDOT has further divided the primary categories into sub-
categories based upon the specific facilities and land use patterns surrounding the
roadway. TH 55 is recognized as a regional corridor.
The governmental unit controlling specific roadways also controls access to these
roadways. For the most up-to-date access spacing guidelines, contact MnDOT and
Hennepin County.
Traffic Volumes
The Metropolitan Council has projected the City’s growth as shown in Table 19. The
growth will be accommodated through development efforts. Figure 18 shows the location
of each traffic assignment zone (TAZ) within the City limits.
The Metropolitan Council’s Transportation Policy Plan supports the maintenance and
enhancement of transportation facilities to accommodate growth and reinvestment into
the community.
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TABLE 19: FORECAST OF POPULATION, HOUSEHOLDS AND EMPLOYMENT BY TAZ
TAZ 2008 REVISED DEVELOPMENT FRAMEWORK
2010 2020 2030
Population
805 1,986 1,989 2,000 2,020
806 2,087 2,090 3,800 8,367
807 1,718 1,721 2,800 7,213
Total 5,791 5,800 8,600 17,600
Households
805 627 627 660 700
806 720 723 1,440 2,900
807 547 550 800 2,500
Total 1,894 1,900 2,900 6,100
Employment
805 180 200 800 1,424
806 378 400 700 1,695
807 862 900 1,000 2,381
Total 1,420 1,500 3,500 5,500
The most recent daily traffic volume information for the primary roadways in the City of
Corcoran was obtained from MnDOT. Figure 19 shows the existing average annual daily
traffic (AADT) volumes within the City.
Traffic volumes, as shown on Figure 19, are used as a planning tool to help test the ability
of a roadway to accommodate future volumes. In addition to the number of lanes
provided, the daily capacity of any individual roadway is based upon many factors
including:
• Number of access points per mile
• Number of signalized intersections per mile
• Percentage of truck traffic
• Physical grade of the roadways
Level of service (LOS) is a qualitative measure describing operational conditions within a
traffic stream, generally in terms of service measures such as:
• Speed and travel time
• Freedom to maneuver
• Traffic interruption
• Comfort and convenience
Six levels, LOS A to LOS F, are generally used for traffic analysis. LOS A is the best with
free flow conditions and little to no delay. LOS F is the worst with congestion, long delays,
and forced flow. Table 20 shows how each level of service would look to motorists.
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TABLE 20: LEVEL OF SERVICE DESCRIPTION
For planning purposes, a generalized ADT threshold for roadways is used. Table 21 shows
the generalized ADT volume thresholds for a roadway type and number of lanes in terms
of level of service.
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TABLE 21: GENERALIZED PLANNING AVERAGE DAILY TRAFFIC VOLUME THRESHOLDS
FACILITY TYPE MAXIMUM ADT VOLUME AT LEVEL OF SERVICE1
A B C D2 E
2-Lane Roadway -
Without Turn Lanes
With R Turn Lanes
With L Turn Lanes3
With L and R Turn Lanes3
3,000
4,750
5,250
7,500
4,500
7,200
7,900
11,250
6,500
10,300
11,400
16,250
8,500
13,500
14,900
21,250
10,000
15,900
17,500
25,000
4-Lane Roadway -
Without Turn Lanes
With R Turn Lanes
With L Turn Lanes4
With L and R Turn Lanes4
7,100
9,600
10,100
12,600
10,700
14,400
15,200
18,900
15,400
20,700
21,900
27,200
20,100
27,100
28,600
35,600
23,700
31,900
33,700
41,900
1 ADT Volumes above the LOS E maximum threshold would be considered LOS F.
2 LOS D is usually the lowest acceptable LOS allowed by most agencies within the metro area.
3 Also considered the planning capacity for a 3-lane roadway (one through lane in each direction with a center, two-way left turn
lane) without or with a right turn lane.
4 Also considered the planning capacity for a 5-lane roadway (two through lanes in each direction with a center, two-way left turn
lane) without or with a right turn lane.
Note: Approximate values based upon several assumptions:
Capacity assumptions per lane
Peak hour percentages
Directional orientation
¼ mile signal spacing
Most of the existing roadway network in Corcoran is comprised of two-lane roads without
turn lanes. TH 55 through Corcoran is a two-lane roadway with by-pass lanes. It is
assumed that TH 55 is a two-lane facility with left-turn lanes to evaluate the planning
LOS. The existing roadway network was compared to the values on Table 20 to obtain the
existing daily planning LOS estimates.
Figure 20 shows the current planning LOS values per road segment. As shown in that
figure most of the road segments analyzed are currently operating at satisfactory
conditions. The exceptions are CSAH 30 (97th Avenue N) between CR 116 and CSAH 101,
CR 116 south of Larkin Road, and TH 55 through Corcoran, which are all at LOS E.
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FIGURE 18: TRAFFIC ANALYSIS ZONES
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FIGURE 19: EXISTING AVERAGE DAILY TRAFFIC VOLUMES
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FIGURE 20: EXISTING PLANNING LEVEL OF SERVICE
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Back side of figure 20
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Transportation Issues
This section identifies transportation issues that affect the City’s transportation plan. The
section was compiled from several sources including:
• TH 55 Corridor Coalition
• Hennepin County Transportation Systems Plan (HC-TSP)
• Comprehensive Plans from surrounding communities
• NW Hennepin County – I-94 Sub-Area Transportation Study (NW Hennepin Study)
• Corcoran’s Vision
Some of the issues have been identified on Figure 21. The City of Corcoran may or may
not support all of the issues that are discussed in the following section, but the issues
have been discussed by others and may affect Corcoran.
Highway 55 Corridor Coalition
The TH 55 Corridor Coalition was formed in 2001 as a cooperative agreement between
Hennepin and Wright Counties. In 2002 16 cities and townships, including Corcoran,
joined through a joint powers agreement. The group has elected Board
Members/Officers. More information regarding the Highway 55 Corridor Coalition and the
Board Members/Officers can be found on the coalition’s website: www.highway55.org.
TH 55 is a primary transportation corridor linking the western communities in Wright
County and Hennepin County to the Minneapolis/St. Paul Metropolitan area. The corridor
has become congested as the area has developed because there are no parallel routes to
spread the traffic demand. Therefore, the capacity of TH 55 must be increased.
In 2006 the corridor had the following AADT counts in the following locations as shown in
Table 22:
TABLE 22: HIGHWAY 55 TRAFFIC COUNTS
LOCATION 2006 AADT
Annandale 9,400
Buffalo 17,600
Rockford 21,600
Medina 30,500
Plymouth 55,000
The increasing traffic and capacity needs are a growing concern to the communities along
the corridor. Direct access to TH 55 and crashes along the corridor have raised the
concern for the safety of everyone who uses the highway. MnDOT is currently faced with
growing transportation needs throughout the State and decreasing transportation
funding.
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The TH 55 Corridor Coalition has prepared a concept improvement plan for TH 55. This
plan proposes the provision of an improved facility with the potential of interchanges at
CSAH 101 and CSAH 116. The plan proposes TH 55 to be a six-lane divided roadway from
the City of Medina to CSAH 116 in Corcoran and then a four-lane divided highway from
CSAH 116 to Townline Road in Loretto. The City should continue to work with the
coalition in order to further the improvement process and to ultimately see this project
constructed.
The concepts developed within this corridor plan are a guide to help preserve future right-
of-way along the corridor. Funding does not exist to construct any of the recommended
improvements at this time.
CSAH 10/CSAH 50 Realignment
The existing intersection of CSAH 10/CSAH 50 has poor geometrics due to the angle the
roads form as they intersect. The area also contains the City’s largest municipal park.
The City has a vision to develop this area as its downtown redevelopment. The roadways
would be re-routed to improve geometrics and accommodate the City’s vision, and by re-
routing the roads, the skew of the existing intersection would be removed. This
realignment would aim to by-pass the downtown area as well as create a standard right-
angle intersection. The exact location of the realigned roadway should be studied in detail
as development plans progress.
CSAH 101 Realignment
Hennepin County, in cooperation with the City of Maple Grove, plans to reconstruct CSAH
10 from Vicksburg Lane/West Fish Lake Road to CSAH 101. The road will be widened
from a two-lane rural roadway to a four-lane divided urban roadway with exclusive turn
lanes at key intersections, and new traffic signals. CSAH 101 will be realigned further east
to provide a safer intersection with CSAH 10. This realignment project will improve access
management along the corridor. Bicycle/pedestrian trails will be constructed along both
sides of the roadway that will connect to recreational trails in the area.
To date, the project is in the early stages of design and progressing through the
environmental documentation, preliminary layout, and public comment/review periods.
Construction is anticipated to begin as early as 2009.
NW Hennepin County – I-94 Sub-Area Transportation Study
The Northwest Hennepin County – I-94 Sub-Area Transportation Study (NW Hennepin
Study) was completed in April 2008. A copy of the completed document was given to
each of the cities involved in CD format. The study focused on the Dayton, Rogers,
Hassan Township, Corcoran and Maple Grove areas due to the projected growth in those
areas. Over the next 20+ years those areas will be urbanizing and seeing tremendous
growth. Dayton, Rogers, and Hassan Township are expected to quadruple in population
between 2006 and 2030.
The study was initiated to identify future transportation system needs, to address the
changing needs within those communities, and to establish the groundwork for moving
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forward with requests for additional access to I-94. Through the study, some key issues
were identified including a lack of an arterial roadway system in the area, physical
constraints, congestion, and access to I-94. The study identifies an area south of I-94,
which includes Corcoran, as an area that lacks an arterial roadway system.
Traffic volume forecasts for the year 2030 were developed based on Metropolitan Council
projections of population, households, and employment. The study area roadway’s
capacities and deficiencies were identified so that communities can plan for additional
capacity improvements or manage facilities effectively through access controls, right-of-
way preservation, setback requirements and/or land use and development controls.
Improvements identified in the study were based on transportation system needs and
growth trends with no account for available funding. Implementation priorities were
established using the following criterion:
• Improving system connectivity to provide better east-west and north-south flow in
immediate growth areas;
• Addressing current capacity issues at major intersections/interchanges and
overloaded segments;
• Addressing I-94 access issues to better balance access to I-94;
• Leveraging funding of federal, state, local, and private funds to the fullest extent.
The NW Hennepin Study identified a staging plan for the area (with no regard to available
funding). Some of the improvements contained in the staging plan will directly affect the
City of Corcoran and are identified in Table 23.
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TABLE 23: NW HENNEPIN STUDY – IMPROVEMENT STAGING
CORRIDOR TERMINI TYPE OF IMPROVEMENT
TIMING OF
IMPROVEME
NT
CSAH 30 CR 116 to Dunkirk Ln Upgrade to 4-lane Minor
Arterial Short-Term
CSAH 101/Brockton Ln CSAH 30 to CR 117 Upgrade to 4-lane Minor
Arterial Short-Term
CSAH 101/Brockton
Ln/I-94 Interchange --- Interchange with I-94 Short-Term
CR 116 Overpass --- Overpass with I-94 Short-Term
CR 117 Overpass --- Overpass with I-94 Mid-Term
CSAH 101/Brockton Ln CSAH 30 to South
Study Area Limits
Upgrade to 4-lane Minor
Arterial Mid-Term
CR 116 CSAH 30 to South
Study Area Limits
Upgrade to 4-lane Minor
Arterial Mid-Term
CSAH 30 CR 116 to CSAH 19 Upgrade to 4-lane Minor
Arterial Mid-Term
CSAH 30
Realignment/Extension CSAH 19 to Harff Rd Realignment of 2-lane Minor
Arterial Long-Term
Short-Term timeframe is between 2008 and 2020
Mid-Term timeframe is between 2020 and 2030
Long-Term timeframe is between 2030 and 2040
CR 116 / CSAH 101
MnDOT has turned the jurisdiction of CSAH 101 back to the County resulting in CR 116
and CSAH 101 being spaced much more closely than would be desired by the spacing
guidelines for rural minor arterials. CSAH 101 also lacks much of the continuity desired for
minor arterials. This lack of continuity will be mitigated somewhat by the planned
realignment and reconstruction of the intersection of CSAH 101 and CSAH 10 discussed
previously.
However, many cities that have these two routes within their boundaries are planning
around the roadways in different ways. The City of Dayton is guiding the area near CSAH
13/CSAH 81 for industrial development, and Hassan/Rogers has been reviewing a major
mixed-use development (Stone’s Throw) in the southwestern quadrant of I-94/CSAH 101.
Dayton, Rogers, and Hassan Township would like to see a new interchange at I-94/CSAH
101 as part of the roadway system. Additionally, one of the alignment alternatives for the
proposed Mississippi River crossing shows a connection to this proposed interchange.
Rogers has examined the feasibility of an overpass of I-94 just north of the proposed
CSAH 101 interchange which would serve as an extension of CR 116.
To the south, the City of Medina strongly opposes any future extension of CSAH 116
through the city.
The HC-TSP has identified CSAH 10 and CSAH 101 as candidates for jurisdictional transfer
from the County to the City. Both Medina and Maple Grove are opposed to the turnback
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of CSAH 101 to the cities. However, no details regarding these potential transfers were
identified in the HC-TSP.
CSAH 30
Hennepin County and the City of Maple Grove are in the process of reconstructing CSAH
30 from Dunkirk Lane to CSAH 101 (outside of Corcoran city limits). The new roadway will
be a four-lane divided roadway with trails on each side of the road. The project is
expected to be completed in the fall of 2009.
The City plans for CSAH 30 is to be the primary east-west corridor through Corcoran in
the future. The extension of CSAH 30 east of Corcoran will connect to the future TH 610
interchange at I-94. Eventually, CSAH 30 will be a four-lane facility through Corcoran. The
City plans for CSAH 30 to be designed as a parkway through the City. Future
development may need to provide larger right-of-way to accommodate a parkway design.
Interchange at CSAH 101 (Brockton Lane)/I-94
As the northwest Hennepin County area grows, increased access to I-94 is necessary to
relieve current access points and to balance flows on the arterial roadway system. The
NW Hennepin Study examined an interchange at the CSAH 101 (Brockton Lane) area due
to spacing from other I-94 access points as well as connections to the arterial roadway
system. This proposed regional access to I-94 serves to relieve adjacent interchanges,
increase system efficiency and safety, and relieve overloads on other local system
linkages. If access to I-94 in the CSAH 101 (Brockton Lane) area is not provided, then
significant capacity enhancements to arterials and interchanges at TH 101 in Rogers and
CSAH 30 in Maple Grove would be needed.
River Crossings
The potential need for a new Crow River crossing was raised by the Wright County
Transportation Plan in 1994, but was seen as being beyond the study period in the
Hennepin County Transportation Systems Plan (HC-TSP). This potential link would extend
CSAH 30 in Hennepin County westerly to Wright County Road 144, thus providing an
east-west connection between Buffalo to TH 610. The impacts of this river crossing are
still being examined. The exact alignment of the CSAH 30 extension and the river crossing
has not yet been determined and will require further detailed study.
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FIGURE 21: TRANSPORTATION ISSUE AREAS
Transportation Issues
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Back side of figure 21
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Transit System
There currently are no public transit facilities or services in the City of Corcoran. As
growth and development occur in the community it will be important to include transit
options in designs. Park and Ride or carpool areas should be accommodated in site
development or on public sites. Streets or parking lots can be designed with pull over
locations to accommodate bus stops that do not impede traffic flow. While the City does
not have public transit at this time, other types of transit solutions should not be ignored
and should be explored.
Corcoran is outside of the Metropolitan Transit Taxing District. This means that there is no
regular-route service provided by the Metropolitan Council and Suburban Transit
Providers. The City is in Metropolitan Transit Market Area IV and is in the area of potential
of transit service expansion. Service options for Market Area IV include:
• Dial-a-ride
• Volunteer driver programs
• Ridesharing
Rail
There are no railroad facilities within the City of Corcoran.
Aviation Facilities
There are currently no public aviation facilities in the City of Corcoran. However, the City
is within the region’s general airspace which needs to be protected from potential
obstructions to air navigation.
Under Minnesota Statutes 360, the State regulates the height of structures as they are
defined and enforced under Aeronautics Rules and Regulations 8800.1200 Criteria for
Determining Air Navigation Obstructions. Subparagraph 4(B) states:
“Objects more than 200 feet above the ground or more than 200 feet above the
established airport elevation, whichever gives the higher elevation, within three nautical
miles of the nearest runway of an airport, and increasing in the proportion of the 100 feet
for each additional nautical mile of distance from the airport but not exceeding 500 feet
above ground”, is a general obstruction.
Notification to MnDOT Aeronautics is required when any object, as defined above, would
affect general airspace. The City will include the following requirements with all
applications:
Notification: Any applicant or property owner who proposes any construction or alteration
that would exceed a height of 200 feet above ground level at the site, or any construction
or alteration of greater height than an imaginary surface extending upward and outward
at a slope of 100:1 from the nearest point of the nearest runway of a public airport shall
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notify the Commissioner at least 30 days in advance. Local reporting is in addition to any
Federal permitting/review process (FAA Form 7460-8) involving a sponsor/proposal.
2030 Future Transportation System
Highways and Streets
2030 Traffic Projections
Hennepin County, as a part of their Transportation Systems Plan (HC-TSP), has projected
2030 average daily traffic (ADT) volumes onto some of the roadways in Corcoran. Future
ADT for the remaining roadways in Corcoran were projected based on the future land
use, TAZ data, and engineering judgment. The 2030 ADT volumes and forecasts are
shown in Figure 22.
Jurisdictional Transfers (planned or possible)
The 2030 Hennepin County Transportation Systems Plan (HC-TSP) suggests turning CSAH
10 and CSAH 101 back to the City. The City does not support these turn backs. The
decision has not been finalized and no timeframe has been designated.
The City should work with Hennepin County on the feasibility of these possible changes.
Functional Classification Changes (planned or possible)
According to the 2030 Hennepin County Transportation Systems Plan (HC-TSP), County
Road 116 and County Road 117 through Corcoran could warrant a change in either their
functional classification or funding designation. These roadway segments should be
monitored. The City of Corcoran should communicate with Hennepin County and the
Metropolitan Council regarding any changes in either functional classification or funding
designations that may arise.
The Metropolitan Council is in the process of changing the functional classification of TH
55 to a Principal Arterial. The City of Corcoran is in support of this change.
The NW Hennepin Study recommends changing the functional classification of additional
routes as outlined below.
CR 116 (Southern NW HEennepin Study Area Boundary to CSAH 13)
CR 116 from the southern boundary of the NW Hennepin Study area to CR 116 is
recommended to be upgraded from a “B” Minor Arterial to an “A” Minor Arterial
Reliever. This route provides important north-south continuity within the area to
more urbanized metro areas to the south. In addition, CR 116 is proposed to be
extended as an overpass from Territorial Road to CSAH 13. This overpass will play
a similar role to CR 117 in terms of providing local traffic circulation without
congesting the busy interchange areas.
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FIGURE 22: 2030 AVERAGE DAILY TRAFFIC VOLUMES
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Back side of figure 22
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CR 117 (CSAH 19 to CR 116)
Currently, this route is a “B” Minor Arterial. This route helps provide east-west
continuity in the area. This route provides connectivity into Wright County and
through an extension to the east across I-94 will provide connectivity to CSAH 81
and industrial/commercial areas along CSAH 81. Therefore, this section of CR 117
is recommended to be classified as an “A” Minor Arterial Connector due to its
connectivity, spacing from CSAH 30 and connection to other proposed north-south
minor arterials such as CR 116 and CSAH 101.
CSAH 30 Extension (CSAH 19 to the west study area boundary)
Currently, CSAH 30 is designated as an “A” Minor Arterial Connector from I-94 to
CSAH 19. The future local system plan identified a continuation of this route to the
west into Wright County. This route is anticipated to be the main east-west
mobility corridor as it serves Corcoran, Hassan Township as well as traffic from
Wright County through a future crossing of the Crow River. At I-94, CSAH 30 is
planned to be realigned in the future to connect as the western leg of the I-94/TH
610 interchange. Due to the importance of this route as a mobility corridor, it is
recommended by the study to be classified as an “A” Minor Arterial Expander.
Figure 23 shows the future 2030 functional classification of roadways.
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FIGURE 23: 2030 ROADWAY FUNCTIONAL CLASSIFICATION
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Back side of fig 23
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Roadway Capacity Analysis
The projected future roadway network was again analyzed at a planning level using year
2030 volume projections. No improvements were assumed to the roadway network, with
the exception of TH 55. TH 55 was analyzed as a four-lane segment with left and right
turn lanes. The planning LOS results are shown in Figure 24. It can be seen from these
results that some improvements will be necessary to the existing roadway network to
avoid future undesirable levels of service. Roadway capacity deficiencies predicted for
2030 are along the following segments as shown in Table 24.
TABLE 24: 2030 PLANNING LOS – DEFICIENT SEGMENTS
SEGMENT FROM - TO LOS
CR 116 Entire segment in Corcoran F
CSAH 101 Entire segment bordering Corcoran F
CSAH 10/CSAH 50 Commerce Street to CSAH 101 F
CSAH 30 Cain Road – CSAH 101 F
CSAH 30 CSAH 19 – Cain Road E
CR 117 West City Boundary – CR 116 F
CSAH 19 CSAH 50 – CR 117 E
CSAH 50 CSAH 19 – CSAH 10 E
The Hennepin County Transportation Systems Plan (HC-TSP) also identifies CSAH 116,
CSAH 30, and CSAH 101 as having possible/probable congestion in 2030. As development
occurs within the City, area roadways should be monitored to address congestion issues
before it becomes significant.
Hennepin County has identified improvements that were used in their Base 2030 Roadway
Network. This itemized list of improvements includes projects that are anticipated to be
implemented by 2030 due to their inclusion in CIP’s, the Transportation Improvement
Plan (TIP) or some action that makes the improvement likely. Improvements identified by
the County that would affect Corcoran are identified in Table 25.
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TABLE 25: HENNEPIN COUNTY – BASE 2030 ROADWAY NETWORK IMPROVEMENTS
ROADWAY TERMINI CITY
MnDOT
Trunk Highway 101 Conversion to limited access – north segment Rogers / Hassan Twp
Hennepin County
CSAH 101 Reconst. & add lanes with Stone’s Throw Hassan Township
County Road 116 Fletcher Bypass – extension to CSAH 81 Rogers / Hassan Twp
The County also identified Optional 2030 Roadway Network Improvements. This roadway
network incorporates some roadway elements that have been proposed by this and other
studies and are still under evaluation. Table 26 identifies improvements that may impact
Corcoran.
TABLE 26: HENNEPIN COUNTY – BASE 2030 ROADWAY NETWORK IMPROVEMENTS
ROADWAY TERMINI CITY
MnDOT
I-94 / TH 101 New directional interchange Rogers
Hennepin County
CSAH 30 New Crow River Bridge to Wright Co CR 144 Greenfield
TH 610 Extension Connection from I-94 to CSAH 30 Maple Grove
With these improvements on the local roadway network, it is likely that many of the
segments previously predicted with LOS E or LOS F would no longer operate at those
unsatisfactory levels. Additional traffic studies will be needed prior to implementing any
roadway improvements to ensure proper planning.
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FIGURE 24: 2030 PLANNING LEVEL OF SERVICE
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Back side of fig 24
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Chapter 9: Sanitary Sewer
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Introduction
The Metropolitan Land Planning Act (amended 1995) requires local governments to
prepare comprehensive plans and submit them to the Metropolitan Council to determine
their consistency with Metropolitan Council system plans. The local comprehensive plan is
to include a sanitary sewer element covering the collection and disposal of wastewater
generated by the community.
In March, 2005 the Metropolitan Council adopted a revised 2030 Water Resources
Management Policy Plan (WRMPP). The 2030 WRMPP includes the metropolitan
wastewater system plan with which local comprehensive plans must conform. This
sanitary sewer section will serve as both the sanitary sewer element of Corcoran’s
Comprehensive Plan and provide an update to the City’s March 2005 Comprehensive
Sanitary Sewer Plan (CSSP). The intent of this chapter is to demonstrate Corcoran’s
conformance with Metropolitan Council wastewater system planning, providing specific
information needed to meet the 2030 WRMPP requirements.
Metropolitan Council Environmental Services (MCES) operates the Metropolitan Disposal
System (MDS) that will ultimately provide wastewater service to the sewered portions of
Corcoran. The MDS includes interceptor sewers, lift stations, forcemain, wastewater
treatment plants, and other features necessary for MCES to operate a regional
wastewater collection and treatment system. Corcoran currently has no connections to
the MDS. This section provides Corcoran’s projections for sanitary sewer flow increases
that Metropolitan Council can use for regional wastewater planning purposes, including
whether capacity upgrades will be needed at the Metropolitan Wastewater Treatment
Plant (WWTP). This update to Corcoran’s 2005 CSSP is necessary to reflect land use and
sewer service area changes within newly identified urban growth areas that have been
identified since the City’s 2002 Comprehensive Plan.
MCES Interceptor Connections
Corcoran does not currently own and operate trunk sanitary sewer facilities and has no
existing connections to the MDS. Through 2030, MCES has identified three future
connections to the MDS via the Elm Creek Interceptor. Corcoran’s proposed service areas
to each of the MDS connections are as follows:
• Southwest (SW) Corcoran Connection at Node SW-11 – this connection will serve
SW Corcoran via a future lift station and existing trunk sanitary sewer through the
city of Medina along Trunk Highway 55. Medina’s trunk sanitary sewer system
connects to the existing Medina Leg of the Elm Creek Interceptor in the northeast
corner of Medina.
• Southeast (SE) Corcoran Connection at Node SE-22 – this connection will serve
the east portion of SE Corcoran via a future connection to the South Corcoran
Extension of the Elm Creek Interceptor. The final segment of the South Corcoran
Extension through Maple Grove is anticipated to be completed relatively soon.
• Northeast (NE) Corcoran Connection at Node NE-19 – this connection will serve NE
Corcoran and the west portion of SE Corcoran via the future Hassan Leg of the
Elm Creek Interceptor.
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Corcoran’s proposed trunk sanitary sewer system and the three proposed connection
points to the MDS are identified on Figures 25 - 27. The facilities identified on Figures 25 -
27 are designed to serve the City through the 2030 forecasts for growth shown in Table 27,
with the potential for expansion beyond as the City continues to grow and system capacity
availability allows. Actual growth rates will affect only the timing of trunk sewer
construction and not the design of the system.
Forecasts
The Metropolitan Council requires municipalities to include adopted forecasts for population,
households, and employment in five-year increments to 2030. Table 26 presents
Metropolitan Council city-wide forecasts for Corcoran. The forecasts in Table 27 have
recently been negotiated with the Metropolitan Council (March 25, 2009) and differ from the
forecasts provided in Corcoran’s System Statement issued by the Metropolitan Council in
September 2005.
TABLE 27: CITY-WIDE POPULATION, HOUSEHOLD, AND EMPLOYMENT FORECASTS
YEAR TOTAL POPULATION TOTAL
HOUSEHOLDS
TOTAL
EMPLOYMENT
2008 5,791 1,894 1,420
2010 5,800 1,900 1,500
20151 6,558 2,150 2,500
2020 8,600 2,900 3,500
20251 12,984 4,500 4,500
2030 17,600 6,100 5,500
1Values Interpolated
Table 28 presents forecasts for sewered population, households, and employees for the city
of Corcoran. As in Table 27, the Corcoran sewered forecasts also differ from the forecasts
provided in Corcoran’s System Statement. The sewered population and household numbers
in Table 28 have also recently been negotiated with the Metropolitan Council (April 14,
2009), while the sewered employment numbers were estimated by assuming all new post-
2010 employment will be sewered. The assumed sewered employment numbers will need to
be confirmed by the Metropolitan Council.
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FIGURE 25: PROPOSED TRUNK SANITARY SEWER SYSTEM-NORTHEAST
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FIGURE 26: PROPOSED TRUNK SANITARY SEWER SYSTEM-SOUTHEAST
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FIGURE 27: PROPOSED TRUNK SANITARY SEWER SYSTEM-SOUTHWEST
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Table 28: Sewered Population, Household, and Employment Forecasts
YEAR SEWERED
POPULATION
SEWERED
HOUSEHOLDS
SEWERED
EMPLOYMENT
2008 0 0 0
2010 0 0 0
20151 2,288 750 1,000
2020 4,448 1,500 2,000
20251 9,666 3,350 3,000
2030 15,003 5,200 4,000
1Values Interpolated
In addition to the forecasts in the preceding Tables 27 and 28, Metropolitan Council also
requires cities to provide projected average wastewater flows in 5-year increments through
2030. The Metropolitan Council uses these forecasts to plan all future interceptors and
wastewater treatment work needed to provide adequate service.
Table 29 presents average wastewater flow projections for Corcoran, based on the forecasts
provided in Table 28. The projected average sewer flows for Corcoran are based on an
estimated 75 gallons per day per sewered resident and 25 gallons per day per sewered
employee.
TABLE 29: AVERAGE WASTEWATER FLOW PROJECTIONS
YEAR AVERAGE WASTEWATER FLOW
PROJECTIONS (MGD)
2008 0.00
2010 0.00
2015 0.20
2020 0.38
2025 0.80
2030 1.23
Table 30 presents the average wastewater flow projections identified in Table 29, split by
connection point to the MDS. The locations of these connection points are identified on
Figures 25 - 27. The distribution of the average wastewater flow projections from Table
29 to each connection point in 5-year increments is based on average wastewater flow
distribution ratios developed from Corcoran’s trunk sewer design model included in
Appendices A-D.
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TABLE 30: AVERAGE WASTEWATER FLOW PROJECTIONS BY MDS CONNECTION
YEAR
SW
CONNECTION
(MGD)
SE
CONNECTION
(MGD)
NE
CONNECTION
(MGD)
TOTAL PROJECTED
AVERAGE FLOW (MGD)
2008 0.00 0.00 0.00 0.00
2010 0.00 0.00 0.00 0.00
2015 0.03 0.09 0.07 0.20
2020 0.07 0.14 0.18 0.38
2025 0.12 0.26 0.41 0.80
2030 0.12 0.30 0.80 1.23
Trunk Sanitary Sewer System Design
Land Use
Corcoran’s 2030 Land Use Plan serves as the basis for the development of the City’s trunk
sanitary sewer system by estimating volumes of wastewater generated by each land use
type. Detailed descriptions of the various land uses including density ranges can be found in
the land use chapter. Appendix B presents Corcoran’s 2030 land use information split by
sewer subdistrict within the sewered portions of the City. Corcoran’s sewer subdistrict
boundaries can be found on Figure 25.
Estimated Average Wastewater Flows
Municipal wastewater is made up of a mixture of domestic sewage, commercial and
industrial wastes, groundwater infiltration, and surface water inflows. With proper design
and construction, groundwater infiltration and surface water inflows, often called
infiltration/inflow (I/I), can be minimized. However, while Corcoran intends to minimize I/I
into the trunk system, to be conservative a small amount of I/I (reflecting estimated I/I
contributions into a new trunk sanitary sewer system) is included in the analysis and design
of Corcoran’s trunk sewer system to provide an appropriate level of service to Corcoran.
To estimate average wastewater flows generated within the various sewer subdistricts, unit
flow rates (in gallons per acre per day) are multiplied by the acreage for each land use
category as identified in Appendix A. The unit flow rates for designing Corcoran’s trunk
system are presented in Table 31. Wetland, right-of-way, and other undevelopable areas are
assumed to not generate any sewer flow. The average wastewater flows for each sewer
subdistrict are presented in Appendix B.
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TABLE 31: SYSTEM DESIGN WASTEWATER UNIT FLOW RATES
Land Use Type
Unit Rate
(Gallons/Acre/Day)
Ag Preserve 0
Business Park 1,000
Commercial 1,000
Existing Residential 270
Golf Course 50
High Density Residential 2,000
Light Industrial 1,000
Low Density Residential 750
Medium Density Residential 1,050
Mixed Residential 1,200
Mixed Use 1,500
Parks/Open Space 0
Public/Semi-Public 250
Rural/Ag Residential 0
Undevelopable 0
The calculation of average wastewater flow rates for use in Corcoran’s trunk sanitary sewer
design conservatively estimates wastewater generation at the municipal level so that no City
trunk is undersized for its projected sewer subdistrict. The values in Table 31 reflect
conservative unit rate assumptions, particularly for commercial and industrial land uses, that
allow Corcoran’s trunk system to accommodate higher sewage generating land uses, such as
manufacturing without being undersized. The conservative approach to estimating flows
allows the City to remain flexible in planning future development, allowing for localized
development of higher intensity use, and protecting against potential sewer backups.
Design Flows
Corcoran’s trunk sanitary sewer system must be capable of conveying the anticipated peak
wastewater flow rate. The peak wastewater flow rate, or design flow, is calculated by
multiplying the average flow rate by a variable peak flow multiplier, called the Peak Flow
Factor (PFF). The PFF can generally be described as inversely proportional to the average
flow rate.
The PFF values applied in this study are shown in the following graphic as a curve and in
tabular form. These values are generally conservative and widely used throughout the state
for municipal sewer planning. The PFF values include a standard allowance for I/I, which is
typical of new sanitary sewer construction as well as properly operating existing sewers.
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The first step in estimating Corcoran’s design flows involves designating each sewer
subdistrict to drain to a specific sewer node, generally the nearest down-gradient sewer
node, within Corcoran’s proposed trunk sanitary sewer system. To calculate the design
flows in the system, the total average flow to each sewer node is multiplied by the
appropriate PFF. The calculation of design flows for Corcoran is summarized in Appendix
C. Figures 25 - 27 identifies the sewer subdistricts and sewer nodes, as part of the larger
trunk sewer system. For the purposes of this narrative, a sewer node is identified within
trunk sewer system at the following locations:
• Upstream end of a trunk (generally considered 10” pipe and larger) sewer pipe
• Trunk sewer junction points
• Trunk sewer pipe size changes
• Lift stations
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Trunk Sanitary Sewer System Sizing
Corcoran’s trunk sanitary sewer system layout is identified on Figure 25. Sizing Corcoran’s
trunk sewer system is based on a number of parameters including: system design flows,
trunk sewer length, and trunk sewer grade.
Based on the trunk system layout on Figures 25 - 27, the trunk sewer length between
sewer nodes is determined. The trunk sewer grade is determined based on the minimum
sewer depth at each sewer node necessary to provide service to the contributing sewer
subdistrict(s). The design flows calculated in Appendix C indicate the minimum
conveyance capacity that must be provided in the trunk sanitary sewer system between
two given sewer nodes. With all these design parameters in place, the trunk sewer pipe
diameter between two sewer nodes is calculated. Corcoran’s trunk sanitary sewer system
design calculations are presented in Appendix D. The system design presented in this
Comprehensive Plan supersedes the trunk sanitary sewer system design information
presented in Corcoran’s 2005 CSSP.
The wastewater flow projections in this Chapter, when combined with the sewer map
(Figure 25) and modeling information contained in Appendices A-D, provide Metropolitan
Council with Corcoran’s wastewater generation and trunk sewer design information as
required in the 2008 WRMPP.
Infiltration and Inflow
The Metropolitan Council has recently instituted its Inflow/Infiltration (I/I) Surcharge
Program. The fundamental policy statement summarizing this program is that Metropolitan
Council “will not provide additional capacity within its interceptor system to serve excessive
inflow and infiltration.” Metropolitan Council establishes inflow and infiltration thresholds for
each of the communities that use the MDS. Communities that exceed this threshold are
required to eliminate this excess flow within a reasonable timeframe. Corcoran is not
currently connected to the MDS, therefore, the Metropolitan Council has not identified
Corcoran as a community with observed excess I/I.
As Corcoran looks forward to connecting to the MDS, a primary wastewater system goal of
Corcoran and Metropolitan Council is the limitation of clear water inflow into wastewater
collection systems. The I/I goal established by Metropolitan Council in Corcoran’s System
Statement is the allowable peak hourly flow rates derived from the average wastewater flow
projections presented in Table 29. The allowable peak hourly flow rates include both peak
system design flows and a flow contribution due to I/I. Based on the guidance provided by
Metropolitan Council, Corcoran’s I/I goal is presented in Table 32 below.
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TABLE 32: INFILTRATION AND INFLOW GOAL
YEAR ALLOWABLE PEAK HOURLY FLOW RATE
PROJECTIONS1 (MGD)
2010 0.00
2015 0.76
2020 1.37
2025 2.56
2030 3.69
1Projections include both system design flow and I/I flow components
The allowable peak hourly flow rate projections presented in Table 32 are not allotments
and can be modified by Corcoran through its regular Comprehensive Plan Update or
Comprehensive Plan Amendments. It should be noted that the peak flow rates provided in
Appendix C and D do not represent actual metered peak flows and therefore should not
be confused with the City’s I/I goal in Table 33. Metropolitan Council will determine
compliance with the City’s I/I goal based on actual metered flow data at each connection
to the MDS.
To limit the amount of I/I into Corcoran’s future trunk sanitary sewer system, the City will
identify as an implementation measure the development of an ordinance prohibiting
connections, including surface water and sump pump connections, to the trunk sanitary
sewer system.
Individual Sewage Treatment Systems
Corcoran’s 2005 CSSP includes a section (Section 9) titled “On-site Wastewater Disposal
Facilities” that outlines the City’s program for Individual Sewage Treatment Systems
(ISTS) in Corcoran. Section 9 of the 2005 CSSP is incorporated by reference into this
Chapter of Corcoran’s Comprehensive Plan. The following items are identified in Section 9
of Corcoran’s 2005 CSSP:
• Discussion of the City’s policies regarding how ISTS within both the future urban
service areas and the unsewered portions of the City will be regulated
• A map of the existing ISTS in Corcoran. There are an estimated total of 1,952
ISTS in Corcoran.
• City Code (Section 50) regulating the installation, inspection, and maintenance of
ISTS in Corcoran
• A description of Corcoran’s role in managing ISTS for compliance with Minnesota
Pollution Control Agency (MPCA) Rule 7080
In 2006, the City transferred the responsibility of tracking the operation, maintenance,
and enforcement of ISTS in Corcoran to Hennepin County. To acknowledge the transfer in
responsibility of tracking ISTS in Corcoran, the City will identify as an implementation
CITY OF CORCORAN COMPREHENSIVE PLAN SANITARY SEWER
192
measure a review and update of Section 50 in City Code to be consistent with the City’s
current ISTS responsibilities.
Hennepin County addresses non-conforming ISTS or ISTS with known problems through
their permitting program, either when a ISTS is being repaired or upon transfer of
property ownership. Hennepin County also responds to complaints about the performance
of specific ISTS.
Intercommunity Flow Connections
Corcoran currently has no intercommunity flow connections to neighboring municipalities.
One future intercommunity flow connection with Medina is anticipated in SW Corcoran.
According to the average and peak wastewater flows presented in Appendices C and D,
Corcoran estimates a 2030 average flow of 0.54 MGD and peak flow of 1.84 MGD into
Medina.
Medina and Corcoran began drafting an intercommunity agreement in 2008 related to joint
use of sewer and water extensions along TH 55. When development in SW Corcoran
requiring trunk sanitary sewer service begins to move forward, Corcoran and Medina will
finalize the agreement and submit it to Metropolitan Council.
Centralized Wastewater Treatment Systems
Corcoran has a current ordinance regulating the siting, maintenance, and monitoring of
centralized wastewater treatment systems. Section 940 of the Corcoran Code requires that
proposed centralized wastewater treatment systems be compliant with MPCA standards,
comply with all City requirements, and have no adverse impact on the environment or
neighboring properties. Corcoran Code also requires that a management plan identifying an
annual schedule for maintenance, inspection, and monitoring of the centralized wastewater
treatment system be provided to the City for approval. Section 940.040, Subd. 1.D of
Corcoran Code regulating centralized wastewater treatment systems is provided in Appendix
E for reference. Currently, there is one centralized wastewater treatment system in Corcoran
within the manufacture home park, Maple Hill Estates.
Implementation
Corcoran will implement the following measures:
• Within 6 months of Metropolitan Council approval of this Comprehensive Plan,
Corcoran will review and update Section 50 in City Code to be consistent with the
City’s current ISTS responsibilities.
• Within 6 months of Metropolitan Council approval of this Comprehensive Plan,
Corcoran will develop an ordinance prohibiting connections, including surface
water and sump pump connections, to the trunk sanitary sewer system.
• When development in SW Corcoran requiring trunk sanitary sewer service begins to
move forward, Corcoran and Medina will finalize an intercommunity flow agreement
and submit it to Metropolitan Council.
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Chapter 10: Water Supply
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Introduction
The Metropolitan Land Planning Act (amended 1995) requires local governments to
prepare comprehensive plans and submit them to the Metropolitan Council (Met Council)
to determine their consistency with metropolitan system plans. One element of these
plans must address municipal water systems. Minnesota Statute 473.859 requires Water
Supply Plans (also referred to as Water Emergency and Conservation Plans) to be
completed for all local units of government in the seven-county Metropolitan Area as part
of the local comprehensive planning process. Additionally, Minnesota Statute 103G.291
requires all public water suppliers that serve more than 1,000 people to have a Water
Supply Plan approved by the Minnesota Department of Natural Resources (DNR). An
approved Water Supply Plan is also a requirement to obtain a Water Appropriations
Permit Amendment from the DNR.
The Water Supply Plan consists of four parts:
• Water supply system description and evaluation
• Emergency response procedures
• Conservation plan
• Metropolitan Land Planning Act requirements
The City of Corcoran does not have a municipal water system at this time, but the city
intends to develop a municipal water system as portions of the city develop. In 2005
Corcoran prepared a Concept Utility Report, which provided a conceptual framework for
expansion of the city’s water system. The purpose of this chapter is to summarize
planning efforts and update the 2005 Concept Utility Report to be consistent with the
2030 Comprehensive Plan Update.
Water Supply System
The City of Corcoran does not currently operate a water system; therefore, no historical
water use data is available. Residents of Corcoran meet water demand through private
water wells. As development occurs in the City of Corcoran, a municipal water system will
be developed in portions of the city designated for municipal services. The City of
Corcoran has begun to develop a conceptual water system plan to guide the creation and
expansion of a municipal water supply, storage, and distribution system for city residents.
Water Demands
Future water demands are determined based on served population projections and typical
per capita water demand. The City of Corcoran’s current population of approximately
5,800 meets water demands through private wells and therefore no existing municipal
water demand exists. As development occurs between 2010 and 2030, water demand
will increase proportionally. It is assumed the portion of sewered households would
directly relate to the portion of the population served by the future municipal water
system.
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To determine future water demand, typical total per capita water use in the metro area is
applied to the projected served population. The maximum day total per capita demand of
350 gpcd is used to determine the size of the conceptual water system. The total per
capita water demand includes water uses for residential, commercial, public, and
industrial water demands. The average day total per capita demand used is 150 gpcd.
Projected water demands for the next ten years, 2020, and 2030 is included in the table
below.
TABLE 33: CITY OF CORCORAN POPULATION AND WATER DEMAND PROJECTIONS
YEAR TOTAL
POPULATION
SERVED
POPULATION
AVERAGE
DAY
DEMAND
MAXIMUM
DAY
DEMAND
PROJECTED
DEMAND
2008 5,791 0 - - -
2009 5,791 0 - - -
2010 5,800 0 - - -
2011 5,948 458 0.07 MGD 0.16 MGD 25 MGY
2012 6,100 915 0.14 MGD 0.32 MGD 50 MGY
2013 6,253 1,373 0.21 MGD 0.48 MGD 75 MGY
2014 6,405 1,830 0.27 MGD 0.64 MGD 100 MGY
2015 6,558 2,288 0.34 MGD 0.80 MGD 125 MGY
2016 7,015 3,050 0.46 MGD 1.07 MGD 167 MGY
2017 7,473 3,813 0.57 MGD 1.33 MGD 209 MGY
2018 7,930 4,423 0.66 MGD 1.55 MGD 242 MGY
2020 8,600 4,448 0.67 MGD 1.56 MGD 244 MGY
2030 17,600 15,003 2.25 MGD 5.25 MGD 821 MGY
Notes:
• Served population calculated from Metropolitan Council served households projections.
• City of Corcoran water demand calculated based on an average day total per capita demand of 150 gpcd and
maximum day total per capita demand of 350 gpcd.
For the vast majority of metro area communities, the ideal combination of supply and
storage is found when the supply equals 100 percent of the maximum day demand. The
amount of storage required was determined based on a typical time of day demand curve
and typical required fire flow storage. A total of approximately 30 percent of maximum
day demand is required for storage. This is consistent with the recommendations in both
Recommended Standards for Water Works by Great Lakes Upper Mississippi River Board,
and American Water Works Manual of Practice M32 - Distribution Network for Water
Utilities.
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196
Conceptual Future Water Supply System
To serve future development in the City of Corcoran, a municipal water system will be
developed to meet projected maximum day water demands of 5.25 MGD by 2030. The
conceptual water system must consist of water supply to meet maximum day demands,
water storage to meet peak hour demands and emergency storage needs, and a network
of trunk and lateral water mains to deliver the water. To meet the City of Corcoran’s core
principal of providing quality potable water, water treatment of groundwater may be
required in addition to disinfection, but was not detailed in this conceptual water system.
Supply and storage requirements are detailed in the table below.
TABLE 34: CONCEPTUAL 2030 WATER SYSTEM SUPPLY AND STORAGE REQUIREMENTS
MAXIMUM DAY
DEMAND
TOTAL WATER
SUPPLY
TOTAL WATER
STORAGE
5.25 MGD 3,650 gpm 1.5 MG
In the initial stages of development, the City of Corcoran will likely supply water from
neighboring communities. Supply connections to the cities of Maple Grove and Medina
can supply water to residents until such time that Corcoran develops its own water
supply. Initial water service to development in the southwest portion of the City of
Corcoran is expected to be through connections to the City of Medina. Initial water
service to development in the eastern portion of Corcoran should be made through
connections to the City of Maple Grove. Water system pressures in the future City water
system will be dependent on the neighboring communities’ hydraulic grade and may not
provide ideal water system pressures to all residents. As the City of Corcoran water
system develops groundwater well pumps and elevated storage will be designed to
provide ideal water systems to all customers.
To serve the 2030 population, the City of Corcoran will need to supply 3,650 gpm which
will require 15 groundwater wells (one standby well) with an assumed capacity of 400
gpm. Additional information on well capacity potential is included later in this chapter.
Elevated storage of approximately 1.5 MG is required. The draft trunk water system
figure (Figure 28 - Draft Trunk Water System) identifies areas for potential development
of groundwater wells and several elevated water storage tank locations. A network of
trunk water mains is laid out to serve city growth. The conceptual water system
illustrated also identifies potential locations for supply connections. Once the City of
Corcoran is able to supply water demand from municipal wells, the supply
interconnections will be maintained as emergency interconnections.
The estimated capacity of groundwater wells in the City of Corcoran needs to be verified
through geological studies. The city will conduct a well exploration program to identify
capacity and location of future wells. Future groundwater wells will require disinfection
and groundwater testing will be conducted to determine if additional water treatment is
needed. The location of wells will help the city to layout trunk water mains and locate
potential elevated water storage tank locations. As the municipal water system develops,
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197
decisions will be made that reflect the core principles, sound engineering, and fiscal
reasonability to serve the residents of the City of Corcoran.
Capital Improvements Plan
The City of Corcoran has not developed a capital improvements plan for the conceptual
water system at this time. The city has not established the amount of supply neighboring
communities. As agreements are reached with the cities of Maple Grove and Medina, the
City of Corcoran will begin developing a capital improvements plan to include construction
of groundwater wells. Future capital improvements will include groundwater supply wells,
elevated storage and trunk water mains.
The city will meet water demands through municipal groundwater wells and cooperation
with neighboring comminutes through interconnections. The City of Corcoran will develop
preventative maintenance plans as water system infrastructure is constructed.
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FIGURE 28: DRAFT TRUNK WATER SYSTEM
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Back side of figure 28
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Resource Sustainability
The City of Corcoran is committed to a sustainable water supply meeting the public
demand without unacceptable social, economic, or environmental consequences. All
municipal groundwater wells will contain continuous monitoring of groundwater levels to
allow the city to investigate well interference and potential natural resource impacts. The
following sections detail potential natural resource impacts, groundwater sustainability,
and source water protection.
Natural Resource Impacts
The Metropolitan Council’s draft Master Water Supply Plan (as of March 2009) did not
identify any groundwater-dependent trout streams or calcareous fens in Northern
Hennepin County. Specifically, the City of Corcoran has very few identified groundwater-
dependent natural resources that could possibly be impacted from increased groundwater
withdrawals, other than a few lakes in southern Corcoran which are connected with
groundwater and areas of wetlands in northern Corcoran. Lakes shown in the Met
Council report include Jubert Lake, Morin Lake, and Scott Lake.
A figure in the Met Council draft Master Water Supply Plan showing a high potential for
groundwater-surface water interaction identified a small area in north-central Corcoran
which might be impacted by groundwater withdrawals. The area includes wetlands
located in the north-central and north-east area of Corcoran, between CSAH 30 and the
northern corporate boundary. A computer groundwater model developed by the Met
Council for their draft metro-wide Water Supply Plan indicated that greater than 8 feet of
water level decrease may occur in the water table aquifers connected to these wetlands
by the year 2030, assuming municipal well development takes place nearby. However,
the report also identified Corcoran as an area where a greater amount of data is needed
to quantify surface water quantity and possible impacts from aquifer pumping.
Additionally, the likelihood of impacts on these wetlands will depend greatly on the
placement of Corcoran’s future municipal water supply wells and which aquifer(s) are
ultimately utilized. If the aquifer(s) utilized show some hydraulic separation from the
water table aquifer, then actual impacts to surface water features may be less than
predicted.
In the period when Corcoran’s water supply system will rely mostly on interconnection
from the cities of Maple Grove and Medina, additional pumping demands will be placed on
the wells in Maple Grove and Medina that could further increase impacts to natural
resources within those communities. Therefore, those communities should consider any
possible impacts of this increased pumping when updating their water supply plans.
Sustainability
Initially, it is expected that Corcoran will receive it water through interconnections with
Maple Grove and Medina. The greater demand placed on these water supply systems
might impact the sustainability of the aquifer resources within these communities. Any
such impacts should be addressed in the water supply plans for those communities.
As growth continues, Corcoran expects to develop their own municipal water supply wells
to meet projected future demands. Any future municipal water supply wells for the City
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202
of Corcoran would likely utilize the Franconia-Ironton-Galesville (FIG) aquifer as the
primary source of water supply. Since the FIG aquifer can be highly variable in the Twin
Cities area regarding sustainability factors of recharge, storage, transmissivity, and
specific capacity, an accurate estimate of overall sustainability cannot be determined until
the city studies the potential yield of this aquifer in greater detail. Yields from the FIG
aquifer can typically range between 200 – 1,000 gpm in the northern metro area.
In addition to the FIG aquifer, it is also possible the overlying drift aquifer may be utilized
for large capacity water supply wells, if a sufficient thickness of coarse-grained, saturated
sediments are located during a well siting study. Excellent drift aquifer deposits can
produce yields greater than 1,000 gpm per well, when present. However, drift deposits
tend to vary greatly over short distances, so the extent of good deposits can sometimes
be limited to a small area.
Underlying the FIG aquifer is the Mt. Simon sandstone aquifer, which is generally capable
of supplying wells with yields ranging from 500 – 1,000 gpm. However, since recharge to
this aquifer is somewhat limited and over-pumping the aquifer can create an
unsustainable condition where water levels do not stabilize over time, the Minnesota DNR
has greatly limited the number of new high-capacity Mt. Simon wells in the seven county
metro area. It is unlikely that Corcoran would be allowed to develop their municipal wells
in the Mt. Simon aquifer unless it can be demonstrated that all other viable options for
water supply have been exhausted.
Because the yield of the FIG and drift aquifers in the Corcoran area is not well known at
this time, the draft Met Council Water Supply Plan identified Corcoran as having an
“uncertain” availability of water supply to meet the projected demands for 2030 and
2050. Further study will be required to better quantify the availability of groundwater for
future municipal water supply wells. Studies will likely be a combination of investigation
of existing well logs and geologic data in the area, along with a program of test drilling
and test pumping at the sites thought to be most suitable for well exploration. A
preliminary analysis of available aquifers indicated that the southwest corner of Corcoran
offers the highest probability of locating aquifers suitable for a water supply system, both
in terms of potential aquifer yield and proximity to a planned distribution system. Further
study will likely be needed, however, to better pinpoint suitable locations for test drilling.
The Met Council’s metro-wide model indicates that drawdown of the FIG aquifer (from
present conditions) in the Corcoran area could reach 20 – 30 feet by the year 2030, with
even greater drawdown predicted by 2050. However, the model does not predict head
loss within the aquifer will exceed 50% of the available head by 2050. As a preliminary
analysis, this would indicate that pumping from the FIG aquifer can be sustainable if
actual conditions are close to the modeled conditions. As Corcoran develops its water
supply system, collection of aquifer water levels over time will be the best indicator
whether aquifer usage is resulting in a sustainable condition or whether head loss in the
aquifer is exceeding the ability of the aquifer to be naturally recharged.
Finally, since existing homes in Corcoran are served by private wells, the drilling and
pumping of high capacity municipal wells introduces an uncertainty regarding possible
interference between wells. While it is expected that some of the area private wells will
be abandoned and existing homes connected to the municipal water supply system, a
number of private wells can also be expected to remain in the area as development
CITY OF CORCORAN COMPREHENSIVE PLAN WATER SUPPLY
203
occurs. Depending on which aquifer these private wells utilize, drawdown impacts from
the municipal wells could result in water levels in the private wells dropping below the
current pump elevation. If this occurs, the city may be held responsible for lowering the
current pump settings (if conditions will allow) of these wells, replacing the private wells
with deeper wells, or supplying the affected residences with an alternate water supply.
As potential yields and sustainability of the drift and FIG aquifer are examined in coming
years, potential impacts to private wells will need to be studied more closely. Any
pumping tests in these aquifers should include measurement of water levels in nearby
private wells, if possible, to quantify the impacts of well interference.
Source Water Protection Plan
Since Corcoran does not currently have municipal water supply wells, the city has not yet
been required to complete a wellhead protection plan. When the city begins to receive
water supply through interconnections with Maple Grove and Medina, the wellhead
protection plans that those communities have developed (or will develop) will cover that
source of Corcoran’s water supply. It’s only after Corcoran drills their own municipal
water supply wells will the city will be required to develop their own wellhead protection
plan. Generally, the city will have a minimum of two years from the date a new well goes
online to complete the associated wellhead protection plan. The plan must then be
updated a minimum of every 10 years or whenever a new well is added to the water
supply system, whichever comes first.
Assuming no sources of surface water will be utilized as a municipal drinking water
resource, no surface water protection plan is required for the City of Corcoran.
Emergency Response Procedures
The City of Corcoran will develop emergency response procedures and complete required
emergency plans when the water system is developed. The city will prepare a water
system vulnerability assessment and emergency response plan in accordance with the
Safe Drinking Water Act, as modified by the Bioterrorism Preparedness and Response Act
of 2002. These documents will identify contacts for emergency situations, emergency
response procedures, describe water sources and service areas, and provide procedures
for augmenting water supplies in the event of an emergency.
Priority water use will need to be established based on Minnesota Statue 103G.261 to
allocate water during periods of limited supplies. Water use will be rationed based on
water use priorities established by the City of Corcoran in accordance with the state
statute. Triggers will be determined for implementing demand reduction procedures in
the event of a water system emergency. The triggers and water use priorities will be
regularly reviewed and adjusted as development occurs. The city will develop ordinances
to provide authority to implement emergency response without delay and notification
procedures to inform customers effectively and quickly.
Water Conservation Plan
The City of Corcoran understands conserving water can be a cost-effective way to reduce
the need to construct and operate additional water supply facilities. The city will
implement water conservation programs to reduce demand for water, improve the
CITY OF CORCORAN COMPREHENSIVE PLAN WATER SUPPLY
204
efficiency in use and reduce loss and waste of water. Water conservations goals for the
city will include the following:
• Reduce unaccounted for water use
• Reduce residential and total per capita water use as development continues
• Reduce peak water demands
The city will develop a water conservation plan to detail each of the conservation goals
and how the water system compares to “benchmark” metrics for each of the goals.
Potential conservation programs the city will review include:
• Metering all water usage and implementing regular meter testing
• Conduct water audits to calculate unaccounted for water use
• Establish conservation oriented water rates for city customers
• Regulation and enforcement of federal, state, and local water regulations
• Supply educational materials through various means to inform city residents.
• Conduct regular reviews of the effectiveness of developed conservation programs
Water System Goals and Policies
Corcoran is committed to developing a sustainable infrastructure system. A sustainable
water supply meets the public demand and requires the responsible use of water now and
in the future, without unacceptable social, economic, or environmental consequences.
The City of Corcoran core principles include to:
• Provide quality potable water
• Promote water conservation
• Provide for preventative maintenance
• Recognize the value of water
• Plan for land use
• Prevent aquifer depletion
• Prevent drawing containments into groundwater wells
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Chapter 11: Surface Water Management
CITY OF CORCORAN COMPREHENSIVE PLAN SURFACE WATER MANAGEMENT
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Introduction
The intent of this Surface Water Management Chapter is to summarize relevant portions
of Corcoran’s Local Surface Water Management Plan (LSWMP) as part of the City’s overall
Comprehensive Plan. Corcoran’s LSWMP serves as a comprehensive planning document to
guide the City of Corcoran in conserving, protecting, and managing its surface water
resources. Corcoran developed its LSWMP in conjunction with its Comprehensive Plan
Update, however, the LSWMP is a separate document. Only the highlights of the LSWMP
are summarized in this Comprehensive Plan document.
Corcoran’s LSWMP has been prepared to meet the requirements detailed in Minnesota
Statutes 103B and Minnesota Rules 8410, administered by the Minnesota Board of Water
and Soil Resources. The LSWMP also seeks consistency with the stormwater management
standards of the Elm Creek Watershed Management Commission (ECWMC), which is the
only watershed management organization having jurisdiction in Corcoran; and with the
requirements and guidance provided in the Metropolitan Council’s 2030 Water Resources
Management Policy Plan (WRMPP).
Required Content
Minnesota Rules Chapter 8410 requires that Local Surface Water Management Plans
address specific items. Metropolitan Council expands upon this required content in the
2030 WRMPP. The structure of Corcoran’s LSWMP meets the requirements outlined in
Chapter 8410 and is consistent with the Metropolitan Council’s 2030 WRMPP. To aid in the
review of this section of the City’s Comprehensive Plan and more specifically the LSWMP
from which this section derives, the following table (Table 35) identifies the section of the
LSWMP where each of Metropolitan Council requirements found in Appendix B-2 (b) of
the 2030 WRMPP are addressed. The WRMPP standards comparison table (Table 35) is
displayed on the page below.
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TABLE 35: WRMPP STANDARDS COMPARISON
Location in Corcoran LSWMP
Section 1.1
Section 5
Executive Summary
Section 2
Section 7
Sections 7.2.3 (Policy 20) and 7.3
Section 7.3.3 (Policy 38)
i. Adopting erosion and sediment control ordinances that are
consistent with NPDES Construction Stormwater permit and MS4
permit requirements.
Section 7.2.5 (Policies 25 and 26)
ii. Preparing wetland management plans. Section 7.3.2 (Policy 34)
iii. Adopting ordinances that control peak runoff. Sections 7.2.1 (Policy 1-2) and 8.7 (Table 8.3-Activity #13)
iv. Adopting best management practices for development that will
result in TSS and TP reductions of 80% and 50% respectively.Section 7.2.3 (Policy 15)
v. Adopting best management practices for redevelopment that will
result in TSS and TP reductions.Section 7.2.3 (Policies 14 and 15)
vi. Including funding mechanisms that support implementation and
enforcement.Section 7.5.4 (Policies 62 and 63)
Various Policies in Section 7
NA
NA
Section 6
Sections 6.5 and 8.8.1
i. If a TMDL study is not completed, the city should identify the
priority it places on addressing impaired waters and how the city
intends to participate in the development or implementation of
TMDL studies.
Sections 6.5 and 8.8.1
ii. If the city is not directly involved in the TMDL study, the city
should show how it intends to implement the study findings once
the study is completed by the responsible party.
Sections 6.5 and 8.8.1
iii. If a TMDL study is completed for the impaired… NA
Section 8.7
Section 8.7
A. All communities need to include a 5-year CIP that includes funds to
solve the problems identified in number 6 above.
B. All communities need to include funding in their CIP or operating
budget for ongoing maintenance of their stormwater infrastructure.
A. All communities need to assess the water quality and quantity related
problems in their community, prioritize the problems and include actions
to adequately solve the problems that were identified.
B. All communities must acknowledge and list any impaired waters
within their jurisdiction as shown on the current MPCA 303d Impaired
Waters list. A community that discharges water to an impaired
waterbody within or adjacent to the community, needs to explain how
and if it intends to be involved with the development of the TMDL study.
A. All communities need a strong policy statement to show that they are
committed to a goal of no adverse impact (nondegradation) for area
water resources.
B. All communities need goals for their lakes consistent with Watershed
Management Organization (WMO) plan goals.
C. The Council’s 2030 Regional Development Framework…
D. Developing and developed communities that are a Phase I or Phase
II NPDES MS4 permit community need to integrate their Stormwater
Pollution Prevention Plan (SWPPP) policies and goals into their Local
Water Management Plan (LWMP), in accordance with MPCA
requirements and schedules.
5. Establishment of policies and goals
WRMPP Requirements
6. Assessment of problems and corrective actions for problems identified
7. Financial considerations
1. Purpose of plan
2. Water resource management related agreements
3. Executive summary
4. Land and water resources inventory
E. Developed and developing communities listed as nondegradation…
F. Rural planning area communities…
CITY OF CORCORAN COMPREHENSIVE PLAN SURFACE WATER MANAGEMENT
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TABLE 35 (CONTINUED): WRMPP STANDARDS COMPARISON
Location in Corcoran LSWMP
i. Include an erosion and sediment control ordinance consistent with
NPDES Construction Stormwater permit and MS4 permit
requirements.
Sections 6.6, 7.2.5 (Policy 25),
and 8.7 (Table 8.3 - Activity #12)
ii. Identify ways to control runoff rates so that land-altering
activities do not increase peak stormwater flow from the site for a
24-hour precipitation event with a return frequency of 1or 2, 10,
and 100 years.
Section 7.2.1 (Policy 1-2)
iii. Require criteria for wet detention basin minimum pollutant
removal efficiency to protect and improve stormwater runoff quality.
BMPs for development and redevelopment should result in TSS and
TP reductions.
Section 7.2.3 (Policies 15-16)
iv. Require infiltration of the first ½ inch of runoff from the
impervious areas created by new projects where there are A and B
soils. Use of infiltration techniques is prohibited in some potential
stormwater hotspot areas, e.g. vehicle fueling areas.
Section 7.2.4 (Policy 22)
v. Recommend adding a soil amendment and requiring soil ripping 1
½- 2 feet after mass grading is complete for all soil types.Section 7.2.4 (Policy 24)
vi. Require infiltration in wellhead protections areas to be based on
the community’s wellhead protection plan and at the discretion of
the LGU.
NA
vii. Require pretreatment of stormwater prior to discharge into all
lakes and streams.Sections 7.3.2 (Policy 35) and 7.3.3 (Policy 40)
NA
NA
NA
Section 7.2.4
Sections 7.2.3 (Policy 19) and 8.6
Sections 6.4, 7.3.2 (Policies 34-37),
and 8.7 (Table 8.3 - Activity #15)
i. Public education and outreach Sections 7.5.2 and 8.7 (Table 8.3 - Activity #9)
ii. Public participation/involvement Sections 7.5.2 and 8.7 (Table 8.3 - Activity #9)
iii. Illicit discharge detection and elimination Sections 7.5.1 (Policy 53) and 8.7 (Table 8.3 - Activity #11)
iv. Construction site runoff control Sections 7.2.5 (Policy 25) and 8.7 (Table 8.3 - Activity #12)
v. Post-construction runoff control Sections 7.5.1 (Policy 54) and 8.7 (Table 8.3 - Activity #13)
vi. Pollution prevention/good housekeeping. Sections 7.5.1 and 8.7 (Table 8.3 - Activity #7)
vii. Activities planned to be undertaken along with numerical goals,
strategies, and timelines Sections 8.7 (Table 8.3)
viii. Funding source for the various required activities. Section 8.9
NA
Sections 9.1 and 9.2
G. All communities need to include a wetland management plan or a
process and timeline to prepare a plan. At a minimum, the wetland
management plan should incorporate a function and value assessment
for wetlands. Other items to address in the plan include the
pretreatment of stormwater prior to discharge into all wetland types,
and the use of native vegetation as buffers for high quality wetlands.
Buffers should be consistent with the functions and values identified in
the plan.
H. Developed and developing communities that are a Phase II…
I. Developed and developing communities which are required…
Each local plan must include year the plan extends to and establishes
the process by which amendments may be made.
9. Amendment procedures:
C. All communities with designated trout streams…
D. All communities with special waters…
E. All communities need to consider the use of stormwater practices that
promote infiltration/filtration and decrease impervious areas, where
practical.
F. All communities need to include information on the types of BMPs to
be used to improve stormwater quality and quantity and the
maintenance schedule for the BMPs.
A. Developed and developing MS4 communities need…
B. Rural planning area communities…
WRMPP Requirements
8. Implementation priorities and program
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Much of the content from the City’s LSWMP is not included in this summary chapter.
However, excerpts from the City’s LSWMP pertaining to certain critical surface water
management topics identified in the WRMPP requirements are included below:
Goals and Policies
The Corcoran LSWMP includes surface water management goals and policies to address
proper management of the City’s stormwater system. A selection of the most pertinent
City policies is included below:
Policy 1: Require that the proposed discharge rates from development and
redevelopment not exceed existing rates of discharge for the 2, 10, and 100-year,
24-hour storm events. This Policy is consistent with Section VI.A.15-16 of the
ECWMC [Comprehensive Watershed Management Plan].
Policy 2: Review and update City code as necessary to include the rate
control standard identified in Policy 1.
Policy 14: Require pretreatment of stormwater runoff from a development or
redevelopment site meeting Nationwide Urban Runoff Program (NURP)
recommendations or Minnesota Pollution Control Agency guidelines in design and
construction of new or modifications to existing surface water conveyance
systems. Other BMPs or innovative stormwater management techniques that can
be practically implemented will also be considered by the City Engineer on a case-
by-case basis. This Policy is consistent with Section VI.A.17 of the ECWMC CWMP.
Policy 15: Under no circumstances shall overall treatment in a new
development or redevelopment project in any part of the City fall below 60% post-
development removal for phosphorous and 80% post-development removal for
total suspended solids.
Policy 19: The City adopts the Best Management Practice (BMP)
recommendations and the maintenance schedules for these BMPs identified in the
following reference documents:
• MPCA’s Best Management Practices Handbook
• Metropolitan Council’s Minnesota Urban Small Sites BMP Manual
• Minnesota Stormwater Manual
• This Policy is consistent with Section VI.A.4 of the ECWMC CWMP.
Policy 20: Strive for the nondegradation of receiving waters in Corcoran by
enforcing the water quality requirements in Section 7.2.3, in cooperation with
ECWMC standards.
Policy 22: At a minimum, all new development must provide runoff volume
control BMPs that infiltrate ½-inch of runoff from impervious surfaces, taking into
consideration site limitations including, but not limited to: soil conditions, depth to
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groundwater, groundwater protection, and safety concerns. Other methods of
runoff volume abstraction that achieve a level of benefit equivalent to the ½-inch
infiltration standard could also be used, pending City Engineer approval.
Policy 24: Encourage soil amendment procedures following mass grading
activities, including deep ripping of soils to a depth of 18-inches, to re-establish
the pre-development infiltrative capacity of the soil.
Policy 25: Enforce the Erosion Control Ordinance (City Code Section 950),
updating this ordinance as necessary to maintain consistency with state guidance
as outlined in the MS4 permit and ECWMC standards. This Policy is consistent with
Section VI.A.6 of the ECWMC CWMP.
Policy 26: Require that erosion and sediment control practices are consistent
with the standards identified in the current MPCA Construction General Permit and
the Minnesota Stormwater Manual.
Policy 34: As discussed in Section 6.4, the City will require that the wetland
assessment and management guidance provided by the City’s Natural Resource
Inventory and evaluation process outlined in the Wetland ordinance (City Code
Section 1050.010) be followed. This Policy is consistent with Section VI.A.9 of the
ECWMC CWMP.
Policy 35: Require that runoff be pre-treated prior to discharge into wetlands
in accordance with water quality requirements. Wetlands may not be considered
as treatment areas for the purposes of meeting Corcoran’s stormwater
management standards.
Policy 36: At the time of development, the developer will be responsible for
performing a function and value assessment on all on-site wetlands that were not
inventoried in the City’s Natural Resource Inventory. The function and value
assessment must be done in accordance with the methods outlined in the most
current version of Minnesota Routine Assessment Method (MnRAM). The City’s
Wetland ordinance (City Code Section 1050.010) should be updated to include this
Policy to comply with Metropolitan Council requirements.
Policy 37: Encourage existing property owners to establish a 20 foot buffer
around wetlands for areas that are currently developed. This Policy is consistent
with Section VI.A.23 of the ECWMC CWMP.
Policy 38: Seek assistance from the ECWMC to develop reasonable lake
management goals for the lakes in Corcoran. Currently, the ECWMC categorizes
both Jubert Lake and Goose Lake as Class II waterbodies. This Policy is consistent
with Section VI.A.20 of the ECWMC CWMP.
Policy 40: Require that runoff be pre-treated in accordance with Corcoran’s
water quality requirements prior to discharge into lakes and creeks.
Policy 50: Continue to enforce the City’s Shoreland ordinance (City Code
Section 1050.020), updating this ordinance as necessary to maintain consistency
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with state and ECWMC standards. This Policy is consistent with Section VI.A.5 of
the ECWMC CWMP.
Policy 53: Review and update City code as necessary to include language for
an Illicit Discharge and Illicit Connection ordinance consistent with current state
guidance. This Policy is consistent with BMP 3-5 in the City’s SWPPP.
Policy 54: Review and update City code as necessary to include language for a
Post Construction Site Runoff Control ordinance consistent with
local and state guidance. This Policy is consistent with BMP 5-2 in
the City’s SWPPP.
Policy 62: The City will explore available funding opportunities (including a
stormwater utility) to pay for the implementation of the projects
and actions identified in Section 8.
Policy 63: The City will seek grant funds or other resources to assist with
special projects or implementation of plan goals.
NPDES Phase II MS4 Permit
The MPCA has designated the City of Corcoran as an NPDES Phase II MS4 community
(MN Rules 7090). Corcoran received permit coverage in 2003, however due to a court
hearing the MPCA was required to revise the MS4 permit and cities were required to
update their SWPPP to comply with the new permit requirements by June 1, 2006. The
City’s permit application and SWPPP were submitted to the MPCA and MS4 permit
coverage was officially extended on September 18, 2008.
The permit application outlined Corcoran’s Stormwater Pollution Prevention Plan (SWPPP)
to address six minimum control measures:
1. Public education
2. Public involvement
3. Illicit discharge detection and elimination
4. Construction site runoff control
5. Post-construction runoff control
6. Pollution prevention in municipal operations
The City’s SWPPP contains several best management practices within each of the listed
control measures. These were identified using a self-evaluation and input process with
City staff. A copy of the City’s SWPPP can be obtained by contacting City Hall.
Many of the goals and policies discussed in Corcoran’s Local Surface Water Management
Plan are directly related to requirements listed in the NPDES program. As a result, the
Goals and Policies section of the LSWMP repeatedly references items listed in the City’s
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SWPPP. Per the requirements of the MS4 Permit, the City will review their SWPPP and
update as necessary on an annual basis.
Each year of the 5-year permit cycle, the City must conduct an Annual Public Meeting and
submit an Annual Report to the MPCA which summarizes:
1. The status of compliance with Permit conditions;
2. Assessment of the appropriateness of the BMPs;
3. Progress towards achieving the measurable goals for each of the minimum control
measures;
4. Stormwater activities planned for the next reporting cycle;
5. A change in any BMP or measurable goals for any of the minimum control
measures; and
6. A notice that the City is relying on another entity to satisfy some of the Permit
obligations (if applicable).
The primary goal of the MS4 program is to restore the integrity of waters of the state
through management and treatment of urban stormwater runoff. As part of the permit,
MS4 communities must develop a SWPPP that details the use of appropriate BMPs. The
BMPs listed in the SWPPP are a legally enforceable part of the Permit. The City must
complete the tasks and milestones to remain authorized to discharge stormwater into
waters of the state.
Total Maximum Daily Loads and Impaired Waters
The portion of North Fork Rush Creek that is within Corcoran is identified on the state list
of impaired waters. And while not in Corcoran, the City discharges to Elm Creek, Lake
Sarah, and the Crow River, which are also identified on the state list of impaired waters.
Information for all of these impaired waters is identified in Table 2.5 and on Figure 2.7 in
Section 2.7.5 in Corcoran’s LSWMP.
The list of impaired waters is known as the 303(d) list from the applicable section of the
Federal Clean Water Act. These impaired waters do not currently meet their designated
use due to the impact of a particular pollutant or stressor. If monitoring and assessment
indicate that a waterbody is impaired by one or more pollutants, it is placed on the list.
The absence of a waterbody from the 303(d) list does not necessarily mean the
waterbody is meeting its designated uses. It may be that it has either not been sampled
or there is not enough data to make an impairment determination.
Responsibility for implementing the requirements of the Federal Clean Water Act falls to
the U.S. Environmental Protection Agency. In Minnesota, the EPA delegates much of the
program responsibility to the Minnesota Pollution Control Agency (MPCA). Information on
the MPCA program can be obtained at the following web address:
http://www.pca.state.mn.us/water/tmdl/index.html.
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At some point a strategy would be developed that would lead to attainment of the
applicable water quality standard for these impaired waters. The process of developing
this strategy is commonly known as the Total Maximum Daily Load (TMDL) process and
involves the following phases:
1. Assessment and listing
2. TMDL study
3. Implementation plan development and implementation
4. Monitoring of the effectiveness of implementation efforts
The TMDL process for the Lake Sarah nutrient impairment TMDL, the Elm Creek dissolved
oxygen impairment TMDL, and North Fork Rush Creek biological impairment TMDL are all
moving forward. All of these TMDL studies are proposed to be completed between 2012
and 2013. Discussion regarding the directives for impaired waters and ultimately TMDL
studies addressing the impairments is presented in the implementation section (Section 8)
of the LSWMP. This section will identify how the City intends to be involved in these
directives and the City’s strategy for implementing these directives.
Lake Sarah TMDL
“Lake Sarah is a 552-acre lake located approximately 18 miles west of Minneapolis in west
central Hennepin County. The lake has a maximum depth of 60 feet, mean depth of 18.2
feet, and is used extensively for fishing, boating and aesthetic viewing. The majority of
the lake’s west end is within Lake Sarah Regional Park, operated by Three Rivers Park
District. Lake Sarah receives runoff from a 4,608-acre predominantly agricultural
watershed which contains portions of five municipalities - Greenfield, Independence,
Corcoran, Loretto, and Medina. Portions of the watershed are undergoing rapid
urbanization, although the majority of the new residential lots are large.”
“Lake Sarah receives excess nutrient loading from the watershed and from internal
recycling mechanisms. The internal loading factor is especially critical in Lake Sarah
because an abundant curly-leaf pondweed population provides a phosphorus pulse to the
lake when it undergoes senescence in late June each year. As a result of the excessive
phosphorus loading, the lake experiences nuisance algae blooms in the summer, severely
restricting recreational use.”
“In 2004, Lake Sarah was placed on the Minnesota Pollution Control Agency’s 303(d) list
of impaired waters because of excess nutrients (phosphorus). Inclusion on the 303(d) list
requires completion of a Total Maximum Daily Load (TMDL) study to determine the
magnitude of the impairment, identify pollutant sources, and allocate pollutant loading
among the permitted and non-permitted sources in the lake’s drainage basin.”2
The Lake Sarah TMDL is currently identified as underway on the MPCA’s website.
Although the TMDL Report and Implementation Plan have not been completed, initial
conversations among the various TMDL stakeholders have begun regarding potential joint
2 Information from MPCA’s website: http://www.pca.state.mn.us/water/tmdl/project-lakesarah-nutrients.html.
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participation in phosphorus load reduction projects. As the City is weighing the benefits of
participating in joint implementation projects, it should be noted that the portion of
Corcoran that drains to Lake Sarah is located entirely within the City’s Southwest Area.
This area will transition from existing agricultural, large lot residential, and rural
commercial land uses to light industrial and urban residential land uses by 2030. New
development or redevelopment in the Southwest Area will be required to meet the City’s
water quality and runoff volume control standards, and in doing so will substantially
reduce the existing phosphorus loads to Lake Sarah.
As the TMDL process progresses, it is likely that the Implementation Plan will identify
specific phosphorus load reduction milestones that Corcoran will be required to meet. The
schedule of these reduction milestones versus the timeline for development within the
Southwest Area will likely determine how aggressive Corcoran must be with participating
in specific phosphorus load reduction projects. The Lake Sarah excess nutrient
impairment is identified as an issue in Table 6.5 of Corcoran’s LSWMP.
Wetland Management
From the Metropolitan Council’s 2030 Water Resources Management Policy Plan and
ECWMC CWMP, the City is required to prepare a Wetland Management Plan. The 2030
Water Resources Management Policy Plan provides additional guidance for plan contents,
as follows:
“All communities need to include a wetland management plan or a process and timeline
to prepare a plan. At a minimum, the wetland management plan should incorporate a
function and value assessment for wetlands. Other items to address in the plan include
the pretreatment of stormwater prior to discharge into all wetland types, and the use of
native vegetation as buffers for high quality wetlands. Buffers should be consistent with
the functions and values identified in the plan.”
The City’s 2001 Natural Resources Inventory and Management Plan (NRIMP) provides a
baseline evaluation of all significant wetlands within the City. While not all of the wetlands
in Corcoran are assessed, the NRIMP identifies wetland areas with plant communities still
relatively natural in their species compositions and structure, and presents a function and
values assessment for each of these wetlands. In addition, the City’s Wetland ordinance
(City Code Section 1050.010) includes wetland management requirements, including
wetland buffer and setback standards based on a high, medium, or low MNRAM
classification.
To fully address Met Council and ECWMC wetland management requirements, the City
must establish a procedure for completing a function and value assessment of the
wetlands not assessed in the 2001 NRIMP. To address this requirement, Corcoran will
adopt a phased approach, completing wetland function and value assessments for all non-
assessed wetlands in conjunction with development. This approach to phasing the
function and value assessments to coincide with development will be added to the City’s
Wetland ordinance. With this addition to the Wetland ordinance, as a development
proposal moves forward on a specific parcel, the developer will be required to complete a
wetland delineation and unless completed in the NRIMP, a function and values
assessment for all wetlands on the parcel.
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The LSWMP also includes wetland management standards that correspond to the specific
wetland ranking developed by the inventory and assessment. These standards include
wetland buffer and setback standards and wetland protection standards, which
satisfactorily address the content requirements of the Metropolitan Council’s 2030 Water
Resources Management Policy Plan.
Assessment of Problems and Corrective Actions
An assessment of specific water resource-related problems is summarized in Table 8.3 in
Corcoran’s LSWMP. These problems have been included in the documents identified in
Section 4 of the LSWMP, primarily from the 2003 ECWMC Comprehensive Watershed
Management Plan (CWMP) and the City’s 2003 Surface Water Management Issues Report
(SWMIR). Possible corrective actions have been listed for each problem. The corrective
actions associated with the issues considered by Corcoran to be priority issues are
incorporated into the Implementation Activities table in Section 8.3 of the LSWMP.
In addition to these specific problems identified in Table 8.3 in Corcoran’s LSWMP, the
ECWMP CWMP also identifies general stormwater management issues that apply across
the jurisdiction or to a smaller sub-area of their jurisdiction. The City will be incorporating
corrective actions to address the applicable general issues into the LSWMP goals and
policies (Section 7), which conform to the goals and policies and stormwater management
standards of the ECWMC.
Amendment Procedures
Corcoran’s Local Surface Water Management Plan will be applicable until 2019, at which
time an updated plan will be required. Periodic amendments may be required to
incorporate changes in local practices. In particular, changes in the ECWMC Watershed
Management Plan or the approval of TMDL Implementation Plans may require revisions to
the LSWMP. Plan amendments will be incorporated by following the review and adoption
steps.
Review and adoption of the Surface Water Management Plan will follow the procedure
outlined in Minnesota Statutes 103B.235:
‘After consideration but before adoption by the governing body, each local government
unit shall submit its water management plan to the watershed management
organization[s] for review for consistency with the watershed plan. The organization[s]
shall have 60 days to complete its review.’
‘Concurrently with its submission of its local water management plan to the watershed
management organization, each local government unit shall submit its water management
plan to the Metropolitan Council for review and comment. The council shall have 45 days
to review and comment upon the local plan. The council’s 45-day review period shall run
concurrently with the 60-day review period by the watershed management organization.
The Metropolitan Council shall submit its comments to the watershed management
organization and shall send a copy of its comments to the local government unit.’
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‘After approval of the local plan by the watershed management organization[s], the local
government unit shall adopt and implement its plan within 120 days, and shall amend its
official controls accordingly within 180 days.
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Chapter 12: Implementation
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Introduction
The Comprehensive Plan is a valuable tool to guide the development of land in the City as
long as the visions, goals and policies called out in the Plan are implemented. The
purpose of this implementation chapter is to identify the specific strategies and action
items that the City will undertake, over the course of several years, to ensure that the
programs and policies established in the Plan are reflected in the decisions of the city.
Most chapters of the Comprehensive Plan implementation items. These chapter-specific
items are the detailed policies and programs that are proposed to carry out the goals and
objectives of the individual chapters. The purpose of this Implementation Plan chapter is
to consolidate, in a single chapter, the collected implementation statements identified
throughout the Plan for ease of future reference.
Implementation Tools
Official Controls
Official controls, such as zoning regulations, subdivision regulations, and the zoning map,
are required by state law to be consistent with the Comprehensive Plan. These controls
represent the rules and regulations that govern city decisions related to growth and
development. Updates to the official controls will include the following items:
• Amend the official zoning map to be consistent with the land use designations of
the 2030 Future Land Use Map.
• Prepare Growth Management Policy.
• Review, update and create new residential zoning districts and requirements and
subdivision regulations to ensure that the densities envisioned in the Plan can be
achieved.
• Review and update site and building design standards to ensure high quality
residential, commercial and industrial development in the community.
• Explore options and Pprepare an conservation subdivision ordinance for ordinance
to protect upland resources identified on Natural Resources plans and define a
greenway corridor to be applied to the land use map.
• Update the existing PUD and Cluster Ordinances.
• Update Open Space Preservation Plat Ordinance to support clustering, and future
connection to sewer and increased level of natural resource protection with
incentives.
• Create new Mixed Use Zoning Districts and new Business Park Zoning District with
associated uses and all site and design requirements.
• Explore preparation of a Integrated Tree Preservation and Landscaping
Ordinance.
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• Review and update the zoning and subdivision ordinances to reduce impediments
to affordable housing.
• Review and update as necessary the park and trail dedication requirements to
ensure appropriate amount of dedication for developing parks and trails.
• Develop a buffering plan that identifies the city’s various buffering needs and
provides examples of the types of buffering that could meet those needs.
• Require all developers and builders to provide evidence that they satisfy buffering
guidelines.
• Work with future developers to ensure adequate and appropriate park land and
trails are developed based upon the Park and Trail plan. Ensure design guidelines
are in place or updated to promote high quality architecture and site design in all
residential, commercial and industrial districts.
• Encourage use of innovative development concepts, where appropriate, such as
mixed use development and cluster housing to provide life cycle housing
opportunities, minimize the need for and use of the automobile, protect natural
resources and maintain open space.
Housing
Provide a healthy variety of housing types, styles, densities and choices to
meet the life cycle housing needs of residents.
• Provide a mix of housing types to provide life cycle housing opportunities including
continued single family growth, and new opportunities for multiple family and
senior housing developments.
• Protect low density and rural residential areas from incompatible or higher density
uses or maintain adequate buffering (use of green corridors) from such uses.
• Ensure that all new housing, including high density and rental housing adheres to
the highest possible standards of planning, design and construction.
• Periodically review land use regulations to determine the effectiveness of current
ordinances in encouraging additional affordable units as well as encouraging
modifications to keep the existing housing stock desirable and livable.
• Allow the creative use of site planning or PUDs that provide flexibility for
development containing affordable housing such as a reduction in lot size,
setbacks, street width, floor area and parking requirements.
• Encourage innovative subdivision design including clustering techniques to
preserve open space or natural features.
• Promote development of neighborhood “life-style centers” that incorporate
housing in a range of densities and affordability limits in close proximity to
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shopping, services, daycare, and medical services. Safe access to parks and
schools, and the ability to walk, bike or have access to transit should be part of
the design.
Promote housing rehabilitation
• Support and actively promote 1st Time Homebuyers programs to assist new
homeowners entering the market for existing homes.
• Support and actively promote housing rehabilitation programs for existing owner-
occupied homes and rental buildings or units. This includes promotion of all
county and state programs and non-profit programs.
• Utilize the city’s website, newsletter and other sources for promotion and
advertising of housing programs.
• Consider creation of a Housing Maintenance Code to maintain existing housing
stock.
Special Needs Housing- Improve the availability of affordable housing and
senior housing.
Developers shall be required to address the provision of affordable housing within all new
residential developments within the 2030 planning boundary.
• Seek housing developers to work cooperatively with the City to construct
affordable units.
• Participate in the Livable Communities Act Local Housing Incentives Program.
• Consider designating a portion of Tax Increment Financing to fund activities that
increase new affordable housing.
• Utilize techniques, such as land trusts, to maintain long-term affordability.
• Partner with, support and market programs offered by the County, State, MHFA,
Federal Government and non-profits to fund the development of affordable
housing.
• Complete an assessment of senior housing needs in the community.
Expand Residential Neighborhood Services
• Promote programs that encourage maintenance of existing house including a
housing remodeling fair, neighborhood watch programs, city beautification
programs, city wide clean up programs, etc.
• Develop a list of available resources and providers of in-home services to older
adults and those with special needs.
Parks and Trails
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• The Parks and Trails Commission will review preliminary development plats, and
recommend to the Planning Commission and City Council the total area and
location of land that the Commission feels should be so conveyed or dedicated
within the development for park and trail purposes. These recommendations will
be based on the recommendations included in this plan and the Park Dedication
Ordinance.
• When the Parks and Trails Commission concludes that a cash equivalency
payment should be made by the applicant or owner in lieu of dedication of land,
the Parks and Recreation Commission will recommend to the Planning Commission
the percentage of the total park dedication requirement to be paid to the City in
cash.
• The Parks and Trails Commission will also develop and recommend standards for
design and construction of public parks, trails, and open space areas in the city.
These standards will be added to the Parks and Trails Plan in the future.
• The Parks and Trails Commission will develop a policy to prioritize use of park
dedication funds in order to effectively manage the development of a park and
trail system.
• The planning time frame for the Parks and Trails Plan runs from the date of its
adoption through year 2030. Maps, cost estimates, the Ordinance and policies will
be reviewed by the City on an annual basis to ensure the plan is effectively
implemented and updated as needed.
• The Parks and Trails Commission and City Council will work cooperatively with
other communities in Northwest Hennepin County, with the Three Rivers Park
District, Minnesota DNR, local landowners and others to implement this plan, and
make the most of available resources.
• The Parks and Trails Commission will require dedication of developable land as
required in the Park Dedication ordinance for public parks, trails, natural resource
parks when land is platted, subdivided or developed.
• The Parks and Trails Commission will ensure sufficient space is preserved for any
trails indentified on the Park and Trail plan when land is platted, subdivided or
developed.
• The Parks and Trails Commission will identify and consider other land acquisition
and protection strategies to supplement the City’s capacity to assemble the parks,
trials and open space system.
• The Parks and Trails Commission will seek and apply for grant funds for land
acquisition for parks, trails and open space.
• Complete Phase 1 of Memorial Park.
• The Parks and Trails Commission will use GIS mapping of all trail easements to
date and ensure legal recording has been completed.
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• The Parks and Trails Commission will conduct economic research for developing
an Athletic Complex.
• The Parks and Trails Commission will develop park and trail design and
maintenance standards.
• The Parks and Trails Commission will develop a plan to provide and fund winter
maintenance of the regional trail along County Road 19.
Sanitary Sewer
• Within six months of Metropolitan Council approval of this Comprehensive Plan,
Corcoran will review and update Section 50 in City Code to be consistent with the
City’s current ISTS Responsibilities.
• Within six months of Metropolitan Council approval of this Comprehensive Plan,
Corcoran will develop an ordinance prohibiting connections, including surface
water and sump pump connections, including surface water and sump pump
connections, to the trunk sanitary sewer system.
• When development in SW Corcoran trunk sanitary sewer service beings to move
forward, Corcoran and Medina will finalize an intercommunity flow agreement and
submit to the Metropolitan Council.
• Develop a financing methods for sewer, water and transportation infrastructure
and develop ordinances and policies accordingly.
Transportation
• Complete transportation study of CSAH 10/50 realignment.
• Continue to participate and monitor transportation activities by adjacent
jurisdictions, Hennepin County and the State.
Other Policy Plans
The Comprehensive Plan also refers to other policy documents that the city uses to
manage and construct municipal systems such as sanitary sewer, water supply and
distribution, and surface water management. These documents include transportation
studies, the Comprehensive Sanitary Sewer Plan, the Comprehensive Water Supply and
Distribution Plan, the Local Surface Water Management Plan and several water quality
studies. These documents are the specific ongoing implementation tools for achieving
their respective portions of this Comprehensive Plan.
Capital Improvement Plan
A Capital Improvements Program or CIP is a multi-year (typically 5-year) capital
expenditure plan for a City’s infrastructure. It identifies projects but not a commitment by
the city to the project.
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State law requires that the Implementation Plan chapter for the Comprehensive Plan
contain a capital improvement program (CIP) for transportation, sewer, water, park and
trail facilities. The primary benefit of a CIP is a financial planning took to help plan for the
impact of capital needs on future budgets and property taxes.
The city’s current CIP is incorporated by reference into this Comprehensive Plan
(Appendix H). The CIP is a two- year program that identifies budgeting priorities for
capital projects. As the City has not benefitted from regional systems, a traditional 5-year
CIP for capital expenditures for transportation, sewer, water supply and parks and open
space facilities has not been prepared. The City annually evaluates and adopts an
operating budget to address expected revenues and expenditures and is preparing for
planned improvements for the upcoming 2 years. As part of the budget process, the City
evaluates short-term and long-term capital improvement needs.
The update includes the 2008-09 CIP for public works, parks, technology, and police.
With this current CIP no capital improvements are anticipated to impact the Metropolitan
Regional systems for transportation, wastewater and parks. Corcoran will provide a
comprehensive plan amendment with an updated CIP when a 5-year CIP is completed,
which is anticipated to be in 2010.
Zoning
Corcoran’s current zoning ordinance establishes 13 zoning districts. Below is a description
of the zoning districts in Corcoran. The existing Zoning Map is displayed in the Appendix
Residential
The City has ordinance text for six residential related zoning districts however only four
are mapped (due to the lack of sewer development to date) and are discussed below.
The Agricultural District areas are within the existing MUSA and designated areas as
potential future service areas on the existing Future Land Use Plan. The intent is to
preserve areas where urban services are planned but not yet available. The purpose of
this district is to provide a holding zone until a landowner/developer makes an application
for development, at which time the City may rezone affected property consistent with its
designation in the Comprehensive Plan. Additional districts where text is prepared but not
mapped will be used for these rezonings. The lot sizes are limited with 20 acres within the
MUSA and 10 acres outside the MUSA.
The Rural Residential district is intended to provide for large lots for single family homes
and hobby farms. Development rights regulate the density by allowing landowners one
building right for each 10 acres of land accessing onto a paved road and one building
right for each 30 acres of land accessing onto a gravel road. Additional building rights
may be granted based on the Open Space Preservation Plat ordinance (this will be
updated).
The R-1, Single Family Residential District is intended to provide large, urban lots for
single family homes. Density is roughly 2.1 units per acre or 20,000 sq. ft. lots.
The MF-1 Multiple Family Residential district is intended for medium density multiple-
family uses with a density range between 6.0-20 units per acre.
CITY OF CORCORAN COMPREHENSIVE PLAN IMPLEMENTATION
224
Commercial
The C-1, Neighborhood Commercial district is intended to provide for a variety of retail
and service uses. The purpose is also to provide for the established of a downtown that
is a blend of cultural, recreational, civic entertainment, retail and offices uses.
The C-2, Community Commercial is a similar retail and service focused district but one
that is intended to serve the region. The CR, Rural Commercial district is the existing
Burschville area and is provide for a mix of neighborhood commercial uses and rural
industrial.
Industrial
The BP, Business Park district provides for the establishment of campus developments
with a variety of office, low-impact manufacturing or assembly of products.
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
225
Appendices
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226
Appendix A: Financial Incentives
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227
Financial Incentives
Tax Increment Financing
Tax Increment Financing (TIF) is the primary development finance tool available to
Minnesota cities. TIF is simple in concept, but complex in its application. Through Tax
Increment Financing, the property taxes created by new development (or redevelopment)
are captured and used to finance activities needed to encourage the development. The
challenge in using TIF lies with the complex and ever-changing statutory limitations.
These complexities make it impractical to provide a thorough explanation of Tax
Increment Financing as part of this plan.
Tax Increment Financing can be used to finance all of the important implementation
actions facing the City such as land acquisition, site preparation, parking, and public
improvements. In addition, TIF creates a means to borrow money needed to pay for
redevelopment costs. The City can issue general obligation bonds without an election if
20% or more of the debt is supported by tax increment revenues. These bonds are not
subject to any debt limit.
Tax Abatement
Tax abatement acts like a simpler and less powerful version of Tax Increment Financing.
With TIF, the City controls the entire property tax revenue from new development. Under
the abatement statute (Minnesota Statutes, Sections 469.1812 through 469.1815), the
City, county, and school district have independent authority to grant an abatement.
Abatement in Minnesota works more like a rebate than an abatement. The City (and
other units abating taxes) adds a tax levy equal to the amount of taxes to be abated.
The revenue from the abatement levy can be returned to the property owner or retained
and used to finance development activities. Tax abatement can be used to finance the
key redevelopment actions in the Historic Village’s land acquisition, site preparation, and
public improvements.
Tax abatement is perhaps best suited as an incentive for reinvestment in existing
property. While TIF deals with only the value from new development, abatement can
apply to both new and existing value. This power provides the means to encourage
rehabilitation of commercial buildings and housing. The City could agree to abate all or
part of the municipal share of taxes to encourage reinvestment tied to the plan.
City Growth Fund
The City of Corcoran may consider establishing a Growth Fund to assist potential
businesses. This technique has been used in other metro area cities to promote economic
development. Some cities have established a revolving loan fund to new and expanding
businesses to finance equipment and/or real estate with the purpose of increasing the
local tax base and improving the City’s overall economy.
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
228
Twin Cities Community Capital Fund
The Twin Cities Community Capital Fund (TCCCF) is an economic development financing
resource for the seven county Twin Cities Metropolitan Area. The Fund is designed to
leverage millions of dollars in Revolving Loan Funds (RLFs) and other economic
development funds owned and managed by metro area local governments and
development financing organizations. By pooling resources, TCCCF members have the
advantage of offering much larger loans than would be possible with limited local
resources, greater gap-lending flexibility for financing local development projects, and
significantly lower loan risk. This non-profit organization also provides the services of a
professional fund manager and loan officers at no cost to participating fund members.
Many member communities in the metro have used TCCCF financing to provide gap
financing for funding of building expansion and equipment for new and expanding
businesses.
Other Programs
A City Economic Development Authority (EDA) could also pursue opportunities through
the Minnesota Department of Employment and Economic Development (DEED) to secure
financing for businesses. Possible programs may include the Minnesota Investment Fund
or the Minnesota Job Skills Partnership Program.
Ensure Infrastructure is available to meet business needs
The City has developed a staging plan to identify the timing of infrastructure availability in
the City. Plans are underway to provide sewer service to the City’s economic
development target areas. The City has prepared a staging plan to identify the staging of
infrastructure provision to the rest of the City. The City has also timed its Staging Plan to
coincide with planned transportation improvements to ensure that adequate
transportation infrastructure is in place to accommodate new commercial and industrial
uses.
Promote Quality Development
After the Comprehensive Plan is finalized, the City should update its Zoning Ordinance to
be consistent with the Comprehensive Plan. The revised ordinance should incorporate
high design standards for new business development including architectural guidelines for
retail development, standards for quality building materials for commercial and industrial
development and site planning requirements that incorporate quality landscape features
for both commercial and industrial development as well.
Support Existing Businesses
The City recognizes the importance of maintaining its many valuable existing businesses
located within the community. These businesses provide important services and jobs to
Corcoran residents and the region. The City will work with the I-94 Chamber of
Commerce to identify the needs of existing businesses to achieve a healthy business
climate. Open communication between the City and business owners is essential to
establishing a strong and mutually beneficial relationship between the City and business
owners. The City should pursue ongoing communication efforts with Corcoran business
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
229
owners including surveys, interviews, and check-in meetings to understand the needs and
issues facing business owners. Corcoran will also work with existing businesses that are
considering moving or expanding to better understand barriers to business expansion and
assist businesses to overcome these barriers. Additionally, financial assistance options
discussed above for new businesses will also be made available to existing businesses
where appropriate to encourage business investment and expansion in the City. If
businesses do leave the City, the City should follow up with these businesses to
understand reasons for the departure. This information can be used to inform additional
business retention efforts.
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
230
Appendix B: Sanitary Sewer Ultimate System Areas
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
231
Appendix B P1
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App B P 2
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App B page 3
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
234
Appendix C: Sanitary Sewer Ultimate System Average Flows
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
235
App C page 1
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App C page 2
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App C page 3
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Appendix D: Sanitary Sewer Ultimate System Design Flows
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
239
App D page 1
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
240
App D page 2
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
241
App D page 3
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
242
Appendix E: Sanitary Sewer Ultimate Trunk System Design
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
243
App E page 1
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244
App E page 2
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
245
App E page 3
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
246
Appendix F: Subdivision Regulations
(Title IX: 940-6 to 940-9)
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
247
App F page 1
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App F page 2
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249
App F page 3
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250
App F page 4
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
251
Appendix G: Individual Sewage Treatment Systems
(Title V: 50-1 to 50-12)
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
252
App G p. 1
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App G p 2
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App G p. 3
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App G p. 4
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App G page 5
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App G p. 6
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
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App G p. 7
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
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App G p. 8
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
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App G p 9
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App G p 10
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App G p. 11
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App G p 12
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Appendix H: Capital Improvement Plan
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
265
App H p. 1
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App H p 2
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App H p 3
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Ápp H p 4
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Appendix I: Zoning Map
CITY OF CORCORAN COMPREHENSIVE PLAN APPENDICES
270
App I p 1
H:\City Hall Information\Parks & Trails Commission\Agendas\2010\11-16-10\6c. 2010 Fee Schedule Council 01-14 approved.xls
Records & Service for City Document (Includes Tax)Agriculture Preserve Application
Copies BW up to 8 1/2x14 pp $0.30 Placement $80.00
Copies oversize per page $0.55 Removal 80.00
Copies Color up to 8 1/2x14 pp $1.00 *Fee Limited by State
Copies Color oversize $1.30
Surveys $3.25 Sign Permits (Fees based on Planner doing review)
Surveys Requested by property owner $1.00 No Planning Comm Review - Temp $95.00
Fax $0.50 No Planning Comm Review - Perm $150.00
Notary Fee - per document $1.00 Planning Commission Review $250.00
Interest charge on past due Escrows Signs
Comprehensive Plan $40.00 Wetland Buffer Sign $20.00
Code Book (Codes/Zoning/Subd) Binder $65.00 * Requests for information are to be made in writing
Zoning Code Only $35.00
Subdivision Code Only $35.00
Municipal Code Only $35.00 Temporary 3.2 Malt Liquor Lic.
Assessment Search Temporary Permit
Address List $30.00 Temporary Permit
Resident Address List Labels $60.00 Beer 3.2 Malt Liquor Lic.
CD-R (Any documents to be downloaded)$30.00 On Sale $100.00
Off Sale $15.00
Maps Investigation (New/Transfer Lic.)$100.00
8 1/2"x11" (B&W)$1.00 Intoxicating Liquor License
8 1/2"x11" (B&W Laminated)$3.00 On Sale $4,000.00
8 1/2"x11" (Color)$3.00 Off Sale*$150.00
8 1/2"x11" (Color Laminated)$5.00 Sunday Sale*$200.00
11"x17" (B&W)$3.00 Investigation Fee (New/Transfer Lic.)$300.00
11"x17" (B&W Laminated)$8.50 2:00 AM Extension $100.00
11"x17" (Color)$5.50 *Fee Limited By State Law
11"x17" (Color Laminated) $11.00
22"x34" (Blueline)$6.50 Tobacco Permit
22"x34" (Blueline Laminated)$23.00 Permit $150.00
22"x34" (Color)$11.00
22"x34" (Color Laminated)$27.00 Fireworks Permit
36"x42" (Color)$23.00 Per Event $25.00
36"x42" (Color Laminated)$60.00
Topos - Per Acre $16.00
Topos - Per Sheet $5,150.00
Topos - Non-Legal Copy Civic Center Rental Fee
*Laminated Maps must be special ordered **Corcoran Public Service Groups N/C
** "Corcoran" Jaycees, Lions, Pioneer Society, Seniors, Athletic Assoc.
Late Fees / Penalties GENERAL PUBLIC - PER DAY
Returned Check Fee *$38.00 Residents Receive a 10% Discount on Civic Center & Park Rental
Late Fee Charge -Over 30 days 1.5% / mo Sun. - Thur. no kitchen $100.00
*Plus any additional fees charged by the bank Sun. - Thur. with kitchen $125.00
Labor/Staff Fri - no kitchen $150.00
Normal Business Hrs (1 hr min.) $65.00 Fri - with Kitchen $275.00
After Hours (1 hr minimum) $100 Hour Sat. - no kitchen $300.00
Sat. - with kitchen $350.00
Newsletter /Incl. print & mailing to 2000 Residents B/W Color Observed Holiday w/ or w/o kitchen $150.00
Advert. Newsletter Full page Police security if serving alcohol per hour $60.00
Advert. Newsletter 1/2 page
Advert. Newsletter 1/4 page
Insert flyer for mailing supplied by customer $200.00
Contract 6 + time yr. no kitchen $50.00
City Park - Picnic Facility Contract 6 + time yr. with kitchen $80.00
Rental Fee $55.00
Damage Deposit $100.00 Mon - Sun $50.00
Includes required sales tax Civic Center Damage Deposit
Ball Field Usage Fee (**Groups 2 & 3) Damage Deposit $250.00
Snyder, Meister & Lions *All Rentals including N/C must have deposit
Lights (Lions only) Additional Rental Items - Per Day
Upper Open Fields Stage Setup $65.00
**Group 1 - No Usage Fees Apply AV Equipment Rental - Per Item $75.00
AV Damage Deposit (projector DVD Player) $250.00
Reproduction Cost
To be determined at a later
date
To be determined at a later
date
General Public Non-Profit Groups - Per Day
Meeting / Conference Room 10-15 people
General Public Non-Profit Groups - Per Day
Receive 15% discount for Civic Center Rental
2010 CITY OF CORCORAN - FEE SCHEDULE
10% annually if not pd within 30 of bill date
$10 Per Daily Event
$100.00 Annually Max
Churches, Henn.County Fair,
Youth educational seminars
/Summer Camp Groups,
H:\City Hall Information\Parks & Trails Commission\Agendas\2010\11-16-10\6c. 2010 Fee Schedule Council 01-14 approved.xls
2010 CITY OF CORCORAN - FEE SCHEDULE
Recycling Fee Per Wastemanagement Contract Burning Permit
Recycling Fee (Annual) $33.00 Permit Valid for 10 days $10.00
Delinquent Charge $10.00 When 3" Snow On Ground N/C
New Homeowner Bin $5.00 *Burning Not Allowed in Commercial Area
Replacement Bin $10.00
Newly Constructed Homes are Pro-Rated
Fees include tax
Storm Water Police Reports
Basin Connection Cost Police Reports - Base Charge $7.00
* Police Reports - Surcharge .25 page
Audio Tape Actual Cost
Overweight Vehicle Video Tape Actual Cost
Commercial Tow Truck $750.00
Daily Permit $100.00 Finger Printing
Seasonal - Emergency $250.00 Resident - Child N/C
Seasonal - Non Emergency $500.00 Non-Resident - Child $10.00
Agriculture N/C Resident - Adult $15.00
*All Charges are Per Truck - Permits are Restricted Non-Resident - Adult $25.00
**Emergency is Septic, Liquid Propane & Similar Additional Cards - Resident $7.50
Additional Cards - Non Res. $12.50
Street Department - Fees Amber Sticks
Street Sign Install Labor $75.00 / Hr
Culvert Install* $100.00 / Hr False Alarm Fire Emergency
Dust Control (Voluntary)** Based on Bid 2-3 In any 12-month period $75 Each
Dust Control (Assessment) Based on Bid 4-6 In any 12-month period $150 Each
7-9 In any 12-month period $250 Each
Grading & Land Reclamation **Security 10+ In any 12-month period $500 Each
Under 300 Cubic Yards $35.00 N/C
Over 300 Cubic Yards - residential $300.00 $250/Acre*False Alarm Police
*One Acre Minimum 1-3 In any 12-month period N/C
4-6 In any 12-month period $125 Ea.
7-9 In any 12-month period $200 Ea.
10+ In any 12-month period $300 Ea.
Guns
High Powered discharge Rifle
Shooting - Resident** $15.00
Shooting - Non-Res.**$20.00
Swing Away Mail Box Arms (Box not included) *Fee Set By State / **Restricted
Posts only $65.00
Posts and installation $150.00 Impound Lot - Department Lot
Storage Fee $30.00
Lawn Mowing - Property Cleanup Plus actual cost of towing
Mowing 1acre & under $250.00
Additional per hr. over 1 acre $75.00 Animal Impound
Tree and weed removal invoice + $75.00 Admin. costs 1st Offense $50.00
Rubbish removal by PW per hour $75.00 2nd Offense $150.00
plus admin fees of $75.00.No License $50.00
Public Works Labor
Per Hour $50.00
Plus time 1/2 per hour $75.00
Driveway Permit
Permit Fee $100.00
**In the event that there are critical conditions or concerns with the area to be graded or
reclaimed, the City Engineer or other designated City Staff shall determined an amount to
be secured to assure the completion of the project. In the event that there are unique
circumstances to the site additional fees may be imposed to cover additional staff time
necessary to process the permit.
Plus Cost of Materials** 300' Min.
City of Corcoran
City Council Meeting Minutes
October 28, 2010
9a.
The Corcoran City Council met on October 28, 2010, at City Hall in Corcoran, Minnesota. Present were, Mayor
Guenthner, Councilor Gmach, Councilor Hudok, and Councilor Milbrandt. Also present were City Administrator Donahue,
Public Safety Director Gormley, Corporal Hamilton, Public Works Superintendent Meister, City Attorney Carson and
Deputy Clerk Heinecke. Councilor Thomas was absent.
Mayor Guenthner called the meeting to order at 7:00 pm.
1. Call to Order / Roll Call 2. Pledge of Allegiance
3. Agenda Approval
MOTION: made by Hudok, seconded by Gmach to approve the agenda as presented.
Voting Aye: Guenthner, Hudok, Gmach and, Milbrandt. (Motion carried 4:0).
4. Open Forum
Ken Streeter (Streeter Development) asked the city to consider a turn back to the city of wetlands in the area of Old
Settlers Road near Larkin Rd. Motion: made by Gmach, seconded by Hudok to direct staff to research impact of turn back proposal on 2030 Comp
Plan.
Voting Aye: Guenthner, Gmach, Hudok, and Milbrandt. (Motion carried 4:0)
5. Presentations
None
6. Planning Business / Landform-None
None
7. Engineering / Wenck-None
None 8. Public Hearing
None 9. Consent Agenda
a. Draft Minutes of 10/14/10 Council Meeting MOTION: made by Gmach, seconded by Hudok to approve the consent agenda as presented.
Voting Aye: Guenthner, Hudok, Gmach and, Milbrandt. (Motion carried 4:0).
10. Staff Reports / Memos/Commissions
a. Northern Natural Gas Line Safety Update
b. Police-Federal Ballistic Vest Grant Program
c. Rural Road Speed Limits
d. Performance Report 11. Unfinished Business
a. 2011 Budget Workshop-Public Works
Administrator Donahue presented 2010 accomplishments and 2011 goals. Budget adjustments were discussed
with a final draft budget decision November 22, 2010.
b. Public Works Facility Update
No update at this meeting
c. NW Trails-DNR Grant Agreement
MOTION: made by Gmach, seconded by Milbrandt to approve the NW Trails -DNR Grant Agreement as presented.
Voting Aye: Guenthner, Hudok, Gmach and, Milbrandt. (Motion carried 4:0).
d. Health Insurance and Employee Benefit Package for 2011 MOTION: made by Milbrandt, seconded by Gmach to approve city full funding of health insurance 2011 rate increase as
presented.
Voting Aye: Guenthner, Hudok, Gmach and, Milbrandt. (Motion carried 4:0).
12. New Business
City of Corcoran
City Council Meeting Minutes
October 28, 2010
9a.
a. Fire Alarm Monitoring System-Progress Report MOTION: made by Milbrandt, seconded by Gmach to approve Fire Alarm Monitoring System as presented.
Voting Aye: Guenthner, Hudok, Gmach and, Milbrandt. (Motion carried 4:0).
13. Claims as Presented
a. Escrow Claims (Fund #500) MOTION: made by Hudok, seconded by Gmach to approve escrow claims as presented.
Voting Aye: Guenthner, Hudok, Gmach and, Milbrandt. (Motion carried 4:0).
b. Building Inspections Claims
MOTION: made by Hudok, seconded by Gmach to approve building inspection claims as presented.
Voting Aye: Guenthner, Hudok, Gmach and, Milbrandt. (Motion carried 4:0).
c. All Other Claims As Presented
MOTION: made by Hudok, seconded by Milbrandt to approve all other claims as presented.
Voting Aye: Guenthner, Hudok, Gmach and, Milbrandt. (Motion carried 4:0).
14. Unscheduled Items
None
Mayor Guenthner recessed the regular council meeting at 8:10 to convene a closed meeting for the purpose of discussing
personnel issues.
Mayor Guenthner reconvened the regular council meeting at 9:12. MOTION: made by Milbrandt, seconded by Hudok authorizing the city attorney to appeal the arbitration ruling in the
matter of Minnesota Teamsters Public and Law Enforcement Employees Union 323 (grievant) and The City of Corcoran
(respondent). Case # 10-PA0796, to seek vacation and/or modification of the arbitration award.
Voting Aye: Guenthner, Hudok, Gmach and, Milbrandt. (Motion carried 4:0).
MOTION: made by Hudok, seconded by Gmach to adjourn the regular meeting.
Voting Aye: Guenthner, Gmach, Hudok, and Milbrandt. (Motion carried 4:0).
Meeting adjourned at 9:15 pm
_____________________________
Daniel Donahue, City Administrator
Agenda 9b.i.
Mr. Donahue:
Attached is a subordination agreement for a CDBG funded
housing rehab loan made to Ms. Georgia Wigen in 1997. This
loan has a thirty-year term which expires in September
2027. The initial amount was $15,050 but, with accrued
interest, has reached its current, and maximum, level of
$19,565. Ms. Wigen is pursuing a new mortgage for $163,00
with a fixed rate of 4.5% over a thirty-year term. Ms
Wigen secured a $25,000 line of credit in January of this
year. Since no subordination was requested, the city's
lien will remain superior to the lien associated with the
line of credit. Ms. Wigen's home has an EMV of $237,000 and
was appraised earlier this week at $230,000. The proposed
new mortgage would result in a total of $207,565 in
encumbrances against the property for a combined loan to
value ratio (CLTV) of 88% against the EMV and 90% against
the appraisal. This means that the subordination barely
qualifies under our guidelines. However, since the $25,000
line of credit was recorded after our repayment agreement,
the effective CLTV is 77% for the EMV and 79% for the
appraisal. This makes the subordination more acceptable
under our guidelines.
If you are willing to accept the subordination, please have
the document executed by you and the Mayor and return it to
this office so it can be sent to the title company. If it
helps you make a decision, our rehab loans now have a
fifteen-year term instead of thirty.
Please call me at 612 348-2235 if you have any questions.
Thank you,
Jim Graham
Jim.Graham@co.hennepin.mn.us
Agenda
9b.ii
SUBORDINATION AGREEMENT
THIS AGREEMENT made as of this _________ day of __________________, 2010, by and between
the City of Corcoran ("Lienholder") and Franklin American Mortgage Compnay, its successors and/or
assigns, (Franklin American)
WHEREAS, Georgia Wigen, a single person ("Borrower") executed and delivered to Lienholder a
repayment agreement dated 12th September 1997, filed of record on 18th October 2002, with the County
Recorder, Hennepin County, Minnesota, as Document Number 7841859, covering the following
described property, located in the aforesaid county and state (the "Property"):
The South 150 feet of the North 1757 feet as measured along the East and West lines thereof of the
West ½ of the Southwest 1/6 of Section 33, Township 119, North Range 23, West of the 5th Principal
Meridian, together with an easement for permanent structures, fences and garages are the South 30
feet of the North 1787 feet of the West half of the Southwest Quarter of Section 33, Township 119,
North Range 23 West. Subject to existing highway easement and right of way record, according to
the United States Government Survey thereof and situate in Hennepin County, Minnesota.
WHEREAS, Georgia Wigen, a single person, executed and delivered to Franklin American a mortgage
on the above described Property, dated _______________, 2010, filed of record on
___________________, 2010, with the County Recorder, Hennepin County, Minnesota, as Document
No. ______________ , in the amount of $163,000.00; and
WHEREAS, it is the intention of the parties hereto, and the purpose of this Agreement, to make the
aforesaid mortgage to Franklin American in all respects senior, prior and superior to the repayment
agreement of Lienholder.
NOW THEREFORE, for good and valuable consideration, and in order to induce Franklin American to
advance funds upon its mortgage, Lienholder does hereby subordinate the lien of its repayment agreement
to the lien of Franklin American's mortgage and all extensions, modifications and renewals thereof and all
advances and further advances thereunder, notwithstanding that the Lienholder's repayment agreement
was executed and recorded prior to the execution of and recordation of Franklin American's mortgage,
and agrees that all right, title, lien and interest acquired by Franklin American either by foreclosure
proceedings or otherwise, under its mortgage, shall be prior and superior to any and all rights, title, lien
and interest heretofore or hereafter acquired by Lienholder under the Lienholder's repayment agreement.
IN TESTIMONY WHEREOF, Lienholder has caused these present to be executed the day and year first
above written.
Lienholder: City of Corcoran
Agenda
9b.ii
By________________________________ By________________________________
Kenneth Guenthner, Mayor of the City of Dan Donahue, City Administrator of the
Corcoran City of Corcoran
STATE OF MINNESOTA )
) ss
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this _____ day of _____________ 2010, by
Kenneth Guenthner, Mayor of the City of Corcoran, and by Dan Donahue, City Administrator of the City
of Corcoran, a body corporate and politic of the State of Minnesota, on behalf of the City.
________________________________________
Notary Public
This instrument was drafted by:
Hennepin County Office of Planning and Development
Development Planning Unit
10709 Wayzata Boulevard Suite 260
Minnetonka MN 55305
City of Corcoran
County of Hennepin
State of Minnesota
9c.
RESOLUTION NO. 2010-46
Motion By:
Seconded By:
A RESOLUTION to Adopt an All Hazard Mitigation Plan
WHEREAS, the Corcoran City Council participated in the Hennepin County Hazard
Mitigation planning process as established under the hazard mitigation act of 2000; and
WHEREAS, the act establishes a framework for the development of a county Hazard
Mitigation Plan; and
WHEREAS, the County, as part of the planning process with the cities, establish a public
participation process and local coordination among county and neighboring local units of
government, businesses and other organizations; and
WHEREAS, the plan includes a risk assessment including past hazards, hazards that
threaten the county, maps of hazards, an estimate of structure at risk, a general description of
land uses and development trends; and
WHEREAS, the plan includes a mitigation strategy, including goals and objective, and an
action plan identifying specific mitigation projects and costs; and
WHEREAS, the pan includes a maintenance or implementation process including plan
updates, integration of the plan into the planning documents, and how the County will maintain
city and public participation and coordination; and
WHEREAS, the draft plan was shared with state and federal agencies for review and
comment; and
WHEREAS, the County has notified the public of its intent to adopt the Hazard
Mitigation Plan, and has made the plan available on the Hennepin County website for public
comment prior to final adoption by the City Council and the County Board as required by
Minnesota Statutes 375.51 and 394.26
BE IT RESOLVED, the City Council hereby formally adopts the Hennepin County
Hazard Mitigation Plan as part of Corcoran’s Emergency Operation Plan, under Ordinance 32.10
Emergency Management.
City of Corcoran
County of Hennepin
State of Minnesota
9c.
VOTING AYE VOTING NAY
Guenthner, Ken Guenthner, Ken
Gmach, George Gmach, George
Hudok, Christopher Hudok, Christopher
Milbrandt, Rosalyn Milbrandt, Rosalyn
Thomas, Ron Thomas, Ron
Whereupon, said Resolution is hereby declared adopted on this 8th day of November 2010.
____________________________________
Kenneth Guenthner - Mayor
ATTEST:
____________________________________ City Seal
Daniel Donahue – City Administrator/Clerk
STAFF REPORT / POLICE DEPARTMENT Agenda Item 9c.i.
Council Meeting:
November 8th 2010
Prepared By:
Chief Sean Gormley
Topic:
Hennepin County Mitigation Plan
Action Required:
Approval of Resolution
Background
In February 2004 the City of Corcoran adopted the Hennepin County All Hazard
Mitigation Plan.
Part of the requirement by the Mitigation Act of 2000 is a periodic update. This update
has just been completed.
The purpose of the plan is to identify hazards, risks, vulnerabilities, and measures that
prevent loss of life and damage to property while reducing future risk in the city and
county and country.
The benefits of the hazard mitigation include, but are not limited to; saving lives and
reducing injuries, preventing or reducing property damage, reducing economic losses,
maintaining critical facilities in functioning order, and protecting infrastructure from
damage.
Each city must adopt the Hennepin County Mitigation Plan as part of its own emergency
operation plan. The plan is located on the Hennepin County website for review.
Recommendation
Motion to formally adopt the updates to the All Hazard Mitigation Plan and approve
Resolution 2010-4X
.00
DATE: November 1, 2010
TO: Development Review Committee (Kendra Lindahl, Kent Torve, Dan Donahue)
COPY: Jeff Carson, Jill Smith-Arens, Jeanie Heinecke, Tanya Wagner, Vince Vander
Top, Tina Goodroad
*Kendra vacation November 5-16
November 4, 2010 Planning Commission Meeting
• Nilsson Conditional Home Occupation at 8695 Cain Road—Public Hearing (city file 10-011)
November 4, 2010 Joint Planning Commission/City Council Meeting
• Accessory Building Ordinance
• Ordinance Updates
November 11, 2010 City Council Meeting
No Planning Business
November 16, 2010 Parks Commission Meeting
No Planning Business
November 22, 2010 City Council Meeting
• Nilsson Conditional Home Occupation at 8695 Cain Road (city file 10-011)
December 2, 2010 Planning Commission Meeting
No Planning Business
December 2, 2010 Joint Planning Commission/City Council Meeting
• Ordinance Updates
December 9, 2010 City Council Meeting
No Planning Business
December 20, 2010 City Council Meeting
No Planning Business
December 21, 2010 Parks Commission Meeting
No Planning Business
Code Enforcement (DAN)
CITY OF CORCORAN
DEVELOPMENT REVIEW COMMITTEE (DRC) AGENDA
Agenda 10b.
DRC Agenda
Page 2
• Outside Storage at 20045 CR 10 (26-119-23-11-0005)
• Outside Storage at 20010 75th Ave (26-119-23-14-0024)
• Outside Storage at 10409 CR 101 (01-119-23-41-0001)
Applications not currently scheduled/Other Business
• Corcoran Business Park (Utility Extension/Restart discussions with Medina? DAN?)
• Armbruster Topography and Wetland Waiver (review period expires November 30, 2010)
(City file no. 09-011) (Tabled at 11/23/09 CC meeting)
• Acacia Hills Outlot A (13-119-23-23-0015)—Was not dedicated to City as required. Now tax
forfeit Hennepin County. (DAN to follow up)
• Update Development Rights Map
11/10/2010
2010 Ordinance Update Budget Report
As of 10/27/2010
Revenues
Source Budget Actual Activity Scope Expense Scope Priority Expense
DNR Grant 24,000$ Greenway Committee and Ordinance 1 9,708.25$ 2
CGO Grant 12,000$ 12,000.00$ Open Space Ordinance Update 2 3,890.50$
General Fund 10,000$ P&T Plan Update & Maps 3 959.25$
Park Fund 2,850$ New Mixed Use Zoning Districts 4 1,495.00$ 1
Total 48,850$ Holding Zone Designation 1
Revise Zoning Districts to Refect New
Land Use Plan 1
Shoreland Ordinance Update 5
Expenditure Assumptions Budget Actual Integrated Tree and Landscaping 6,1 2
Bonestroo Agreement-DNR 23,000$ 16,630.11$ Subdivision Code Update 7 3
Bonestroo Agreement-CGO 12,000$ 14,386.00$ Zoning Map Update 8 3
Landform-City Budget 10,000$ 1,303.84$ Growth Mgmt Ordinance 9 3
TDKA Agreement 5,700$ PUD Ordinance Update 10 1
Total 50,700$ 32,319.95$ Meetings 11 577.11$ X
Development Rights Map Update 1
Essential Service 4
Setback Definitions 4
Denifitions to Zoning Standards 4
Greenhouse Ordinance Language 4
Inconsistencies in Building Standards 4
Administration Overhead
1 4,312.50$
2 1,764.75$
3 115.00$
4 3,622.50$
Mts, Misc 4,571.25$
Total 16,630.11$ Total 14,386.00$
DNR CGO
STAFF REPORT / POLICE DEPARTMENT Agenda Item 11a.
Council Meeting:
November 8, 2010
Prepared By:
Chief Sean Gormley
Topic:
Draft Budget 2011
Action Required:
Discussion Only
Background
June 24, 2010 City Council Meeting – presented 2011 Budget Planning and Needs
Major Priorities for 2011
August 12, 2010 City Council Meeting – presented Draft Budget 2011
1st draft of Public Safety 2011
August 26, 2010 City Council Meeting – presented Draft Budget 2011
Update on staff needs for 2011
September 9, 2010 City Council Meeting – presented 2011 Preliminary Budget
Reduced public safety draft budget by $19,375
Public Safety Budget for 2011
I will provide a brief presentation and an opportunity for any questions council may
have.
Recommendation
Discussion further discussion on public safety budget 2011
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2010-42
MOTION BY MEMBER:
SECONDED BY MEMBER:
12a.
A RESOLUTION CERTIFYING THE 2010 DELINQUENT DUST CONTROL TO THE
HENNEPIN COUNTY AUDITOR FOR COLLECTION IN 2011
WHEREAS, pursuant to proper notice duly given as required by law, the council has met and heard and passed
upon all objections to the proposed assessment for the improvement of dust control to the various streets within
the city,
NOW THEREFORE, BE IT FURTHER RESOLVED BY THE COUNCIL OF THE CITY OF CORCORAN,
1. Such proposed assessment, a copy of which is attached hereto and made a part hereof, is hereby
accepted and shall constitute the special assessment against the lands named therein, and each tract of
land therein included is hereby found to be benefited by the proposed improvement in the amount of the
assessment levied against it.
2. The owner of any property so assessed may, at any time prior to certification of the assessment to the
county auditor, pay the whole of the assessment with interest accrued to the date of payment, to the city
treasurer, except that no interest shall be charged if the entire assessment is paid within 30 days from the
adoption of this resolution; and may, at any time thereafter, pay to the city treasurer the entire amount of
the assessment remaining unpaid, with interest accrued, to December 31 of year in which such payment
is made. The rate of interest that will apply will be 6.75% per annum.
3. The clerk shall forthwith transmit a certified duplicate of this assessment to the county auditor to be
extended on the property tax lists of the county. Such assessments shall be collected and paid over in the
same manner as other municipal taxes.
VOTING AYE VOTING NAY
Guenthner, Ken Guenthner, Ken
Gmach, George Gmach, George
Hudok, Christopher Hudok, Christopher
Milbrandt, Rosalyn Milbrandt, Rosalyn
Thomas, Ron Thomas, Ron
Whereupon, said Resolution is hereby declared passed
on this 8th day of November 2010.
____________________________
Ken Guenthner, Mayor
ATTEST:
_________________________
Dan Donahue, City Clerk City Seal
2010 DELINQUENT DUST CONTROL ASSESSMENT
LEVY # 17803
12ai.
PIN Full Property Address Serv Balance Pen Bal Balance
27-119-23-44-0017 20840 70TH AVE 179.00 12.08 191.08
09-119-23-23-0007 9820 BECHTOLD RD 179.00 12.08 191.08
08-119-23-14-0014 9847 BECHTOLD RD 179.00 12.08 191.08
08-119-23-11-0002 10025 BECHTOLD RD 179.00 12.08 191.08
04-119-23-33-0002 10206 BECHTOLD RD 179.00 12.08 191.08
04-119-23-32-0003 10290 BECHTOLD RD 179.00 12.08 191.08
05-119-23-11-0005 10845 BECHTOLD RD 118.00 7.97 125.97
23-119-23-22-0010 8270 CAIN RD 179.00 12.08 191.08
14-119-23-33-0003 8540 CAIN RD 179.00 12.08 191.08
15-119-23-44-0001 8695 CAIN RD 179.00 12.08 191.08
23-119-23-33-0013 7710 CORCORAN TRL W 59.95 4.05 64.00
23-119-23-33-0006 7730 CORCORAN TRL W 59.95 4.05 64.00
23-119-23-33-0022 7798 CORCORAN TRL W 29.98 2.02 32.00
23-119-23-32-0002 7915 CORCORAN TRL W 29.98 2.02 32.00
23-119-23-33-0010 7760 CORCORAN TRL E 59.95 4.05 64.00
23-119-23-33-0017 7800 CORCORAN TRL E 29.98 2.02 32.00
09-119-23-42-0011 9536 FOX VALLEY DR 116.64 7.87 124.51
16-119-23-14-0020 8919 FOXLINE DR 179.00 12.08 191.08
16-119-23-11-0007 9240 FOXLINE DR 179.00 12.08 191.08
16-119-23-11-0016 9259 FOXLINE DR 179.00 12.08 191.08
08-119-23-13-0012 9817 GARDEN LN 121.00 8.17 129.17
08-119-23-13-0007 9820 GARDEN LN 121.00 8.17 129.17
08-119-23-12-0004 9927 GARDEN LN 121.00 8.17 129.17
36-119-23-14-0005 19240 GLEASON RD 210.29 14.19 224.48
03-119-23-44-0015 10115 HIGHLAND RIDGE RD.89.50 6.04 95.54
28-119-23-44-0008 21539 HOMESTEAD TRL 179.00 12.08 191.08
28-119-23-44-0011 21645 HOMESTEAD TRL 179.00 12.08 191.08
34-119-23-24-0004 21050 HORSESHOE TRL 179.00 12.08 191.08
34-119-23-24-0005 21070 HORSESHOE TRL 179.00 12.08 191.08
34-119-23-32-0002 21405 HORSESHOE TRL 179.00 12.08 191.08
10-119-23-23-0015 9718 LILY POND LN 130.26 8.79 139.05
10-119-23-22-0004 21414 MEADOW LN 114.00 7.70 121.70
10-119-23-22-0014 21427 MEADOW LN 114.00 7.70 121.70
28-119-23-44-0020 21627 NYSTROM LN 179.00 12.08 191.08
08-119-23-24-0008 9710 RUSH CREEK BLVD 124.13 8.38 132.51
08-119-23-23-0008 9750 RUSH CREEK BLVD 124.13 8.38 132.51
08-119-23-23-0007 9800 RUSH CREEK BLVD 124.13 8.38 132.51
05-119-23-14-0019 22445 RUSH CREEK DR 59.00 3.98 62.98
02-119-23-22-0005 20512 RUSH MEADOW LN 179.00 12.08 191.08
02-119-23-22-0009 20605 RUSH MEADOW LN 179.00 12.08 191.08
02-119-23-22-0003 20610 RUSH MEADOW LN 179.00 12.08 191.08
02-119-23-22-0002 20624 RUSH MEADOW LN 179.00 12.08 191.08
13-119-23-14-0010 19100 SCHUTTE RD 179.00 12.08 191.08
01-119-23-32-0001 19715 STIEG RD 179.00 12.08 191.08
16-119-23-34-0006 22060 STREHLER RD 179.00 12.08 191.08
17-119-23-43-0001 22814 STREHLER RD 179.00 12.08 191.08
2010 DELINQUENT DUST CONTROL ASSESSMENT
LEVY # 17803
12ai.
17-119-23-34-0003 22820 STREHLER RD 179.00 12.08 191.08
17-119-23-34-0002 22840 STREHLER RD 179.00 12.08 191.08
17-119-23-32-0004 22900 STREHLER RD 179.00 12.08 191.08
18-119-23-44-0007 23212 STREHLER RD 179.00 12.08 191.08
19-119-23-21-0011 23525 STREHLER RD 179.00 12.08 191.08
19-119-23-23-0003 23785 STREHLER RD 179.00 12.08 191.08
19-119-23-22-0001 23817 STREHLER RD 179.00 12.08 191.08
19-119-23-22-0003 23825 STREHLER RD 179.00 12.08 191.08
08-119-23-13-0021 9730 SUNDANCE RD 85.03 5.74 90.77
08-119-23-24-0002 9805 SUNDANCE RD 85.03 5.74 90.77
08-119-23-21-0012 9831 SUNDANCE RD 85.03 5.74 90.77
08-119-23-13-0024 9840 SUNDANCE RD 85.03 5.74 90.77
05-119-23-14-0003 22475 SUNSET LN 59.00 3.98 62.98
21-119-23-11-0002 8401 TRAIL HAVEN RD 179.00 12.08 191.08
15-119-23-32-0001 8900 TRAIL HAVEN RD 179.00 12.08 191.08
16-119-23-14-0014 9035 TRAIL HAVEN RD 179.00 12.08 191.08
16-119-23-11-0002 9247 TRAIL HAVEN RD 179.00 12.08 191.08
09-119-23-41-0003 9515 TRAIL HAVEN RD 179.00 12.08 191.08
09-119-23-14-0001 9837 TRAIL HAVEN RD 114.00 7.70 121.70
10-119-23-22-0005 10035 TRAIL HAVEN RD 114.00 7.70 121.70
16-119-23-11-0011 21540 TREELINE DR 179.00 12.08 191.08
33-119-23-13-0005 6705 WILLOW DR 179.00 12.08 191.08
33-119-23-13-0006 6715 WILLOW DR 179.00 12.08 191.08
Levy # 17803 10,101.99 681.80 10,783.79
2010 DELINQUENT DUST CONTROL ASSESSMENT
LEVY # 17803
12ai.
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2010-43
MOTION BY MEMBER:
SECONDED BY MEMBER:
12b.
A RESOLUTION CERTIFYING THE 2010 DELINQUENT RECYCLING FEES TO
THE HENNEPIN COUNTY AUDITOR FOR COLLECTION IN 2011
WHEREAS, the records of the City of Corcoran list certain properties as being delinquent; and
WHEREAS, the properties have been notified of the due date through a direct mailing; and
WHEREAS, City of Corcoran Ordinance No. 152 authorizes certification of such delinquent
properties to the Hennepin County Auditor for collection along with an administrative fee.
Levy # 17804
NOW, THEREFORE BE IT RESOLVED, the City of Corcoran, City Council hereby directs
the Hennepin County Auditor to place upon the tax rolls for taxes payable in 2011 the delinquent
accounts which are listed in Exhibit “A” who have not resolved the fees by close of business on
December 1, 2010, attached hereto.
VOTING AYE VOTING NAY
Guenthner, Ken Guenthner, Ken
Gmach, George Gmach, George
Hudok, Christopher Hudok, Christopher
Milbrandt, Rosalyn Milbrandt, Rosalyn
Thomas, Ron Thomas, Ron
Whereupon, said Resolution is hereby declared passed
on this 8th day of November 2010.
____________________________
Ken Guenthner, Mayor
ATTEST:
____________________________________
Dan Donahue, City Clerk City Seal
2010 DELINQUENT RECYCLING FEES ASSESSMENT
LEVY # 17804
12bi.
PID Full Property Address Serv Balance Pen Bal Balance
36-119-23-31-0010 19610 63RD AVE 33.00 10.00 43.00
27-119-23-44-0025 20735 70TH AVE 33.00 10.00 43.00
10-119-23-43-0003 20950 93RD AVE 33.00 10.00 43.00
10-119-23-43-0001 21200 93RD AVE 33.00 10.00 43.00
26-119-23-41-0008 19916 ABILENE LN 33.00 10.00 43.00
26-119-23-41-0009 19928 ABILENE LN 33.00 10.00 43.00
26-119-23-41-0010 19936 ABILENE LN 33.00 10.00 43.00
17-119-23-14-0003 8955 BECHTOLD RD 33.00 10.00 43.00
09-119-23-23-0007 9820 BECHTOLD RD 33.00 10.00 43.00
08-119-23-14-0014 9847 BECHTOLD RD 33.00 10.00 43.00
04-119-23-33-0002 10206 BECHTOLD RD 33.00 10.00 43.00
04-119-23-32-0003 10290 BECHTOLD RD 33.00 10.00 43.00
05-119-23-11-0001 10895 BECHTOLD RD 33.00 10.00 43.00
34-119-23-34-0008 6360 BLUESTEM RD S 33.00 10.00 43.00
13-119-23-13-0004 9003 BRANDYWINE RD 33.00 10.00 43.00
13-119-23-12-0003 9115 BRANDYWINE RD 33.00 10.00 43.00
13-119-23-12-0011 9218 BRANDYWINE RD 33.00 10.00 43.00
13-119-23-12-0007 9237 BRANDYWINE RD 33.00 10.00 43.00
26-119-23-42-0017 7120 BUCKSKIN TRL 33.00 10.00 43.00
23-119-23-22-0010 8270 CAIN RD 33.00 10.00 43.00
03-119-23-44-0021 10125 CAIN RD 33.00 10.00 43.00
02-119-23-32-0004 10450 CAIN RD 33.00 10.00 43.00
02-119-23-23-0004 10580 CAIN RD 33.00 10.00 43.00
04-119-23-33-0017 22112 CHAPARRAL CIR 33.00 10.00 43.00
09-119-23-13-0005 9723 CHISHOLM TRL 33.00 10.00 43.00
09-119-23-13-0011 9810 CHISHOLM TRL 33.00 10.00 43.00
09-119-23-11-0013 9900 CHISHOLM TRL 33.00 10.00 43.00
09-119-23-14-0006 9919 CHISHOLM TRL 33.00 10.00 43.00
23-119-23-33-0013 7710 CORCORAN TRL W 33.00 10.00 43.00
23-119-23-33-0006 7730 CORCORAN TRL W 33.00 10.00 43.00
23-119-23-33-0022 7798 CORCORAN TRL W 33.00 10.00 43.00
23-119-23-32-0002 7915 CORCORAN TRL W 33.00 10.00 43.00
01-119-23-21-0020 19604 COUNTRY CIR E 33.00 10.00 43.00
04-119-23-13-0006 21875 COUNTRY HILLS DR 33.00 10.00 43.00
04-119-23-13-0003 21893 COUNTRY HILLS DR 33.00 10.00 43.00
01-119-23-24-0020 19515 COUNTRY RD 33.00 10.00 43.00
01-119-23-24-0017 19615 COUNTRY RD 33.00 10.00 43.00
01-119-23-23-0005 19860 COUNTRY RD 33.00 10.00 43.00
25-119-23-44-0002 19235 COUNTY RD 10 33.00 10.00 43.00
26-119-23-11-0008 20045 COUNTY RD 10 33.00 10.00 43.00
23-119-23-42-0003 20400 COUNTY RD 10 33.00 10.00 43.00
23-119-23-32-0001 20439 COUNTY RD 10 33.00 10.00 43.00
22-119-23-11-0002 20735 COUNTY RD 10 33.00 10.00 43.00
23-119-23-33-0009 7720 CORCORAN TRL E 33.00 10.00 43.00
23-119-23-33-0010 7760 CORCORAN TRL E 33.00 10.00 43.00
23-119-23-33-0017 7800 CORCORAN TRL E 33.00 10.00 43.00
2010 DELINQUENT RECYCLING FEES ASSESSMENT
LEVY # 17804
12bi.
PID Full Property Address Serv Balance Pen Bal Balance
15-119-23-31-0010 21270 COUNTY RD 10 33.00 10.00 43.00
16-119-23-42-0002 21719 COUNTY RD 10 33.00 10.00 43.00
16-119-23-42-0008 21725 COUNTY RD 10 33.00 10.00 43.00
17-119-23-11-0002 22455 COUNTY RD 10 33.00 10.00 43.00
08-119-23-43-0004 22624 COUNTY RD 10 33.00 10.00 43.00
07-119-23-44-0013 23190 COUNTY RD 10 33.00 10.00 43.00
18-119-23-12-0002 23497 COUNTY RD 10 33.00 10.00 43.00
18-119-23-21-0005 23525 COUNTY RD 10 33.00 10.00 43.00
18-119-23-21-0016 23605 COUNTY RD 10 33.00 10.00 43.00
31-119-23-24-0007 6645 COUNTY RD 19 33.00 10.00 43.00
30-119-23-43-0005 7100 COUNTY RD 19 33.00 10.00 43.00
30-119-23-42-0001 7270 COUNTY RD 19 33.00 10.00 43.00
18-119-23-12-0003 9220 COUNTY RD 19 33.00 10.00 43.00
06-119-23-34-0003 10185 COUNTY RD 19 33.00 10.00 43.00
06-119-23-42-0005 10420 COUNTY RD 19 33.00 10.00 43.00
06-119-23-31-0001 10435 COUNTY RD 19 33.00 10.00 43.00
06-119-23-12-0003 10710 COUNTY RD 19 33.00 10.00 43.00
12-119-23-31-0004 19675 COUNTY RD 30 33.00 10.00 43.00
10-119-23-41-0016 20801 COUNTY RD 30 33.00 10.00 43.00
10-119-23-13-0006 21000 COUNTY RD 30 33.00 10.00 43.00
09-119-23-31-0002 21795 COUNTY RD 30 33.00 10.00 43.00
09-119-23-23-0006 22150 COUNTY RD 30 33.00 10.00 43.00
08-119-23-13-0001 22508 COUNTY RD 30 33.00 10.00 43.00
08-119-23-13-0016 22600 COUNTY RD 30 33.00 10.00 43.00
26-119-23-12-0003 20137 COUNTY RD 50 33.00 10.00 43.00
22-119-23-43-0008 20969 COUNTY RD 50 33.00 10.00 43.00
22-119-23-31-0007 21200 COUNTY RD 50 33.00 10.00 43.00
21-119-23-33-0003 22196 COUNTY RD 50 33.00 10.00 43.00
29-119-23-11-0002 22415 COUNTY RD 50 33.00 10.00 43.00
29-119-23-12-0007 22613 COUNTY RD 50 33.00 10.00 43.00
20-119-23-33-0005 22992 COUNTY RD 50 33.00 10.00 43.00
12-119-23-44-0006 9425 COUNTY RD 101 33.00 10.00 43.00
13-119-23-22-0008 9100 COUNTY RD 116 33.00 10.00 43.00
12-119-23-32-0004 9610 COUNTY RD 116 33.00 10.00 43.00
01-119-23-32-0007 10300 COUNTY RD 116 33.00 10.00 43.00
02-119-23-14-0004 10515 COUNTY RD 116 33.00 10.00 43.00
02-119-23-14-0005 10535 COUNTY RD 116 33.00 10.00 43.00
02-119-23-11-0003 20075 COUNTY RD 117 33.00 10.00 43.00
02-119-23-12-0004 20155 COUNTY RD 117 33.00 10.00 43.00
02-119-23-12-0002 20205 COUNTY RD 117 33.00 10.00 43.00
03-119-23-22-0003 21405 COUNTY RD 117 33.00 10.00 43.00
04-119-23-11-0004 21675 COUNTY RD 117 33.00 10.00 43.00
04-119-23-21-0001 21920 COUNTY RD 117 33.00 10.00 43.00
04-119-23-21-0007 21925 COUNTY RD 117 33.00 10.00 43.00
04-119-23-21-0006 22015 COUNTY RD 117 33.00 10.00 43.00
02-119-23-41-0001 19912 DARRELL LN 33.00 10.00 43.00
2010 DELINQUENT RECYCLING FEES ASSESSMENT
LEVY # 17804
12bi.
PID Full Property Address Serv Balance Pen Bal Balance
02-119-23-41-0012 19930 DASSEL LN 33.00 10.00 43.00
02-119-23-41-0009 20020 DASSEL LN 33.00 10.00 43.00
02-119-23-42-0001 20080 DASSEL LN 33.00 10.00 43.00
11-119-23-31-0006 20400 DUFFNEY CIR 33.00 10.00 43.00
11-119-23-31-0007 20420 DUFFNEY CIR 33.00 10.00 43.00
11-119-23-31-0008 20430 DUFFNEY CIR 33.00 10.00 43.00
22-119-23-42-0006 7925 EAGLE RIDGE RD 33.00 10.00 43.00
22-119-23-42-0007 7955 EAGLE RIDGE RD 33.00 10.00 43.00
10-119-23-21-0014 9925 EBERT RD 33.00 10.00 43.00
03-119-23-34-0001 10145 EBERT RD 33.00 10.00 43.00
36-119-23-34-0003 6230 ELM RIDGE CIR 33.00 10.00 43.00
35-119-23-42-0036 6410 ELM ST 33.00 10.00 43.00
35-119-23-42-0008 6440 ELM ST 33.00 10.00 43.00
35-119-23-42-0009 6460 ELM ST 33.00 10.00 43.00
35-119-23-42-0027 6485 ELM ST 33.00 10.00 43.00
09-119-23-42-0011 9536 FOX VALLEY DR 33.00 10.00 43.00
16-119-23-11-0007 9240 FOXLINE DR 33.00 10.00 43.00
16-119-23-11-0016 9259 FOXLINE DR 33.00 10.00 43.00
08-119-23-13-0012 9817 GARDEN LN 33.00 10.00 43.00
08-119-23-13-0009 9840 GARDEN LN 33.00 10.00 43.00
08-119-23-12-0004 9927 GARDEN LN 33.00 10.00 43.00
18-119-23-41-0002 8715 GARRISON LN 33.00 10.00 43.00
36-119-23-14-0005 19240 GLEASON RD 33.00 10.00 43.00
36-119-23-43-0001 19410 HACKAMORE RD 33.00 10.00 43.00
35-119-23-44-0001 20020 HACKAMORE RD 33.00 10.00 43.00
35-119-23-43-0003 20240 HACKAMORE RD 33.00 10.00 43.00
35-119-23-34-0007 20400 HACKAMORE RD 33.00 10.00 43.00
05-119-23-34-0008 10125 HAGE DR 33.00 10.00 43.00
05-119-23-34-0007 10205 HAGE DR 33.00 10.00 43.00
05-119-23-34-0001 10224 HAGE DR 33.00 10.00 43.00
05-119-23-33-0004 10205 HEATHER LN 33.00 10.00 43.00
05-119-23-32-0003 10480 HEATHER LN 33.00 10.00 43.00
05-119-23-24-0008 10510 HIDDEN VALLEY DR 33.00 10.00 43.00
09-119-23-24-0005 9900 HIGH BLUFF LN 33.00 10.00 43.00
03-119-23-44-0015 10115 HIGHLAND RIDGE RD.33.00 10.00 43.00
32-119-23-44-0014 22410 HIGHWAY 55 33.00 10.00 43.00
31-119-23-34-0006 23596 HIGHWAY 55 SUITE #1 33.00 10.00 43.00
02-119-23-44-0018 19913 HILLSIDE DR 33.00 10.00 43.00
02-119-23-44-0021 19919 HILLSIDE DR 33.00 10.00 43.00
02-119-23-44-0005 19940 HILLSIDE DR 33.00 10.00 43.00
02-119-23-43-0017 20123 HILLSIDE DR 33.00 10.00 43.00
28-119-23-44-0008 21539 HOMESTEAD TRL 33.00 10.00 43.00
32-119-23-44-0004 6300 HORSESHOE BEND DR 33.00 10.00 43.00
32-119-23-44-0008 6311 HORSESHOE BEND DR 33.00 10.00 43.00
32-119-23-41-0008 6330 HORSESHOE BEND DR 33.00 10.00 43.00
32-119-23-14-0004 6730 HORSESHOE BEND DR 33.00 10.00 43.00
2010 DELINQUENT RECYCLING FEES ASSESSMENT
LEVY # 17804
12bi.
PID Full Property Address Serv Balance Pen Bal Balance
32-119-23-14-0016 6799 HORSESHOE BEND DR 33.00 10.00 43.00
34-119-23-24-0004 21050 HORSESHOE TRL 33.00 10.00 43.00
34-119-23-22-0002 21404 HORSESHOE TRL 33.00 10.00 43.00
34-119-23-32-0002 21405 HORSESHOE TRL 33.00 10.00 43.00
33-119-23-42-0006 21801 HORSESHOE TRL 33.00 10.00 43.00
33-119-23-32-0017 22105 HORSESHOE TRL 33.00 10.00 43.00
36-119-23-31-0013 6415 HUNTER LN 33.00 10.00 43.00
36-119-23-31-0019 6536 HUNTER LN 33.00 10.00 43.00
01-119-23-22-0021 19717 JACKIE LN 33.00 10.00 43.00
01-119-23-22-0011 19720 JACKIE LN 33.00 10.00 43.00
01-119-23-22-0020 19725 JACKIE LN 33.00 10.00 43.00
01-119-23-22-0009 19790 JACKIE LN 33.00 10.00 43.00
01-119-23-22-0018 19799 JACKIE LN 33.00 10.00 43.00
01-119-23-22-0008 19800 JACKIE LN 33.00 10.00 43.00
01-119-23-22-0007 19810 JACKIE LN 33.00 10.00 43.00
01-119-23-22-0016 19817 JACKIE LN 33.00 10.00 43.00
04-119-23-33-0023 10105 JEFFREY LN 33.00 10.00 43.00
04-119-23-33-0008 10213 JEFFREY LN 33.00 10.00 43.00
19-119-23-21-0009 23535 JULIE ANN DR 33.00 10.00 43.00
26-119-23-41-0005 19927 LARKIN RD 33.00 10.00 43.00
26-119-23-13-0006 20130 LARKIN RD 33.00 10.00 43.00
35-119-23-21-0002 20301 LARKIN RD 33.00 10.00 43.00
26-119-23-24-0004 20424 LARKIN RD 33.00 10.00 43.00
26-119-23-32-0002 20525 LARKIN RD 33.00 10.00 43.00
10-119-23-23-0015 9718 LILY POND LN 33.00 10.00 43.00
24-119-23-31-0009 7940 MAPLE HILL RD 33.00 10.00 43.00
06-119-23-13-0025 10503 MAPLE LN 33.00 10.00 43.00
06-119-23-13-0016 10512 MAPLE LN 33.00 10.00 43.00
10-119-23-22-0012 21406 MEADOW LN 33.00 10.00 43.00
10-119-23-22-0004 21414 MEADOW LN 33.00 10.00 43.00
10-119-23-22-0014 21427 MEADOW LN 33.00 10.00 43.00
06-119-23-41-0007 23140 MEADOWVIEW DR 33.00 10.00 43.00
23-119-23-22-0008 20455 MEISTER RD 33.00 10.00 43.00
14-119-23-33-0004 20602 MEISTER RD 33.00 10.00 43.00
12-119-23-43-0015 19320 MYSTIQUE DR 33.00 10.00 43.00
10-119-23-21-0002 21375 OAKDALE DR 33.00 10.00 43.00
05-119-23-13-0005 22660 OAKDALE DR 33.00 10.00 43.00
35-119-23-34-0005 6245 OLD SETTLERS RD 33.00 10.00 43.00
36-119-23-22-0032 6701 OLDE STURBRIDGE DR 33.00 10.00 43.00
36-119-23-22-0004 19820 OLDE STURBRIDGE DR 33.00 10.00 43.00
11-119-23-14-0003 19904 OSWALD FARM RD 33.00 10.00 43.00
32-119-23-33-0003 6300 PIONEER TRL 33.00 10.00 43.00
32-119-23-33-0002 6320 PIONEER TRL 33.00 10.00 43.00
32-119-23-32-0013 6450 PIONEER TRL 33.00 10.00 43.00
32-119-23-32-0002 6500 PIONEER TRL 33.00 10.00 43.00
32-119-23-32-0001 6520 PIONEER TRL 33.00 10.00 43.00
2010 DELINQUENT RECYCLING FEES ASSESSMENT
LEVY # 17804
12bi.
PID Full Property Address Serv Balance Pen Bal Balance
31-119-23-24-0005 23515 PIONEER TRL 33.00 10.00 43.00
30-119-23-33-0009 23830 PIONEER TRL 33.00 10.00 43.00
01-119-23-24-0015 10550 ROBERT LN 33.00 10.00 43.00
01-119-23-21-0018 10720 ROBERT LN 33.00 10.00 43.00
33-119-23-33-0003 6310 ROLLING HILLS RD 33.00 10.00 43.00
33-119-23-33-0001 6334 ROLLING HILLS RD 33.00 10.00 43.00
33-119-23-32-0004 6440 ROLLING HILLS RD 33.00 10.00 43.00
32-119-23-41-0001 6525 ROLLING HILLS RD 33.00 10.00 43.00
32-119-23-14-0009 6645 ROLLING HILLS RD 33.00 10.00 43.00
33-119-23-22-0001 6730 ROLLING HILLS RD 33.00 10.00 43.00
29-119-23-41-0001 7307 ROLLING HILLS RD 33.00 10.00 43.00
28-119-23-22-0003 7310 ROLLING HILLS RD 33.00 10.00 43.00
28-119-23-22-0003 7320 ROLLING HILLS RD 33.00 10.00 43.00
08-119-23-24-0008 9710 RUSH CREEK BLVD 33.00 10.00 43.00
05-119-23-14-0019 22445 RUSH CREEK DR 33.00 10.00 43.00
02-119-23-22-0005 20512 RUSH MEADOW LN 33.00 10.00 43.00
02-119-23-22-0003 20610 RUSH MEADOW LN 33.00 10.00 43.00
02-119-23-22-0002 20624 RUSH MEADOW LN 33.00 10.00 43.00
02-119-23-22-0007 20629 RUSH MEADOW LN 33.00 10.00 43.00
13-119-23-23-0017 9105 SCHUTTE LN 33.00 10.00 43.00
13-119-23-22-0013 9120 SCHUTTE LN 33.00 10.00 43.00
13-119-23-14-0010 19100 SCHUTTE RD 33.00 10.00 43.00
13-119-23-14-0012 9009 SHANNON LN 33.00 10.00 43.00
13-119-23-14-0002 9020 SHANNON LN 33.00 10.00 43.00
13-119-23-11-0004 9106 SHANNON LN 33.00 10.00 43.00
01-119-23-42-0002 19320 STIEG RD 33.00 10.00 43.00
01-119-23-32-0001 19715 STIEG RD 33.00 10.00 43.00
16-119-23-34-0006 22060 STREHLER RD 33.00 10.00 43.00
16-119-23-43-0001 22090 STREHLER RD 33.00 10.00 43.00
17-119-23-43-0001 22814 STREHLER RD 33.00 10.00 43.00
17-119-23-34-0002 22840 STREHLER RD 33.00 10.00 43.00
17-119-23-32-0004 22900 STREHLER RD 33.00 10.00 43.00
18-119-23-44-0006 23120 STREHLER RD 33.00 10.00 43.00
18-119-23-44-0007 23212 STREHLER RD 33.00 10.00 43.00
19-119-23-23-0003 23785 STREHLER RD 33.00 10.00 43.00
19-119-23-22-0001 23817 STREHLER RD 33.00 10.00 43.00
19-119-23-22-0003 23825 STREHLER RD 33.00 10.00 43.00
08-119-23-13-0021 9730 SUNDANCE RD 33.00 10.00 43.00
08-119-23-21-0012 9831 SUNDANCE RD 33.00 10.00 43.00
08-119-23-13-0024 9840 SUNDANCE RD 33.00 10.00 43.00
08-119-23-21-0015 10030 SUNDANCE RD 33.00 10.00 43.00
05-119-23-14-0007 22408 SUNSET LN 32.01 10.00 42.01
07-119-23-21-0001 23825 TESSMER RD 33.00 10.00 43.00
15-119-23-32-0001 8900 TRAIL HAVEN RD 33.00 10.00 43.00
16-119-23-14-0014 9035 TRAIL HAVEN RD 33.00 10.00 43.00
09-119-23-41-0003 9515 TRAIL HAVEN RD 33.00 10.00 43.00
2010 DELINQUENT RECYCLING FEES ASSESSMENT
LEVY # 17804
12bi.
PID Full Property Address Serv Balance Pen Bal Balance
09-119-23-14-0001 9837 TRAIL HAVEN RD 33.00 10.00 43.00
10-119-23-22-0005 10035 TRAIL HAVEN RD 33.00 10.00 43.00
35-119-23-42-0017 6488 TRAIL LN 33.00 10.00 43.00
35-119-23-42-0019 6508 TRAIL LN 33.00 10.00 43.00
35-119-23-24-0004 6605 TRAIL LN 33.00 10.00 43.00
32-119-23-34-0006 22730 WAGON WHEEL LN 33.00 10.00 43.00
32-119-23-34-0001 22836 WAGON WHEEL LN 33.00 10.00 43.00
32-119-23-34-0002 22838 WAGON WHEEL LN 33.00 10.00 43.00
33-119-23-44-0003 6300 WILLOW DR 33.00 10.00 43.00
33-119-23-13-0005 6705 WILLOW DR 33.00 10.00 43.00
28-119-23-43-0008 6925 WILLOW DR 33.00 10.00 43.00
29-119-23-31-0002 22703 WINCHESTER TRL 33.00 10.00 43.00
Levy # 17804 7,985.01 2,420.00 10,405.01
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2010-47
MOTION BY MEMBER:
SECONDED BY MEMBER:
12c.
A RESOLUTION CERTIFYING THE 2010 DELINQUENT PROPERTY
MAINTENANCE FEES TO THE HENNEPIN COUNTY AUDITOR FOR COLLECTION
IN 2011
WHEREAS, the records of the City of Corcoran list certain properties as being delinquent; and
WHEREAS, the properties have been notified of the due date through a direct mailing; and
WHEREAS, City of Corcoran Ordinance No. 133 authorizes certification of such delinquent
properties to the Hennepin County Auditor for collection along with an administrative fee.
Levy # 17805
NOW, THEREFORE BE IT RESOLVED, the City of Corcoran, City Council hereby directs
the Hennepin County Auditor to place upon the tax rolls for taxes payable in 2011 the delinquent
accounts which are listed in Exhibit “A” who have not resolved the fees by close of business on
December 1, 2010, attached hereto.
VOTING AYE VOTING NAY
Guenthner, Ken Guenthner, Ken
Gmach, George Gmach, George
Hudok, Christopher Hudok, Christopher
Milbrandt, Rosalyn Milbrandt, Rosalyn
Thomas, Ron Thomas, Ron
Whereupon, said Resolution is hereby declared passed
on this 8th day of November 2010.
____________________________
Ken Guenthner, Mayor
ATTEST:
____________________________________
Dan Donahue, City Clerk City Seal
2010 DELINQUENT PROPERTY MAINTENANCE FEE ASSESSMENT
LEVY # 17805
12ci.
PIN Full Property Address Serv Balance Pen Bal Balance
06-119-23-12-0003 10710 COUNTY RD 19 261.08 0.00 261.08
03-119-23-44-0015 10115 HIGHLAND RIDGE RD.261.08 0.00 261.08
19-119-23-21-0009 23535 JULIE ANN DR 411.25 0.00 411.25
Levy # 17805 933.41 0.00 933.41