HomeMy WebLinkAbout2025-06-05 Planning Commission Agenda Packet Corcoran Planning Commission Agenda
June 5, 2025 - 7:00 pm
1. Call to Order / Roll Call
2. Pledge of Allegiance
3. Agenda Approval
4. Open Forum – Public Comment Opportunity
5. Minutes
a. Minutes – May 1, 2025 Meeting*
6. New Business
a. Public Hearing. Arens Norling OS&P Preliminary Plat, Conditional
Use Permit, and Variance (City File 25-012).
i. Staff Report
ii. Open Public Hearing
iii. Close Public Hearing
iv. Commission Discussion & Recommendation
b. Public Hearing. Agribusiness Zoning Ordinance Amendment (City File
25-017).
i. Staff Report
ii. Open Public Hearing
iii. Close Public Hearing
iv. Commission Discussion & Recommendation
7. Reports/Information
a. Other Business
b. Planning Project Update*
c. City Council Report* – Council Liaison Vehrenkamp
8. Commissioner Liaison Calendar
Suggested City Council Meetings
6/23/2025 7/10/2025 7/24/2025 8/14/2025 8/28/2025 9/11/2025
Brummond Hargreaves Kozicky Lind Zachman
9. Adjournment
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*Please note in-person comments will
be taken at the scheduled meeting
where noted. Comments received via
email to the City Planner
(dklingbeil@corcoranmn.gov) or via
public comment cards will also be
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Corcoran Planning Commission Minutes
May 1, 2025 - 7:00 pm
The Corcoran Planning Commission met on May 1, 2025, in Corcoran, Minnesota. Three
Planning Commissioners were present in the Council Chambers. Members of the public were
able to participate in-person and monitor the meeting through electronic means using the audio
and video conferencing platform Zoom.
Present: Commissioners Brummond, Kozicky, and Lind were present at the start of the meeting.
Absent: Hargeaves
Also present: Community Development Director Davis Mckeown, Planner Klingbeil, Planner
Lindahl, and Council Liaison Vehrenkamp.
1. Call to Order / Roll Call
2. Pledge of Allegiance
3. Agenda Approval
Motion made by Brummond, seconded by Kozicky, to approve the agenda for the May 1, 2025,
Planning Commission Meeting.
Voting Aye: Brummond, Kozicky, and Lind
(Motion passed 3:0).
4. Open Forum – Public Comment Opportunity
(None).
Motion made by Kozicky, seconded by Lind, to close the open forum.
Voting Aye: Brummond, Kozicky, and Lind.
(Motion passed 3:0).
5. Minutes
Motion made by Brummond, seconded by Lind, to approve the minutes for the April 3, 2025, as
amended, Planning Commission Meeting.
Voting Aye: Brummond, Kozicky, and Lind
(Motion passed 3:0).
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6. New Business
a. Public Hearing. Public Hearing. St. Thomas Church Site Plan and Variance (City File
24-045).
i. Planner Lindahl presented the Staff Report.
ii. Public Hearing
Carl Thelen - 16957 80th Place North, Maple Grove, MN 55311, addressed the commission and
provided remarks in support of the project. He said the current facilities are not sufficient for
their current use and that the project is necessary for their current needs and future growth.
Cindy Patnode - 20000 County Road 10, Corcoran, MN 55340, addressed the commission and
asked the commission to approve the presented project.
Glen Jenson - 175 Loretto St, Loretto, MN 55357, addressed the commission regarding safety
issues with traffic in the area and that the project is necessary for safety of the parishioners.
iii. Close Public Hearing
Motion made by Brummond, seconded by Lind, to close the public hearing.
Voting Aye: Brummond, Kozicky, and Lind.
(Motion passed 3:0).
iv. Commission Discussion & Recommendation
Commissioner Lind asked staff about the west lot and whether it would remain undeveloped.
She asked further if the buffer yard was going to be sufficient for the future.
Planner Lindahl said that it would be and that the buffer yard would be the same no matter the
use in the zoning district.
Commissioner Lind asked about the paved drive aisle versus gravel and if there had been
previous exceptions for this in past projects.
Planner Lindahl said there haven’t been a drive aisle in past projects but that there are gravel
lots in rural areas of the city.
Community Development Director Davis Mckeown said that there’s gravel examples for storage
areas but not for parking lots but that there was some gravel to the east on the proposed project
property.
Commissioner Kozicky said she thought the gravel was satisfactory because it was attached to
the gravel road leading into the cemetery.
Commissioner Kozicky asked if there was a safe way for residents to walk to church.
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Planner Lindahl said there are plans for sidewalks and trails along highways 10 and 116 and
that the city has been working with Hennepin County as part of a long-term plan.
Chair Brummond asked about the drive access after the project is completed.
Planner Lindahl said there would be two access points on highway 116 and one access point on
highway 10 to the east lot.
Commissioner Lind asked about the variance allowing gravel and whether that would set a
precedent for future projects.
Planner Lindahl said that this variance was specific to this project only.
Motion made by Lind, seconded by Brummond to recommend approval of Option One of the St.
Thomas Church Site Plan and Variance (City File 24-045).
Voting Aye: Brummond, Kozicky, and Lind
(Motion passed 3:0).
b. Public Hearing. New Mahavan Temple Site Plan and Conditional Use Permit (City File 25-
009).
i. Planner Klingbeil presented the Staff Report.
ii. Open Public Hearing
Winstead Kirkpatrick - 21420 County Road 10, Corcoran, MN 55340, addressed the
commission with concerns regarding the proposed Conditional Use Permit. He said there were
concerns regarding the growth of the congregation and there being issues with traffic and light
pollution. He said there were concerns over noise pollution. He said there were road safety
concerns with increased traffic. He said it could reduce his property value also. He said the
Conditional Use Permit would create a precedent for nonresidential uses in a rural and
residential area.
Mandy Anderson - 21155 County Road 10, Corcoran, MN 55340, addressed the commission
with concerns regarding traffic because of the proposed Conditional Use Permit. She said she
purchased her home because there was no commercial zoning around their home.
Joe Zielinski - 21250 County Road 10, Corcoran, MN 55340, addressed the commission with
concerns regarding the proposed Conditional Use Permit and the precedent it could cause for
commercial uses in a residential area. He said it could make the area have less rural character
and that property values could be negatively impacted. He discussed possible traffic and safety
issues as well.
Nicholas Casper - 21203 County Road 10, Corcoran, MN 55340, addressed the commission
with concerns regarding the proposed Conditional Use Permit. He said that the project was
incompatible with the rural and residential area. He raised concerns about a paved parking lot.
He also raised concerns about the possible expansion. He requested that the Conditional Use
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Permit have an expiration date. He said the Conditional Use Permit could conflict with the goals
of Corcoran’s Comprehensive Plan.
Va santh Jayasuriya - 6418 Bluestem Circle, Corcoran, MN 55340, addressed the commission
with support for the proposed Conditional Use Permit.
Brian Loftus - 8645 Trail Haven Road, Corcoran, MN 55340, addressed the commission with
concerns regarding the proposed Conditional Use Permit. He said that the rural character would
be impacted.
Sara Harvey - 8850 Trail Haven Road, Corcoran, MN 55340, addressed the commission with
concerns that there could be uses that would not be allowed through the proposed Conditional
Use Permit due to the applicant running a second non-profit.
Manoj Prasad - 19359 Penny Royal Court, Corcoran, MN, 55340 addressed the commission
with support for the proposed Conditional Use Permit and that it was in the best interest of the
community to be approved.
Jason Woody - 21040 County Road 10, Corcoran, MN 55340, addressed the commission with
concerns about the proposed Conditional Use Permit that it would affect the rural character, the
possibility of lower property values, and other traffic and safety issues.
Greg W. - 21040 County Road 10, Corcoran, MN 55340 addressed the commission with
concerns about the proposed Conditional Use Permit. He said that there was another individual
who sold items on his property and the city stopped that from happening and he didn’t
understand why the city would now approve commercial use.
iii. Close Public Hearing
Motion made by Brummond, seconded by Kozicky, to close the public hearing.
Voting Aye: Brummond, Kozicky, and Lind.
(Motion passed 3:0).
iv. Commission Discussion & Recommendation
Chair Brummond asked for staff to describe what the Conditional Use Permit entailed and what
would happen if the property was sold.
Planner Klingbeil explained that the Conditional Use Permit did not rezone the property for
commercial use and that a place of worship was one of those uses. He said if the property was
sold it could be used as a place of worship or as a residential property.
Community Development Director Davis Mckeown said that the Conditional Use Permit runs
with the land and the conditions must apply in perpetuity and that any expansion or changes
would require an amendment or if there were major changes it could be that use no longer
works for the property. She clarified that an Interim Use Permit would have an expiration date,
but a Conditional Use Permit would not.
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Kurti Agrawal - 6035 Lanewood Lane North, Plymouth, MN 55446, the Applicant, addressed the
commission in support of the proposed Conditional Use Permit. He gave a brief background of
the history of their congregation and nonprofit organization. He addressed some of the concerns
that had been raised. He said if they outgrew, they would need to go through and amend the
Conditional Use Permit. He said they plan to have proper landscaping and screening to help
with light and sound pollution. He said they tried to address the issues that were raised and
were open to making other changes if needed.
Commissioner Kozicky said these can be difficult decisions since the residents can be unaware
that there can be changes to their neighborhood through a Conditional Use Permit. She asked
why there couldn’t be a gravel parking lot versus a paved parking lot.
Community Development Director Davis Mckeown said there couldn’t be a gravel parking lot
because it would not follow code as the lot will be utilized all year round.
Commissioner Kozicky asked why it was decided to have roads paved as part of the City Code.
Planner Lindahl explained it was due to dust and wear overall. She said historically there was a
desire from the council at that time to make an intentional decision for future projects to not
have gravel roads.
Commissioner Kozicky said it was difficult because it was clearly impacting the neighbors.
Chair Brummond asked what the activities were like on the weekend during the proposed
timeframe. She also asked about the eco farm and the activities surrounding that.
Kurti Agrawal, the Applicant, explained in more detail the activities that would occur on the
property.
Chair Brummond asked about the capacity of the worship space.
Planner Klingbeil clarifies that the capacity would be seventy-five people per the proposed
Conditional Use Permit.
Chair Brummond asked if there could be seventy-five people on the property during regular
weekend hours.
Community Development Director Davis Mckeown said there could be an additional condition
for a smaller threshold for the regular services and not larger special events.
Commissioner Lind asked about the amount of people expected at the property during the
weekday.
Kurti Agrawal, the Applicant, explained that there are two people on the property during the
weekday.
Commissioner Kozicky asked about the accessory building and whether there would be anyone
living in the building.
Kurti Agrawal, the Applicant, said there would not be anyone living in the building.
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Community Development Director Davis Mckeown said that it could be used as a residential
building eventually. She said they could add a condition that there would need to be property
maintenance standards as part of the proposed Conditional Use Permit.
Chair Brummond asked if they switched the classification on the principal structure and allow
the expansion of it but now somebody comes in and wants to reside there what would be done.
Community Development Director Davis Mckeown said that there would need to be a condition
if someone wanted to use the house as their primary structure that the pull barn would need to
be reduced to fit within code requirements.
Planner Klingbeil said with the expansion it would still fit within the accessory structure limit, but
that staff could look at that more thoroughly.
Commissioner Lind asked if residency was not a requirement.
Community Development Director Davis Mckeown said it was not because it was an approved
use as a place of worship.
Chair Brummond asked why there were no stipulations regarding noise.
Community Development Director Davis Mckeown explained some of the noise mitigation
measures proposed.
Commissioner Lind had concerns about safety mitigation as well as the impact of property
values, and overall aesthetic.
Motion made by Lind, seconded by Brummond to recommend denial of New Mahavan Temple
Site Plan and Conditional Use Permit (City File 25-009).
Voting Aye: Brummond and Lind
Voting Nay: Kozicky
(Motion passed 2:1).
c. Public Hearing. Kariniemi Acres 2nd Addition Preliminary Plat and Variance (City File 25-
011).
i. Planner Klingbeil presented the Staff Report
ii. Open Public Hearing
Chris Cornelius - 6820 Rolling Hills Road, Corcoran, MN 55340, addressed the
commission and asked if they were still allowed to put a road into the lot if they are
allowed to subdivide.
Kevin Schnese - 6800 Rolling Hills Road. Corcoran, MN 55340 addressed the
commission concerning the language in the HOA and the extension of the private road
to the property.
iii. Close Public Hearing
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Motion made by Brummond, seconded by Lind, to close the public hearing.
Voting Aye: Brummond, Kozicky, and Lind.
(Motion passed 3:0).
iv. Commission Discussion & Recommendation
Chair Brummond prompted staff to answer the questions the members of the public
addressed during the Public Hearing portion.
Planner Klingbeil said he the Planning team would work to find out where the easement
lies.
Motion made by Lind, seconded by Brummond to recommend approval Kariniemi Acres 2nd
Addition Preliminary Plat and Variance (City File 25-011).
(City File 24-045).
Voting Aye: Brummond, Kozicky, and Lind
(Motion passed 3:0).
d. Public Hearing. City Park Remaster Site Plan and Variance (City File 25-015).
i. Community Development Director Davis Mckeown presented the Staff Report
ii. Open Public Hearing
Jodie Tabor - 7790 Corcoran Trail East, Corcoran, MN 55340, addressed the commission and
asked about the lighting plan for the City Park Remaster Project.
iii. Close Public Hearing
Motion made by Brummond, seconded by Kozicky, to close the public hearing.
Voting Aye: Brummond, Kozicky, and Lind.
(Motion passed 3:0).
iv. Commission Discussion & Recommendation
Community Development Director Davis Mckeown provided details regarding the lighting plan
for the City Park Remaster.
Commissioner Lind asked if the proposed park building would be rentable.
Parks and Recreation Manager Christensen Buck confirmed it would be a rentable space and
used for city programming.
Chair Brummond asked if the pavilion would be lost as a rental space.
Parks and Recreation Manager Christensen Buck clarified that it would continue to be a rental
space as well.
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Chair Brummond asked about having a crosswalk across County Road 10.
Parks and Recreation Manager Christensen Buck said they were working with Hennepin County
to have a crosswalk.
Motion made by Brummond, seconded by Lind to recommend approval of City Park
Remaster Site Plan and Variance (City File 25-015).
Voting Aye: Brummond, Kozicky, and Lind
(Motion passed 3:0).
7. Reports/Information
a. Other Business
i. Resources for Proposed Bills
Planner Klingbeil presented the city resources for proposed bills in the state
legislature.
b. Planning Project Update – Planner Klingbeil was available for
questions.
c. City Council Report – None.
8. Commissioner Liaison Calendar
Suggested City Council Meetings
05/08/2025 05/22/2025 06/12/2025 06/26/2025 7/10/2025 7/24/2025
Hargreaves Kozicky Lind Brummond Hargreaves
9. Adjournment
Motion made by Brummond, seconded by Lind, to adjourn the May 1, 2025 Planning
Commission meeting.
Voting Aye: Brummond, Kozicky, and Lind
(Motion passed 3:0).
The meeting adjourned at 10:05 PM
Submitted by Seth Gellman, Community Development Administrative Assistant
Page 1 of 20
STAFF REPORT Agenda Item 6a.
Planning Commission Meeting:
June 5, 2025
Prepared By:
Dwight Klingbeil
Topic:
Arens Norling OS&P Preliminary Plat,
Conditional Use Permit, and Variance
(PID 31-119-23-12-0007 & 31-119-23-13-0005)
(City File No. 25-012)
Action Required:
Recommendation
1. Application Request
The applicant, Robb Norling, proposes an Open
Space & Preservation (OS&P) plat on 38.69 acres
located at 6700 Pioneer Trail (PIDs 31-119-23-13-
0005 & 31-119-23-12-0007). The plat would result in
7 single-family lots ranging in size from 1.5 to 3.18
acres, a 1.11-acre outlot, and 21.74 acres of open
space to be preserved as farmland in two outlots.
The request includes a Conditional Use Permit
(CUP) to allow for an agriculture building on a lot of
less than 10 acres that exceeds the allowed
footprint, a variance from the buffer requirements
along Pioneer Trail, a variance from the street
requirements, and a variance from the front setback
requirement.
2. Background
The plat consists of two existing properties: A
residential parcel of 2.49 acres, and an agricultural
parcel of 36.2 acres. Both parcels were previously
platted as part of the Arens Norling Addition in 2004.
The agricultural parcel has 4 development rights.
The City’s OS&P Plat allows for development rights
to be increased (up to 200%) in exchange for half of
the acreage to be preserved as open space along with other design standards, such as
a paved public street with curb and gutter to serve the development.
The larger parcel is actively used for agricultural purposes with the farmstead being
located across the street at 6707 Pioneer Trail. The agricultural parcel does not contain
a homestead, but it does contain a number of outbuildings that are used in accessory to
the farm.
Figure 1: Property Location
Page 2 of 20
The City Council reviewed a concept plan of this OS&P at their regular meeting held on
November 25, 2024.
3. Context
Zoning and Land Use
The site consists of two parcels: a residential
parcel (6700 Pioneer Trail) and an agricultural
parcel (PID 31-119-23-12-0007). The two
parcels combine for 38.69 acres, with five
total development rights (the fifth
development right is implied by the existing
residence). The property is guided Rural/Ag
Residential and zoned Rural Residential
(RR). The site is located outside of the 2040
Metropolitan Urban Service Area (MUSA)
boundary but is located within the future
MUSA expansion area.
Surrounding Properties
The properties to the north, east, and west of
the site are zoned RR and are guided for
Rural/Ag Residential. The property to the
south is within the MUSA boundary, is zoned
Urban Reserve (UR) and guided Light Industrial. The existing use of the surrounding
properties appears to be agricultural and single family residential.
Natural Characteristics of the Site
The 2040 Comprehensive Plan Natural Resources Inventory Areas Map identifies no
significant communities. The site is currently used as farmland for soybean and corn.
There is also a row of mature trees along the eastern property line.
4. Analysis
Staff reviewed the application for consistency with the Comprehensive Plan, Subdivision
Ordinance, Zoning Ordinance, City Code requirements, and City policies. Public Safety
and the City Engineer reviewed the application, and their comments are incorporated
into this staff report. The detailed comments from both departments are attached as
memos to this report.
A. Level of City Discretion in Decision-Making
The City’s discretion in approving or denying a preliminary plat is limited to whether the
proposed plat meets the standards outlined in the City’s Subdivision and Zoning
Figure 2: Zoning Map
Page 3 of 20
Ordinance. If the proposal meets these standards, the City must approve the
preliminary plat.
The City’s discretion in approving or denying a CUP is limited to whether the proposed
plan is in substantial conformance with the standards outlined in the City Code. If the
proposal meets those standards, or can be reasonably met with additional conditions,
the City must approve the CUP.
The City has a higher level of discretion with a variance because the burden of proof is
on the applicant to show that the variance standards have been met. Conditions can be
applied to mitigate the impact of granting the variance.
Preliminary Plat
Development Rights
The 38.69-acre site consists of an outlot and
an existing lot from Arens Norling Addition.
The 36.2-acre outlot has four development
rights and the existing residential parcel of
2.5-acres has 1 implied development right .
An OS&P plat with rural street sections allows
the site to be developed at 150% of its original
development rights, increasing the total to
eight development rights. The proposed two-
phased development would utilize 7 of the 8
available development rights. The plan also
includes three outlots:
• A 21.4-acre outlot designated for open
space preservation.
• A 1.1-acre outlot containing a
stormwater pond.
• A 0.3-acre outlot to allow future access
to the west.
None of these outlots are allocated a
development right; these outlots are intended
to be preserved until municipal sanitary sewer
and water become available to service the
site, at which point the property could be
further subdivided.
Lot Size and Standards
The subdivision proposes 7 lots for single-
family homes as well as three outlots. There is an existing house on Lot 1, Block 1, and
Figure 3: Preliminary Plat
Page 4 of 20
existing accessory structures on Lot 2, Block 1. These accessory structures will be
discussed further in the CUP portion of this analysis.
The lot size is determined by the OS&P plat standards. There is no minimum lot size,
but each single-family lot must be able to accommodate a primary and a secondary
septic site. There is a maximum lot size of 4 acres (which is twice the minimum lot area
of the RR district). The plat shows 7 single-family lots that range in size from 1.5 to 3.18
acres.
A primary and secondary septic site is shown for each lot with the exception of Lot 1,
Block 1. Since there is an existing residence on this lot, it is assumed that there is an
existing septic site that is in working condition. However, a condition of approval will
require this site to be confirmed, and an alternate site must be identified and approved
through Hennepin County. Otherwise, the proposed lot sizes appear to comply with this
standard.
Open Space
OS&P plats require a minimum of 50% of the gross land area to be dedicated in no
more than 2 non-contiguous pieces to be preserved as open space. Of the required
land preserved as open space, 50% must consist of upland. The entire site is 38.69
acres which would require at least 19.35 acres of open space preservation, of which at
least 9.67 acres must be upland. All three outlots total 28.61 acres of open space that
will continue to be used for agricultural purposes. Of the open space, 27.9 acres is
upland. The proposal complies with the minimum open space requirements of the
OS&P plat.
OS&P Plats are required to establish a preservation, restoration and management plan
for the open space areas. This plan should describe the current use as well as how the
open space will be maintained in the event that the agricultural operations cease. Prior
to final plat submittal, the applicant will be required to submit a preservation, restoration
and management plan pursuant to Section 940.050, Subd. 1.B.6. of the subdivision
ordinance.
Ownership of Open Space
Section 940.060, subd. 1 list that the operations and maintenance must be handled
through covenants to ensure continued operation at a reasonable standard. This section
allows that the ownership of the common open space can be owned by one of the
following:
A. Dedicated to the public where a community-wide use would be anticipated;
B. Subdivider’s ownership and control; or
C. Homeowners Association (HOA)
The subdivider plans to retain ownership of the common outlots. The open space shall
be protected by a deed restriction in favor of the City over the open space that will
Page 5 of 20
remain in place until municipal sewer and water are available to serve the site. At such
time, the open space may be developed in accordance with the urban regulations in
place at that time. Until then, the restrictive covenant will prevent the outlots from being
sold to someone without an interest in the neighborhood or further developed. The
covenant will outline the following options regarding how the open space can be
handled:
1. The open space outlots can be dedicated to the City (if the City accepts).
2. The open space outlots can be sold to the owner of Lot 2.
3. The open space outlots can be dedicated to a HOA that comprises a majority
of the homes within this development.
4. The open space outlots can be sold to a developer once municipal sewer and
water is available.
The restrictive covenant does not prevent the subdivider from renting the outlot to
another farmer. However, if the agricultural structure on Lot 2 is no longer being used in
the operations of farming the outlots, then the footprint must be reduced to what is
allowed by-right on the lot as they will no longer be able to satisfy the conditions of
approval for the CUP.
Staff will also note the difficulty associated with establishing an HOA years after
development and recommends the applicant consider establishing an HOA prior to
selling lots if there is a chance they will want to divest their rights in the land after
ceasing agricultural operations in the future.
Setbacks
The following setbacks apply for an OS&P plat in the RR district:
Setback Minimum
Front (Other Roadway) 25’
Side 10’
Rear 25’
All lots will be able to comply with the minimum required setbacks.
The applicant’s narrative confirms that the accessory structure on Lot 2 is used for
agricultural purposes. Code requires agricultural buildings to maintain a minimum
setback of 100’ from all property lines. Currently, the existing agricultural building is
setback ~20’ from the western property line and ~75’ from the southern property line.
Under this proposal, the agricultural building would maintain those same non-
conforming setbacks and would create an additional non-conforming setback to the
east, which is measured at ~30’ from the eastern property line. This building would not
meet the minimum setback requirements for agricultural buildings, and a variance from
these standards would be required.
Page 6 of 20
Buffer Zone
The OS&P standards requires a buffer zone of at least 100’ around the perimeter of the
developed area abutting existing public streets. In this request, a buffer zone would be
required along the southern side of the development along Pioneer Trail. However, the
applicant is requesting a variance from this standard, as the existing agricultural building
and driveway are located within 100’ of Pioneer Trail which would prevent a 100’ buffer
from being planted. This request is discussed further in the variance portion of this
analysis.
Well and Septic
As previously discussed, 6 of the 7 lots show a primary and alternative septic site for
each lot. The septic site and well for the lot with existing home must be confirmed as a
condition of approval. The applicant did not identify well locations for the proposed lots,
and a condition of approval will require the plans to be updated to include this
information as well. The wells will ultimately be subject to approval by the Minnesota
State Department of Health.
Additionally, it’s worth noting that there appears to be a septic mound encroach onto Lot
1 from the adjacent parcel to the east that is not a part of this development. Prior to the
final plat, the applicant will need to confirm the location of the system itself. If the system
is encroaching onto Lot 1, an encroachment agreement will be required to be recorded
with the final plat.
OS&P Design Guidelines
OS&P plats are required to comply with the four standards outlined in Section 940.050
Subd. 1.E.
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.
Staff finds that the proposed lot layout complies with this guideline.
2. The temporary open space shall be contiguous land, or adjacent to a similarly
classified property, in order to facilitate future development.
The plan complies with this guideline, as all open space is held within two
contiguous outlots.
3. A ghost plat shall be designed for all temporary open space areas at the same
time as the Preliminary and Final Plat review and approval. The ghost plat shall
indicate future access, internal street network and connections and future lot
layout.
Page 7 of 20
A ghost plat was provided for Outlot 3 with the concept plan application. A
condition of approval will require the applicant to update the preliminary plat to
incorporate the ghost plat as well. In addition to the internal street network shown
on the ghost plat, the ghost plat will also be required to show a connection to the
street easement that is located north of the outlot.
4. All lots shall front a paved street, internal to the site.
All lots are able to satisfy this design guideline with the installation of the new
public street.
OS&P Design Objectives
In addition to the design guidelines listed above, 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.
The proposed plat includes three lots that back onto the preserved open space
within Outlot 3, while three separate lots back onto a stand of mature trees along
the site’s eastern boundary.
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.
Three of the lots will abut Outlot 1, which will continue to be farmed open space.
One lot abuts Outlot 2, an open space outlot containing a stormwater pond for
the development.
3. Preserve views from each building unit and from off-site vantage points to the
maximum possible.
Lots 2 through 4 directly abut the preserved open space and offer unobstructed
views of the natural area.
The building pads on Lots 5 through 7 are intentionally staggered, with the pads
on Lots 5 & 7 being positioned closer to the front property line, while the pad on
Lot 6 is set further back into the lot. This arrangement, combined with the natural
elevation change across these lots, allows for an unblocked view toward the
open space area.
Page 8 of 20
The applicant also attempted to place the building pad for Lot 4 as far west as
possible in an effort to minimize disruption to the exiting home’s view on Lot 1.
While the view from Lot 1 is slightly impacted, shifting the pad any further east
would result in worsened interruption to Lot 1, as well as to Lot 7.
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 homes 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
should be at least 50 feet in width and buffered from view of adjacent properties.
The open space is intended to remain privately owned by the subdivider and
used for agricultural purposes. The open space will not contain any recreational
spaces, nor are there any other recreational spaces proposed on- or off-site site.
This design objective does not appear to apply to this proposal.
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, shorelands, and other environmentally sensitive areas.
The lots are configured to preserve the existing mature tree line along the
eastern boundary of the site. In addition, the lots are primarily situated on higher
elevations near Pioneer Trail, which allows large areas of flat arable land to
remain undeveloped and available for continued agriculture cultivation following
the subdivision.
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.
The applicant’s narrative did not suggest that there is an architectural theme
associated with the proposed subdivision. To be consistent with City practices,
the applicant will need to provide covenants to establish an architectural theme
with the development.
Page 9 of 20
7. Locates houses and garages such that the garages do not dominate the
streetscape.
The applicant has not provided information about the homes. The preliminary plat
illustrates building pad locations, which appear to be large enough to
accommodate a garage without the garage dominating 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 service.
The applicant has initiated the septic review process with Hennepin County. As a
condition of approval, the proposed septic sites must receive formal approval
from the County. Additionally, the applicant must identify an alternative septic site
for Lot 1, which will also require County approval.
9. Landscape common areas and street rights-of-way with native vegetation with
high wildlife conservation value.
The preserved open space will remain to be used as agricultural land; therefore,
this standard does not appear to apply to the open space. However, the applicant
has not submitted a landscaping plan for the right-of-way (ROW). As a condition
of approval, the applicant shall be required to provide a landscaping plan that
includes the seeding of native vegetation within the ROW.
The Planning Commission should review and discuss whether the proposal sufficiently
meets the design objectives.
Streets
To increase a property’s development rights under an OS&P plat, a public street must
be constructed to serve the newly created lots. The extent to which the development
rights may be multiplied depends on the type of street section proposed. Specifically,
OS&P plats that include an urban street section (paved, with curb and gutter), may be
eligible for a 2x increase to their development rights, while OS&P plats with rural street
sections (paved with ditches) may receive a 1.5x increase. In this case, the applicant is
proposing a rural street section, which would resulting an increase the site’s
development rights to eight.
The applicant will be responsible for constructing a new public street to serve the lots
within the development. The applicant plans to construct this street in two phases.
Phase One consists of a temporary cul-de-sac which would serve Lots 1 – 4 and would
conclude east of the driveway to Lot 4. Phase Two would extend this cul -de-sac
northeasterly, and end shortly after the driveway to Lot 5.
Page 10 of 20
This cul-de-sac is located within a ROW easement that bisects the property and
connects to the southern boundary of the preserved open space (Outlot 3). The design
of this easement allows for a future extension of the roadway to the north when Outlot 3
is developed in the future. However, Outlot 3 should be absorbed as Outlot 2, since an
east-west road is unlikely to occur prior to development of Outlot 2. Because the
temporary cul-de-sac will be located in front of Lot 4, a temporary ROW easement will
be required for the portions of the cul-de-sac bulb extending into Lot 4’s front yard.
Wetlands
A wetland delineation was completed in December2024, which confirmed 2 wetlands
within the project boundary, both of which are contained within Outlot 3. The plat does
not propose filling either wetland. These wetlands are subject to the Wetland Overlay
District (Section 1050.010), which includes wetland buffers, wetland buffer monument
signs, and an additional 15’ structure setback from the edge of the buffer. The size of
the buffer is dependent on the quality of the wetland. The City’s Natural Resources
Community Quality Ranking Map identifies the majority of wetlands throughout the City
and is based on the City’s quality assessment of known wetlands. Wetlands not shown
on this map are assumed to be of medium quality. There is a process to confirm
wetland quality through the Minnesota Rapid Assessment (MNRAM) methodology, if the
applicant believes that the quality needs to be reevaluated.
Neither wetland within the project boundaries is shown on the City’s map, so these
wetlands will be treated like medium quality. Medium quality wetlands have the following
buffer requirements:
Wetland Buffer Average Width 25’
Wetland Buffer Width (Min.) 20’
Wetland Buffer Width (Max.) 40’
Structure Setback From Buffer 15’
Total Buffer and Setback (Average) 40’
The applicant did not provide a buffer plan for either wetland. However, City practice
allows for the deferment of wetland buffers and monument signs in outlots used for
agricultural purposes. Buffer establishment and signage around these wetlands shall be
required if the agricultural use of the outlot ceases or the outlot develops in the future. A
wetland buffer establishment plan will still be required to establish requirements in the
event the agricultural use of the outlot ceases, including required wetland buffers and
wetland buffer monuments.
Landscaping
Section 1060.070 requires the submittal of a landscaping plan that contains at least one
overstory tree per dwelling unit. Up to 50% of the required number of overstory trees
may be substituted with understory trees, provided at least three understory trees are
Page 11 of 20
provided for each overstory tree substitution. No more than 33% of the required number
of trees shall be of the same species. The applicant has not provided a landscaping
plan. A condition of approval shall require the submittal of a landscaping plan that
complies with the requirements outlined in Section 1060.070 subd. 2.
Section 940.050 Subd.1.D.7. requires a 100’-wide buffer zone for the areas abutting
public streets. This buffer zone must consist of thickly planted native grasses, shrubs
and trees. The applicant is requesting a variance from this requirement. This is
discussed further in the variance section of this analysis.
Lighting
As part of the final plat, Public Safety will review the plat to determine if an overhead
light at the entrance is appropriate, as has been done with recent rural developments. If
Public Safety finds that it is appropriate to install a light, lighting must comply with
Section 1060.040 of the Zoning Ordinance.
Drainage and Utility Easements
There is an existing perimeter drainage and utility (D&U) easement around Lot 1, Block
1, of Arens Norling Addition (6700 Pioneer Trail). This D&U easement conflicts with the
proposed ROW and must be vacated as part of the approval of the final plat.
City practice has been to establish perimeter D&U easements over the platted lots and
a blanket D&U easement over the outlots. The preliminary plat does not include either
easement, and a condition of approval shall require the preliminary plat be revised to
include D&U easement around the perimeter of the buildable lots as required by
engineering, and a blanket D&U easement over the outlots.
Grading and Stormwater
A number of detailed comments regarding grading and stormwater are provided in the
Engineering Memo. The applicant is responsible for reviewing and complying with these
comments.
Parks and Trails
The 2040 Parks and Trails Map provides guidance to the City for acquiring land for
parks and trails. No parks or off-road trails are shown within the project boundaries. A
proposed on-road trail is shown on along Pioneer Trail.
Page 12 of 20
Figure 4 2040 Parks and Trails Map
No trails are proposed or required for this rural development. The applicant will not be
responsible for providing an on-road trail for Pioneer Trail. A painted shoulder may be
provided in the future as part of a larger road improvement project with the City.
Park Dedication
Park Dedication will be handled entirely as cash-in-lieu of land. There is one existing
lot/single-family home today where 7 are now proposed. Each new lot (a total of 6 lots)
will be required to pay park dedication fees per the fee schedule adopted at the time of
final plat approval.
The applicant has indicated that the development would be constructed in two phases,
with the first phase consisting of the existing single-family lot and three additional single-
family lots. The remaining buildable lots would be platted as part of a future phase of
development. Based on the 2025 fee schedule, the park dedication fee is $5,954 per
single-family unit. The estimated park dedication for the development is as follows:
6new single-family units x $5,954 = $35,724
Conditional Use Permit (CUP)
The applicant requests approval of a Conditional Use Permit (CUP) to allow the
following items:
1. Allow an agricultural building to exceed the footprint area allowed for a parcel
less than 10 acres.
2. Allow an accessory structure to exceed the allowed sidewall height limit of 10’ in
the front yard.
Page 13 of 20
Presently, staff estimates the accessory structure footprint of Lot 2 to be ~9,934 sq ft.
However, the applicants plan to remove one of the accessory structures which would
bring the total accessory structure footprint for this parcel down to ~4,010 sq ft. The
maximum accessory structure footprint allowed for a parcel this size (2.3 acres) is 1,594
sq ft. However, the zoning ordinance allows for agricultural buildings to exceed this
limitation through a CUP.
Section 1030.020, Subd. 4 (I) provides the following:
Agricultural buildings in excess of the size limitations allowed by Subd. 4 (E) of
this Section shall be allowed by conditional use permit on parcels that are located
in the UR and RR district and are less than 10 acres in size, but are adjacent to
actively farmed land under the same ownership or ownership by the landowner in
a recognized legal relationship, shall be allowed subject to the following criteria:
1. The proposed use shall be in conformance with all City regulations.
The proposed use is in conformance with all City regulations, as it is a legal
non-conforming structure within the setback requirements along the south
and west property lines. The proposed plat does not change the lot line where
the structure is closer than 100’ and is legally protected as a legal non-
conforming structure. A condition of approval of the CUP includes that the
structure must receive variance approval from the setback requirement from
the eastern property line established as part of the development.
The property is located in the RR district and will be adjacent to actively
farmed land that will remain under the same ownership. This property is
eligible for the requested CUP. A condition of approval in the draft resolution
for the CUP is that Outlots 2 and 3 must continue to be farmed and the
accessory structures on Lot 2, Block 1 must continue to be used for
agricultural purposes in the maintenance of Outlots 2 and 3 in order for the
CUP approvals to remain valid. Should the agricultural use of Outlots 2 and 3
and/or the structures change, the structures in excess of the by-right footprint
must be removed.
2. A certificate of survey shall be required that identifies all existing structures on
site, including buildings, septic sites, and wells. In addition, the survey shall
include the proposed structure, flood plain, wetlands, and any recorded
easements.
The application includes a certificate of survey.
3. The building material standards required by this Section have been met.
Page 14 of 20
Code allows accessory structures to be constructed with metal siding and/or
roofing via a Certificate of Compliance (COC). The COC for metal siding may
only be approved if the materials meet MN State Building Code and have
been treated with a factory applied color coating system to protect against
fading or degradation. Based on the condition of the structure, the materials
do not appear to meet this requirement, as there is fading and degradation. A
condition of approval shall require the applicant to repair or replace the siding
and roofing materials to meet the Accessory Structure Building Standards
listed in Section 1060.050 Subd. 1.D.
4. The applicant provides proof of ownership as required above.
The application includes proof of ownership as required above.
5. The agricultural building is used for agricultural purposes only.
The applicant confirmed that the structure is used for agricultural purposes
only. A condition of approval requires the applicant to sign an affidavit to
certify this requirement as well.
In addition to the CUP standards specifically outlined for this use in Section 1030.020,
all CUPs are subject to the following review criteria outlined in Section 1070.020:
A. Compliance with and effect upon the Comprehensive Plan, including public
facilities and capital improvement plans.
The requested CUP complies with the Comprehensive Plan, and there is not
a negative effect upon the Comprehensive Plan including public facilities and
capital improvement plans. This land is guided for Rural/Ag, and the proposed
agricultural structures in conjunction with an adjacent farmed outlot complies
with the uses envisioned for this area.
B. The establishment, maintenance, or operation of the conditional use will
promote and enhance the general public welfare and will not be detrimental to
or endanger the public health, safety, morals, or comfort.
Approving the requested CUP will enable the property owner to continue their
agriculture operation which will preserve agricultural land in the Rural
Residential area. This use promotes and enhances the general public
welfare. Additionally, staff finds no reason that the continued use of the
structure would be detrimental to or endanger the public health, safety,
morals, or comfort of the surrounding area.
Page 15 of 20
C. The conditional use will not be injurious to the use and enjoyment of other
property in the immediate vicinity for the purposes already permitted, nor
substantially diminish or impair property values within the neighborhood.
Granting the CUP will not be injurious to the use and enjoyment of
surrounding property, nor will it negatively impact property values within the
neighborhood, as the structure already exists and is used regularly today.
D. The establishment of the conditional use will not impede the normal and
orderly development and improvement of surrounding property for uses
permitted in the district.
Granting the CUP will not impede the development of surrounding properties
for uses permitted in the district.
E. Adequate public facilities and services are available or can be reasonably
provided to accommodate the proposed use.
Public facilities are not required for the proposed conditional use.
F. The conditional use shall, in all other respects, conform to the applicable
regulations of the district in which it is located.
With the proposed conditions of approval, the use conforms with applicable
regulations in the district. The portions of the structures that do not comply
with the prevailing standards are protected as legal, nonconformities.
G. The conditional use and site conform to performance standards as specified
by this Chapter.
With the proposed conditions of approval, the use and site conform with the
applicable performance standards as required.
With the proposed conditions of approval, the requested conditional use and site
conform with the applicable performance standards as required.
Variance
The applicant is requesting approval of the following standards:
• Buffer Requirement for OS&P Plats (Section 940.050 Subd. 1.D.7.)
• Engineering Design Standards for Public Street (Section 945.010 Subd. 5.)
• Agricultural Building Setback (Section 1030.020 Subd. 3.E.1.d.)
Page 16 of 20
Variances are subject to the review standards outlined in Section 1070.040. These
standards are as follows:
1. That there are practical difficulties in complying with the Zoning Ordinance.
The League of MN Cities defines a three-factor test for the term “practical
difficulties”:
1. The property owner proposes to use the property in a reasonable manner
not otherwise allowed by the Zoning Ordinance.
2. The plight of the landowner is due to circumstances unique to the property
and not created by the landowner; and
3. The variance will not alter the essential character of the locality.
Section 1070.040, Subd. 2(B) of the Zoning Ordinance specifically calls out the
last two factors as their own standards and will be discussed individually.
Therefore, the City typically uses this first standard to focus on evaluating the
“reasonableness” of the request.
2. That the conditions upon which a petition for a variation is based are unique to
the parcel of land for which the variance is sought and were not created by the
landowner.
3. That the granting of the variation will not alter the essential character of the
locality.
4. The proposed variance would be in harmony with the general purposes and
intent of the ordinance.
5. The variance is consistent with the Comprehensive Plan.
6. The City may impose conditions on the variance to address the impact of
granting the variance.
The applicant is responsible for demonstrating that these standards are satisfied with
their request.
The applicant’s narrative explains that a significant amount of land along Pioneer Trail is
contained within Lots 1 & 2 of the proposed plat. Lot 1 contains an existing residential
structure, which is not being impacted by the proposed development, and Lot 2 contains
an existing accessory structure, which is located within the 100’ buffer area.
The applicant’s narrative also mentions a request to allow the construction of the street
road section with a reduced shoulder and aggregate base.
1. Variance analysis: Buffer Zone Requirement
Applicant’s narrative: “We are requesting a variance to remove all buffer requirements
along Pioneer Trail. Most of the land along Pioneer Trail is dedicated to the existing
home currently located at 6700 Pioneer Trail. The small portion of land on Lot 2 is
naturally buffered by the existing agricultural building.”
Page 17 of 20
Section 940.050 Subd. 1.D.7. requires a buffer zone of at least 100 feet to be provided
along the perimeter of an OS&P plat that abuts an existing public street. The proposed
plat consists of two lots, Lot 1, which contains an existing residential structure, and Lot
2, which contains an existing accessory structure. Based on the plans provided, the
accessory structure and residential structure appear to be setback approximately 75’ &
~175’, respectively, from the front property line along Pioneer Trail. The OS&P plats
require a 100’-wide buffer strip along existing streets, to provide screening from the new
development. Staff recognizes a practical difficulty in meeting the buffer yard
requirement for both lots. The accessory structure is an existing building located within
the required buffer area, and establishing a 100’-wide buffer on Lot 1 would occupy a
substantial portion of the front yard for the residence.
If the variance were to be denied, this would require the subdivider’s family to demolish
or relocate an agricultural structure that is relied upon in the operations of their farm.
Staff finds it reasonable for the accessory structure to remain, as it is a pre-existing
condition of the site. Granting the variance would not alter the essential character of the
locality, as both structures already exist and otherwise comply with City Code in the
absence of a buffer zone. Furthermore, the accessory structure, which is used for
agricultural purposes, is consistent with the rural character of the area. Its presence also
provides screening for two of the newly created lots in a manner that is consistent with
the rural aesthetic of the surrounding area.
Approval of the variance would not conflict with the goals of the Comprehensive Plan,
which guides this area for Rural/Ag Residential uses, such as natural areas, cultivated
fields, hobby farms, and large-lot residences.
While staff finds it reasonable to grant a variance from the buffer requirement, staff also
recommends minimizing the extent of the variance granted. There is an area in the
southeast corner of Lot 1 that could comply with the 100’ buffer yard as required by the
OS&P, without limiting the area directly in front of the existing residence. Staff
recommend that the applicant be required to plant the buffer yard where it will not
conflict with existing structures as a condition of granting the variance. This condition
must be reflected in the applicant’s landscaping plan.
2. Variance Analysis: Engineering Design Standards for Public Road
Applicant’s narrative: “Additionally, we are requesting a variance to the rural collector
street road section. We propose to reduce the shoulder to 2’ wide and reduce the
aggregate base to 8” thick.”
Section 945.010 Subd. 5., which requires street improvements to meet the standards
set forth in the City’s Engineering Design Standards. For this development, the specific
design standard required is the Rural Collector Street Section (Plate No. STR-1C). This
street section is shown below:
Page 18 of 20
Staff does support the requested variance, as no practical difficulty has been identified
that would prevent compliance with the Rual Street Collector Street Section standards.
There do not appear to be any unique conditions specific to the property that would
preclude the construction of a public road meeting the required specifications of this
road section. Furthermore, the proposed reduction in shoulder width and aggregate
base thickness would not be in harmony with the general intent and purpose of the
ordinance, which is to ensure that adequate pubic infrastructure is available concurrent
with development.
3. Variance analysis: Accessory Structure Setback
Through the review of this application, staff noted that the existing agriculture building
does not meet the required setback from the front property line along the newly installed
public street. In order for this structure to remain in its current location, a variance from
the setback requirements for agricultural buildings is required.
Page 19 of 20
Section 1030.020 Subd. 3.E.1.d. requires accessory structures with agricultural uses to
be setback a minimum distance of 100 feet from all property lines. With the newly
constructed street, the accessory structure will be located ~45’ from the property line.
Staff finds this request to be reasonable. There is a practical difficulty in relocating the
proposed street due to the presence of an existing electrical outlet located just east of
the proposed alignment. Denial of this variance would require the subdivider’s family to
demolish or relocate an agricultural structure that plays an active role in their agricultural
operations. Staff finds it reasonable for the accessory structure to remain, as it is a pre-
existing condition of the site. Granting the variance would not alter the essential
character of the locality, as both structures already exist and otherwise comply with City
Code. Additionally, the accessory structure is used for agricultural purposes, which is
consistent with the rural character of the area. Approval of the variance would not
conflict with the goals of the Comprehensive Plan, which guides this area for Rural/Ag
Residential uses, such as natural areas, cultivated fields, hobby farms, and large-lot
residences.
While staff finds it reasonable to grant a variance from the setback requirement, staff
also recommends mitigating the impact caused by the granting of the variance.
Currently, the accessory structure is comprised of metal siding that appears to have
been degraded/rusted. Staff proposes that a condition of approval be added to this
variance requiring the improvement to the materials of the siding and roofing to meet
the building materials outlined in 1060.050 Subd. 1.D.
Summary of Discussion Items
1. Preliminary Plat
a. OS&P Design Objectives
i. The Planning Commission should review and discuss whether the
proposal sufficiently meets the design objectives of the OS&P.
2. Conditional Use Permit
a. Does the Planning Commission have questions or concerns on the CUP
standards outlined to allow agricultural structures in excess of the by-right
footprint of a parcel less than 10 acres when it is adjacent to an actively
farmed parcel under the same ownership?
3. Variances
a. An exemption from the OS&P requirement for a 100’ perimeter buffer zone
for portions of the site abutting a public street.
i. Does the Planning Commission find that the practical difficulties
standard has been satisfied?
ii. Does the Planning Commission agree with the proposed condition
of approval suggesting by staff?
iii. Does the Planning Commission have other conditions of approval
to mitigate the impact of granting the variance?
Page 20 of 20
b. An exemption from the engineering requirements for a Rural Collector
Street Section.
i. Does the Planning Commission find that the practical difficulties
standard has been satisfied? Or does the Planning Commission
agree with staff’s recommendation?
c. A 46’ setback for an agricultural structure where 100’ is required.
i. Does the Planning Commission find that the practical difficulties
standard is satisfied?
ii. Does the Planning Commission agree with the proposed condition
of approval requiring the upgraded building materials suggested by
staff?
iii. Does the Planning Commission have other conditions of approval
to mitigate the impact of granting the variance?
5. Recommendation
Staff recommends approval of the following:
1. Draft Resolution Approving the Preliminary Plat
2. Draft Resolution Approving the Conditional Use Permit
3. Draft Resolution Approving the Variance from the Buffer Zone Requirement &
Accessory Structure Setback and Denying the Variance from the Engineering
Design Standards for Public Improvements.
Attachments:
1. Draft Resolution 2025- Approving the Preliminary Plat for Arens Norling OS&P
2. Draft Resolution 2025- Approving the Conditional Use Permit for an Agricultural
Building to exceed the allowed sidewall height and the allowed footprint.
3. Draft Resolution 2025- Approving two variances related to the agricultural
building and denying one variance related to flexibility from the street section
standards.
4. City Engineer memo dated May 28, 2025
5. Applicant Narrative
6. Site Survey
7. Preliminary Plat
8. Preliminary Street Plan
9. Ghost Plat
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 1 of 6
Motion By:
Seconded By:
A RESOLUTION APPROVING A PRELIMINARY PLAT FOR “ARENS NORLING OS&P” ON
THE PROPERTIES LOCATED AT AND NEAR 6700 PIONEER TRAIL (PID 31-119-23-12-
0007 & 31-119-23-13-0005)
(CITY FILE NO. 25-012)
WHEREAS, Robb Norling (“the applicant”) request approval of a preliminary plat to create 7 single-
family lots and 3 outlots from two properties described as follows:
See Attachment A.
WHEREAS, the Planning Commission reviewed the preliminary plat at a duly called public hearing
and recommended approval, and;
NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a
preliminary subject to the following findings and conditions:
1. A preliminary plat is approved, in accordance with the plans received by the City on March
17, 2025, with additional material received as of April 4, 2025, except as amended by this
resolution.
2. Approval is contingent upon City Council approval of the variance from the buffer zone
requirements for Lots 1 & 2, and the reduced structure setback variance for Lot 2. The
applicant shall comply with all conditions of approval.
3. The applicant shall comply with all requirements in the City Engineer Memo dated May
28, 2025.
4. Final approval by the Elm Creek Watershed Management Commission must be attained
before any site grading or activity commences. The applicant is responsible for obtaining
all required permits and approvals.
5. Wetland buffer plantings and wetland buffer monument signs are deferred on Outlot 3 until
the property is no longer farmed or is further developed, whichever comes first. The
planting and sign requirement for these buffers will be based on the prevailing ordinance
at such time.
6. Park dedication shall be satisfied by cash-in-lieu of land. Park dedication will be based on
the park dedication ordinance in place at the time the final plat is approved.
a. Park dedication is required based on the finding that the development will add 6
new single-family homes to the City.
b. Residents of the development will need access to nearby existing and future trails
and parks that do not exist today as guided by the Comprehensive Plan.
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 2 of 6
c. Cash-in-lieu of land will be used only for the acquisition and development of parks,
recreational facilities, playground, trails, wetlands, or open space based on the
approved park plan in the Comprehensive Plan.
d. Park dedication funds will be collected at the time of final plat in accordance with
the City Code requirements.
7. All homes must meet the minimum residential building standards outlined in Section
1030.030 and 1060.050, Subd. 1(B) of the Zoning Ordinance.
8. All residential lots must have a minimum of 2 parking spaces.
9. If a conditional use permit for Lot 2 is not granted to allow an agricultural accessory
structure footprint of 4,010 square feet, the plans must be revised to reduce the footprint
to the square footage allowed for accessory structures on a 2.3-acre lot per Section
1030.020, Subd. 4.
10. If a variance is not granted to waive the planted buffer requirement of 100’ on Lot 1, Block
4 and Lot 1, Block 5, the plans must be revised to show a buffer yard that complies with
this requirement as outlined in Section 940.050, Subd. 1(D)(7).
a. The preliminary plat must be revised to remove or relocate structures within the
100’ buffer.
b. The landscaping plan must be revised to show the landscaping within the buffer
area as required.
11. If a variance is not granted for a 45’ setback for an existing agricultural structure on Lot 2,
then the plans must be revised to indicate the building will be removed or relocated.
12. The previous perimeter drainage and utility easement on Lot 1, Block 1 of Arens Norling
Addition must be vacated with the final plat to allow for new perimeter drainage and utility
easements to be established based on the proposed lot lines.
13. Well locations are subject to approval by the Minnesota Department of Health.
14. A preservation, restoration, and management plan for the open space shall be submitted
with the final plat.
15. Outlots preserved for Open Space will be protected by a restrictive covenant in favor of
the City that will remain in place until such time that municipal sewer and water are
available to serve the site. The covenant will outline the following options in how the open
space can be owned until municipal services are available:
a. The open space outlots can be dedicated to the City if accepted by the City.
b. The open space outlots can be sold to the owner of Lot 2.
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 3 of 6
c. The open space outlots can be dedicated to a Homeowners Association that
comprises a majority of the homes within this development.
d. The open space outlots can be sold to a developer once municipal sewer and
water are available.
16. The applicant must use a native seed mix for all public rights-of-way.
17. Prior to submittal of the final plat, the applicant must complete the following:
a. Revise the preliminary plat to show the following:
i. The ghost plat shall also be revised accordingly.
ii. An alternative septic site must be shown and approved by Hennepin
County for Lot 1.
1. If a suitable alternative septic site cannot be found within the
proposed lot boundary, the applicant must either:
a. Adjust the boundary for the affected lot(s); or
b. Apply for and be granted approval of a rezoning and a
planned unit development (PUD) plan allowing for deviation
in minimum lot standards and/or off-site septic.
iii. Well locations for each lot subject to review and approval from the
Minnesota State Department of Health.
iv. Outlot 3 shall be absorbed into Outlot 2.
b. Revise the preliminary plans to satisfy the Engineering Memo.
c. Provide a preliminary landscaping plan to confirm compliance with Section
1060.070.
i. Minimum size at the time of planting.
ii. Indicate tree species. No more than 33% of the planted trees can be of the
same species.
iii. Indicate use of a native seed mix for planting in the public rights-of-ways.
d. Provide a preservation, restoration and management plan that satisfies the
requirements of Section 940.050 Subd. 6(B)(6) of the subdivision ordinance.
e. Provide a wetland buffer establishment plan that satisfies the requirements of
Section 1050.030 of the Zoning Ordinance.
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 4 of 6
f. Identify the allocation of the 7th development right.
18. With the final plat submittal, the applicant must create language for an architectural theme
to be applied to the 6 new lots as a deed restriction or within Homeowners Association
documents.
19. The final locations for street lighting will be approved by Public Safety and the City
Engineer.
a. If required, the applicant shall provide specifications that demonstrate compliance
with Section 1060.040 (Lighting) of the Zoning Ordinance.
20. Drainage and utility easements shall be provided over all wetlands, wetland buffers,
stormwater ponds, floodplain, and outlots.
21. Drainage and utility easements shall be provided along the perimeter of all units.
22. A temporary cul-de-sac easement and agreement for the proposed cul-de-sac at the end
of the newly constructed street must be recorded with the final plat.
23. All utility facilities, including but not limited to telephone, CATV, natural gas, and electric
power, shall be located underground. Underground service connections to the street
property line of each platted lot shall be installed at the subdivider’s expense.
24. Mechanical equipment (including air conditioning units) must be located in the side or rear
yard and must be located a minimum of 5’ from the property line.
25. The development shall comply with the City’s requirements regarding fire access, fire
protection, and fire flow calculations, the location of fire hydrants, fire department
connections, and fire lane signage.
26. If a Homeowners Association is to be created, the applicant shall provide copies of the
Homeowner’s Association Documents/Covenants for City review as part of the final plat
application.
27. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit
unnecessary watering.
28. All landscaping in rear yards and common areas shall be planted and inspected by the
City within one year of issuance of a building permit unless an alternative timeline is
approved by the City.
29. Trees in the front yard shall be planted prior to issuance of certificate of occupancy unless
an alternative timeline is approved.
30. Parking shall be permitted on one side of local streets and shall be signed in accordance
with City standards.
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 5 of 6
31. Sign permits will be required prior to construction of any signs, temporary or permanent.
32. The final plat shall address all conditions of approval.
33. Prior to release of final plat for recording, the applicant shall enter into the following:
a. A Development Contract to provide a financial guarantee to protect the work.
b. A stormwater maintenance agreement.
c. A temporary cul-de-sac easement and agreement.
34. Approval shall expire within one year of the date of approval unless the applicant has filed
a complete application for approval of the final plat.
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Friedrich, Michelle Friedrich, Michelle
Lanterman, Mark Lanterman, Mark
Nichols, Jeremy Nichols, Jeremy
Vehrenkamp, Dean Vehrenkamp, Dean
Whereupon, said Resolution is hereby declared adopted on this 23rd day of June 2025.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Deb Johnson – City Clerk
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 6 of 6
ATTACHMENT A
Lot 1, Block 1, Arens Norling Addition, Hennepin County, Minnesota.
AND
Outlot 3, Arens Norling Addition, Hennepin County, Minnesota.
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 1 of 5
Motion By:
Seconded By:
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR AN AGRICULTURAL
ACCESSORY TO EXCEED THE FRONT YARD SIDEWALL HEIGHT LIMIT & STRUCTURE
FOOTPRINT ON A 2.3-ACRE PARCEL NEAR PIONEER TRAIL
(PID 31-119-23-12-0007 & 31-119-23-13-0005)
(CITY FILE NO. 25-012)
WHEREAS, Robb Norling (“the applicant”) request approval of a preliminary plat for 12 residential
lots and 2 outlots on property described as follows:
See Attachment A
WHEREAS, the applicant also requests approval of a conditional use permit to allow an accessory
structure footprint of 4,010 square feet on a 2.3-acre property to be subdivided into Lot 2, Block
1 of Arens Norling OS&P;
WHEREAS, the applicant also requests approval of a conditional use permit to allow an accessory
structure to exceed the allowed sideway height limit of 10 feet in the front yard on a 2.3-acre
property to be subdivided into Lot 2, Block 1 of Arens Norling OS&P;
WHEREAS, the 2.3-acre parcel will be directly adjacent to an actively farmed outlot under the
same ownership;
WHEREAS, the Planning Commission reviewed the conditional use permit request at a duly
called Public Hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
CORCORAN, MINNESOTA, that it should and hereby does approve the conditional use permit
request, subject to the following findings and conditions:
1. A conditional permit is approved, in accordance with the application materials received by the
City on January 22, 2024, with additional materials received as of March 17, 2025, with
additional material received as of April 4, 2025, except as amended by this resolution.
2. A conditional use permit is approved to allow an accessory structure with a sidewall height of
13-feet-6-inches and a footprint of 4,010 square feet to facilitate the farming operations of
Outlot 3 of Arens Norling OS&P based on the finding that the following conditional use permit
standards in Section 1030.020, Subd. 4(I) have been satisfied.
a. The proposed use shall be in conformance with all City regulations.
i. If a variance is not granted to allow a 45’ setback from the newly installed
street, the structure must be removed or relocated to meet the required
setback.
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 2 of 5
ii. The setback from the south & west property lines is accepted as legal
nonconformities.
b. A certificate of survey was submitted that identifies all existing structures on the
site.
c. The building material standards required by the Zoning Ordinance have not been
met, and the applicant shall upgrade the siding and roofing materials to meet the
accessory structure building material standards outlined in Section 1060.050
Subd. 1.D.
d. The applicant shall provide proof that ownership of Lot 1, Block 1 and Outlot 3 of
the Arens Norling OS&P plat continues to remain under the same ownership after
the final plat is recorded.
i. A restrictive covenant required as part of the plat will restrict sale of the
farmed outlots.
e. The agricultural buildings are used for agricultural purposes only.
3. The following conditional use permit standards in Section 1070.020 are satisfied:
a. Compliance with and effect upon the Comprehensive Plan, including public
facilities and capital improvement plans. The land is guided for Rural/Ag
Residential, and the proposed agricultural structures to serve an adjacent farmed
outlot is consistent with the uses envisioned in this area.
b. The establishment, maintenance, or operation of the conditional use will promote
and enhance the general public welfare and will not be detrimental to or endanger
the public health, safety, morals, or comfort. Granting the conditional use will
enable the property owner to continue their farm operation which will preserve
agricultural land in the Rural Residential area.
c. The conditional use will not be injurious to the use and enjoyment of other property
in the immediate vicinity for the purposes already permitted, nor substantially
diminish or impair property values within the neighborhood. This structure exists
and is used regularly today. The structures that are not currently utilized are
proposed to be removed to reduce potential impact in the future.
d. The establishment of the conditional use will not impede the normal and orderly
development and improvement of surrounding property for uses permitted in the
district.
e. The conditional use shall, in all other respects, conform to the applicable
regulations of the district in which it is located. Conditions of approval will ensure
compliance with this standard. Portions of the structures that do not comply with
the prevailing standards are protected as legal nonconformities.
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 3 of 5
f. The conditional use and site conform to performance standards of the Zoning
Ordinance. Conditions of approval will ensure compliance with this standard.
4. The agricultural structures must continue to be used for agricultural purposes only in
conjunction with agricultural operations on Outlot 3 of Arens Norling OS&P.
a. Should the agricultural use of the buildings and/or Outlots 2 & 3 of Arens Norling
OS&P cease, the accessory structure footprint must be reduced to 1,594 square
feet.
5. The two existing structures indicated for removal on the preliminary plat shall be removed.
6. The applicant must sign an affidavit that states all structures in excess of the by-right footprint
are used for agricultural purposes only.
7. None of the structures can be used for commercial purposes unless the applicant applies for
City approval of a home occupation and such approval is granted.
8. None of the structures can be used as an Accessory Dwelling Unit unless the applicant applies
for approval and such approval is granted.
9. Prior to release and close out of the escrow account, the applicant must complete the
following:
a. The approving resolution must be recorded at Hennepin County.
b. The applicant must provide proof of recording to the City.
c. The applicant must remove the two buildings identified for removal.
i. A final inspection must be completed by the City to confirm removal and
stabilization of the land.
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 4 of 5
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Friedrich, Michelle Friedrich, Michelle
Lanterman, Mark Lanterman, Mark
Nichols, Jeremy Nichols, Jeremy
Vehrenkamp, Dean Vehrenkamp, Dean
Whereupon, said Resolution is hereby declared adopted on this 23rd day of May 2025.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Deb Johnson – City Clerk
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 5 of 5
ATTACHEMENT A
Lot 1, Block 1, Arens Norling Addition, Hennepin County, Minnesota.
AND
Outlot 3, Arens Norling Addition, Hennepin County, Minnesota.
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 1 of 4
Motion By:
Seconded By:
A RESOLUTION APPROVING TWO VARIANCES AND DENYING ONE VARIANCE FOR
“ARENS NORLING OS&P” ON THE PROPERTIES LOCATED AT AND NEAR 6700
PIONEER TRAIL (PID 31-119-23-12-0007 & 31-119-23-13-0005)
(CITY FILE NO. 25-012)
WHEREAS, Robb Norling (“the applicant”) requests approval of a preliminary plat for 7 residential
lots and 3 outlots on property described as follows:
See Attachment A
WHEREAS, the applicant also requests approval of three variances from a buffer zone
requirement, the accessory structure setback requirement and the engineer design standards for
public improvements;
WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing and
recommended approval, and;
NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for
two variances subject to the following findings and conditions;
1. The requested variance from Section 940.050, Subd. 1(D)(7) to exempt Lot 1, Block 4
and Lot 1, Block 5 from the 100’ buffer requirement along Oakdale Drive is approved
based on the following findings:
a. That there are practical difficulties in complying with the Subdivision Ordinance.
Lot 2, Block 1, contains an existing structure within the required 100’ buffer yard,
and a significant portion of the front yard in Lot 1, Block 1, would be occupied by
this buffer. It is reasonable for the existing structures to remain in their current
location.
b. That the conditions upon which a petition for a variation is based are unique to the
parcels of land for which the variance is sought and were not created by the
landowners.
c. That the granting of the variation will not alter the essential character of the locality.
The structures exist today in their current capacity. The visibility of agricultural and
residential structures is part of the rural character expected in this area.
d. The proposed variance would be in harmony with the general purposes and intent
of the ordinance. This standard was adopted to provide screening from denser
development within the rural area. There will only be two residential lots visible
from Pioneer Trail, one of which is visible today. The majority of the subdivision
will not be visible from Pioneer Trail.
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 2 of 4
e. The variance is consistent with the Comprehensive Plan. The variance does not
conflict with the intent for this area to remain rural with natural areas, planted fields,
hobby farms, and large residential lots.
f. The City may impose conditions on the variance to address the impact on the
variance.
i. The applicant must revise the landscaping plan to plant the required buffer
on Lot 1, Block 1 where such buffer will not conflict with existing structures.
2. The requested variance from Section 1030.020 Subd. 3(E)(1)(d) to allow an accessory
structure on Lot 2, Block 1, to be setback less than 100 feet from the east property line is
approved based on the following findings:
a. That there are practical difficulties in complying with the Zoning Ordinance
standard. The street is located as far east as possible without interfering with an
existing electrical outlet. It is reasonable to request a reduced setback for the
existing building from the new roadway.
b. That the conditions upon which a petition for a variation is based are unique to
the parcel of land for which the variance is sought and are not a condition
created by the existing landowner. The established access is a pre-exiting
condition unique to the site.
c. That the granting of the variation will not alter the essential character of the
locality, as the structure exists today and is not relocating or expanding.
d. The proposed variance is in harmony with the general purposes and intent of the
ordinance. It is speculated this standard was adopted to ensure that there was a
sufficient buffer between agricultural buildings and nearby residential uses. The
nearest residence to the agricultural building is the existing residence located on
Lot 1, Block 1.
e. The variance is consistent with the Comprehensive Plan as a deviation does not
conflict with the goal for this are to remain rural with natural areas, planted fields,
hobby farms, and large residential lots.
f. The City may impose conditions on the variance to address the impact on the
variance.
i. To reduce the visual impact of the reduced structural setback, the applicant
must upgrade the building materials on the structure to comply with the
building material standards outlined in Section 1060.050 Subd. 1.D.
3. The requested variance for flexibility from Section 945.010 Subd. 5. to allow for a
reduced shoulder width and aggregate base for a Rural Collector Street is denied based
on the following findings:
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 3 of 4
a. There are no practical difficulties identified in complying with the zoning
ordinance. The site can support the required street section standards outlined in
the City’s 2025 Standard Detail Plates. Section 1070.040 Subd. 2 (B) explicitly
states that economic considerations alone do not constitute practical difficulties.
b. Proof that the conditions upon which a petition for a variation is based are unique
to the parcel of land for which the variance is sought was not provided to the City.
c. That the granting of the variation will not alter the essential character of the
locality. The agricultural structure exists today and is an expected use that fits
with the character of the locality.
d. The proposed variance is not in harmony with the general purposes and intent of
the ordinance, which is to ensure that adequate public infrastructure, facilities
and services are available and concurrent with development.
e. The variance is not consistent with the Comprehensive Plan as the transportation
plan ensures sufficient public infrastructure in the City.
4. The applicant is required to record this resolution with the Hennepin County’s Recorder’s
Office and provide proof of recording to the City.
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Friedrich, Michelle Friedrich, Michelle
Lanterman, Mark Lanterman, Mark
Nichols, Jeremy Nichols, Jeremy
Vehrenkamp, Dean Vehrenkamp, Dean
Whereupon, said Resolution is hereby declared adopted on this 23rd day of June 2025.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Deb Johnson – City Clerk
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 4 of 4
ATTACHMENT A
Lot 1, Block 1, Arens Norling Addition, Hennepin County, Minnesota.
AND
Outlot 3, Arens Norling Addition, Hennepin County, Minnesota.
Memo
To: Kevin Mattson, PE Public Works
Director
From: Steve Hegland, PE
Caleb Kroeze, EIT
Project: Norling OSP Concept Plan Review Date: May 28, 2025
Exhibits:
This Memorandum is based on a review of the following documents:
1. Grading & EC - Norling OS&P Pre-Plat & CUP dated March 17, 2025
2. Preliminary Plat - Norling OS&P Pre-Plat & CUP dated March 17, 2025
3. Site Plan - Norling OS&P Pre-Plat & CUP dated March 17, 2025
4. Storm Sewer - Norling OS&P Pre-Plat & CUP dated March 17, 2025
5. Street Plan - Norling OS&P Pre-Plat & CUP dated March 17, 2025
Comments:
General:
1. Consistent with the review process, a comment response letter shall be provided in which the
applicant provides a written response to each of the items below.
2. In addition to engineering comments, the proposed plans are subject to review by planning, zoning,
and land-use and shall meet other applicable codes of the City of Corcoran.
3. Final approval by the Elm Creek Watershed Management Commission must be attained before any
site grading or activity may commence.
4. For any site activity (demo, grading, utilities, etc.) no closures or restrictions of any kind shall be
imposed upon the public use of Pioneer Trail without the City’s permission.
5. An encroachment agreement shall be required for all site improvements or items placed within the
City ROW or easements.
6. All future lots and phases will need to be further reviewed for the specific details of the construction of
those phases. While shown on the site plan as a future lot, the building of lots an septic systems on
these lots needs to be verified at that time as there is significant elevation change across the lots.
7. Individual lot grading plans are required at final plat showing wells, septic systems, driveways, house
style, and grading. These will be used in the building permit process to ensure compliance with
development plan.
8. Construction plans shall include 2025 revision of all applicable Corcoran Standard details. Details
shall be verified at time of final plat.
9. The adjacent property to the east is encroaching onto the property with landscaping and a septic
tank. This landscaping and septic will likely be encumbered by a drainage and utility easement with
the plat and should be addressed by the applicant at this time.
10. The wetland shown on the plans should be updated to be the delineated wetland for the project.
May 2025
Norling OSP Preliminary Plat
Kevin Mattson
Page 2 of 3
Plat:
1. The applicant shall have all drainage and utility easements provided and shown and all platting
requirements met per the City Code including drainage and utility easements around the perimeter of
the lots.
2. The turnaround is shown outside of the Right of way. Appropriate easements shall be provided for the
turnaround easement, until such time the roadway is extended, turnaround is removed and
easements could be vacated, if determined appropriate by the City.
3. Easements shall be provided over stormwater infrastructure and BMP’s including all pipes, structures,
and access routes to the areas as well as the stormwater pond and filtration bench.
4. Drainage and utility easements shall be provided over entirely of outlots.
5. Perimeter drainage and utility easements shall be provided around the individual lots as required by
City Code.
6. An 80’ Right of Way is shown along Pioneer Trail which is appropriate for a Collector Roadway. A 10’
Drainage and utility easement shall be provided beyond the ROW.
Transportation/Site Plans
1. There is a significant amount of elevation change along the proposed and future roadway alignments.
A profile and grading plan for the roadway and future extension will need to be provided to ensure
that it meets city standards both now and is capable of being constructed to those standards in the
future.
2. Street lighting locations shall be reviewed by public safety and final lighting locations shall be
determined at the time of final plat. At a minimum, an overhead light at the connection of the new
roadway to Pioneer Trail should be anticipated.
3. The applicants narrative asks for the roadway to be constructed to less than the City Standards. As
this will be a public roadway, the roadway should be installed to the full City Standard to maximize the
lifespan of the roadway.
4. The ghost plat to the north should show roadway connections to the north and west.
5. The roadway shall be extended to the southern property line of Outlot 3 when the eastern three lots
are platted.
Grading/Erosion Control/Stormwater
1. The South Fork Sub Watershed Assessment had identified a potential enhancement project for the
vicinity of the Norling site. therefore a portion of this enhancement should be considered on the
Norling site. The SWA should be referenced for additional details.
2. Label clearly on plans EOF’s for all areas where water will be collected including all low areas in
roadways and greenspaces.
3. A wetland buffer shall be shown and wetland buffer plan shall be provided for the proposed
development.
4. All drainage swales shall maintain a minimum of 2% slope and all slopes should be 4:1 or flatter
unless approved by the city engineer.
5. There is a significant amount of elevation change within the site with some of the home pads and
septic systems shown in those areas. It shall be confirmed that the septic systems will work in these
May 2025
Norling OSP Preliminary Plat
Kevin Mattson
Page 3 of 3
areas and that the driveways and homes can be constructed appropriately. These details should be
added onto the individual lot grading plans.
6. Due to the slope of the roadway, additional inlets, drop structures, BMP’s, etc. may be necessary to
ensure runoff is properly collected and managed.
7. CBMH2 would require a sump with current design.
8. The EOF for Pond 1 should be 1’ above the HWL and the top of pond berm 1’ above the EOF.
9. The area of the development is currently utilized for agriculture but will transition to residential. As
such, a vegetation plan should be provided, showing how and where vegetation will be provided on
the fields.
10. Depressions shall be created for the storm sewer within the ditches to ensure that the water is
collected in the inlets and doesn’t bypass the structures.
11. The ditch between the 1064 and 1062 contours is less than 2%. It appears that the 1064 contour
could be adjusted slightly to achieve a uniform slope in excess of 2%.
12. No driveway culverts were shown on the plan. Driveway culverts shall be constructed in accordance
with the Standard Detail and shown on the individual lot plans.
13. The ditch grading along Pioneer Trail appears as if it may grade around existing power poles. The
applicant shall coordinate with the power company on if this will be allowed or if poles will need to be
relocated.
Watermain/Sanitary Sewer
1. The development is proposed to be serviced with private well and septic systems.
2. The septic systems shall be reviewed and permitted by Hennepin County. Due to the significant
slopes within the site, the septic locations shall all be reviewed and confirmed as appropriate.
3. The wells will be private wells, permitted through the Minnesota Department of Health.
4. Storm sewer from CBMH2 to FES 1 conflicts with alternate septic area for future proposed lot.
End of Comments
Memo
To: Kevin Mattson, City Engineer/Public
Works Director
From: Steve Hegland, PE
Jordan Wochenske, EIT
Project: Stormwater Review Norling OSP Date: May 28, 2025
Exhibits:
This Memorandum is based on a review of the following documents:
· Grading & EC by Sathre-Berquist, Inc., dated March 17, 2025
· Site Plan by Sathre-Berquist, Inc., dated March 17, 2025
· Storm Sewer by Sathre-Berquist, Inc., dated March 17, 2025
· Stormwater Management Plan by Sathre-Berquist, Inc., dated March 7. 2025
Comments:
General:
1. Final approval by the Elm Creek Watershed Management Commission must be attained before any
site grading or activity may commence.
2. Stormwater management report shall be updated to include the full build out of the street and houses
to the property line.
3. Current swale shows no detention of flows at the CBMH-3 and 4. Provide depressional storage area
at the catch basin locations to capture the 100-year HWL through the storm sewer system. The HWL
shall be contained within a D and U easement. Update model to include changes.
HydroCAD/Modeling - Pond #1
1. Update the starting water surface elevation for proposed Pond #1 to start at the lowest constructed
outlet elevation (1023.0).
2. Update outlet device #4 in the proposed HydroCAD model (24” RCP) to match what is shown on the
plan sheets (21” RCP).
3. Update device #3 OCS grate from a vertical to a horizontal orifice.
Water Quality
1. Update the existing and proposed watershed areas in the water quality models to match the areas
modeled in the HydroCAD models.
2. The proposed P8 model shows street sweeping. Model shall be updated to show the impervious
fraction as unswept.
Plans and Details
1. Update draintile connection at OCS D7 (1020.70) to be a minimum of 6” above the invert of the outlet
pipe (1020.50).
May 2025
Norling OSP
Kevin Mattson, City Engineer/Public Works Director
Page 2 of 2
2. Update the design of the proposed Pond #1 to provide at least one foot of free board between the
HWL of the basin and the EOF. Also, provide at least one foot of free board between the EOF and the
top of the BMP berm.
3. Update plan sheets to include a stabilized EOF for proposed Pond #1 from the upstream NWL to the
downstream toe of slope.
4. Provide EOF elevations and label on plansheet.
5. Provide EOF elevation and HWL label for crossing underneath entrance roadway.
6. Provide a cross-section detail for the proposed Pond #1. The cross section detail should include
critical elevations of the pond and sand basin such as sand surface and draintile inverts.
7. Update Table 4.2 and 4.4 in the Stormwater Management Plan to be consistent with the HydroCAD
model.
8. Submit rational method calculations of all stormwater pipes for City Review.
9. CBMH-3 to CBMH-2 shows a pipe slope of 9%. Average velocities in the pipe should be reduced to
less than 10fps. The stormwater runs will be reviewed and additional drops/sumps may be required.
10. CBMH-2 to FES-1 should be upsized or steepened to meet minimum clean out velocity of 3 fps.
March 14, 2025
City of Corcoran Staff and Council Members
RE: Arens Norling OS&P
City Staff and Council Members,
We are writing to you regarding the preliminary plat (OS&P) we are submitting for the property at and
adjacent to 6700 Pioneer Trail. We felt it would be good to clarify why we have chosen to move forward
with the Open Space Preservation Plat, with the rural street section.
There has been talk for years among the family members about the possibility of creating a community
on this land which would allow a number of the grandchildren to move in and raise families in the city of
Corcoran. Our dream is to create a place where multiple generations can live alongside one another and
care for each other as the older generation ages, in hopes that this model would last for generations to
come.
The OS&P would allow us to create two additional lots while not consuming the majority of the 38.7
acres that the family owns. It also will allow us to maximize the buildable land that is available at the top
of the hill. We will not be selling these lots to the public, they will only be available to family members as
they are needed.
We ask, as you are reviewing the plat, to keep in mind that we are NOT developers and our funds are
limited. The biggest challenge we have been facing is keeping this project budget friendly.
In light of that, we have a few requests relating to the plat. First off, would you allow us to keep the
existing agricultural building that exists on our western property line? We are planning to tear down the
silo, barn and attached shed as shown on the plans.
Secondly, are there any options for reducing the requirements of the road? Could we lessen the
required width or required base thickness? Since the road will only service the 6 lots and it is a dead-end
street, we thought this may make sense.
Lastly, we are requesting the removal of the buffer requirement along Pioneer Trail since most of the
development doesn’t abut that road and Pioneer trail is not a major arterial road.
We thank you for your time. Our family has been active members of the community for almost 100
years along with other relatives who live in this community. We are hoping this legacy will continue for
generations to come.
Arens and Norling Family
Arens/Norling OS&P
Narrative
PROPERTY:
Near 6700 Pioneer Trail, Loretto, MN 55357
PID 31-119-23-12-0007
SITE DATA:
Area: 38.69 acres
Number New of Building Lots: 6
Zoning: Rural Residential
Comprehensive Plan Guidance: Rural/Ag Residential
Development Type: Open Space & Preservation with a Rural Street Section
Construction: Fall 2025 – Spring 2026
DEVELOPMENT DESCRIPTION:
The two-phase development will replat an existing farmed outlot and residential property (38.69
acres) to create six new home lots through use of an Open Space and Preservation Plat. The
existing outlot consists of actively farmed land, two wetlands, and wooded area. The first phase will
include three new lots and the second phase will include three additional new lots.
The six new lots and the existing residential lot will total 16.29 acres (42%) while preserving 21.74
acres (56%) of open space as active farmland. The farmland will be retained by Tom and Judy
Arens. One existing home (6700 Pioneer Trail) will be replatted in conjunction with the
development. The existing silo, barn and attached shed will be removed. The existing agricultural
building on Lot 2 will be preserved via CUP. Lot 1 will be under the same ownership as the actively
farmed outlot.
OPEN SPACE AND PRESERVATION OBJECTIVES
Preserve Viable Tracts of Land for Long-Term Agricultural Use
- This development will maintain 56% of the land that will continue to be utilized for farming.
It also preserves wetland and wooded area on the property.
Allow Greater Flexibility in Design of Residential Developments in Order to Create Esthetically
Pleasing Visual Impact Than Standard Development
- The ability to create slightly irregular lots and lots that are smaller than the rural residential
zoning guides allows and provides a more aesthetically pleasing development with lots
positioned in a manner that works well with the hilly nature of the land.
Create Cohesive Neighborhoods to Establish Local Identity and Increase Community Interaction
- Our primary goal of this development is to create a generational community where family
members can be supported by one another and interact on a regular basis for years to come.
Reduce Costs of Future Street and Utility Infrastructure by Designing to Improve Efficiency of Future
Connections, Minimize Site Restoration, and Future Utility Construction
- The development includes installation of some stormwater piping which eliminates a portion
of that cost for future development. It also allows for future water and sewer to be installed
within the newly established ROW.
Provide Economic Incentives to Land Owners to Preserve, Protect, and or Restore High Quality
Woodlands and other Natural Resource Areas.
- If the Open Space and Preservation were not an option, it’s likely that the currently farmed
land would be developed and entirely consumed by four residential lots. Instead, we are able
to preserve over half of the currently farmed land to maintain the rural feel until utility
infrastructure is available for future development.
OPEN SPACE AND PRESERVATION RESIDENTIAL LOT DESIGN (940.050 SUBD. 1.F.)
Arrange Lots Around a central focal point.
- The development will include creation of a pond which will be a central focal point for the
community. Park benches will be placed around the pond so that those from the
neighborhood can enjoy it.
Locate lots such that at least 50 percent of the lots within a neighborhood abut open space.
- Four of the six proposed lots (66%) abut the open space.
Preserve views from each building unit and from off-site vantage points to the maximum possible.
- Four of the six proposed lots are adjacent to the outlot creating direct views to the open
space. The two proposed lots that aren’t adjacent to the open space are on a ridge which will
allow for views to the open space. Additionally, offsite vantage points to the open space are
improved through the removal of the silo, barn and attached shed.
Locate neighborhood recreational open spaces such that they are an integral part of the
neighborhood. 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.
- The open space is roughly 950’ from pioneer trail via the proposed road. This allows all home
sizes access to the open space within the parameters described above. Additionally the
creation of a pond creates a central focal point and potential recreation area for the
neighborhood.
Locate lots to preserve woodlands, farmland or other natural features.
- The proposed lot sizes are less than city standards in order to preserve a greater quantity of
farmland. Additionally, all woodlands and wetlands will be preserved.
Providing covenants to create an architectural theme
- Architectural covenants are attached. They include front porches, specific siding materials
on street facing elevations, minimum predominant roof pitch, garages that don’t dominate
the streetscape, primary elevation colors, among others.
Locate houses and garages such that the garages do not dominate the streetscape.
- All homes will be custom built and adhere to the architectural theme including garages that
don’t dominate the streetscape.
Locate septic systems on the most suitable soils for subsurface septic disposal and in such a
manner as to provide for cost effective and least disruptive future connection of the wastewater
treatment system(s) to urban services.
- Septic systems are positioned in rear or side yard locations. This will allow for future
connections to urban services through the front yard.
Landscape common areas and street rights-of-way with native vegetation with high wildlife
conservation value.
- Street right of ways will be seeded with a seed mix local to the area.
UTILITIES:
An individual well and septic system will be installed at each property.
VARIANCE:
We are requesting a variance to remove all buffer requirements along Pioneer Trail. Most of the
land along Pioneer Trail is dedicated to the existing home currently located at 6700 Pioneer Trail.
The small portion of land on Lot 2 is naturally buffered by the existing agricultural building.
Additionally, we are requesting a variance to the rural collector street road section. We propose
to reduce the shoulder to 2’ wide and reduce the aggregate base to 8” thick.
CONDITIONAL USE PERMIT:
Section 1030.020, Subd. 4(I), allows for Agricultural buildings by conditional use permit on parcels
that are located in the rural residential district and are less than 10 acres in size so long as they are
are adjacent to actively farmed land under the same ownership. Therefore, we are requesting to
keep the single detached agricultural building within Lot 2. Ownership of this lot will be retained by
Tom and Judy Arens. As mentioned previously, all other existing agriculture buildings will be
removed. Maintaining this single agricultural building allows for the land to continue to be farmed
which is in line with OS&P objectives.
TREE PRESERVATION PLAN:
All existing trees will be preserved.
LANDSCAPE PLAN:
Each Lot will have a minimum of two trees planted. Tree will be at least 2’’ caliper.
HOMEOWNER’S ASSOCIATION (HOA):
There will be no HOA.
Arens/Norling Development Architectural Covenants
Roof Pitch - The primary roof pitch shall be 8/12.
Street Elevations- Building elevations facing the street shall have at least two colors for the siding
material.
Street Elevations - Street elevations must have siding material such as LP Smartside, James Hardie
Lap or panel, board and batten, shakes, stone, or stucco.
Roofing - Shingles shall be equal or better to GAF Timberline 25.
Front Porches- All homes require a front porch with overhang.
Garages - Garage doors should not be the predominant feature on street-facing elevations. Design
should provide for peaks, accents, porches to draw attention away from garage doors.
DETAIL A
(SEE SHEET 2 OF 2 SHEETS)
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ALTA/NSPS LAND TITLE SURVEY
PREPARED FOR:
ROBB NORLING
NO.BY DATE REVISIONFIELD CREW
DM PH
DRAWN
ABE
CHECKED
CMT
DATE
01/07/25
USE (INCLUDING COPYING, DISTRIBUTION, AND/OR
CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS
STRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'s
EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID
AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND
SHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OF
ALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVES
THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY
LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES
RESULTING FROM ILLEGITIMATE USE.
1
FILE NO.
2
64380-001
Hennepin County
CORCORAN,
MINNESOTA
TWP:119-RGE.23-SEC.31SATHRE
BERGQUIST
INC.
SURVEY LEGEND
X
X
WB
14000 25TH AVENUE NORTH,
SUITE 120
PLYMOUTH MN 55447
(952) 476-6000 WW.SATHRE.COM
DESCRIPTION OF PROPERTY SURVEYED
(Per Schedule A of the herein referenced Title Commitment)
Parcel 1:
Lot 1, Block 1, ARENS NORLING ADDITION, Hennepin County, Minnesota.
and
Parcel 2:
Outlot A, ARENS NORLING ADDITION, Hennepin County, Minnesota.
Abstract
ALTA/NSPS OPTIONAL TABLE A NOTES
(The following items reference Table A optional survey responsibilities and specifications)
2)Site Address: 6700 Pioneer Trail, Corcoran, MN 55357
3)Flood Zone Information: This property appears to lie in Zone X (area determined to be outside of the 0.2% annual chance
floodplain) per Flood Insurance Rate Map, Community Panel No. 27053c0134F, effective date of 11/4/2016.
4)Parcel Area Information: Gross Area: ± 1,685,065 s.f. ~ ± 38.684 acres
Parcel 1 Area: 108,653 s.f ~ 2.494 acres
Parcel 2 Area: ± 1,576,412 s.f.~ ± 36.190 acres
Wet Area: ± 3,048 s.f. ~ ± 0.070 acres
Net Area: ± 1,682,017 s.f.~ ± 38.614 acres
*We do not affirmatively insure the quantity of acreage set forth in the description
5)Benchmark: Elevations are based on Hennepin County Control Station Name: PATNODE, which has an elevation of:
1027.27 feet (NAVD88). Contours were derived from field observations.
6)Zoning Information: The current Zoning for the subject property is RR (Rural Residential) per the City of Corcoran's
zoning map dated July 2024. The setback, height, and floor space area restrictions for said zoning designation were
obtained from the city of Corcoran's web site and verified with the city planner via email 12/11/24, and are as follows:
Principal Structure Setbacks -
Front: 50 feet (Pioneer Trail)
Side: 25 feet
Rear: 25 feet
Height: 35 feet
*Please note that the zoning information shown hereon may have been amended through a city process. We recommend
that a zoning letter be obtained from the Zoning Administrator for the current restrictions for this site. All setback
information and hardcover data for planning and design must be verified by all parties involved in the design and
planning process prior to any planning or construction.
We have not received the current zoning classification and building setback requirements from the insurer.
11)Utilities: We have shown the location of utilities to the best of our ability based on observed evidence together with evidence
from the following sources: plans obtained from utility companies, plans provided by client, markings by utility companies
and other appropriate sources. We have used this information to develop a view of the underground utilities for this site.
However, lacking excavation, the exact location of underground features cannot be accurately, completely and reliably
depicted. Where additional or more detailed information is required, the client is advised that excavation may be necessary.
Also, please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located on the subject
property. A Gopher State One Call was submitted for this survey. Please reference Ticket No. 243320904 for a list of utility
operators in this area.
20)Wetland Delineation: No Wetlands were delineated at the time of this certification. Included wetland is shown per the plat
of ARENS NORLING ADDITION.
SURVEY REPORT
This map and report was prepared with the benefit of a Commitment for Title Insurance issued by First American Title Insurance
Company, File No. 1667275, dated December 17th, 2024.
1)We note the following with regards to Schedule B of the herein referenced Title Commitment:
a)Item no.'s 1-11, 13, 15, & 16 are not survey related.
b)Item no. 12: Drainage and utility easement(s) as shown on the recorded plat. Affects: Parcel 1.
SHOWN HEREON A
c)Item no. 14: Rights of the United States of America and/or the State of Minnesota, the county, the municipality, and
the public, in and to that part of the land which may be within Wetlands. Affects: Parcel 2.
SHOWN HEREON B
2)Observations/Comments noted hereon per field survey such as (but not limited to): access, occupation, and easements and/or
servitudes:
a)There is a discrepancy between the property description and what is shown on the graphic of the ARENS
NORLING ADDITION plat. The 2nd paragraph of the description calls for a point on the southerly line of the
Northeast Quarter of Section 31, distant 932.50 feet westerly of the southeast corner of said Northeast Quarter to a
point on the northerly line of said Northeast Quarter distant 932.50 feet westerly of the northeast corner to describe the
easterly line of the property. The graphic of the plat shows a distance of 932.25 feet from each of the respective
corners. This creates a 0.25 foot gap between the described boundary line and the boundary line represented on the
plat.
The easterly boundary line on this survey reflects the described distance of 932.50 feet from the respective section
corners.
b)There exists a gap of unknown ownership between the west line of the ARENS NORLING ADDITION plat and the
east line of the BINA MEADOWS plat.
c)There is a portion of landscaping and possibly part of a septic system that falls within the subject property along the
easterly line in the southeast part of the subject property.
Bearings are based on the Hennepin County
Coordinate System (NAD 83 - 1986 adj.)
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SITE
To: Robb Norling, and First American Title Insurance Company:
This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum Standard Detail
Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Table A Items 1 - 5, 6(b), 7(a),
8, 11, and 18. The field work was completed on 12/6/24.
Date of Plat or Map: January 7th, 2025
________________________________________________________
Colyn M. Tvete, PLS Minnesota License No. 62269
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NO.BY DATE REVISIONFIELD CREW
DM PH
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CMT
DATE
12/13/24
USE (INCLUDING COPYING, DISTRIBUTION, AND/OR
CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS
STRICTLY PROHIBITED WITHOUT SATHRE-BERGQUIST, INC.'s
EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID
AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND
SHALL THEREBY INDEMNIFY SATHRE-BERGQUIST, INC. OF
ALL RESPONSIBILITY. SATHRE-BERGQUIST, INC. RESERVES
THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY
LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES
RESULTING FROM ILLEGITIMATE USE.
FILE NO.SATHRE
BERGQUIST
INC.
14000 25TH AVENUE NORTH,
SUITE 120
PLYMOUTH MN 55447
(952) 476-6000 WW.SATHRE.COM
TREE INVENTORY
Prepared by:
Stephen Nicholson CF
Certified Forester #2369
Certified Arborist MN4305-A
TREEBIZ LLC. 651-336-8095
ALTA/NSPS LAND TITLE SURVEY
PREPARED FOR:
ROBB NORLING
2
2
64380-001
Hennepin County
CORCORAN,
MINNESOTA
TWP:119-RGE.23-SEC.31
Bearings are based on the Hennepin County
Coordinate System (NAD 83 - 1986 adj.)
NO R T H
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Page 1 of 5
STAFF REPORT Agenda Item 6b.
Planning Commission Meeting:
June 5, 2025
Prepared By:
Dwight Klingbeil
Topic:
Agribusiness Zoning Ordinance Amendment
(City File No. 25-017)
Action Required:
Recommendation
1. Application Request
Margaret and John Fernandez wish to operate a farm winery from their vineyard at
23020 County Road 30. In order to establish this operation on the property, the
Fernandez’ request approval of a zoning ordinance amendment to establish an
agribusiness use within the Rural Residential (RR) District.
2. Background
On September 26, 2024, the City Council reviewed a conceptual plan from the
applicants for a wine tasting room on their property. The concept plan was reviewed
against the Conditional Home Occupation License standards as well as the Event
Center IUP standards. This review revealed that this type of use did not quite fit with
any of the identified uses within the zoning ordinance, and multiple variances and
conditions would be required to allow the wine tasting room to operate on their property.
It was recommended during that meeting that the applicant seek an amendment to the
Zoning Ordinance, establishing the use identified as Agribusiness.
3. Context
“Agribusinesses” or “Agritourism” are terms commonly used to describe activities
incidental to the operation of a farm that brings members of the public to the farm for
educational, recreational, or retail purposes. These activities are designed to
supplement the income of the agricultural operation while promoting local food systems,
agricultural literacy, and rural character.
Such uses are typically tied to the ongoing agricultural function of the property and may
vary depending on the season. Some common examples of Agribusinesses are:
- Farm-based workshops
- Farm stays
- Mazes
- Farmers Markets
- Pumpkin Patch
- Vineyards and Wineries
- Etc.
Page 2 of 5
The majority of the agriculture properties in the City fall within the Rural Residential
(RR) District. Of the uses permitted within the RR District, agribusiness operations are
most closely tied to two uses: Conditional Home Occupation Licenses & Event Centers.
- Conditional Home Occupation License (CHOL): this is a category of home-based
business that does not meet the criteria for either an “Allowed” or “Special” Home
Occupation under the City’s Home Occupation Ordinance. This type of Home
Occupation may be permitted to operate from a residential property after going
through a formal review from the Planning Commission and receiving approval of
an Interim Use Permit (IUP) from the City Council. This process gives the City
more flexibility in evaluating whether a proposed business is appropriate for a
residential setting, while the other home occupation categories are associated
with specific performance standards for approval. There are several criteria
reviewed through the IUP review process, such as: character of the
neighborhood, impacts to property values, nuisance concerns, environmental
issues, and overall compatibility with the City’s zoning regulations. If the City
finds that the proposed use does not fully meet all of the CHOL criteria, the City
may deny the request.
While the CHOL offers more discretion to the City during evaluation, all three
categories of Home Occupations – Allowed, Special, and Conditional – are
subject to a strict employee limitation. Section 1030.100 Subd. 8 of the Zoning
Ordinance prohibits any employees from working on-site or using the home to
stage for off-site work. This restriction applies to any employee who does not
reside on site, whether they are full-time, part-time, independent contractors or
seasonal employees.
As a result, agribusinesses who would rely on employees that don’t reside at the
site cannot be permitted under this home occupation framework.
- Event Centers: facilities that primarily function as a venue for hosting social,
cultural, or private gatherings. Typical events may include weddings, receptions,
assemblies, meetings, retreats, parties, receptions and dances. These venues
are typically made available for rent by the property owner and are frequently
staffed with independent contractors such as event planners, coordinators, or
catering services.
Like Conditional Home Occupations, Event Centers are allowed in the Rural
Residential (RR) zoning district through the Interim Use Permit (IUP) process.
This allows the City to evaluate site-specific impacts such as impact to public
welfare, property values, adequate public facilities, and compliance with the
zoning ordinance. traffic, Similar to the CHOL, Event Centers are permitted
through the IUP process.
Page 3 of 5
While the Event Center offers more flexibility regarding on-site employees, which
was an issue raised through under the CHOL use, Event Centers are not
inherently tied to agricultural operations or rural land uses. Though some
agribusiness models may incorporate similar event-hosting elements (i.e., farm
weddings, seasonal festivals, etc.), these are typically ancillary to the primary
agribusiness function. As such, the Event Center use does not fully reflect or
accommodate the unique operational needs or character of agribusiness, which
is often a blend of agriculture and activities.
Since these two uses do not fully reflect an agribusiness operation, such as a vineyard
& winery, the applicant’s have requested an amendment to the Zoning Ordinance to
establish this new use.
4. Analysis
Staff has reviewed a number of established agribusiness ordinances from communities
similar to Corcoran. The findings of this research helped shape the draft ordinance
attached to this report. The Planning Commission may wish to review the draft
ordinance and provide feedback on it’s compatibility with the RR district, and whether
additional amendments to these standards are necessary.
In addition to the Interim Use Permit Standards, staff proposes the following
performance standards specific for Agribusiness uses:
1. Parcel Size Requirements: To help mitigate potential impacts to neighboring
properties neighboring, staff recommends establishing a minimum lot size
requirement for agribusiness uses. Staff proposes five (5) acres as the minimum
size requirement. Staff believes this threshold provides adequate separation from
adjacent residential uses while also allowing sufficient space for agribusiness
operations.
2. Traffic Impacts: In order to avoid traffic related impacts to the surrounding
neighborhood, staff identified three specific standards to be implemented:
a. Access to the Site must be provided from a major roadway (County Road
or Highway) or from a Collector roadway located within 1,000 feet of an
intersection with a major roadway. This standard mirrors existing access
requirements for Educational Facilities and Places of Worship in the Urban
Residential Districts (e.g., RSF-1). The intent of this condition is to prevent
agribusiness-related traffic from relying on local residential streets, thereby
minimizing potential traffic impacts on nearby homes.
b. Traffic generated by the agribusiness must not create a nuisance to
nearby residents, whether that be through congestion, noise, pollution,
etc. Additionally, the traffic generated by the use cannot increase the
Page 4 of 5
public cost in maintaining the streets. This condition is consistent with the
traffic nuisance condition associated with the Event Center IUP, and is
intended to ensure compatibility with the surrounding residential uses.
c. All parking associated with the agribusiness must be provided on-site and
must comply with the applicable standards outlined within the Zoning
Ordinance. This is consistent with parking requirements applied
throughout the City and is intended to prevent congestion caused from
overflow parking or on-street parking.
3. Structures: Agribusinesses often utilize accessory structures such as pole barns,
agriculture outbuildings, or similar non-residential buildings. This may be for retail
space, storage, event areas, on-site processing, etc. As the agribusiness
continues to grow, the need for additional building space may grow. To avoid an
excessive amount of building space on a parcel, staff proposes a standard be
added that requires all agribusinesses to comply with the applicable zoning
regulations related to accessory buildings. This ensures that the scale and
placement of structures on the agribusiness site is compatible with the rural
character of the surrounding neighborhood.
4. Noise: Agribusinesses can vary in the amount and type of noise generated they
generate from the operation. To minimize potential disturbances to nearby
residents and maintain the rural residential character of the area, staff
recommends the following noise mitigation standards:
a. No sound amplifications systems may be used outdoors after 10:00 p.m.
unless otherwise approved by City Council. This is consistent with the
noise standards of the Event Center IUP within the RR district.
b. Stages and sound amplification equipment shall not be oriented toward
any residence within 500 feet of the property line and must be orented in a
manner that directs sounds away from the closest residential structures.
c. Music Events shall only take place between the hours of 11:00 a.m. and
10:00 p.m. on weekends and holidays and shall last a maximum of six
hours per day. No more than one outdoor music event may be held on the
property at a time. These restrictions help preserve the quiet character of
the surrounding neighborhood while still allowing for occasional
agritourism-related programing.
5. Lighting: To preserve the rural character of an area and prevent ambient light
pollution onto adjacent properties, any outdoor lighting associated with the
agribusiness must comply with the standards outlined in Section 1060.040 Subd.
1. This is consistent with the typical light standards for the City.
Page 5 of 5
6.Sanitary Facilities: To ensure adequate sanitary provisions for agribusiness
operation, a sufficient number of permanent or temporary sanitary facilities must
be provided in accordance with the requirements determined by the Minnesota
State Building Code. To minimize odor and visual disturbances to nearby
neighboring properties, sanitary facilities must be separated at least 400 feet
from any neighboring residential structure, and must be screened through the
use of landscaping or wooden enclosures. This is consistent with the sanitary
facilities requirement established with the Event Center IUP in the RR district.
Summary
Through the review of agribusiness ordinances adopted by other municipalities, staff
finds the proposed performance standards strike a reasonable balance between
supporting rural economic development and protecting the character of the surrounding
residential areas. The standards identified by staff are intended to mitigate potential
impacts such as traffic, noise, lighting, and sanitation, while other factors may be
reviewed on a case-by-case basis through the Interim Use Permit process.
5.Recommendation
Staff recommends that the Planning Commission review the performance standards
proposed by staff and consider whether additional conditions or refinements may be
necessary to further ensure compatibility with the Rural Residential district.
Staff recommends approval of the draft ordinance amending the Zoning Ordinance to
establish Agribusinesses as an Interim Use in the Rural Residential district.
Attachments:
1.Ordinance 2025- Amending Title X to allow agribusiness as an interim use in the
RR district
2.Resolution 2025- Findings of fact for Ordinance 2025-
3.Applicant Narrative
City of Corcoran April 24, 2025
County of Hennepin
State of Minnesota
ORDINANCE NO. 2025-
Motion By:
Seconded By:
CITY OF CORCORAN
AN ORDINANCE AMENDING THE TEXT OF CHAPTERS 1020 & 1040 OF THE CORCORAN
CITY CODE RELATED TO AGRIBUSINESS (CITY FILE 25-017)
THE CITY OF CORCORAN ORDAINS:
SECTION 1. Amendment of the City Code. The text of Chapter 1020.020. “Definitions” (Zoning
Ordinance) of the Corcoran City Code is hereby amended by deleting the stricken material and
adding the underlined material as follows:
AGRIBUSINESS: an enterprise located at a working farm, ranch, or other agricultural operation
or agricultural plant/facility, which is conducted for the enjoyment and education of visitors,
guests or clients, and that generates income for the owner/operator. Agribusiness activities may
include the direct sale, marketing, or limited processing of agricultural or horticultural products;
seasonal events; and educational, recreational, or tourism-based experiences that highlight the
agricultural nature of the site.
Examples of limited agritourism uses and activities allowed as permitted uses include but are
not limited to: farmer’s markets, farm tours, agricultural homestays, harvest festivals, corn
mazes, pumpkin patches, educational seminars or workshops, wineries, youth exchange
programs, and small-scale foot production directly tied to on-site agricultural operations.
Agribusiness does not include large-scale industrial processing, confined animal feeding
operations, amusement parks, or other uses inconsistent with the rural and agricultural
character of the district.
SECTION 2. Amendment of the City Code. The text of Chapter 1040.030 Subd. 5(D). “Rural
Residential District (RR)” (Zoning Ordinance) of the Corcoran City Code is hereby amended by
deleting the stricken material and adding the underlined material as follows:
A. Temporary living quarters, subject to the standards in Section 1030.040
(Temporary Structures) of the Zoning Ordinance.
B. Agribusiness, subject to the following:
1. Must be located on a parcel that is at least five (5) acres in size.
2. Site Access. The primary site access shall comply with one of the
following:
a. The site shall have direct access onto a Major Roadway,
which is defined as a Principal Arterial, Minor Reliver,
Minor Expander, and Minor Connector roadways; or
Page 2 of 4
b. The site will have direct access onto a Major Collector or
Minor Collector roadway no more than 1,000 feet from
an intersection with a Major Roadway as identified in
the Comprehensive Plan.
3. Traffic shall not create a nuisance to nearby residents by way of
traffic or noise, nor shall it increase the public cost in maintaining
the street.
4. Parking. Parking must be accommodated through on-site parking
lots which comply with the necessary requirements outlined in
Section 1060.060 of the Zoning Ordinance.
5. Maximum Structure Size. Agribusiness operating within an
accessory structure must comply with the maximum accessory
footprint allowed per Section 1030.020 Subd. 4.E.
6. Noise.
a. No sound amplifications systems may be used outdoors
after 10:00 p.m. unless otherwise approved by City
Council.
b. Stages and sound amplification equipment shall not be
oriented toward any residence within 500 feet of the
property line upon which the outdoor music event is to
be held. Further, sound amplification equipment shall
be oriented so sound is directed away from the closest
residential property.
c. Music Events shall only take place between the hours of
11:00 a.m. and 10:00 p.m. on weekends and holidays
and shall last a maximum of six hours per day. No more
than one outdoor music event may be held on the
property at a time.
7. Outdoor lighting must comply with Section 1060.040 Subd. 1 of the
City Code.
8. Sanitary facilities adequate for the number of attendees shall be
provided as determined by the adopted Minnesota State Building
Code, as may be amended from time to time. Portable toilets may
be approved for temporary use and must be screened from view
from roads and neighboring properties by landscaping or a wooden
Page 3 of 4
enclosure. No portable toilets shall be located closer than 400 feet
from a neighboring residential structure.
9. Any outdoor activity area (e.g., seating, walking, crafting, etc.) shall
be setback at least 100 ft from adjacent residential property lines.
B.C. Commercial Kennel, subject to the following:
1. Chapter 81 of the City Code
2. Commercial kennels must have a secured fenced area to prevent
dogs running at large. The fenced area must contain at least 35
square feet per dog and shelter from the weather.
3. The kennel facility must be setback at least 75 feet from any
residential structure of another person and must comply with all
setback requirements as identified in Section 1030.020 of the
zoning ordinance.
C.D. Conditional Home Occupation License (CHOL) as allowed by Section
1030.100 (Home Occupations) of the Zoning Ordinance.
D.E. Event Centers, subject to the following:
1. The hours of operation shall be no later than 10:00 pm. daily.
2. The number of guests will be approved by the City based on the size of
site, structures, parking availability, and other relevant factors.
3. Noise from an event shall comply with Section 82.04 Subd. 4 of the
City Code.
4. No sound amplifications systems may be used outdoors after 10:00
p.m.
5. Sanitary facilities adequate for the number of attendees shall be
provided as determined by the adopted Minnesota State Building
Code, as may be amended from time to time. Portable toilets may be
approved for temporary use and must be screened from view from
roads and neighboring properties by landscaping or a wooden
enclosure. No portable toilets shall be located closer than 400 feet
from a neighboring residential structure.
Page 4 of 4
6. Off street parking shall be provided to accommodate 1 stall per 2
guests. Off street parking shall meet the same minimum setbacks as
the principal structures in the zoning district. Off street parking must
be on an improved surface such as class 5 gravel or pavement.
7. Screening may be required for outdoor facilities related to the event
center and may permanent include landscaping, berms, fences, or
walls.
8. Lighting shall comply with all ordinance requirements in Section
1060.040 of the Zoning Ordinance.
9. No overnight camping shall be allowed as part of an event center.
10. As part of the IUP, the City may approve signage for the event center.
Consideration shall be given to the sign area, height, location and
potential impacts on adjacent properties.
11. Compliance with all applicable regulations including State Health
Code, State building codes, and local liquor licensing requirements.
SECTION 5. Effective Date. This Ordinance shall be in full force and effect upon its passage.
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Friedrich, Michelle Friedrich, Michelle
Lanterman, Mark Lanterman, Mark
Nichols, Jeremy Nichols, Jeremy
Vehrenkamp, Dean Vehrenkamp, Dean
Whereupon, said Ordinance is hereby declared adopted on this 24th day of April 2025.
________________________________
Tom McKee – Mayor
City Seal
ATTEST:
____________________________________
Deb Johnson – City Clerk
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 1 of 2
Motion By:
Seconded By:
A RESOLUTION APPROVING FINDINGS OF FACT FOR AN AMENDMENT TO TITLE X TO
ALLOW AGRIBUSINESS OPERATIONS AS AN INTERIM USE IN THE RURAL
RESIDENTIAL DISTRICT (CITYWIDE)
(CITY FILE NO. 25-017)
WHEREAS, Margaret and John Fernandez (the “applicant”) requests an amendment to allow
agribusiness uses in the rural residential district, and;
WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing and
recommends approval, and;
WHEREAS, the City Council reviewed the proposed amendment at a regular scheduled meeting,
and;
WHEREAS, the City Council adopted an ordinance amending Title X to include Commercial
Kennels as an Interim Use in the Rural Residential
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Corcoran, Minnesota,
that it approved the amendment to Title X of the City Code based on the following findings:
1. Research from similar Cities identifies agribusiness as an allowed use in rural residential
areas.
2. Specific performance standards have been identified to mitigate impacts to residential
areas.
3. The City has an interest in supporting efforts to recruit new businesses and industries in
the appropriate locations.
4. The City also has an interest in creating a community with housing, employment and
service uses that reinforce the City’s vision to allow development while working to retain
key elements that define its rural character.
City of Corcoran June 23, 2025
County of Hennepin
State of Minnesota
RESOLUTION NO. 2025-
Page 2 of 2
VOTING AYE VOTING NAY
McKee, Tom McKee, Tom
Friedrich, Michelle Friedrich, Michelle
Lanterman, Mark Lanterman, Mark
Nichols, Jeremy Nichols, Jeremy
Vehrenkamp, Dean Vehrenkamp, Dean
Whereupon, said Resolution is hereby declared adopted on this 23rd day of June 2025.
________________________________
Tom McKee - Mayor
ATTEST:
____________________________________ City Seal
Debra Johnson – City Clerk