HomeMy WebLinkAbout2026-06-04 Planning Commission Meeting Agenda Packet1.Call to Order / Roll Call
2.Pledge of Allegiance
3.Agenda Approval
4.Open Forum – Public Comment Opportunity
5.Minutes
a.May 7, 2026 Minutes
6.New Business
a.Springs at Corcoran Preliminary Plat, Rezoning, Preliminary PUD
7.Reports/Information
a.Corcoran Economic Development Strategy - Planning Commission Session - June 4th
b.Planning Project Update
8.Commissioner Liaison Calendar
a.Commissioner Liaison Calendar
9.Adjournment
Corcoran Planning Commission Agenda
June 4, 2026
7:00 PM
*Includes Materials - Materials relating to these agenda items can be found in the Council Chambers Agenda
Packet book located by the entrance. The complete Council Agenda Packet is available electronically on the
City website at www.corcoranmn.gov.
1
STAFF REPORT Agenda Item: 5.a
Council Meeting:
June 4, 2026
Prepared By:
Seth Gellman. Community Development
Administrative Assistant,
Topic:
May 7, 2026 Minutes
Action Required:
Approval
Council Action
Attachments
1. 2026-05-07 Planning Commission Minutes Draft.docx
2
Corcoran Planning Commission Minutes
May 7, 2026 - 7:00 pm
The Corcoran Planning Commission met on May 7, 2026, in Corcoran, Minnesota. Five
Planning Commissioners were present in the Council Chambers. Members of the public were
able to monitor the meeting through the city website.
Present: Commissioners Brummond, Hargreaves, Kozicky, Scherber, and Zachman
Also present: Planner Klingbeil and Community Development Administrative Assistant Gellman
1. Call to Order / Roll Call
2. Pledge of Allegiance
3. Agenda Approval
Motion: Made by Zachman, seconded by Scherber, to approve the agenda, as amended, for
the May 7, 2026, Planning Commission Meeting.
Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, Zachman
(Motion passed 5:0)
4. Appoint Vice-Chair
Motion: Made by Hargreaves, seconded by Scherber, to appoint Commissioner Kozicky as
Vice-Chair of the Planning Commission.
Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, Zachman
(Motion passed 5:0)
5. Open Forum – Public Comment Opportunity
(None).
6. Minutes
Motion: Made by Brummond, seconded by Kozicky, to approve the minutes for the April 2,
2026, Planning Commission Meeting.
Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, Zachman
(Motion passed 5:0)
7. New Business
3
a. Public Hearing Vogt Site Plan (City File 26-007)
i. Staff Report
Planner Klingbeil presented the Staff Report.
ii. Public Hearing
Motion: Made by Brummond, seconded by Kozicky, to close the Public Hearing.
Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, Zachman
(Motion passed 5:0)
ii. Commission Discussion & Recommendation
Sam Vogt, Applicant, 15 S 1st Street, Minneapolis, MN, addressed the Commission with one
revision regarding screening than what was referenced in the Staff Report.
Vice-Chair Kozicky asked the applicant and staff about square footage and if a future ADU was
built.
Planner Klingbeil responded with the details about how an ADU could be constructed on the
property.
Motion: Made by Scherber, seconded by Brummond, to approve Vogt Site Plan (City File 26-
007).
Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, Zachman
(Motion passed 5:0)
8. Reports/Information
a. Planning Project Update
Chair Brummond asked staff regarding a Home Occupation application for planning
project previously heard by the Commission.
Planner Klingbeil provided details regarding the planning project and Home
Occupation License application.
Motion: Made by Brummond, seconded by Hargreaves, to reschedule the July Planning
Commission meeting from July 2, 2026 to July 7, 2026.
Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, Zachman
(Motion passed 5:0)
9. Adjournment
4
Motion: Made by Brummond, seconded by Zachman, to adjourn the May 7, 2026,
Planning Commission meeting.
Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, Zachman
(Motion passed 5:0)
The meeting adjourned at 7:18 PM
Submitted by Seth Gellman, Community Development Administrative Assistant
5
STAFF REPORT Agenda Item: 6.a
Council Meeting:
June 4, 2026
Prepared By:
Dwight Klingbeil, Planner
Topic:
Springs at Corcoran Preliminary Plat, Rezoning,
Preliminary PUD
Action Required:
Discussion
Summary
The Planning Commission was originally scheduled to hold a public hearing and review this item at the
June 4, 2026, meeting. However, additional information is needed from the applicant to conduct a
thorough analysis of the request. This information was not prepared in time for the June 4, 2026,
meeting. Discussions with the applicant are ongoing, and the applicant intends to have all necessary
information provided for the July 7, 2026, Planning Commission meeting.
Recommendation
Staff recommends the Planning Commission make a motion to table the public hearing for this item to
the July 7, 2026, Planning Commission meeting, at 7:00pm at Corcoran City Hall, 8200 County Road
116, Corcoran, MN 55340.
Council Action
Table
6
STAFF REPORT Agenda Item: 7.a
Council Meeting:
June 4, 2026
Prepared By:
Seth Gellman. Community Development
Administrative Assistant,
Mary Bujold, President, Maxfield Research &
Consulting
Topic:
Corcoran Economic Development Strategy -
Planning Commission Session - June 4th
Action Required:
Council Action
Attachments
1. Corcoran Economic Development Strategy - Planning Commission Session - June 4th.pptx
7
Corcoran Economic Development Strategy
Planning Commission Workshop Session
June 4, 2026
8
1. Highlight Key Findings To Date (Growth, Valuation, Budget)
2. Fiscal Impact Assessment (Preliminary Findings)
3. Competitive Position (Strengths, Weaknesses, Challenges)
4. Key Development Nodes (Strategic Actions)
5. Preparing for the Next Wave (2050 Land Use/MUSA
Extension)
6. Input and Discussion
Agenda
9
1. Consumers prioritizing experiences, community environment and
livability (Residential development demonstrates this).
2. Businesses are taking a broader view when evaluating where to
invest and grow. Paying attention to housing availability, quality of
life and amenities. (Corcoran can promote this).
3. Managing growth thoughtfully must be a priority. Infrastructure,
transportation and commercial and industrial development must
continue to evolve alongside residential development while
preserving the quality of life that residents value (How to work
collaboratively with developers to achieve mutual goals).
4. Public-Private Partnership (tools in the tool box); how can Corcoran
avail itself of third-party resources to assist in attracting specific
types of development (county, region, state)
Economic Development – Midwest Community Strategies
10
Corcoran’s Growth Trajectory
15.0%
89.2%
28.2%30.7%
11.0%6.8%5.5%7.2%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
2010-2020 2020-2030 2030-2040 2040-2050
Rate of Population Growth
Corcoran vs Metro Area
Corcoran Metro Area
16.4%
93.2%
28.6%31.5%
10.9%9.6%7.2%7.5%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
2010-2020 2020-2030 2030-2040 2040-2050
Rate of Household Growth
Corcoran vs Metro Area
Corcoran Metro Area
Corcoran is going to continue to grow at double-digit rates over the next 25
years. How can Corcoran effectively provide for this growth through
infrastructure, services and amenities that residents will need and want?
11
1. Median Home Price (MLS) - $634,000 (2026)
2. Land/Acre (Estimates)
a.Residential - $50,000-$100,000/acre
b.Non-Residential - $200,000/acre
Sector Valuations (Residential, Commercial, Industrial)
12
Estimated Market Values by Land Use-2025
Res Homestead – 65%
Res Non-Homestead – 15%
Res Apt – 1.1%
Commercial – 1.43%
Industrial – 3.1%
Ag Res – 2.46%
Ag Res Non-Homestead-6.9%
13
Comparison of Estimated Market Values by Land Use-2025
Corcoran Medina Rogers Dayton Plymouth
Residential Homestead 65.14 63.92 52.59 64.27 64.08
Residential Non-Homestead 14.70 17.88 7.24 11.75 9.34
Residential Apartment 1.11 1.84 5.50 1.49 7.90
Commercial 1.43 4.82 7.75 1.18 7.61
Industrial 3.09 4.92 22.11 14.63 10.23
AG Res Homestead 2.46 0.88 0.56 0.86 0.01
AG Res Non Homestead Land 3.24 2.50 1.18 1.64 0.10
AG Land 6.83 1.33 1.78 2.25 0.07
Note: Other categories not included; therefore percentages do not total to 100.0
Sources: MN Department of Revenue; Hennepin County
Percent of Estimated Market Value by Land Use Comparison
2025
Percent of EMV
Similar percentages of
Residential Homestead
Residential Non-Homestead
similar among Corcoran,
Medina and Dayton
AG is highest for Corcoran due
to MUSA boundary
Commercial percentages
low for Corcoran and Dayton
Industrial low for Medina and
Corcoran
14
1.The ability to retain and attract community investment including desired types is highly
competitive and directly related to service levels and city infrastructure
2.Diversifying development to include commercial, institutional and industrial provides
significant advantages in several ways.
a.Greater proximity to jobs, services, resources
b.Diversification of the tax base to moderate tax impacts and reduce growth in operating
costs.
c.Mitigates risk from legislative changes in tax policy and market impacts
3.Cities that do not invest in or defer maintaining or increasing service levels required for
growth will be less competitive
a. Investors/developers are increasingly focused on placing investment in communities that
have a demonstrated capacity to provide quality services and infrastructure.
b. Non-residential development frequently identifies development target areas based on
population characteristics (income, education level, jobs skills, age). Cororan can promote
this based on its geographic location.
c. Infrastructure including streets, water, sewer, storm water control that is in place or
staged for construction reduces risk to development and long-term additional costs.
Budget Considerations
15
1.Residential Development pays a lower tax rate, especially for single-
family, but service usage is higher than for non-residential development
2.Commercial and Industrial Development produces almost double the tax
revenue of residential, but requires has less service usage
3.Calculations
a. Cost of Community Services (COCS) (Residential/Non-Residential)
b. Per Capita Multiplier (Residential only)
c. Examples
3.Can become part of the annual Budgeting Process
4.Can guide Land Use Planning and Economic Development Strategies
Fiscal Impact Analysis – Preliminary Findings
16
Fiscal Impact Analysis – Calculations
Example of Proportional Costs from New Development
Total Municipal Expenditures $2,562,474.00
multiplied by
Proportion of Non-Residential Value 4.52%
equals
Total Expenditures Attributed to Non-$115,823.82
Residential Uses
Value of New Development (estimated example)$5,000,000.00
divided by
Value of Existing Non Residential Development $95,336,100.00
Proportional Increase in Non-Residential Development 5.0%
Total Expenditures Attributed to Non-Residential Uses $115,823.82
multiplied by
Proportional Increase in Nonresidential Value 5.0%
equals
Costs Allocated to a New Facility $5,791.19
Assumptions
•Municipal Costs Increase with
the Intensity of Land Use
•Accounts for a Change in Real
Property Values
•Aggregate Impacts of Commercial
Industrial
•Land Uses on Municipal Services
are similar enough to be grouped
together
Output
Best used with uses that fit current
development patterns that do not
trigger excessive demands on municipal
services
17
1. Land Available for Development but constrained by large
amount of agricultural land that is not within the MUSA
2. High Quality of Life
3. Need for Redevelopment/Focused Development at Key
Development Nodes (Strategic Actions)
4. Adding rooftops but new retail development is currently
focused on adjacent cities (how to increase awareness)
Competitive Position – Northwest Metro
18
1. Review and analyze options for redevelopment, rezoning
and/or re-guiding of some properties.
2. What are the best options for redevelopment/development
and how to accomplish?
3. What uses can be attracted to particular nodes that do not
need direct major arterial access? Would those uses be
complimentary with existing uses or in conflict?
4. What land parcels are currently ripe for development and
how to promote those?
Key Development Nodes – Strategic Actions
19
Identified Development Nodes
20
Key Development Nodes - #1 (Historic District)
Co. Rd 10/Co. Rd 50 and Co. Rd 116
21
Key Development Nodes - #2 (Gateway)
West of Co. Rd 101 in NE Corner of City
22
Key Development Nodes - #3 (Rural C/I Node)
Along Co. Rd 19 and Co. Rd 10/Co Rd 30
23
Key Development Nodes - #4 (Future Node)
Along Co. Rd 30, West of Co. Rd 101
24
Key Development Nodes - #5 (Downtown Mixed-Use)
North of Co. Rd 10, East of Co. Rd 116
25
Key Development Nodes - #6 (SW Corner of the City)
Co Rd 19, north of Hwy 55
26
1. Current focus will be on land within the MUSA and strategic
use of current resources
2. What additional costs need to be considered and additional
resources needed as land is added to the MUSA?
3. Thoughtful development and expansion of resources to
diversify and grow responsibly (greater focus on non-
residential development and how to attract in the short-term)
Preparing for the Next Wave – 2050 Land Use
27
STAFF REPORT Agenda Item: 7.b
Council Meeting:
June 4, 2026
Prepared By:
Dwight Klingbeil, Planner
Topic:
Planning Project Update
Action Required:
Council Action
Attachments
1. 2026-06-04 Planning Project Update.pdf
28
Page 1 of 3
MEMO
Meeting Date:
To:
From:
Re:
June 4, 2026
Planning Commission
Dwight Klingbeil
Planning Project Update
Projects/comments in blue italics are new.
The following is a status summary of active planning projects:
1. St. Therese Phase 2 Site Plan (PID 24-119-23-32-0004) (City File 25-043).
Saint Therese of Corcoran submitted a site plan for phase 2 of their campus, which
would consist of 36 additional units at 19800 79th Place. Part of the request included
an approval to allow the applicant to utilize the City-owned land on County Road 116
for construction staging. The Planning Commission reviewed this item during the
February 5, 2026, meeting. After some discussion, the Planning Commission voted
3:0 to recommend approval of the site plan. The City Council reviewed this item during
the February 26, 2026, meeting. The discussion included the applicants satisfying
their landscaping requirements off-site on the adjacent parcel along County Road 116,
as well as the development of the northern spur of the linear park. The Council voted
to approve the Site Plan as presented.
2. Kariniemi Orchards Preliminary Plat (PID 11-119-23-21-0002) (City File 25-044).
Nate Kariniemi submitted a preliminary plat application for a 12-lot subdivision at
20400 County Road 30. The Planning Commission reviewed this item during the April
2, 2026, Planning Commission meeting. After some discussion, the Planning
Commission motioned to recommend approval of the preliminary plat. City Council
reviewed this item at the May 28, 2026, City Council meeting. After discussing the
alternative trail alignments, the City Council voted to approve the preliminary plat with
the trail alignment abutting the nearby wetlands.
3. Springs at Corcoran Preliminary Plat, Preliminary PUD, Rezoning (PID 12-119-
23-13-0007) (City File 26-001).
29
Page 2 of 3
Continental 928 Fund, LLC. Request approval of a preliminary plat, preliminary
Planned Unit Development (PUD), and rezoning to allow the construction of 294
market-rate rental units and portions of a trail at 19330 County Road 30. The site is
currently zoned General Mixed-Use. The applicant is requests the site be rezoned to
Planned Unit Development (PUD), with an underlying zoning district of GMU. The
public hearing for this item is scheduled for the June 4, 2026, Planning Commission
meeting. However, additional information is being prepared by the applicant that
would not be available ahead of said meeting. The Commission will table the public
hearing to the next Planning Commission meeting on Tuesday, July 7, 2026.
4. Ulfers Garage CUP (PID 04-119-23-34-0001) (City File 26-003).
John Ulfers requests approval of a Conditional Use Permit to allow the construction of
an accessory building with a sidewall height of 16 ft. in the side yard of 22085 Oakdale
Drive. To further understand the Home Occupation operating on the property, the
Council voted to table this item to a future meeting in June.
5. Brockton Business Park Phase 2 (PID 01-119-23-14-0004) (City File 26-006).
Hemple Development requests approval of phase 2 of their Light Industrial
Development, “Brockton Business Park”. The second phase would construct the
eastern building, which consists of 252,120 square feet of office/warehouse space.
This item was approved by the Council during the April 23, 2026, City Council
meeting.
6. Vogt Site Plan (PID 36-119-23-32-0011) (City File 26-007).
Samuel Vogt requests approval of a site plan to allow for a reduced front setback from
a County Road, through the installation of additional landscaping, at 6550 County
Road 116. Planning Commission reviewed this request at the May 7, 2026, meeting.
After some discussion, the Commission voted to recommend approval of the site plan
as presented. Council approved this item during the May 28, 2026 meeting.
7. Weinand Woods 2nd Addition (PID 36-119-23-32-0011) (City File 26-009).
Kevin and Mary Weinand requests approval of a preliminary plat to adjust the shared
boundary line between the property as 22939 County Road 30, and Outlot B of
Weinand Woods Addition. This application is under review for completeness and is not
currently scheduled for any upcoming meetings.
8. 3019 Addition Preliminary Plat, Rezoning, Comprehensive Plan Amendment (PID 07-
119-23-14-0003) (City File 26-011).
Craig Scherber & Associates Inc. request approval of a preliminary plat, a
comprehensive plan amendment, and a rezoning to allow the development of the “3019
Addition”, which would consist of 7 rural commercial lots at PID 07-119-23-14-0003.
This application is being reviewed for completeness and is not currently scheduled for
any upcoming meetings.
9. 3019 Addition Preliminary Plat, Rezoning, Comprehensive Plan Amendment (PID 07-
119-23-14-0003) (City File 26-011).
Craig Scherber & Associates Inc. request approval of a preliminary plat, a
comprehensive plan amendment, and a rezoning to allow the development of the “3019
Addition”, which would consist of 7 rural commercial lots at PID 07-119-23-14-0003.
This application is being reviewed for completeness and is not currently scheduled for
any upcoming meetings.
10. Lost Loon Site Plan (PID 26-119-23-12-0013) (City File 26-012).
Lost Loon LLC requests approval of a site plan to allow the development of an indoor
30
Page 3 of 3
cannabis cultivation facility at 20120 Auger Avenue. This application is being reviewed
for completeness and is not currently scheduled for any upcoming meetings.
11. Oswald Business Park Concept Plan (PID 12-119-23-23-0001) (City File 26-013).
Hemple Development is seeking Council feedback on a concept plan for a multibuilding
employment campus with a total footprint of 583,000 square feet at 19510 County
Road 30. This application is being reviewed for completeness and is not currently
scheduled for any upcoming meetings.
31
STAFF REPORT Agenda Item: 8.a
Council Meeting:
June 4, 2026
Prepared By:
Dwight Klingbeil, Planner
Topic:
Commissioner Liaison Calendar
Action Required:
Council Action
Attachments
1. Commissioner Liaison Calendar.pdf
32
Suggested City Council Meetings:
6/11/2026 6/25/2026 7/9/2026 7/23/2026 8/13/2026 8/27/2026
Kozicky Scherber Zachman Brummond Hargreaves Kozicky
Commissioner Liaison Calendar
33