1040.090: - CR (RURAL COMMERCIAL)

Subd. 1. Purpose. This district is the existing Burschville area located at the intersection of County Road 19 and County Road 10. The intent of this district to provide a mix of neighborhood commercial uses and rural industrial, such as contractor's yards and similar uses that do not require municipal water or sanitary sewer services. Municipal sewer and water will not be provided in this area.

Subd. 2. Permitted Uses.

• A. Automobile Retail (tires, batteries, etc. No body work or repair work).

• B. Cannabis, retail, compliant with Corcoran Code Section 119.03-04 and 1060.120.

• C. Lower Potency Hemp Edible Retailers, compliant with Corcoran Code Section 119.03 and 1060.120.

• D. Civic Buildings, such as City Hall, libraries, fire stations, etc.

• E. Day Care, Commercial.

• F. Offices, medical and professional.

• G. Retail goods and service uses of a similar nature.

Subd. 3. Accessory Uses.

• A. Accessory structures as regulated by Section 1030.020 of this Chapter.

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

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

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

• A. Adult Entertainment Business, subject to Chapter 113 of the City Code.

• B. Commercial Kennels, subject to Chapter 81 of the City Code.

• C. Commercial recreation and entertainment (not to exceed 5,000 square feet).

• D. Contractors Operations, including accessory outside storage.

• E. Greenhouses and Nurseries, subject to the following:

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

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

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

  4. Adequate parking, loading and maneuvering areas shall be provided.

  5. Loading areas are screened from adjacent residential uses.

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

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

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

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

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

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

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

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

• F. Laboratories/research facilities.

• G. Lumber Yards/building material sales.

• H. Motor Fuel Stations.

1. That the proximate area and location of space devoted to non-automotive merchandise sales shall be specified in the application and in the conditional use permit. Exterior sales or storage shall be only as allowed by the conditional use permit.

2. The off-street loading space(s) and building access for delivery of goods shall be separate from customer parking and entrances and shall not cause conflicts with customer vehicles and pedestrian movements.

3. Motor fuel facilities shall be installed in accordance with State and City standards. Additionally, adequate space shall be provided to access gas pumps and to allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations which do not conflict with circulation, access and other activities on the site. Fuel pumps shall be installed on pump islands.

4. All buildings, canopies, and pump islands shall be located to comply with the minimum setback requirements of the zoning district in which they are located.

5. All canopy lighting for motor fuel station pump islands shall be recessed or shielded to provide a 90-degree cutoff. Illumination levels for pump islands shall not exceed 30-foot candles.

6. Litter Control. The operation shall be responsible for litter control within 300 feet of the premises and litter control is to occur on a daily basis. Trash receptacles must be provided at a convenient location on site to facilitate litter control.

• I. Motor Vehicle, Boat or Equipment Repair.

1. All servicing of vehicles and equipment shall occur entirely within the principal structure.

   2. To the extent required by State law and regulations, painting shall be conducted in an approved paint booth, which thoroughly controls the emission of fumes, dust, or other particulated matter.

   3. Storage and use of all flammable materials, including liquid and rags, shall conform with applicable provisions of the Minnesota Uniform Fire Code.

   4. Parking, driveway, and circulation standards and requirements shall be subject to the review and approval of the City and shall be based upon the specific needs of the operation and shall accommodate large vehicle equipment and semi-trailer/tractor trucks.

   5. The storage of damaged vehicles and vehicle parts and accessory equipment must be completely inside a principal or accessory building.

   6. The sale of products other than those specifically mentioned in this Section shall be subject to a separate conditional use permit

• J. Motor Vehicle, Boats and Equipment Sales.

  1. All sales shall occur on one lot.

2. Parking areas for the outside storage and sale of vehicles, boats and trailers, shall be on impervious surface, either bituminous, concrete, or approved equivalent.

   3. Interior concrete or asphalt curbs shall be constructed within the property to separate driving and parking areas from landscaped areas. Interior curbs shall be a nominal 6- inches in height or greater.

   4. All areas of the property not devoted to buildings or parking areas shall be landscaped in accordance with this Ordinance.

   5. Off-street parking shall be provided for customers and employees in accordance with this Ordinance.

   6. Parking for sales display shall not be less than 9 feet wide by 18.5 feet in length.

   7. Display of motor vehicles, boats, and trailers for sale off the property of their owner is prohibited unless authorized by Conditional Use Permit.

• K. Open or outdoor services, sales and equipment rental.

• L. Places of Worship/Assembly.

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

• N. Veterinary clinic, Animal Hospital and related indoor kennel; and pet grooming.

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

• A. Temporary structures, subject to the standards in Section 1030.040 (Temporary Structures) of the Zoning Ordinance.

Subd. 6. Uses by Administrative Permit.

• A. Accessory buildings and structures for a use accessory to the principal commercial or business use provided such structure does not exceed 30 percent of the gross floor space of the principal use.

• B. Accessory Dwelling Unit, subject to the following standards:

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

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

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

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

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

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

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

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

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

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

• C. Essential Services, as allowed by Section 1030.090.

• D. Seasonal Outdoor Retail Sales.

  1. Seasonal outdoor retail sales shall not exceed a combined total of 120 days in any 12month period. Outdoor retail sales shall not occupy an area exceeding 10 percent of a lot's area, and shall meet all yard setback requirements.

  2. Where seasonal outdoor retail sales are conducted in a parking lot, they shall be confined to a defined area, and not be allowed to obstruct access of emergency vehicles or pose a traffic safety problem. Temporary fencing or other suitable mechanisms shall be used to delineate the sales area and provide for pedestrian safety.

  3. Where tents, temporary green houses, or similar structures are used to store, and/or display merchandise, they shall be anchored to provide a wind-load resistance of 40 miles per hour.

• E. Temporary structures, subject to the standards in Section 1030.040 (Temporary Structures) of the Zoning Ordinance.

• F. Towers and Antennas as regulated by Section 1060.100 (Telecommunications Services) of the Zoning Ordinance, only when co-located on an existing structure.

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

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

• B. No lots or outlets shall be allowed to be created without development rights.

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

*Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2040 Roadway Functional Classification map in the 2040 Comprehensive Plan.

(Ord. 348, passed 05-25-17, Ord. 472, passed 12-22-22, Ord. 530, passed 07-25-24, Ord. 532, passed 08-222024, Ord. 541, passed 01-09-2025)