1040.110: - C-2 (COMMUNITY COMMERCIAL) — Corcoran Zoning Code

Subd. 1. Purpose. This district is intended to provide for a variety of retail and service businesses serving the region, which are oriented towards motorists and require high volumes of traffic and visibility from major roads. The service area for this area will extend beyond the boundaries of Corcoran. New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area.

Subd. 2. Permitted Uses.

A. Bakery, retail.
B. Banks, savings and loan, credit unions and other financial institutions, with or without drivethrough.
C. Barbers, Beauty Shops and similar personal service uses.
D. Cannabis, retail, compliant with Corcoran Code Section 119.03-04 and 1060.120.
E. Lower Potency Hemp Edible Retailers, compliant with Corcoran Code Section 119.03 and 1060.120.
F. Civic Buildings, such as City Hall, libraries, fire stations, etc.
G. Day Care Facilities, State licensed, as defined by statute.
H. Department Stores.
I. Drug Stores, Variety Stores, etc.
J. Dry cleaning and laundry pick up, incidental pressing and repair without dry cleaning processing.
K. Funeral Homes and Mortuaries.
L. Grocery Stores (not to exceed 50,000 square feet).
M. Hardware Stores.
N. Hobby and Craft Stores.
O. Home Furniture and Home Furnishing Stores.
P. Household Appliance Stores.
Q. Laundromats.
R. Liquor—Off-sale/On-sale.
S. Offices, medical and professional.
T. Public and Private Clubs and Lodges.
U. Retail goods and service uses of a similar nature.
V. Restaurants and cafes (without drive-through).
W. Retail goods and service uses of a similar nature
X. Sporting Goods and similar retail sales.
Y. Tailoring services, shoe repair and similar services.
Z. Taverns

Subd. 3. Accessory Uses.

A. Accessory structures as regulated by Section 1030.020 of this Chapter.
B. Accessory uses incidental and customary to uses allowed in this Section.
C. Day Care Facilities, County licensed, 12 or fewer individuals.
D. Allowed Home Occupations as regulated by Section 1030.100 (Home Occupations) of this Chapter.
E. 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. Assisted Living Facility.
B. Automobile Retail (tires, batteries, etc. No body work or repair work).
C. Car Washes.
1. The site shall provide stacking space for the car wash. The amount of stacking space shall take into account the type of car wash and the amount of time it takes to wash a vehicle. Stacking spaces shall not interfere with parking spaces or traffic circulation.
2. The exit from the car wash shall have a drainage system which is subject to the approval of the City and gives special consideration to the prevention of ice build-up during winter months.
D. Commercial Kennel, subject to Chapter 81 of the City Code.
E. Commercial recreation and entertainment.
F. Drive-through businesses, subject to the standards outlined in Section 1060.060, Subd. 12.
G. Dwelling, Multiple Family.
H. Greenhouses and Nurseries, subject to the following:

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.
On-site storage and use of pesticides and fertilizers shall meet the standards of the Minnesota Department of Agriculture.
Adequate off-street parking is provided on an improved surface as required by this Ordinance.
Adequate parking, loading and maneuvering areas shall be provided.
Loading areas are screened from adjacent residential uses.
Not more than 30 percent of the site area shall be covered with buildings or other structures.
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.
The site complies with the minimum lot area standards for the district.
Sale of accessory items shall be permitted for the business as long as they cover no more than 10 percent of the outside site area.
The provisions of Section 1070.020 of this Ordinance are considered and satisfactorily met.

I. Hospitals, nursing home and similar care facilities.
J. Hotel, inns and bed and breakfast establishments.
K. Motor Fuel Stations.

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.
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.
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.

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.
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.
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.

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. Essential Services, as allowed by Section 1030.090.
B. 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.
C. 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. Area Requirements. The following minimum requirements shall be met in the C-2 district. Properties may be subject to special requirements for overlay districts as noted in Section 1050 (Overlay Districts):

Minimum lot area	1 acre
Minimum lot width	100 feet
Minimum lot depth	200 feet
Minimum Principal Structure Setbacks:
Front, From Major Roadways*	100 feet
Front, From all other streets	25 feet
Side	20 feet
Rear	20 feet
Adjacent to Residential	50 feet
Maximum Principal Building Height	35 feet
Maximum Impervious Surface Coverage	80%

*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. 365 passed 06-28-18, Ord. 389, passed 02-28-19, Ord. 541, passed 1-92025)

1040.120: - BP (BUSINESS PARK)

Subd. 1. Purpose. The intent of this district is to provide for the establishment of campus developments with a variety of office, low-impact manufacturing or assembly of a variety of products that create no exterior noise, glare or fumes. Uses allowed in this district are limited to those that are compatible with lower intensity residential and business uses and which have limited amounts of outside storage. Developments in this district will provide a number of amenities, including architectural controls, landscaping, preservation of natural features, etc. New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area.

Subd. 2. Permitted Uses.

A. Banks, savings and loan, credit unions and other financial institutions, with or without drivethrough.
B. Cannabis, state licensed businesses with no retail or outdoor cultivation component compliant with Corcoran Code Section 119 and 1060.120.
C. Civic Buildings, such as City Hall, libraries, fire stations, etc.
D. Commercial printing establishments.
E. Conference centers and reception halls.
F. Essential services and structures.
G. Laboratories/research facilities.
H. Manufacturing or assembly of products that produce no exterior noise, glare, fumes, obnoxious products, byproducts or wastes or creates other objectionable impact on the environment.
I. Offices, medical and professional.
J. Office/Warehouse.
K. Radio and television stations or studios.
L. Technical, vocational, business and college/university satellite facilities/schools.
M. Warehousing and indoor storage used in conjunction with offices or manufacturing facilities.
N. Wholesale Showrooms.

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

Tenant restaurants, cafeterias, and retail service limited to tenants of the building, provided that they be essentially limited to providing service to the users of the permitted use, and that no signs or other evidence of these uses are visible from the exterior of the building.

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

A. Day Care, Commercial.
B. Hotel, inns and bed and breakfast establishments.
C. Retail Uses accessory to permitted development limited to 10 percent of the gross floor area of the building.
D. Towers and Antennas (freestanding) as regulated by Section 1060.100 (Telecommunications Services) of the Zoning Ordinance.

A. School facility, leasing space.
B. 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. Essential Services, as allowed by Section 1030.090.
C. 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. Area Requirements. The following minimum requirements shall be met in the BP district. Properties may be subject to special requirements for overlay districts as noted in Section 1050 (Overlay Districts):

Minimum lot area	1 acre
Minimum lot width	100 feet

Minimum lot depth	200 feet
Minimum Principal Structure Setbacks:
Front, From Major Roadways*	100 feet
Front, From all other streets	50 feet
Side	20 feet
Rear	20 feet
Adjacent to Residential	50 feet
Maximum Principal Building Height	45 feet
Maximum Impervious Surface Coverage	70%

*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. 389, passed 02-28-19, Ord. 541, passed 1-9-2025)