1040.125: - I-1 (LIGHT INDUSTRIAL)

Subd. 1. Purpose. The purpose of the I-1, Light Industrial District is providing for the establishment of warehousing and light industrial development. The overall character of the I-1 District is intended to have a low impact manufacturing/warehouse character. Industrial uses allowed in this district shall be limited to those which can compatibly exist adjacent to both lower intensity business uses and high intensity manufacturing uses and which have limited amounts of truck traffic. Because I-1 may abut residential uses the I-1 uses are regulated in height, lot coverage, setbacks, landscaping, loading and use type so as to facilitate compatibility between these uses and residential development. 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. Automotive detailing shops.

• 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. Contractors operations.

• F. Equipment rental.

• G. Indoor sports and recreation (commercial) provided the structure and use is located at least one hundred feet (100') from any residential zoning district.

• H. Laboratories/research facilities.

• I. 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.

• J. Lumber yards/building material sales.

• K. Offices, medical and professional.

• L. Office/Warehouse.

• M. Printing and publishing.

• N. Radio and television stations or studios.

• O. Recycling facility-indoor.

• P. Warehousing/distribution and indoor storage.

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

• D. Retail sales related to the processing of product on site so long as it does not exceed thirty percent (30%) of the floor space of the principal building.

• E. 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.

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. Day Care, Commercial.

• B. Mini Storage/Self Storage Facilities.

  1. Units are to be used for dead storage only. Units are not to be used for retailing, auto repair, human habitation, or any commercial activity, except as allowed by this Section.

2. Combining office and /or retail space with a self-service storage facility may be allowed by Conditional Use Permit.

   3. Storage of hazardous or flammable materials is prohibited.

   4. No exterior storage is allowed.

   5. The facility shall be secured by either the walls of the structure and/or fencing. All doors on the units shall face inward and away from the street and property lines.

   6. An on-site manager is allowed only where adequate sanitary facilities are provided, either through use of a septic system or through connection to the public sanitary sewer system. Use of portable sanitary facilities does not fulfill this requirement.

• C. 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.

• D. 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.

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 a motor vehicle, boat, or trailer sales shall not be less than 9 feet wide by 18.5 feet in length.

• E. Outside Storage, accessory to an allowed use provided that:

  1. Storage area is blacktop or concrete surfaced unless specifically approved by the City Council.

  2. The storage area does not take up parking space or loading space as required for conformity to this Chapter.

  3. The storage area is screened from public streets and surrounding properties.

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

• G. Trade Schools, Seminaries and other Higher Education Facilities.

• H. 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. Land reclamation, mining and soil processing.

• B. Outside Storage as a principal use, subject to the following:

  1. The use is to provide supplemental outside storage to another property in the immediate vicinity, under common ownership, which is separated from that use by a public street, prohibiting the properties from being combined as a single parcel. For the purposes of this paragraph, properties in the "immediate vicinity" of one another shall be those which would be contiguous but for the existence of a single public street between them.

  2. No motor vehicle repair work of any kind shall be permitted in the outside storage area.

  3. All exterior storage shall be screened so as not to be visible from adjoining properties and public streets. Screening must be in compliance with Section 1060.070, Subd. 2.J. of the ordinance.

  4. The height of stored materials shall be no higher than the screening.

  5. Outside storage areas and any required screening fence shall meet all parking setback requirements for the district.

Storage area is blacktop or concrete surface unless another surface is specifically approved by the City Council.

7. With the exception of parking signage permitted or required by section C, below, no signage shall be permitted for the site.

8. Outside storage shall be exclusively for items directly related to the principal business to which the use provides supplemental storage, as required by B.1., above. The principal business must qualify as an allowed use within the district. The provision of supplemental storage for businesses or properties other than the principal business is prohibited.

• C. Parking as a principal use, subject to the following:

  1. The use is to provide supplemental parking to another property in the immediate vicinity, under common ownership, which is separated from that use by a public street, prohibiting the properties from being combined as a single parcel. For the purposes of this paragraph, properties in the "immediate vicinity" of one another shall be those which would be contiguous but for the existence of a single public street between them.

  2. Parking and drive aisles must be paved with curb and gutter and comply with the standards in Section 1060.060 of the ordinance.

  3. Parking, drive aisles and loading areas shall meet the setback requirements in Section 1060.060 of the ordinance.

  4. Parking and loading areas shall be screened from properties guided or zoned residential and from public streets. Screening to a height of at least 3 feet shall be provided to screen vehicle headlights.

  5. Any proposed access onto a public street must comply with Section 945.010, Subd. 5 (Engineering Design Standards).

6. Parking shall be exclusively for employees and customers of the principal business to which the use provides supplemental parking, as required by C.1., above. The City Council may require the placement of signage on the property providing notice of this restriction. The principal business must qualify as an allowed use within the district. The provision of supplemental parking to businesses or properties other than the principal business is prohibited.

   7. Vehicles parked for more than 72 hours shall be considered a storage nuisance and must be moved to an approved, screened storage area.

   8. Gravel off-loading areas for heavy equipment may be permitted by the City Council if documented demand is provided, the applicant can ensure that no damage will be done to City streets and the off-loading area meets all parking setback requirements for the district.

Directional signs as allowed by Chapter 84 of the code would be allowed with City approval. No other signage shall be permitted for the site, except parking restriction signs required by the City Council pursuant to C.6, above.

• D. 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. 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 I-1 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. 389, passed 02-28-19, Ord. 417, passed 06-24-21, Ord. 530, passed 07-2524, Ord. 541, passed 1-9-2025)

1040.130: - DOWNTOWN MIXED USE (DMU) DISTRICT

Subd. 1. Purpose. The purpose of the Downtown Mixed Use District is to provide for the orderly and integrated development of a high quality downtown. The Downtown Mixed Use District applies to those properties classified as Mixed Use on the 2030 Future Land Use Plan and located on the east side of County Road 116 on both sides of County Road 10. The Downtown Mixed Use District will provide for the establishment of a community focal point which is a blend of cultural, civic, entertainment, commercial, retail, residential and office uses as defined and guided by the 2030 Comprehensive Plan. Residential multi-family uses shall be developed at a minimum of ten units per acre or greater. New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area.

• (Ord. 319, passed 05-26-17)

Subd. 2. Intent. The intent of this district is to:

• A. Establish a strong identity for the City of Corcoran downtown.

• B. Create an orderly and integrated mix of high-quality uses for downtown Corcoran that includes a mix of shops, restaurants, offices, housing, recreation, community facilities, parks and open space, all within a walkable area designed to be both pedestrian-friendly and autoaccessible.

• C. Promote high-quality architectural and site design.

Subd. 3. Application and Reference Materials.

The Downtown Mixed Use District is where development will be most concentrated, and where controls are needed to produce the traditional "Main Street" qualities that Corcoran is seeking. In addition to the requirements of this Section, development in this area should comply with the spirit and intent of the City's Design Guidelines (Appendix A and B).

(Ord. 319, passed 05-26-16)

Subd. 4. Permitted Uses.

• A. Bakery, retail.

  • B. Banks, savings and loans, credit unions and other financial institutions without drive-through.

  • C. Barbers, Beauty Shops and similar personal service uses.

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

  • E. Copy/print shop.

  • F. Day Care Facilities, State licensed, as defined by statute.

  • G. Dry cleaning and laundry pick up, incidental pressing and repair without dry cleaning processing.

  • H. Dwelling, Attached.

  • I. Dwelling, Detached.

  • J. Dwelling, Multiple Family with a minimum density of 10 units per net acre, which may include units combining living and working space within the unit, if all units on the same floor of a building are the same.

  • K. Dwelling, Senior.

  • L. Hotel, inns and bed and breakfast establishments.

  • M. Offices, medical and professional.

  • N. Public parking ramp.

  • O. Restaurants and cafes (without drive-through).

  • P. Retail goods and service uses of a similar nature within a fully enclosed building (without drive-through).

  • Q. Taverns.

• (Ord. 319, passed 05-26-16)

Subd. 5. 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.

• D. Outdoor seating within the public right-of-way or public open space for a permitted or conditional use, provided that:

  1. A sidewalk area at least six feet (6') wide is maintained free of seating in the area.

  2. An outdoor seating plan is prepared and approved by the City Council on the recommendation of the planning commission, on finding that the plan will not compromise public health, safety, or welfare. The plan may also include seasonal temporary landscaping and features such as planter boxes, hanging baskets, low partitions, roped off areas, and other approved elements.

E. Public open space plaza, square or other related uses.

Subd. 6. Conditional Uses.

• A. Assisted living facility.

• B. Drive-through lanes serving permitted or conditional uses, except for restaurants, for which drive-through lanes are not allowed in the Downtown Mixed Use District, provided lanes comply with Section 1060.60, Subd. 12 of this Ordinance and meet the following criteria:

  1. Drive-Through Lanes: Drive-through or drive-in lanes are not allowed within the build-to line or in front of any building; they must be located to the side or rear of a building. This does not pertain to driveways.

  2. Adequate stacking distance shall be provided, as determined by the City Engineer, which does not interfere with other driving areas, parking spaces, or sidewalks.

  3. Electronic speaker devices, if used, shall not be audible beyond the property being served and shall not be operated between the hours of ten (10:00) P.M. and seven (7:00) A.M.

  4. Screening shall be provided of automobile headlights in the drive-through lane to adjacent properties. Such screening shall be at least three feet (3') in height and fully opaque, consisting of a wall, fence, dense vegetation, berm, or grade change.

  5. A bypass lane shall be provided for each drive-through use, allowing cars to leave the drive-through lane from the stacking area.

• C. Funeral Homes and Mortuaries.

• D. Health clubs and fitness centers less than 5,000 square feet in size.

• E. Museum.

• F. Nursing Home.

• G. Theatre.

Subd. 7. Interim Uses.

• A. Farmers Market.

• B. Street Vendors.

• C. Other uses as approved by the City Council.

Subd. 8. Uses by Administrative Permit.

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

Subd. 9. Area Requirements. The following minimum requirements shall be met in the DMU district. Properties may be subject to special requirements for overlay districts as noted in Section 1050 (Overlay Districts) and the Design Guidelines (Appendix A and B):

(Ord. 319, passed 05-26-16, Ord. 389, passed 02-28-19)