to: corcoran city council...nov 20, 2017 · corcoran maple grove corcoran legend maple grove...

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TO: Corcoran City Council FROM: Kendra Lindahl, Landform DATE: November 7, 2017 for the November 20, 2017 Council Meeting RE: 2040 Comprehensive Plan – Land Use Discussion (city file no. 17-001) 1. Summary At the October 26th Council meeting, the Council provided recommendations and direction on the land use issues raised by staff. However, there were two new issues raised and staff was asked to review and provide recommendations on those two areas. Staff reviewed the sites with the Landform commercial development professionals, but did not conduct a market study on either of these sites. Our development management professionals are very familiar with the marketplace and serve part of the development team for our clients preparing due diligence reports, pro formas, real estate coordination, tenant coordination, project team coordination and entitlement & permitting management. 2. Analysis: Study Area 1: Greg Hoglund spoke and requested that the City Council consider changing the land at the corner of Hackamore and County Road 101 from Low Density Residential. Council directed staff to review commercial options and bring back additional information to the Council.

Staff has evaluated the site and notes the following:

• There are six properties at the northeast corner of this intersection that are not part of the Lennar development:

PID # Owner Parcel Size Net Acreage (estimated) 3611923440008 JTC LLC

Homeland Investments LLC 5.2 acres 4.37

3611923440009 Gregory S & Jackie A Hoglund 6.84 acres 6.33 3611923440010 J E James & J A James Trust 5.68 acres 5.11 3611923440012 James & Denise Nichols 5.24 acres 4.86 3611923440013 Robert C & Beth S Schnell 7.81 acres 7.54 3611923440014 H C Anderson LLC 6.85 acres 5.84 Total 37.82 acres 34 acres

2040 Comprehensive Plan (city file 17-001) 2 October 26, 2017

• These six properties range in size from 5.2 – 7.81 acres in size • All six properties are guided Low Density Residential • The Ravinia development was required to

stub streets and utilities to these properties to allow for future residential development. There are stubs to each of the two western properties on this corner (Hoglund and Schnell) and one to the northern property (Nichols). Lennar was required to provide a concept plan showing how access could be provided to these property and access limited to Hackamore.

• Commercial access through the existing Ravinia neighborhood would be discouraged, but likely some emergency vehicle access would be needed as access to County Road 101 will likely be limited by the County. Commercial access through residential neighborhoods must be managed sensitively.

• Staff prepared an exhibit showing the 2030 Corcoran Land Use Plan with the adopted 2030 Land Use plans for the adjacent cities of Maple Grove, Plymouth and Medina.

• The adjacent properties in Medina and Maple Grove our low density residential land uses. • There are four primary commercial districts that would compete with this site as a commercial

land use: o Corcoran Town Center o The Rush Creek center at County Roads 10/101 (96,000 sq. ft. Hy-Vee grocery, with

gas/convenience and future retail/office/residential development) o Clydesdale Marketplace in Medina with Target and associated retail/office near the

Medina Ballroom. o Commercial property at the southeast corner of CR 101 and Hackamore (CR 47) in

Plymouth • This site would compete directly with those other four commercial areas and we believe that

this site would struggle to find 40 acres of quality commercial development to compete with those other areas where access and visibility are better. There are large anchors in Medina and Maple Grove that would draw prime commercial users to those sites.

• Staff does not believe 35-40 acres of commercial could be supported on this site. • If the Council wishes to make a change, we believe there is potential to draw a small user to

the Anderson property at the northeast corner of CR 101/Hackamore, but likely would be competing for the same convenience commercial user that would go on the Plymouth site.

• The landowner always has the right to submit a request for a comprehensive plan amendment in the future if they have a potential user for the site.


Staff recommends no change to the land use in this area. However, if the Council wishes to allow some commercial we would only recommend the Anderson property be reguided to commercial as we do not believe the area can support more. Study Area 2: This is the only areas of the City with the Business Park designation. The plan shows 80 acres (60-65 net acres) of business park land north of County Road 30. As noted in the Comprehensive Plan “The Business Park category is intended to accommodate large office buildings and corporate campus developments, medical offices, technology centers, or light-industrial and office-warehouse developments that require larger sites. The Business Park district is located on Highway 30 (sic) west of Highway 101 and reflects the anticipated, substantial increases in traffic through the Highway 30 corridor to the planned, final stretch of Interstate 610. These traffic levels will increase visibility for a business park and support the vision for this corridor as a major employment center. The Business Park district will consist of 60 net acres, less than 1 percent of the City’s land area.” Council asked staff to review this County Road 30 corridor to look at the location of the Mixed Use and Business Park designations on both the north and south sides of the road. We have prepared a graphic that shows the land use designation overlaid on the aerial photos to show wetlands and the overhead powerline on the south side of the road. We do believe that shifting 80 acres of business campus to the northeast corner of CR 116/30 provides more opportunities for a true business campus as it would not be limited by the approximately 15-20 acres of wetlands in the current location, which could make a true business campus difficult. The Mixed Use designation offers landowners the most flexibility in development as it is intended to “allow for developments that combine residential and commercial uses into a coordinated, planned development project. Typically, mixed use developments will include townhomes, low- and high-rise apartments, retail buildings, and offices.” This ability to provide a mix of uses is very valuable for challenging sites because it allows developers to mix the uses to work around wetlands, powerlines and other site constraints. While the powerline that runs south of County Road 30 does provide some development challenges, there are many residential and commercial developments across the metropolitan area that have worked around these overhead powerlines. While structures cannot be built within the powerline easement it is quite common for trails and sidewalks to cross the easement to connect both sides. The Mixed Use designation offers landowners the most flexibility in the types of uses permitted and, for this reason, staff recommends that the land south of County Road 30 remain Mixed Use. However, large buildings like those we would expect on a business campus would struggle to fit around the wetlands and powerlines, but smaller commercial and office buildings would be feasible.


Summary Staff recommends:

• no change to the Low Density Residential designation of the 40 acres at the northwest corner of County Road 101 and Hackamore

• Shifting the 80 acres of Business Campus on the north side of County Road 30 to the northeast corner of County Road 116/30

• Staff recommends no change to the Mixed Use designation on the south side of County Road 30

3. Action Items: The Council should provide direction to staff on any recommended changes to the Draft 2040 Comprehensive Plan. Attachments a. Study Area 1 and 2 Exhibits

Medina Legend

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New Plymouth School - Meadow Ridge Elementary 17905 County Rd 47

Study Area 1

Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC.

PROJECT TITLE • City, STSubmittal Name • MM.DD.YYYY

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CORCORAN LAND USE • Corcoran, MN11.08.2017

STUDY AREA 1 - 2030 LAND USE ANALYSIS

Medina Legend

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Corcoran LegendMaple Grove Legend

Plymouth Legend

New Plymouth School - Meadow Ridge Elementary 17905 County Rd 47

Study Area 1

Proposed Commercial: 6.85 Acre Parcel



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STUDY AREA 1 - COMMERCIAL LAND USE OPTION

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LegendParcel BoundariesWetlandsOpen Water

Business ParkMixed Use

Mixed Residential

Low Density Residential

Agricultural PreserveRural Residential

Public / Semi-Public

High Density Residential

Existing Residential

Commercial

Utility corridor (power lines)



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STUDY AREA 2 - EXISTING

LegendParcel BoundariesWetlandsOpen Water

Business ParkMixed Use

Mixed Residential

Low Density Residential

Agricultural PreserveRural Residential

Public / Semi-Public

High Density Residential

Existing Residential

Commercial

Utility corridor (power lines)

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STUDY AREA 2 - OPTION

30

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to: corcoran city council...nov 20, 2017 · corcoran maple grove corcoran legend maple grove...

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