Council backs PUD path and urges coordination on Highway 55 redevelopment sketch plan

Corcoran City Council reviewed a sketch plan for the Llano equipment site at Highway 55 and County Road 19 and gave general feedback supporting a Planned Unit Development (PUD) route to bring the site into compliance while preserving important retail/display functions.

Planning staff presented the concept for an approximately 11.8‑acre site with a new 5,400–5,500 sq ft building and an existing 6,600 sq ft storage building to remain. Staff noted the site currently includes about four acres of outside storage and is a legal nonconforming use; outside storage and some proposed siding materials (insulated metal panels) do not strictly comply with the current C2 zoning. Staff recommended a PUD process (neighborhood meeting, preliminary PUD and final PUD/plat) as the cleanest path to resolve mixed‑use and setback issues.

Applicant Jennifer Hasskamp (Swanson Hasskamp Consulting) told the council the team sought to confine outdoor storage to about the 2013 approved footprint and that some parking spaces were sized to meet ordinance parking ratios while allowing double duty as display areas. "We were actually trying not to expand that outdoor storage gravel area," Hasskamp said, adding that the team identified two potential septic areas and will coordinate required Hennepin County septic approvals.

Why it matters: staff flagged display areas that currently approach or encroach on the right‑of‑way; the council asked whether reduced setbacks (down to 25 feet under code flexibility) and heavy landscaping would be acceptable given potential future MnDOT right‑of‑way and Highway 55 improvement plans. Councilors generally preferred the PUD route over changing the C2 district and asked the applicant to provide material samples and to coordinate early with MnDOT and the Highway 55 Coalition to avoid having improvements later removed for a right‑of‑way acquisition.

Key project figures and conditions: the concept shows 210 proposed stalls versus 206 required under the code (applicant says retail portion requires ~82 stalls and office ~81 stalls), approximately 4 acres of outdoor storage targeted to match prior approvals, and two identified septic field options that require Hennepin County review. Staff also noted wetland delineation and potential easement vacations will be required as the project proceeds.

Next steps: Council provided design feedback and a preference for the PUD approach; staff and the applicant will return with refined materials, landscape samples and coordination results with MnDOT and regional partners ahead of formal submissions for neighborhood meeting and PUD review.