Corcoran council reviews concept plan to convert former Napa site into liquor store, offers advisory feedback

Corcoran City Council members reviewed a developer concept plan to convert the former Napa Auto Parts building at 19905 County Road 10 into an off‑sale liquor store and gave informal feedback rather than taking action.

The plan presented by city planning staff described the 0.82‑acre parcel at the southwest corner of County Road 10 and County Road 116 as guided commercial and zoned C‑1. Staff said state of the site: the existing building offers about 4,800 square feet of sales space and the concept shows 16 off‑street parking stalls; under the city’s current parking formula the use would require 32 stalls. Planning staff also flagged multiple nonconforming features — setbacks, existing pavement expansions, and full‑metal exterior walls — that predate the current zoning and would require variances or upgrades if the building footprint or materials are changed.

“Any comments or opinions made by the council today are considered advisory only and shall not constitute decision on the request,” planning staff told the council, emphasizing that approval of the concept would require formal land‑use applications: a zoning ordinance amendment to allow off‑sale liquor in C‑1, possible variances for parking and setbacks, and a site plan addressing paving, curbing, and landscaping standards.

Council members questioned how the site’s constrained dimensions and existing encroachments would meet C‑1 or C‑2 standards, and suggested possible mitigations. Several members said they would support exterior remodeling to improve the building’s appearance but expressed reservations about revising zoning rules for a prominent downtown corner. One councilor suggested staff and the applicant explore angled stalls or removing some spaces to address narrow drive‑aisle widths; another urged the applicant to work with Hennepin County on access approvals. Staff corrected a staff‑report typo during the presentation, noting the required parking total is 32 stalls (not 24).

Staff reminded the council that several aspects — including access approvals from Hennepin County, required perimeter curbing, and landscaping and lighting standards (referenced in section 10.60.04 of the zoning code) — must be addressed in any formal application. Council members discussed whether the property’s future zoning should be revisited as part of the city’s comprehensive plan work but gave no directive to adopt or deny the concept at this meeting.

The applicant has not submitted a formal land‑use application. Staff advised the applicant that if they choose to pursue the conversion they must file for a zoning amendment, any needed variances, and a complete site plan showing building height, impervious coverage, landscaping, lighting, and signage before formal review can proceed.

A next step offered by planning staff was informal council feedback to guide a future formal application; no motion or vote on rezoning or variances was taken.