StoryCivic Campus Expansion Justification

Corcoran approves cannabis business, debates growth impacts

The Corcoran City Council unanimously approved a cannabis cultivation facility on August 17 while residents raised concerns about traffic congestion and trail placement in the growing Bellweather neighborhood.

Published Oct 19, 2026

The council voted 5-0 to approve a site plan for Lost Loon, an indoor cannabis cultivation business at 20120 Augur Avenue. The approval included an interim use permit allowing reduced parking (19 spaces instead of the standard 40) and a variance permitting 27.8% impervious surface in a shoreland overlay district, which typically caps at 25%. One council member initially moved to deny the variance, citing concerns about self-created difficulties and unconfirmed environmental data, but that motion failed 1-4. The applicant agreed to sprinkle the building for fire safety and committed to the lower impervious surface percentage, leading to unanimous approval of the amended resolution.

During public comment, residents from the Bellweather neighborhood—a 55-and-older community—voiced concerns about rapid development straining local infrastructure. Kevin Pomemelo presented traffic data showing a 5% annual growth rate on county roads serving the area, projecting over 50,000 daily vehicles by 2030 across County Roads 30, 101, and 116. He urged the council to block new through-streets connecting Bellweather to proposed developments. Councilman Baron Camp expressed skepticism about the traffic projections, saying he didn't "believe a single one of them," though Council Member Michelle countered that hearing resident perspectives helps inform better decisions.

Kim Fabota raised concerns about the proposed Diamond Lake Regional Trail alignment along Bellweather's southern border, arguing it would bring 125 daily trail users near residents' homes and threaten privacy and property values. She requested the trail be relocated south and west, and proposed preserving a 13-acre tree grove. Brian Jones asked the city to expedite paving a 50-foot section of Hunter Ridge Road to provide a third access point for Bellweather, citing a community agreement and the need for better emergency vehicle access.

The council also unanimously approved public improvements acceptance after Council Member Michelle raised questions about conditions attached to a previous permit, including restrictions on truck numbers and sign luminescence. Staff agreed to review the original permit conditions. The meeting agenda was amended to include updates on the proposed Civic Campus schematic design and a temporary liquor license for Cork and Country.

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Votes (3)

Agenda Approval

5-0 Approved

Dissent: None

Moved by Council Member [0:06:57] · Seconded by Council Member [0:07:00]

The agenda was amended to include updates to the BKV presentation for the schematic design, the city council schedule, a new civic campus video, and a temporary liquor license for Cork and Country (6H).

Consent Agenda Item 6D: Acceptance of Public Improvements

5-0 Approved

Dissent: None

Moved by Council Member Michelle [0:38:51] · Seconded by Council Member [0:38:54]

Council Member Michelle pulled item 6D to discuss existing conditions related to a Conditional Use Permit (CUP) for the parcel. She inquired about specific requirements regarding the number of new trucks allowed, the luminescence of the Nelson sign and other lights, and their operating hours, which she recalled were dimmable or off after 9-10 PM. Staff acknowledged these conditions but needed to review the original CUP as they were not present when it was approved. Council decided to proceed with the public improvements acceptance while staff followed up on the CUP conditions, noting the infrastructure acceptance did not impact the CUP directly.

Planning Item 8A: Lost Loon Site Plan, Interim Use Permit, and Variance

5-0 Approved

Dissent: None

Moved by Councilman Baron Camp [0:55:25] · Seconded by Council Member Lerman [0:55:27]

Staff presented a proposal for an indoor cannabis cultivation business at 20120 Augur Avenue, requiring a site plan, an Interim Use Permit (IUP) for reduced parking (19 stalls instead of 40), and a variance to allow up to 30% impervious surface in a shoreland overlay district (25% maximum). Staff explained the applicant had reduced impervious surface from 36% to 27.8% and recommended capping the variance at 30% to accommodate future city-required revisions. Council Member Lerman moved to deny the variance, citing self-created difficulty, exceeding minimum need, and unconfirmed numbers (high water level, wetlands, fire turnaround). The motion to deny failed with a 1-4 vote. The applicant clarified they would sprinkle the building, and that the 16,000 sq ft building was essential for business profitability under state micro-business license limits. After further discussion, a motion was made to amend the resolution to cap the impervious surface variance at 27.8% and require sprinkling, which passed unanimously. The amended resolution for approval then also passed unanimously.

Notable Quotes (18)

We have run out of space. Everything has just gotten more and more full.

— Unknown [0:04:41]
Civic Campus Video Number Three Presentation

We are at the point where we pretty much can't hire additional people that are going to be in city hall because there's nowhere to put them.

— Unknown [0:05:40]
Civic Campus Video Number Three Presentation

organic growth alone puts the collective ADT across all three county roads at over 35,000 vehicles. And I want to stress that's not just cars. That's cars plus trucks plus semis depending upon what happens on the southern border with regard to the development things.

— Kevin Pomemelo [0:10:49]
Open Forum: Bellweather Traffic Concerns

I'd rather you spend a little bit more time on other things and traffic. We see all of these numbers. We sit up here. We are residents just like you are in our city. I don't believe a single one of them. And I'm one of the rural guys. I live way out there and it's going to be a long time before anything gets to me. But I I in the respect of your time, I'd rather hear something else than than traffic.

— Councilman Baron Camp [0:11:15]
Open Forum: Bellweather Traffic Concerns

for me personally, I do appreciate hearing different perspectives on what traffic is seeing. So, I would appreciate it if you could continue with your presentation because it does help me make a better decision hearing all aspects of what I'm hearing from both sides.

— Council Member Michelle [0:12:12]
Open Forum: Bellweather Traffic Concerns

The Springs will add up to 125 daily users right behind the homes on 100 three homes on 102nd and seven homes on 99th place within Bellweather.

— Kim Fabota [0:23:43]
Open Forum: Bellweather Trail Alignment and Tree Preservation

We request the trails be realigned to consider Bellweather residents. We are not limiting any residents or employees from using any city-owned trails. We have taken safety and any crossings into great consideration.

— Kim Fabota [0:26:50]
Open Forum: Bellweather Trail Alignment and Tree Preservation

Paving this tiny stretch is all it would take to connect our neighborhood to the main thoroughfare. more evenly distributing the traffic from our front two access points at Bellweather, giving us a third to the rear of the development, which give us equal distance for EVA emergency vehicle activity.

— Brian Jones [0:30:21]
Open Forum: Hunter Ridge Road Completion

I thought that there were a specific number of new trucks that were supposed to be allowed in the parking lot. And then I also thought that the light that they had was supposed to be a certain luminescence, not too bright because there's a RV park across the street. And I thought that they were supposed to be turning that light off at a certain time each night and then turning it on in the morning.

— Council Member Michelle [0:37:06]
Consent Agenda Item 6D: Acceptance of Public Improvements

So so the infrastructure isn't going to impact their CP but it does impact our operations.

— Natalie [0:38:22]
Consent Agenda Item 6D: Acceptance of Public Improvements

I recommended 30% because I believe that that is closer to what they're going to be at once the parking lot moves north and when the U hammerhead is expanded to meet city standards.

— Natalie [0:44:48]
Planning Item 8A: Lost Loon Site Plan, Interim Use Permit, and Variance

The difficulty is self-created by the scale of the building. The 30% request is more than they've shown they need and the record can't even confirm the number because the high water line, the wetlands, and the fire turnaround aren't finalized.

— Council Member Lerman [0:46:57]
Planning Item 8A: Lost Loon Site Plan, Interim Use Permit, and Variance

Reducing our footprint at this point means that we need to reduce that and that means that we're going to be making less money and less able to afford to be able to stay open and pay taxes. So it it does represent a very large burden because we are only allowed so much by the state.

— Brad of Ardan [0:52:03]
Planning Item 8A: Lost Loon Site Plan, Interim Use Permit, and Variance

Brad, you get to 27.8, you'll get my support. Not close. You got to get there or below.

— Councilman Baron Camp [0:54:19]
Planning Item 8A: Lost Loon Site Plan, Interim Use Permit, and Variance

a petition shouldn't begin until the petition is responding to the public hearing that will occur on August 13th and then it would be only a reverse referendum would be in response only if council approves the bonding and so it's in response to council's action. Council has not taken an action yet and so we cannot have a petition yet.

— Jay [0:58:39]
Civic Campus Schematic Design and Funding Process Update

Again, this is a building that is a legacy building for your city for many years to come. And it's it's wants to be wants to rise to that to that moment in time in in our opinion as designers.

— Paul Michelle [1:00:27]
Civic Campus Schematic Design and Funding Process Update

I'm worried that having an elevator to get to the election voting area could could pose some difficulty. I know there's a staircase right there, but for people that aren't are are ADA accessible. I know the elevator's there, but I I would just have some concerns about that with where that's located. And again, I said this already, but the storage room is way too small.

— Council Member Michelle [1:15:33]
Civic Campus Schematic Design and Funding Process Update

My concern is we may be building more than we need sooner than we need it. And we're asking residents to carry that debt for 20 years. On the speed, the public sees this design on August 4th. We authorize $40 million in bonds on August 13th. That's nine days. and the design itself, including the final cost estimate, isn't done until early September, three weeks after the vote. If a resident says that feels fast, I don't have a good answer because it is fast.

— Council Member Lerman [1:17:52]
Civic Campus Schematic Design and Funding Process Update

Ordinances & Resolutions (15)

BKV presentationOther

Updated slides for the Civic Campus schematic design.

City council scheduleOther

Updated to reflect upcoming important dates.

Video number threeOther

Presentation on the Civic Campus, justifying the need for expansion.

Temporary liquor licensePermit

Added as item 6H for Cork and Country.

Stantech traffic assessmentsPlan

Consultant reports for Hope Meadows and Springs at Corkran, questioned by residents for conservative growth rates.

MnDOT dataOther

Data used by residents to show 5% annualized traffic growth on county roads.

EVA requirementsOther

Hennepin County emergency vehicle access requirements, cited in discussion about Bellweather road connections.

Resolution 2026-54Resolution

Proposed resolution for the Lost Loon site plan, interim use permit, and variance.

Minnesota Statutes 462.357Ordinance

Statute defining requirements for variances, particularly 'practical difficulties'.

Zoning Ordinance section 1060.120Ordinance

Ordinance section covering security, odor control, and cannabis waste disposal requirements for cultivation businesses.

Interim Use Permit (IUP)Permit

Permit requested by Lost Loon to reduce parking requirements.

VariancePermit

Requested by Lost Loon to exceed impervious surface limit in shoreland overlay.

MailerOther

Information document about the Civic Campus and reverse referendum process, sent to residents.

City OrdinancesOrdinance

General reference to city laws and regulations.

Comprehensive PlanPlan

City's guiding document for development and land use.

Source document

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Other Topics from This Document

  • Traffic Impact of Proposed Developments in Bellweather

  • Bellweather Trail Alignment and Tree Preservation

  • Hunter Ridge Road Completion for Bellweather Access

  • Lost Loon Indoor Cannabis Cultivation Site Plan, Interim Use Permit, and Variance

  • Civic Campus Schematic Design and Funding Process Update

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