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Potential build site — identified from county GIS · as of 7/21/2026
A plain-language status — not a score. This page documents 5 facts from public records (one of them the 4 building rules cited to Corcoran City Code §1040.045 Subd. 7 (RSF-2)), estimates 2 more from models, relies on 3 unverified screening defaults, and lists 8 things to verify before you rely on it.
This parcel in Corcoran sits in the Buffalo-Hanover-Montrose Schools school district. Part of the parcel is mapped in a FEMA Special Flood Hazard Area, so flood insurance and elevation requirements likely apply. Wetland indicators overlap the parcel in screening data — a field delineation is the next step, since mapped lines are not legal boundaries. On utilities, water service is undocumented and sewer service is inside the regional service area — a connection is not confirmed until the city or utility confirms it, so budget time to verify location and fees. We do not yet have data on terrain and water service — on this page, unknown never means "no concern."
Rules applied: Corcoran RSF-2 single-family residential — Corcoran City Code §1040.045 Subd. 7 (Municode/CivicPlus, library.municode.com/mn/corcoran; codified through Ord. No. 2026-558, eff. 2026-01-08; retrieved 2026-07-25) + regional screening defaults for rules not yet loaded This parcel is mapped as zoning district RR in the city’s published GIS layer. The values shown are the city’s typical single-family district standards, applied to this parcel regardless of its mapped district — confirm the standards for your district with the city. Some rules shown use a regional screening default — the Corcoran ordinance is not yet loaded for them; verify locally before relying on any number. Corcoran's code-wide currency statement: "Codified through Ordinance No. 2026-558, effective January 8, 2026 (Supp. No. 1, Update 1); online content updated July 20, 2026". That code-wide date is not this district's own enactment date, which is shown separately above.
Recorded, authoritative facts.
Modeled or preliminary — useful for screening, not decisions.
Professional and municipal confirmations before you build.
Written for homeowners; open “the details” on any card for the builder view and the raw measurement behind it.
Slope & terrain: not yet evaluated — unknown is not the same as no concern. no slope statistics
Builder view: Slope & terrain: no qualifying evidence in the current dataset (no slope statistics); treat as unresolved, not as clear.
Part of this parcel is mapped in a FEMA Special Flood Hazard Area (zone AE); flood insurance and elevation requirements likely apply — confirm with the city and a surveyor.
Builder view: FEMA zone AE (SFHA) per current NFHL data; floodplain ordinance and base flood elevation requirements apply — elevation certificate and local floodplain review required.
Mapped wetland/public-water indicators overlap this parcel. This is a screening result, not a confirmed legal boundary — a wetland delineation is recommended before design or purchase decisions.
Builder view: NWI/PWI overlap present — a SCREENING constraint, not a delineated boundary; a wetland delineation is recommended before design or purchase decisions. The local ordinance requires a vegetated buffer of 10–60 ft depending on the wetland's classification, plus a structure setback from the buffer (Corcoran sets the buffer by wetland quality class - average 50/25/15 ft for High/Medium/Low, within minimums of 40/20/10 and maximums of 60/40/20 - plus a 15-foot structure setback from the buffer edge in every class) — a delineation and classification set the exact figure. WCA/LGU review applies if impacts are proposed.
Public utilities may be available nearby; connection location & fees require confirmation
Uses a regional screening default — the local ordinance is not yet loaded. Verify locally.
Builder view: sanitary sewer: inside the regional wastewater service area (MUSA) — membership is a planning designation, NOT a connection at the boundary; timing unknown, confirm staging with the city.
Water service: not yet evaluated — unknown is not the same as no concern. water service not documented
Builder view: Water service: no qualifying evidence in the current dataset (water service not documented); treat as unresolved, not as clear.
This parcel is in the Buffalo-Hanover-Montrose Schools school district per current boundary data.
Builder view: School district: Buffalo-Hanover-Montrose Schools (MDE boundary data; boundaries can change — verify for enrollment decisions).
On a lot this size, zoning is not the practical limit on house size: required setbacks would allow a regulatory maximum of ≈ 311,756 sq ft — far more room than any house uses. Site conditions, access, utilities and budget govern what is practical here. Based on Corcoran RSF-2 single-family residential — Corcoran City Code §1040.045 Subd. 7 (Municode/CivicPlus, library.municode.com/mn/corcoran; codified through Ord. No. 2026-558, eff. 2026-01-08; retrieved 2026-07-25); confirm your parcel's zoning.
Builder view: Regulatory maximum footprint ≈ 311,756 sq ft (setback-derived; setbacks alone allow ≈ 311,756 sq ft). Regulation is not the binding constraint at this parcel size. Based on Corcoran RSF-2 single-family residential — Corcoran City Code §1040.045 Subd. 7 (Municode/CivicPlus, library.municode.com/mn/corcoran; codified through Ord. No. 2026-558, eff. 2026-01-08; retrieved 2026-07-25); confirm your parcel's zoning.
This lot is outside mapped shoreland zones — no public water within 1,000 ft (lake) or 300 ft (watercourse) in the current DNR screening.
Builder view: Not in a DNR PWI shoreland zone per statutory-distance screening; shoreland overlay standards do not apply. Screening-level: the mapped OHWL is not a survey.
This lot is mostly open — about 0% tree canopy (2015 modeled estimate).
Builder view: Tree canopy ≈ 0% of parcel area (Mostly open; bands: wooded ≥ 50%, partially wooded 20–50%). Source: 2015 UMN 1-m urban tree canopy (deciduous + coniferous classes); verify current conditions on site — clearing, storms and growth since 2015 are not reflected.
A builder can turn the verify list above into answers — ask about this lot with no obligation.
Get a build evaluation from vetted Twin Cities builders. This is a request to find a builder — not a real-estate listing or offer of representation.
These builders list Corcoran in their service area (HomeBuildersMN directory, as of 2026-07-25).
The raw per-field record behind the interpretation above — the same rights-filtered fields, each with its own source and last-verified date.
Buffalo-Hanover-Montrose Schools
Source: MDE school district boundaries. Last verified: 7/21/2026.
Zone AE (FEMA special flood hazard area) Preliminary site signal — not a determination.
Source: FEMA NFHL flood hazard zones (MN DNR GDRS mirror). Last verified: 7/21/2026.
Yes NWI is a planning tool; preliminary, not a delineation.
Source: Updated MN National Wetlands Inventory. Last verified: 7/21/2026.
Yes
Source: DNR Public Waters Inventory basins. Last verified: 7/21/2026.
RR
Source: Corcoran Zoning Districts (city AGOL view). Last verified: 8/12/2026.
Not in a shoreland district No mapped public water within 1000 ft (lake) / 300 ft (watercourse) of this parcel in the current DNR PWI screening.
Source: DNR Public Waters Inventory basins. Last verified: 7/25/2026.
0% Modeled from the 2015 UMN 1-m urban tree canopy raster (deciduous + coniferous classes); canopy may have changed since 2015. Screening only, not a survey.
Source: UMN 2015 TCMA Urban Tree Canopy (1 m, RSGAL/DRUM). Last verified: 7/25/2026.
unsewered Inside a Met Council MUSA-designated unsewered area (code US) (MUSA comprehensive-plan vintage: 2040) — not inside the current wastewater service footprint.
Source: Met Council MUSA composite. Last verified: 8/4/2026.
Inside planned regional wastewater service area — not a sewer connection
Other potential building sites near this one — straight-line distance between parcel centres. Same preliminary signals, same caveats.