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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 Rockford Public School District 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 PUD in the city’s published GIS layer. It is in a Planned Unit Development, whose dimensional standards are set by that development’s own approved agreement and may differ from the base district standards shown here. 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 A); flood insurance and elevation requirements likely apply — confirm with the city and a surveyor.
Builder view: FEMA zone A (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 Rockford Public School District school district per current boundary data.
Builder view: School district: Rockford Public School District (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 ≈ 1,703,886 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 ≈ 1,703,886 sq ft (setback-derived; setbacks alone allow ≈ 1,703,886 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 4.2% tree canopy (2015 modeled estimate).
Builder view: Tree canopy ≈ 4.2% 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.
Rockford Public School District
Source: MDE school district boundaries. Last verified: 7/21/2026.
Zone A (FEMA special flood hazard area, no base flood elevation determined) 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.
No
Source: DNR Public Waters Inventory basins. Last verified: 7/21/2026.
PUD
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.
4.2% 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.
sewered Inside the Met Council Current Wastewater Service Areas footprint — currently served, not merely planned.
Source: Met Council Current Wastewater Service Areas (LPH publication). 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.