CITY OF COON RAPIDS, MINNESOTA
CHAPTER 11-1000
(HDR) HIGH-DENSITY RESIDENTIAL DISTRICT
11-1001 Intent. This district is intended to provide
housing at high densities and at the same time offer amenities for
individual and family living. It shall provide land for attractive, well
designed development convenient to shopping, public transit and recreation.
These areas shall be located adjacent to collector or arterial streets.
Minimum density shall be seven (7) dwelling units per acre. [Revised 4/2/02,
Ordinance 1755]
11-1002 Permitted Uses.
(1) Agricultural uses, except
feedlots.
(2) Multiple dwellings, including rental or condominium apartments.
(3) Public parks and their incidental structures.
(4) Public uses or utilities, except buildings, substations, towers, or high
voltage transmission lines.
(5) Townhouse meeting the requirements of Chapter 11-900.
(6) State licensed community residential facilities or day care facilities
serving sixteen (16) or fewer persons. [Revised 9/5/95, Ordinance 1537]
11-1003 Accessory Uses.
(1) Home occupations in accordance
with Subsection 11-603(5).
(2) Maintenance, management, or community recreation buildings incidental to
the development.
(3) Off-street parking in accordance with Sections 11-1803 through 11-1813.
(4) Patios and tennis courts.
(5) Private garages, community garages, or carports.
(6) Signs as permitted under Chapter 11-2100.
(7) Swimming pools as regulated by Chapter 12-500.
(8) Home Based Retail Sales in conformance with Section 11-1862.[Revised
8/4/98, Ordinance 1640]
11-1004 Conditional Uses.
(1) Retail shopping uses located
within a multiple-dwelling building located within an apartment complex
containing at least 100 dwelling units, provided that such uses are clearly
incidental to the principal use of the building.
(2) Any attached dwelling structure not described as a permitted use,
approved by the Planning Commission, and exceeding seven (7) dwelling units
per acre. [Revised 1/2/96, Ordinance 1558] [Revised 4/2/02, Ordinance 1755]
(3) Any conditional use that is listed under 11-604, except Residential
Facilities.
(4) State licensed community residential facilities or day care facilities
serving seventeen (17) or more persons. [Revised 9/5/95, Ordinance 1537]
(5) State licensed community correctional facilities. [Revised 9/5/95,
Ordinance 1537]
11-1005 District Standards. The District Standards shall
be as follows:
(1) Building Character. The design
of buildings shall have a comparable, compatible and complementary
relationship to surrounding land uses. Buildings shall be designed with
interesting and varied exterior materials, setbacks and architectural
features and details. All exterior wall surfaces shall be of the same
materials. [Revised 4/6/99, Ordinance 1660][Revised 7/6/04, Ordinance 1822]
(2) Development Guidelines. Developments shall satisfy the following
guidelines. Determination of whether these guidelines are satisfied shall be
made by the Planning Commission or by the City Council after receiving a
recommendation from the Planning Commission.
a) Building Massing. Articulate
building massing, using methods including, but not limited to, staggering
building components, adding columns, recessing doorways, creating
interesting shapes and short, or uneven facades. Buildings facing each other
across public or private streets shall have similar scale, massing and
articulation.
b) Facades. Articulate building facades of both individual housing units and
attached housing groups or buildings through the use of staggering, arcades,
porches, balconies, special window treatments, ornamentation, and unique
details. Face entries to public and private streets and orient garage doors
away from public and private streets.
c) Varied Roof Shapes. Provide a variety of roof shapes, including, but not
limited to pitched roofs, dormers, chimneys, gable or hip roof accents, and
detailed parapets and cornices creating interesting roof profiles.
d) Focal Features. Provide focal features to add interest or distinction to
attached housing groups or buildings using techniques such as elevating
parts of buildings towers, or emphasizing a prominent part of the building
such as a corner or main entry or by using features such as canopies,
porticoes, overhangs, arcades, facade recesses and projections and peaked
roofs or raised parapets above doors or windows.
e) Building Materials. High quality, exterior building materials shall be
used. Such materials include, but are not limited to, brick, natural stone,
textured pre-cast masonry, fiber-cement and vinyl siding, integrally
colored, concrete masonry units, and similar materials. Exterior materials
shall not include smooth-faced concrete block, prefabricated steel panels,
reflective glass, or aluminum and fiberglass siding.
f) Balconies, Decks and Porches. The floors and railings of balconies, decks
and porches shall have a durable finish complementing the colors of the
building or attached housing group.
g) Entry Steps. The risers and areas under non-masonry entry steps and
landings, shall be enclosed with materials consistent with the exterior
materials of the building or attached housing group. All surfaces of
non-masonry steps and landings, including railings, shall have a durable
finish complementing the colors of the building or attached housing groups.
h) All residential living space must have a perimeter foundation meeting the
requirements of the Minnesota State Building Code as adopted by the City.
Residential living space includes, but is not limited to, all areas of a
dwelling suitable and intended for living such as areas for sleeping,
eating, or cooking as well as adjunct areas such as bathrooms, closets,
halls, storage and utility space, and attached garages, but shall exclude
three season porches and similar, unheated appurtenant structures.
[Revised,7/6/04. Ordinance 1822]
(3) Landscaping and Screening. The
landscape design objectives, the landscape plan and the size, location,
quantity and type of landscape and screening plants shall meet the
requirements of the current version of Landscape Standards On File With The
Community Development Director and the following requirements:
(a) All landscaped areas shall be
irrigated with an underground sprinkler system.
(b) Landscaped islands shall be provided in parking lots to break up and
soften the appearance of large areas of paving.
(c) All areas of the site not covered by impervious surfaces or landscaping
shall be planted with cultured sod laid over four inches of
drought-resistant top soil.
(d) Trash and recycling storage areas, mechanical equipment and other
screening shall be required in accordance with Sections 11-1833 through
11-1837. [Revised 12/16/03, Ordinance 1828]
(4) Reserved for future use.
[Revised 12/16/03, Ordinance 1828]
(5) Maximum Building Height. 70 feet.
(6) Maximum Lot Coverage. Not more than 50 percent of the development area
shall be covered by buildings, drives, and parking areas.
(7) Minimum Development Area. 15,000 square feet in single ownership or
control.
(8) Minimum Finished Floor Area. 500 square feet per unit plus 100 square
feet for each bedroom.
(9) Minimum Lot Area: Square Feet of Lot Area for Each Dwelling Unit.
| Building
Height |
Efficiency |
One Bedroom |
Two Bedroom |
Three
Bedroom |
| One Story |
2,000 |
2,800 |
3,500 |
3,700 |
| Two Stories |
2,000 |
2,500 |
3,200 |
3,400 |
| Three Stories |
2,000 |
2,200 |
2,900 |
3,100 |
| Four or More Stories |
1,800 |
2,000 |
2,700 |
2,900 |
For each underground parking
space, 400 square feet may be deducted from the minimum lot area
requirements.
(10) Minimum Lot Dimensions. The
minimum width of a lot shall be 100 feet and the minimum depth shall be 150
feet.
(11) Open Space Area. The
following minimum square footage of a multiple dwelling lot area shall
consist of usable open space. This area shall be contiguous, may include
setback areas, be no less than 50 feet in any dimension, and shall be
landscaped or remain in natural vegetation or be of such condition, size,
and shape, as to be usable for outdoor recreation.
| Open Space per Residential Unit: |
|
| Efficiency |
250 square feet |
| One Bedroom |
250 square feet |
| Two Bedrooms |
350 square feet |
| Three or More Bedrooms |
450 square feet |
(12) Parking and Garages:
(a) Minimum spaces per Unit:
| Development Type |
Common |
Garage (enclosed)
|
Total |
| Apartment |
.25 |
.75 |
2.25 |
| Condominium |
.25 |
1.0 |
2.25 |
(b) No above grade garage parking
space shall be less than two hundred (200) square feet. An above-grade
garage must have a minimum width of ten (10) feet and a minimum depth of
eighteen (18) feet. An underground garage parking space must have a minimum
width of nine (9) feet and a minimum depth of eighteen (18) feet.
(c) To the extent not in conflict with this section, parking and drives
shall be constructed to the standards of Section 11-1802 through 11-1817.
(13) Play Area. A
multiple-dwelling development containing more than eight (8) dwelling units
with two (2) or more bedrooms shall include a children’s play area. All
multiple dwelling developments shall include an adult recreation area. The
location, size and equipment in such areas shall be approved by the Planning
Commission as to adequacy and ability to meet the needs of the development's
residents. The Planning Commission, after a public hearing, may approve
another amenity in lieu of a children’s play area in a condominium project
upon the following findings:
(a) The children’s play area would
not be useful to the residents of the project.
(b) The proposed amenity will provide a substantially better living
environment for the residents than if the amenity is not provided.
(c) At least 50% of the condominium project has been sold and control of the
association has been assumed by the residents.
(d) The proposed amenity is requested by a majority vote of the members of
the condominium association.
(e) The developer is in agreement with the request.
(14) Minimum Setback.
(a) Principal Use Building From:
| Another Principal Use
Building |
25 feet, plus 1 foot for each 1 foot of
height over 25 feet. |
| Street Right of Way: |
|
| Arterial |
50 feet, 35 feet if the property abuts
a service drive. [Revised 12/5/00, Ordinance 1717] |
| Other |
35 feet. |
| CD, LDR-1, LDR-2, and MH
Districts |
35 feet, plus 1 foot for every 1 foot
of height of the principal use building over 25 feet. If the area of
the side of the principal use building facing the LDR-1 or LDR-2
District exceeds 2,000 square feet in size, the setback shall be
increased by 5 feet of additional setback, for each 500 square feet or
part thereof of wall area in excess of 2,000 square feet unless
screening approved by the Planning Commission is provided.
|
| MDR and HDR Districts |
25 feet, plus 1 foot for each 1 foot of
height over 25 feet. |
| NC District |
25 feet. |
| O, GC, I, HC, and CC
Districts: |
50 feet, or may be reduced to 35 feet
with |
| Living Area of Principal
Use Building: |
50 feet, or may be reduced to 35 feet
with screening approved by Planning Commission. |
| Other Areas of Principal
Use Building |
25 feet. |
| (Revised 12/05/00
Ordinance 1717) |
(b) Accessory Building From:
| Street Right-of-Way: |
|
| Arterial |
50 feet. |
| Other |
35 feet. Each can be reduced to 20 feet
if the accessory building is bermed to a height of 5 feet and
landscaping approved by the Planning Commission is provided.
|
| Principal Use Buildings: |
6 feet if no overlap of adjacent faces;
10 feet if 1 to 20 feet overlap;
15 feet if 21 to 30 feet overlap;
20 feet if 31 to 40 feet overlap;
25 feet if more than 40 feet overlap. |
| Adjacent Lot |
5 feet. |
(c) Parking and Drives From
Principal Use Building:
| Living Areas |
15 feet. |
| Non-living Areas |
10 feet. |
| Street Right-of-Way |
20 feet. |
| Adjacent Lot: |
|
| Parking |
8 feet. |
| Drives |
5 feet. |
(d) Daycare facilities serving 17
or more persons shall meet the (NC) Neighborhood Commercial district
standards for setback requirements.
(15) Storage Space. In addition to
normal closet space, at least 150 cubic feet of storage space per unit shall
be provided convenient to each multiple-dwelling unit.
(16) Walkways. Walkways shall be provided from parking and recreation areas
to a multiple dwelling's main entrance.
11-1006 Site Plan Approval. Site plan approval is required
pursuant to Sections 11-320 through 11-328.
11-1007 Retirement or Handicapped Residential
Developments. Notwithstanding the provisions of Chapter 11-1000 to the
contrary, retirement or handicapped residential developments shall meet the
requirements of Chapter 11-1000, except as hereinafter modified:
(1) Minimum Floor Area per Unit:
| Efficiency |
440 square feet |
| One Bedroom Units |
520 square feet |
| Two or More Bedroom Units |
500 square feet, plus 100 square feet
for each bedroom |
(2) Minimum Lot Area. The minimum
lot areas contained in City Code Section 11-1005(8) may be reduced by 15
percent.
(3) Open Space. 250 square feet per unit, plus an on-site walkway system
with sitting areas.
(4) Parking and Garages. These facilities must provide a minimum of one and
two-tenths (1.2) off-street parking spaces per unit, at least eight-tenths
(.08) of which must be common parking space, and at least two-tenths (0.2)
of which must be enclosed garage space.
(5) Recreation Area. Adequate recreational areas for elderly, handicapped,
and children shall be provided. The location, size, and equipment thereof
shall be approved by the Planning Commission as to the adequacy and ability
to meet the needs of the residents.
