CITY OF COON RAPIDS, MINNESOTA
CHAPTER 11-1600
(I) INDUSTRIAL DISTRICT

11-1601 Intent. This District is appropriate for manufacturing, warehousing, and similar industrial uses because of access to arterials and railroads, suitable topography, and insulation from residential districts. These areas are intended to encourage the development of industrial uses which are clean, quiet, and free of hazardous or objectionable elements such as noise, odor, dust, smoke, glare, or other pollutants. These industries should be compatible with each other and with surrounding land uses.

11-1602 Permitted Uses.

(1) Agricultural uses, except feedlots.
(2) The assembly of fabricated metal products and electrical equipment, including communication equipment, phonographs, office machines, household appliances, and electronic components and accessories.
(3) The manufacture, compounding, processing, packaging or treatment of such products where 95 percent of all of the components and final products have an acute oral or dermal LD50 to mammals of 500 milligrams per kilogram or higher. Examples of such products are, but are not limited to, candy, cosmetics, drugs, perfume, pharmaceuticals, toiletries, and food products, except the rendering or refining of fats or oils.
(4) The manufacture, compounding, processing, packaging, treatment, or assembly of products and merchandise from the following prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt, fiber, fur, glass, hair, horn, leather, nonferrous metal, paper, plastics, precious metals or stones, shell, rubber textiles, wood (except planing mill), and yarn.
(5) The miscellaneous manufacture of jewelry, silverware, optical, photographic, sporting or athletic goods, watches, clocks, toys, musical, electronic or medical instruments, or pens, pencils, or other office or artistic materials.
(6) Office uses.
(7) Public parks and their incidental structures.
(8) Research, experimental or testing laboratories.
(9) Service uses, including laundry and dry cleaning, animal hospitals and kennels, duly licensed under Chapter 6-200,  printing, blue-printing, duplicating, mailing and graphic arts.
(10) Public uses or utilities.
(11) Wholesale businesses, warehouses, or freight terminals except for storage of bulk petroleum, scrap or waste material as a primary use. [Revised 05/12/92, Ordinance 1414]
(12) Self service storage facility. [Revised 05/12/92, Ordinance 1414]
(13) Catalog order facilities, provided there is no direct pickup of orders by customers.
(14) Repair, servicing or parts sales businesses, except for businesses related to vehicles.
(15) State licensed day care facilities. [Revised 5/12/92, Ordinance 1414]
(16) Medical and dental clinics and laboratories. [Revised 5/12/92, Ordinance 1414]
(17) Physical fitness centers providing services and equipment such as exercise classes, including but not limited to aerobics, nautilus, weight lifting and similar apparatus, locker rooms and showers. [Revised 5/12/92, Ordinance 1414]
(18) Non-profit cultural-educational uses. [Revised 5/12/92, Ordinance 1414]

11-1603 Accessory Uses.

(1) Any accessory use that is permitted in the (O) Office District. [Revised 5/12/92, Ordinance 1414]
(2) Retail sales incidental to the manufacture, processing or wholesaling of products manufactured on, processed on, or wholesaled from the premises. [Revised 5/12/92, Ordinance 1414]

11-1604 Conditional Uses.

(1) Uses which are not permitted uses, but which involve the manufacture, compounding, processing, packaging, treatment or assembly of products and merchandise. Such conditional uses shall not include the storage of bulk petroleum, scrap or waste material.

(2) Repair, rebuilding or servicing of vehicles, except fuel sales, including the sales of parts in conjunction therewith, but not including a junk yard or salvage business.

(3) Sales or rental of vehicles licensed for more than 9,000 pounds gross vehicle weight and special mobile equipment as defined in Section 9-121 of the Revised City Code-1982, except for recreational vehicles. Such use may include the sale of parts in conjunction therewith.

(4) Truck rental.

(5) Outdoor storage accessory to self service storage. [Revised 5/12/92, Ordinance 1414]

11-1605 District Standards. The District Standards shall be as follows:

(1) Building Appearance. The design of buildings and exterior building materials shall be consistent with the following standards.

(a) 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.
(b) Development Guidelines. Developments shall satisfy the following guidelines. Determination of whether these guidelines are satisfied shall be made by the Planning Commission.

i. Vary building massing, using methods including staggering building components, adding columns, recessing doorways, creating interesting shapes and short, uneven facades.
ii. Articulate building facades using techniques such as staggering, arcades, awnings, special window treatments, ornamentation and unique details. Face primary entries to public or private streets and orient doors for loading and unloading goods away from public or private streets.
iii. Provide a variety of roof shapes using techniques including pitched, gable or hip roofs or detailed parapets and cornices creating interesting roof profiles for flat roofs.
iv. Every building shall include a focal element or feature adding interest or distinction, 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.
v. High quality, exterior building materials shall be used. Such materials include brick, natural stone, textured pre-cast masonry, integrally colored, concrete masonry units and similar materials. Accent materials may include metal, glass block, EIFS and similar materials. Exterior materials shall not include smooth-faced concrete block, pre-fabricated steel panels, reflective glass or aluminum, fiberglass or vinyl siding.
vi. Exterior colors approved by the Planning Commission and shall not be changed, at the time of building construction or in the future, unless approved by the Commission.
vii. Where approved, the motor vehicle fuel pump canopy roof shall have the same shape, materials, and color as the roof of the principal building. Canopy supports shall be enclosed in decorative masonry or metal columns. [Revised 7/6/04, Ordinance 1822] [Revised 8/16/05, Ordinance 1899]

(2) 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 large areas of paving.
(c) All areas 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 areas, mechanical equipment and other screening shall be required in accordance with Sections 11-1833 through 11-183. [Revised 12/16/03, Ordinance 1828]

(3) Lot Coverage. No more than 50 percent of a lot shall be covered by buildings. At least 15 percent of the lot shall be landscaped.
(4) Open Storage Areas. Open storage areas shall be to the rear of a building and shall be permitted only when accessory to a permitted principal use. Open storage areas shall be screened by walls or fences so as to effectively conceal wherever practicable these areas from surrounding land uses and from adjoining public streets.
(5) Maximum Building Height. 70 feet.
(6) Minimum Floor Area. 2,000 square feet.
(7) Minimum Lot Area. 25,000 square feet.
(8) Minimum Width. 150 feet.
(9) Minimum Setbacks Required.

(a) Buildings from:

Arterial Street Right-of-Way (with or without service drive): 50 feet. This may be reduced to 30 feet if a 30 foot landscaped yard is maintained between the building and the right-of-way and if the arterial street is constructed as a completely improved roadway and no further upgrading of it is proposed or the full anticipated right-of-way has been dedicated or acquired.[Revised 12/05/00 Ordinance 1717]

Other street right-of-way: 35 feet.
Adjacent LDR-1, LDR-2, MH, MDR districts: 50 feet
Other adjacent property: 25 feet
Parking and drives: 5 feet

(b) Parking, outdoor storage areas, loading areas and drives from:

Street right-of-way: 20 feet.
Adjacent residential district: 20 feet. (The Planning Commission may reduce to 5 feet when the use on the abutting property is a non-residential conditional use.)
Other adjacent property: 5 feet. [Revised 05/07/91, Ordinance 1372]

11-1606 Site Plan Approval. A site plan approval and security agreement shall be required pursuant to Sections 11-320 through 11-328.

11-1607 Zero Lot Line Developments. Notwithstanding the provisions of this Chapter to the contrary, industrial lots may be platted or subdivided in such manner that common property lines will have a zero lot line setback; provided, however, that each such lot meets the following requirements:

(1) Building Design. If a building is proposed to be constructed in phases, the developer shall submit a site plan for the entire facility for concept approval. The developer shall submit final plans for each phase of construction. The exterior walls of each phase of construction shall be constructed in compliance with the City Code. Any additions to the building must be architecturally compatible with the existing building. All accessory buildings must be architecturally compatible with the principal building.
(2) Landscaping. Landscaping, in accordance with standards on file in the office of the Director of Community Development, shall be installed on the entire parcel being subdivided at the time of construction of the building, or first phase thereof.
(3) Open Storage Areas. Open storage areas are permitted in the following areas:

(a) Side yards not adjacent to or across the street from an R-1, R-2, or R-3 District.
(b) Rear yards: Except within 50 feet of a property line adjacent to an R-1, R-2, or R-3 District.
(c) Building setbacks: No open storage shall be permitted in building setbacks from rights-of-way.
(d) Screening: Open storage areas shall be screened by walls of buildings or a screening fence compatible with the principal building and surrounding land uses. The fence will be at least six (6) feet high and 100 percent opaque. Gates will be of the same height and opaqueness as the fence. The height of the fence will be increased to a height approved by the Planning Commission, to screen materials of greater height from nonindustrial land uses and adjoining public streets. Fire lanes and gates at interior property lines shall be maintained as determined by the Fire Department.

(4) Minimum Lot Area Prior to Subdividing. 25,000 square feet per unit.
(5) Minimum Lot Width Prior to Subdividing. 150 feet.
(6) Minimum Street Frontage Prior to Subdividing. 100 feet, except that on a cul-de-sac, the frontage shall be no less than 45 feet.
(7) Minimum Setbacks:

(a) Principal use building from:
Street right-of-way:

Arterial 50 feet, subject to the provisions of City Code Section 11-1854.
Other 35 feet.
Exterior property line 50 feet or 100 feet for each 10 feet of building height abutting LDR1, LDR2, above 30 feet.
T, and MH Districts
Other Districts 25 feet.

Common property line 0 feet, provided a maintenance easement is granted over the abutting property for access to maintain zero lot line walls.

(b) Accessory building from:

Street right-of-way:
Arterial 50 feet, subject to the provisions of City Code Section 11-1854.
Other 35 feet.
Exterior property line 5 feet.

Common property line 5 feet, provided that the setback may be reduced 0 feet, if a maintenance easement is granted over the abutting property for access to maintain such structure.

(c) Parking and Driveways from:

Right-of-way line20 feet.
Exterior property line 20 feet, provided the screening requirements contained abutting LDR1, LDR2, in Subdivision 8(f) of this Section are met.
T, or MH Districts
Others 5 feet.
Common property line 5 feet.

(d) Loading and stacking areas from:

Front of lot 35 feet.
Side-abutting street 35 feet.
Side-abutting LDR1, 50 feet
LDR2, T or MH Districts
Side-other 5 feet.

(8) Parking, Drives, and Loading Area Requirements:

(a) Amount. Manufacturing, warehousing, wholesaling or laboratory uses--one space for the largest number of employees on site on one shift, plus one space for each vehicle used in the business, plus handicapped spaces required by State law, plus ten percent (10%) of the total of the three. For cause, such as, but not limited to, shift overlapping, the Planning Commission may increase the numbers of spaces needed for any category.

Other Uses. As determined in Revised City Code--1982, Section 11-1812.

Reservation of Area for Additional Parking. The developer shall reserve space for additional future parking needs in an amount which when added to the existing on-site parking will provide one parking space for each 500 square feet of building area. The Director of Community Development may require the completion of additional parking areas, if and when he determines a need for such parking exists. Additional parking areas shall be constructed within a reasonable time to be designated by the Director of Community Development. Parking in excess of one space per 500 square feet may be required by the Director of Community Development for cause, if the developer has additional land for such parking.

(b) Location. All parking, drives, and loading areas shall be located on the lot containing the building which they serve.
(c) Curb. In accordance with the provisions of Revised City Code--1982, Section 11-1805.
(d) Lighting. In accordance with provisions of Revised City Code--1982, Section 11-1807.
(e) Access. No driveway access shall be permitted to Class I or II arterials. Driveway access to a Class III arterial shall be avoided whenever feasible. Driveways permitted to access on Class III arterials shall be a minimum of 150 feet apart, as measured from centerline to centerline of the driveways, and a minimum of 150 feet from an intersection of the Class III arterial and another public right-of-way.
(f) Screening. The screening requirements of Subsection 7(c) hereof shall be satisfied by the use of one of the following:

Screening Fence. A screening fence at least six (6) feet in height with a minimum opaqueness of 80 percent. The fence shall be compatible with the principal building and surrounding properties. Screening fences shall be painted or stained, whenever necessary, to prevent fading, chipping or discoloration. Damaged or destroyed fences shall be repaired or restored in a reasonable period of time.

Planting Screen. A planting screen consisting of a row of alternating evergreen shrubs and deciduous trees. Only honey locust, hard maples, green ash, ginko, or other long-lived shade trees approved by the City Forester shall be planted. The trees shall be a minimum of two (2) to two and one-half (2-1/2) inches caliper and shall be spaced not more than 15 feet apart. The shrubs shall be a minimum of two (2) to three (3) feet in height at time of planting, with a mature height of four (4) to six (6) feet, and shall be spaced between the trees in such proximity as will form a screen. Planting screens shall be maintained in a neat and healthy condition. Dead materials shall be replaced in a reasonable period of time. As an alternative, a planting screen may consist of a continuous row of evergreen trees, no less than four (4) feet in height at time of planting and ten (10) feet apart.

Berm. A berm no less than six (6) feet in height with a side slope of no greater than one and one-half (1-1/2) to two (2). The berm shall be sodded or seeded, mulched, and maintained until sod develops. Slopes greater than one and one-half (1-1/2) to one (1) may be used if the slopes are stepped, using retaining walls. Plant materials resistant to erosion may be substituted for sod or seed with the prior approval of the Planning Commission.

Others. Topography, existing vegetation, permanent buildings, or other barriers may be substituted for the above, if in the determination of the Planning Commission they provide equivalent screening.

Loading Space. A loading space within 100 feet of a residential district shall be screened from that use by a brick, concrete, or masonry wall not less than eight (8) feet high. Buildings or other permanent barriers may serve as such screening.

(9) Common Areas. The developer may provide open storage, parking, driveways, and loading areas in an area common to all units of the building. Common areas shall be deeded to and held in the name of an owner’s association created by the developer and including all owners of property in the project. Declarations, in form and substance acceptable to the City Attorney, governing the usage and maintenance of such common areas shall be adopted and filed by the developer. If common areas are provided, the provisions of Subsections (3), (8), and (9) shall be applied to the entire parcel prior to subdividing.
(10) Party Wall Agreements. Agreements to ensure maintenance of party walls shall be approved by the City Attorney.
(11) Reduced Setbacks for Larger Abutting Industrial Uses. If an industrial lot containing 25,000 square feet or more abuts another industrial lot containing 25,000 square feet or more, the setback from the common property line may be reduced to 0 feet, provided:

(a) The owner of the adjacent lot consents in writing.
(b) The setback for the consenting property shall be either 0 feet or a minimum of 50 feet.
(c) The minimum setback for a parking lot on the consenting property shall be ten (10) feet.
(d) In all other respects, the property shall comply with the remaining provisions of this Section.

(12) Other Applicable Code Provisions. All provisions of the City Code not inconsistent with provisions of Section 11-1607 shall also apply.