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CITY OF COON RAPIDS, MINNESOTA
(1) Uses permitted in a planned unit development may consist, subject to the further limitations in this Section, of one or a mixture of land uses clearly designated by type on the approved final development plan. Mixed uses may occur among or within buildings as long as the uses are compatible with each other. All land uses in the plan must be compatible with the uses allowed in the underlying zoning district, and with planned and existing uses surrounding the planned unit development. Any proposed modification of the final development plan, including the approved uses, is subject to the requirements of Section 11-1708.[Revised 8/2/06, Ordinance 1926] (2) In the MDR and HDR zoning districts, at least 70% of the land area must be proposed of the permitted, conditional, and accessory uses allowed in the underlying zoning district, or any combination of such permitted, conditional, and accessory uses and Detached Single-family Common Interest Community Developments (DSCs), as defined and regulated in this Chapter, or developments exclusively of DSCs. For mixed uses on a parcel, land area for a particular use is determined by calculating the amount of land the use would need to be code compliant if on a separate parcel. For mixed uses within a building, land area per use is determined using finished floor area percentages. The 70% requirement may be reduced to not less than 50% for mixed uses on parcels less than three acres that otherwise qualify under Section 11-1704(8), if no other arrangement is practicable. [Revised 6/21/05, Ordinance 1894][Revised 8/2/06, Ordinance 1926] (3) In the LDR-2 zoning district,
only DSCs, or DSCs in combination with the permitted, conditional, and
accessory uses otherwise allowed in the LDR-2 District, may be proposed as
Planned Unit Developments. [Revised 8/2/06, Ordinance 1926] 11-1704 District Standards. (1) Access. All land uses shall abut on a public street or have adequate access to a public street by means of a private drive. All streets and drives must tie in effectively with the City's existing street system and with those arterial and collector streets proposed in its Future Land Use Plan. (2) Architectural Style. The architectural style of individual structures shall be compatible with other structures in the planned unit development, with the overall site design, and with surrounding land uses. (3) Common Open Space. Whenever possible, common open space shall be linked to the open space areas of surrounding developments. Common open space shall be of a size, shape, location, and usability for its proposed purpose. (4) Density. Density is governed by the underlying zoning designation in residential zoning districts, and by the standards of the zoning districts most similar in function to the proposed use in other districts. A residential planned unit development may provide up to a 25 percent increase in the number of units per acre if the planned unit development provides substantially more site amenities than are found in a conventional residential development. The amount of density increase that may be approved depends on the character, use of existing landscape, design variation, and environmental concern of a planned unit development, the provision of significant amenities, and the extent to which building materials and landscaping exceed minimum standards. Consideration of these same standards may also provide the basis for the approval of a density decrease. [Revised 6/21/05, Ordinance 1894] (5) Determining Standards. Standards for lot area, coverage, setbacks, parking, building materials, and screening is governed by the standards of the zoning district most similar in function to the proposed planned unit development use, as determined by the Planning Commission. Deviation from those standards may be permitted only if such deviation is consistent with the total design of the development, encourages a desirable living environment, and is not detrimental to the welfare of the City. [Revised 6/21/05, Ordinance 1894] (6) Exterior Boundary Setback. No principal building shall be set back less than 25 feet or the height of the building, whichever is greater, from the exterior of a planned unit development or a public street right-of-way. No commercial or industrial structure shall be nearer than 50 feet to its side or rear property lines where such line abuts a single-family use. (7) Homeowners Association. Membership in a homeowner’s association shall be mandatory for all residents of the planned unit development. The homeowners association shall own and maintain all common open space and private interior drives. (8) Minimum Planned Unit Development Area. Three (3) acres of land in single ownership or control. A land use of less than three (3) acres may qualify if one (1) or more of the following conditions exist: (a) The planned unit development is to include two (2) or more principal land uses; (b) Natural features of the land are such that development under standard zoning regulations would not be appropriate in order to conserve such features; (c) The land is adjacent to or across the street from property which has been developed as a planned unit development and is to be developed in relationship to such prior development; or (d) The planned unit development process is desirable to ensure compatibility and careful consideration of the effect of a development on surrounding land uses. (9) Minimum Usable Open Space. At least 20 percent of the area of the residential portion of a planned unit development shall be Usable open space. [Revised 8/2/06, Ordinance 1926] 11-1705 Application for Plan Approval. Before the Planning Commission may review a Planned Unit Development, the plan and an application shall be submitted to the Community Development Director in accordance with the submission schedule on file in the Office of the Community Development Director. The application shall be signed by the property owner and the developer. The plan shall include the following items: (1) Summary sheet indicating the number of any proposed dwelling units by type and density, amount of land in Common open space, and number of parking spaces provided. (2) Site plan showing lot lines, building locations, and interior circulation, including, but not limited to, pedestrian walkways and bicycle lanes, stacking and parking spaces, drives and loading areas, Common open space areas, development amenities, and recreational facilities, including a list of equipment. (3) Existing significant features, including but not limited to: buildings on and within 100 feet of the site, wetlands, and vegetation. (4) Summary sheet providing a detailed description and area of each proposed use, the density calculation under Section 11-1703(2), and residential density calculations, as applicable, and a site plan showing the location of each use. .[Revised 8/2/06, Ordinance 1926] (5) Landscape plan meeting the requirements of the current version of Landscape Standards on File with the Community Development Director. (6) Grading and drainage plan including existing and proposed elevations at two (2) foot contour intervals and spot elevations within parking lots. (7) Lighting, mailbox, sign, entry monument, and other plans as necessary. (8) Preliminary plat in accordance with Chapter 11-2200 (Subdivision Regulations), as applicable. (9) Utility plan for all public utilities. (10) Building elevations and exterior materials for all sides, including color building exterior drawings and materials samples. [Revised 8/2/06, Ordinance 1926] (11) Vicinity map showing sufficient area surrounding the proposed planned unit development to demonstrate the development’s relationship to the adjacent land uses and street system. (12) Description and location of all public and private easements. [Revised 6/21/05, Ordinance 1894] 11-1706 Planned Unit Development Approval. After a complete application for a development plan is received, the Planning Commission shall conduct a public hearing, in accordance with Section 11-306, to consider the Planned Unit Development, and make a recommendation on the proposal to the City Council, in accordance with time requirements under Minnesota law. Upon receiving the Planning Commission’s recommendation, the City Council shall approve, subject to conditions, or deny the plan. The findings necessary for approval shall include, but not be limited to, the following: (1) The plan is consistent with the intent of this Chapter. (2) The plan meets the standards required for a conditional use in Section 11-316. (3) Each stage of the plan can exist as an independent unit. (4) The area surrounding the plan can be developed in coordination with and in substantial compatibility with the plan. (5) Any proposed density transfer is consistent with the preservation and enhancement of important natural features of the site. (6) Any density bonus is consistent with Section 11-1704(4). (7) The plan exceeds the zoning district standards for uses most similar in function to the proposed uses. [Revised 6/21/05, Ordinance 1894] 11-1707 Official Map Designation. After approval, the
planned unit development shall be designated on the City’s Official Zoning
Map. (1) Any use modification conforms to the use restrictions of this Chapter in effect at the time the modification request is considered; (2) Any use or design modification meets applicable City Code standards, including this Chapter, in effect at the time the modification request is considered. [Revised 6/21/05, Ordinance 1894] 11-1709 Termination of Plan Approval. Approval of a development plan is effective for one (1) year. Upon written application by the developer, the City Council, following review and recommendation by the Planning Commission, may extend plan approval for one period of up to 12 months upon finding: (1) The proposed use or uses are consistent with the zoning current at the time of the request for an extension is considered; and (2) The project design meets applicable City Code standards, including this Chapter, in effect at the time the request for an extension is considered. [Revised 6/21/05, Ordinance 1894][Revised 8/2/06, Ordinance 1926] 11-1710 Additional Submissions Required Prior to Final Approval. (1) Security Agreements in accordance with Sections 11-327, and 11-2249 through 11-2251. (2) Homeowners Association or Condominium documents and declarations of covenants and restrictions, as applicable, must be filed with the Community Development Director, are subject to City Attorney approval, and must be recorded against the property in their approved form. These materials must provide, among other elements, (a) A prohibition on outdoor storage; (b) That all exterior areas and site improvements, including principal structures, are maintained by the association; and (c) That the City is allowed, in accordance with its code violation procedures, reasonable access to abate violations of City ordinances and other laws and may assess the association therefor. [Revised 6/21/05, Ordinance 1894][Revised 8/2/06, Ordinance 1926] 11-1711 Building Permit Approval. No building permit shall
be issued for a building in a planned unit development until the plans have
been reviewed and approved by the Community Development Director and Chief
Building Official. [Revised 6/21/05, Ordinance 1894] (1) The standards for this Chapter and Chapter 11-1800 apply; provided, unless specifically otherwise stated, where the standards for this Section and other Sections of this Chapter are in conflict, the more restrictive standards apply. The Moderate Density Residential (MDR) district must be used for purposes of applying Section 11-1704(5). (2) Development Standards. DSCs in Planned Unit Developments must meet the following standards: (a) Maximum Building Height. As allowed in the underlying zoning district. (b) Maximum Lot Coverage (building, drives, and paved areas). 75 percent. (c) Common Open Space. 400 square feet minimum per unit, laid out in a contiguous fashion, no less than 50 feet in any dimension, except for access points. Must be of such condition, size, shape, location, and topography to be suitable for recreational or scenic use by all residents of the development, or contain unique natural features to be preserved. Open space must qualify under Section 11-905(5)(b) clauses (i) and (ii), and is restricted as stated in Section 11-905(5)(c). Developments must include a recreational amenity whose location, size, and equipment is adequate to meet the residents= needs. (d) Building Character. Must be comparable, compatible, and complementary to surrounding land uses. (e) Building Materials. Buildings must use high quality varied exterior materials, including, but not limited to brick, natural stone, woods naturally resistant to decay, and fiber-cement siding. Prohibited exterior materials: smooth-faced concrete block, prefabricated steel panels, reflective glass, aluminum or fiberglass siding. Vinyl siding is prohibited on the portion of the building facing the street. (f) Building Design. Must emphasize interesting architectural features and details, and articulation or fenestration on exposed walls. (g) Roof Shapes. Must provide a variety of roof shapes and treatments, including, but not limited to: pitched roofs, dormers, chimneys, gable or hip roof accents. (h) Balconies, Decks, and Porches. Floors and railings must have a durable finish complementing the colors of the building. Structural members must be hidden with finish materials consistent with and comparable in quality to the exterior materials of the building. (i) Entry Steps. Masonry entry steps are required for the main entry. For other entries, landings must be enclosed with materials consistent with and comparable in quality to the exterior materials of the building. Surfaces must have a durable finish complementing the colors of the building. (j) Minimum Finished Floor Area. 960 square feet per unit at or above Lot grade. At least 75% of the finished floor area must be at or above grade level. At least two-thirds (2/3) of the finished floor area must be on a single floor. Lot grade for purposes of this Section means the lowest point of elevation of the finished surface of the ground, paving, or sidewalk within the area between the building and a line five (5) feet from the sidewall of the building. (k) Foundation. Residential living space must have a perimeter foundation meeting the requirements of the Minnesota State Building Code as adopted by the City. For the purposes of this paragraph, A "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 excludes three season porches and similar appurtenant structures. (l) Garages. Minimum floor area: 484 square feet. Maximum floor area: 75 percent of the floor area of the dwelling unit to which the garage is an accessory use, but not to exceed 900 square feet. The style, color, and facing material of a garage must be compatible with the dwelling unit. A garage must have a minimum width of 20 feet and a minimum depth of 20 feet. Garage space must either be attached to the dwelling unit it is accessory to or be accessible from the living unit by passing only through private open space accessory to the dwelling unit. For other than corner lots, garage walls with vehicle entry doors facing the street may not exceed 60% of the width of the building wall facing the street. (m) Homeowners' Association. Developments must have a homeowners= association responsible for maintenance of all open space and other common areas, all accessory buildings, and the exterior of the residential units. Homeowners= association agreements must meet Section 11-1710. (n) Landscaping and Screening. The landscape design objectives, the landscape plan, and the size, location, quantity and type of landscape and screening plants must meet the requirements of the current version of Landscape Standards On File With The Community Development Director and the following requirements: (i) Underground sprinkler system irrigation for landscaped areas. (ii) Landscaped islands in parking lots to break up and soften the appearance of large areas of paving. (iii) Planting of cultured sod laid over four inches of drought-resistant top soil for areas not covered by impervious surfaces or landscaping. (iv) Trash and recycling storage areas, mechanical equipment, and other screening that meet Sections 11-1833 through 11-1838. (o) Minimum Lot Components. The dwelling unit, the garage accessory to the unit, required parking spaces, and the private open space accessory to the unit. (p) Parking and Drives. Parking is restricted to paved surfaces, and the following requirements apply: (i) Minimum Number of Off-street Parking Spaces. Four and one-half spaces per unit, placed so that at least two spaces are in an enclosed garage accessory to the dwelling unit, at least four spaces are on the same lot as the dwelling unit, and at least one-half space is in a common parking area. (ii) Except for a tandem parking space, parking and drives are prohibited within five feet of the exterior development boundary line or within 20 feet of any right-of-way line. Parking is prohibited within the sight triangle described in Section 11-1825. (iii) Driveways leading from a public street to a garage must have a minimum width of ten feet per garage and a maximum width of 24 feet per driveway, excluding the entrance radii, and a minimum length of 25 feet. (iv) Individual driveway access to arterial streets is prohibited unless no practicable alternative access exists and a driveway turnaround is provided. (v) To the extent not in conflict with this Section, parking and drives must meet Section 11-1802 through 11-1811. (q) Private Open Space in Addition to Common Open Space. 400 square feet for the private use of each individual dwelling unit, located and designed to maximize its utility to the dwelling unit it serves and maximize its privacy, especially in relation to adjacent dwelling units, and set back a minimum of ten (10) feet from exterior boundaries and a minimum of ten (10) feet from private open space areas accessory to another dwelling unit. (r) Other Exterior Restrictions. Fences may not exceed six feet, unless a lower height is required under Section 11-1857. (3) Setbacks. (a) Minimum Building Separation Between Residential Structures:
(b) Minimum
Separation, Residential Structure and
Common Parking Space(s): 20 feet (c) Minimum Setbacks, DSC unit from:
This setback may be reduced on
Class III arterial streets to 35 feet, provided driveway access is not
directly onto the arterial roadway and the Class III 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. (a) The development is designed and located to minimize traffic, noise, and other impacts on existing surrounding neighborhoods; (b) The development is compatible in structure and overall design with existing adjacent low density residential development; and (c) To the extent practicable, the development is located at the periphery of low density residential development, if any exists. [Revised 6/21/05, Ordinance 1894][Revised 8/2/06, Ordinance 1926]
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