CITY OF COON RAPIDS, MINNESOTA
CHAPTER 11-600
LOW-DENSITY RESIDENTIAL DISTRICT (LDR-1)

11-601 Intent. This district is intended to provide single- family housing while preserving natural features such as topography, water, and large stands of trees. [Revised 9/4/01, Ordinance 1737]

11-602 Permitted Uses.

(1) One (1) detached single-family dwelling unit per lot.
(2) Agricultural, except feedlots.
(3) Public uses or utilities, except major buildings, substations, towers, or high voltage transmission lines.
(4) State licensed community residential facilities serving six (6) or fewer persons, licensed day care facilities serving twelve (12) or fewer persons or group family day care facilities serving fourteen (14) or fewer children. [Revised 9/5/95, Ordinance 1537]

11-603 Accessory Uses.

(1) Private garage/storage structures. [Revised 2/4/97, Ordinance 1597]
(2) One (1) outdoor living room. [Revised 2/4/97, Ordinance 1597]
(3) Other detached accessory structures such as fish houses, gazebos, greenhouses, and playhouses incidental to the dwelling unit. [Revised 2/4/97,
Ordinance 1597]
(4) Multiple Pet Locations duly licensed under Chapter 6-200.
(5) Home occupations meeting the following criteria:

(a) The home occupation is clearly incidental and secondary to the residential use of the property and does not change the character thereof.
(b) Nothing is discernable to surrounding properties indicating that a home occupation is being conducted except for a sign as permitted by Chapter 11-2100, a garden, or one (1) motor vehicle (otherwise permitted by 11-1800) whose nature or signage indicates it is used in the business. There is no outdoor storage or display of equipment or materials used in the home occupation. [Revised 2/4/97, Ordinance 1597]
(c) No internal or external alterations are made that are not customarily found in dwellings.
(d) If the home occupation is carried on in the garage, the minimum amount of required garage space is maintained as garage space.
(e) No parking spaces are improved to provide for the home occupation. Any vehicle whose nature or signage indicates it is used in the business is parked in the driveway or garage.
(f) No one who does not reside on the premises works on the premises. No one is transported from the premises to a job site who does not reside on the premises.
(g) The home occupation is serviced by delivery vehicles no larger than 26,000 pounds gross vehicle weight. [Revised 12/11/90, Ordinance 1361]
(h) Permitted home occupations are generally those that do not bring people or customers to the residence and that are not or prohibited home occupations. This would include, but not be limited to, the following: a craft business that markets goods at craft fairs, off-premises shops, parties, etc., so that no customers visit the residence; a typing, accounting, or mailing service where all work is picked up and delivered to the customer; the office for a traveling salesperson or a cleaning service; a retail business where all orders are received by mail or telephone and are delivered to the customers’ premises; and a sewing business that does not involve customer visits. [Revised 2/4/97, Ordinance 1597]

(6) Patios and tennis courts.
(7) Private stables on a minimum of five (5) acres.
(8) Private swimming pools as regulated under Chapter 12-500.
(9) Renting of rooms for not more than two (2) roomers per dwelling unit.
(10) Signs as regulated under Chapter 11-2100.
(11) Phone booths, bus shelters, and other such incidental structures.
(12) State licensed day care facilities serving thirteen (13) or more persons when accessory to a hospital, church, private school, or nursing home. [Revised 9/5/95, Ordinance 1537]
(13) Home Based Retail Sales in conformance with Section 11-1862.[Revised 8/4/98, Ordinance 1640]

11-604 Conditional Uses.

(1) Cemeteries and their accessory structures.
(2) Churches, private schools, nursing and boarding care homes, hospitals, sanitariums, rest, and similar institutions.
(3) State licensed community residential facilities serving seven (7) or more persons or group family day care facilities serving fifteen (15) or more children. [Revised 9/5/95, Ordinance 1537]
(4) Feedlots, provided that a feedlot permit is obtained from the Minnesota Pollution Control Agency.
(5) Home Occupations that are not accessory uses but meet the following criteria:

(a) The home occupation is clearly incidental and secondary to the residential use of the property and does not change the character thereof.
(b) Nothing is discernable to surrounding properties indicating that a home occupation is being conducted except for a vehicle (otherwise permitted by 11-1800) whose nature or signage indicate it is used in the business. There is no outdoor storage or display of equipment or materials used in the home occupation.
(c) No external alterations are made that are not customarily found in dwellings.
(d) If the home occupation is carried on in the garage, the minimum amount of required garage space is maintained as garage space.
(e) All vehicles brought to the property in conjunction with the business are parked in the driveway. Resident’s vehicles are not parked in the streets to provide these driveway parking spaces. No parking spaces are improved to provide for the home occupation. Any vehicle whose nature or signage indicate it is used in the business is parked in the driveway or garage.
(f) No more than one person who does not reside on the premises works on the premises. Prior to the approval of such a conditional use permit the Planning Commission shall make a finding that the home occupation would not otherwise require a conditional use permit and that impact of such a home occupation on the surrounding neighborhood is no greater than that of a home occupation without such a worker that requires a conditional use permit.
(g) The home occupation is serviced by delivery vehicles no larger than 26,000 gross vehicle weight. [Revised 12/11/90, Ordinance 1361]
(h) The following home occupations are prohibited: repair of internal combustion engines of more than 12 horse power; body shops; machine shops; welding; ammunition manufacturing; flea markets; motor vehicle repair maintenance, service or sale; firearm sales; tattoo parlors or other objectionable uses as determined by the City Council. Machine shops are defined as places where raw metal is fabricated, using machines that operate on more than 110 volts of current. [Revised 6/04/91, Ordinance 1378][Revised 9/5/95, Ordinance 1536]
(i) A conditional use permit may not authorize the keeping of more vehicles on a parcel than authorized by 11-1800.
(j) These home occupations include, but are not limited to, the following: beauty shops, taxidermy shops, antique shops, repair shops, seamstress/tailoring/alteration shops, catering, photography studio, clock making shops, pet grooming, repair of small internal combustion engines of 12 horse power or less, upholstery shops, accounting, bookkeeping and medical practitioner’s office. [Revised 6/04/91, Ordinance 1378]

(6) Marinas and related uses.
(7) Mining as regulated under Chapter 11-2000.
(8) Public buildings and major utility structures, including the following:

(a) Water pump houses shall conform to principal building setbacks.
(b) Electric power substations shall conform to the principal building setbacks and have a landscaped yard. Electric power substations shall be screened in accordance with Section 11-1838.
(c) Water towers shall conform to principal building setbacks.
(d) High voltage transmission lines shall, whenever possible, be located to avoid diagonal divisions of land.
(e) Railroad uses may include through railroad tracks, but not switching or storage yards.
(f) Any principal public building, other than utility structures.

(9) Private stables on less than five (5) acres.
(10) Public and boarding stables as regulated under Chapter 6-300.
(11) Recreational facilities such as country clubs, community recreation buildings, golf courses, archery ranges, or trapshooting ranges.
(12) Architecturally-designed earth-sheltered single-family dwelling units not otherwise meeting all the provisions of this Code.
(13) State licensed community correctional facilities. [Revised 9/5/95, Ordinance 1537]

11-605 District Standards. The District Standards shall be as follows:

(1) Building Height. The maximum building height shall be 35 feet for principal structures and 20 feet for accessory structures. An accessory structure shall not exceed the height of principal building, except when on a farm and related to a farming operation.
(2) Building Width. The minimum building width shall be 20 feet over a minimum of 50 percent of building length.
(3) Finished Floor Area. The minimum finished floor area shall be 1,200 square feet at or above lot grade. 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 the side lot lines, or, when the side lot line is more than five (5) feet from the building, between the building and a line five (5) feet from the building.
(4) Foundation. All 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, “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 4/6/99, Ordinance 1660]
(5) Garage/Storage and Other Accessory Structures.

(a) Each dwelling is permitted one (1) detached garage/storage structure of up to 1200 square feet in floor area less the floor area of any garage/storage space attached to the principal structure. The total floor area of garage/storage space, detached and attached to the principal structure, shall not exceed 1200 square feet. Notwithstanding the preceding, the maximum floor area of garage/storage space attached to the principal structure may be increased up to 1600 square feet in lieu of any detached garage/storage structure and any free standing accessory structures otherwise permitted under paragraph (b) of this Section, if the total floor area of any attached garage/storage space does not exceed 80% of the finished floor area of the principal structure. At least 484square feet in floor area of garage/storage structure per dwelling shall be accessible to vehicle storage and shall have a minimum width of 22 feet and a minimum depth of 22 feet. The minimum width of a detached garage/storage structure may be reduced to 12 feet provided the total floor area of the detached garage/structure and an attached garage/storage structure equals or exceeds 528 square feet and the attached garage/storage structure has a minimum width of 12 feet and a minimum depth of 22 feet. Detached garage/storage structures in excess of 900 square feet in floor area shall meet the same setback requirements as the principal structure. The architectural style, color, and facing material of a garage/storage structure shall be compatible with the principal structure. [Revised 2/4/97, Ordinance 1597][Revised 6/3/97, Ordinance 1605] [Revised 2/15/00, Ordinance 1687]

[Revised 6/4/02, Ordinance 1764][Revised 6/3/03, Ordinance 1804]

(b) In addition to structures provided for in Section 11-605(5)(a) above, each dwelling is permitted other freestanding accessory structures such as an outdoor living room, fish house, gazebo, greenhouse, or playhouse. No accessory structure permitted under this subsection, whether of singular or multiple use, shall exceed 200 square feet in floor area. No accessory structure permitted under this subsection shall have a door exceeding six (6) feet in width. The total floor area of all such accessory structures permitted under this subsection shall not exceed 400 square feet [Revised 2/4/97, Ordinance 1597][Revised 6/3/97, Ordinance 1605][Revised 2/15/00, Ordinance 1687]
(c) The number of detached garage/storage structures and other accessory structures shall not exceed three (3) per dwelling. [Revised 2/4/97, Ordinance 1597]
(d) No accessory structure shall be constructed on any lot prior to the time of construction of the principal structure. [Revised 2/4/97, Ordinance 1597]
(e) An accessory structure larger than 120 square feet of floor area so located such that any one of its walls is within six (6) feet of a wall of any other structure shall be attached to and made structurally part of the other structure. [Revised 2/4/97, Ordinance 1597] [Revised 12/2/97, Ordinance 1624][Revised 2/15/00, Ordinance 1687][Revised 9/2/03, Ordinance 1815]
(f) An accessory structure 120 square feet in floor area or larger shall have a permanent concrete slab under the entire structure. [Revised 2/4/97, Ordinance 1597][Revised 6/3/97, Ordinance 1605][Revised 12/2/97, Ordinance 1624]
(g) For the purpose of this section, floor area shall mean the gross horizontal area of the main floor of a structure plus the horizontal area of any other floor level having a minimum vertical clearance or ceiling height of five (5) feet. [Revised 6/3/97, Ordinance 1605]
(h) Accessory structures other than garage/storage structures shall not be used for the storage of motor vehicles or major recreational equipment. [Revised 2/4/97, Ordinance 1597] [Revised 6/3/97, Ordinance 1605]
(i) The lot coverage restriction of Section 11-605(8) shall apply to all structures permitted by this Section 11-605(5).[Revised 2/4/97, Ordinance 1597][Revised 6/3/97, Ordinance 1605]

(6) Landscaping. The following minimum landscaping shall be provided:

(a) The front yard setback of all single-family lots shall contain sod or alternate landscaping.
(b) The boulevard area abutting each lot shall be sodded and shall contain at least one (1) tree with a minimum caliper of two (2) inches per unit on each street frontage.

(7) Lot Area. The minimum lot area shall be 15,000 square feet, except that a corner lot shall contain a minimum of 16,500 square feet. The area of a lot abutting a railroad or arterial street right-of-way shall be increased by the area of the buffer strip required under Section 11-605(9)(b).
(8) Lot Coverage. No more than 30 percent of the lot area shall be covered by buildings, drives, and parking areas. For the purposes of computing lot coverage under this provision, houses that do not have the minimum finished floor area required by this Code shall be assumed to have such minimum finished floor area, and properties with less than the minimum driveway requirements of this Code shall be assumed to have such minimum driveway requirements. [Revised 2/15/00, Ordinance 1687]
(9) Lot Dimensions. The minimum lot dimensions, measured in feet, shall be as follows:

(a)                                         Corner Lot

(b) Where a lot abuts a railroad or arterial street right-of-way, a buffer strip of at least 30 feet in depth shall be added to the lot's side adjacent to abutting the right-of-way. Such buffer strips shall be landscaped pursuant to Section 11-1838.
(c) A lot fronting on a cul-de-sac shall have a minimum depth of 120 feet and such lot shall have a minimum 20 feet of street frontage. Lot area requirements shall be maintained.
(d) Lots fronting on Mississippi Boulevard and having the Mississippi River as the rear lot line shall not be further developed or subdivided in such a manner that their existing lot depths are reduced. [Revised 12/21/04, Ordinance 1859]

(10) Parking and Drives.

(a) The minimum number of required off-street parking spaces shall be three (3) per dwelling unit. At least two (2) spaces per dwelling unit shall consist of an enclosed garage.
(b) A driveway shall have a minimum width within the street right-of-way of ten (10) feet per dwelling unit, excluding the entrance radii. Within the street right-of-way, the total width of all driveways accessing the same street frontage shall not exceed 24 feet per dwelling unit, excluding the entrance radii.
(c) No more than 50 percent of the lot area located between the structure and the front property line may be improved as driveway and parking surfaces, provided, however, that the maximum pavement width, excluding a required turnaround, shall not exceed 36 feet.
(d) Driveways shall be permitted to be constructed up to the property line. However, driveways and parking shall not be located within the sight triangle described in Subsection 11-1825(1).
(e) All driveways and parking areas shall be improved with concrete, bituminous, brick pavers or similar hard surfaced material as approved by the Chief Building Official, provided, however, that on a lot which has the shoreline of the Mississippi River as the rear lot line, all driveways and parking areas shall be so improved for the first 100 feet of lot depth. Other materials, including decorative landscape rock, crushed rock, gravel, sand, bare soil, or similar materials shall be prohibited for use as a driveway or parking surfaces. Driveways shall be constructed and maintained according to standards on file in the office of the Chief Building Official. If the roadway is not paved, the driveway need not be paved until such time as the owner is given notice by the Zoning Administrator. Within 30 days after completion of the paving of the roadway, the Zoning Administrator shall notify the owner in writing that the driveway must be paved. The notice shall specify a date for completion of the driveway paving, which date shall be no less than six (6) months nor more than one (1) year from the date of the notice.

(f) Driveway access to arterial and collector streets shall be prohibited, unless approved by the City Council. Where a driveway access is permitted to an arterial street or collector street, a driveway turnaround shall be provided in order to eliminate the need for vehicles to back onto the street when exiting.
(g) Parking shall be prohibited within the front and side yards except on improved surfaces provided, however, on a lot which has the shoreline of the Mississippi River as the rear lot line, parking shall be prohibited within the first 100 feet of lot depth except on improved surfaces. [Revised 12/05/00, Ordinance 1716]

(11) Setbacks.

(a) The minimum setbacks, measured in feet, shall be as follows:

[Revised 4/3/01 Ordinance 1727]

* If the front of the principal structure faces the street side lot line rather than the front lot line then the front yard setbacks requirements shall also apply to the street side yard.

(b) Along streets which are designated Class I, II, or III arterials in the City's Comprehensive Plan, the minimum setback for all buildings shall be 50 feet from the right-of-way, with the following exceptions:

i. When a property abuts a service road, the setback provisions of 11(a) above shall apply.
ii. The setback may be reduced on Class III arterial streets to 40 feet for residential uses in the LDR-1 District, provided that 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.
iii. With respect to lots platted along arterial streets as of January 1, 1980 upon which these setback requirements would prohibit construction of a residence, the Zoning Administrator, upon request of the owner, may reduce the required side yard setback from the arterial street to such an extent as to permit the construction of the residence upon the lot, provided the owner meets all other setback requirements, and provided further that the setback along the arterial street shall not be reduced to less than 20 feet from the right-of-way line. [Revised 12/5/00, Ordinance 1717]

(c) The following shall not be considered as encroachments on setback requirements:

i. In any yard: awnings, steps, or chimneys that are no closer than five feet to any lot line, underground garages that are no closer than ten feet to a lot line, flag poles, light poles, and public utilities (subject to the requirements of Section 11-604(8).
ii. Roof eaves, overhangs, and similar appurtenances shall not encroach more than two feet into a setback area.
 

(d) An accessory structure shall not be located nearer to the front lot line than the principal building except on a lot which has the shoreline of the Mississippi River or Crooked Lake as the rear lot line. On a corner lot, if the front of the principal structure faces the street side lot line, an accessory structure shall not be located nearer to the street side lot line than the principal building.
(e) On a corner lot when the front of the principal structure faces the street side lot line, the rear yard setback requirements and the interior side yard setback requirements may be exchanged.
(f) The following shall meet the setback requirements of the Office Zoning District:

i. Accessory structures for cemeteries.
ii. Churches, private schools, nursing homes, hospitals, sanitariums and similar institutions.
iii. State licensed residential facilities serving seven or more persons.
iv. Principal public buildings.
v. Principal buildings for recreational facilities.

(g) Notwithstanding any provisions herein to the contrary, the Director of Community Development, or designee, may approve a deck which encroaches up to ten feet into the required front setback provided [Revised 12/2/97, Ordinance 1625]

i. The deck does not exceed 100 square feet in area;
ii. The deck provides access to the main entrance of the dwelling.
iii. Except for steps or a handicapped access ramp, the deck is at least 30 feet from the front lot line, five feet from an interior lot line and 20 feet from a street side lot line; [Revised 12/2/97, Ordinance 1625]
iv. The floor of the deck is no higher than the threshold of the main entrance;
v. The underside of the deck is screened with a material that is at least 50% opaque; and
vi. The deck is architecturally compatible with the dwelling. [Revised 12/3/96, Ordinance 1588]

(12) Variable Setback Plan. Notwithstanding the provisions of this Chapter to the contrary, in order to provide maximum flexibility to owners of property on which construction has not occurred, the owner may elect to adopt a variable setback plan. Under the plan, the front yard setback may be reduced to not less than 35 feet, providing the following conditions are met:

(a) The minimum average setback of all structures on the same side of the street in a single block shall be at least 40 feet.
(b) The maximum difference in setback on two (2) contiguous lots shall be ten (10) feet.
(c) If a difference in setback is required, the minimum difference on two (2) contiguous lots shall be two (2) feet.
(d) No more than two (2) contiguous lots shall have the same front yard setback.
(e) Any lot in a proposed development that is adjacent to a previously developed lot shall use the standard minimum front yard setback.
(f) This option shall apply only to a minimum of four (4) or more contiguous lots on the same side of the street in a single block.
(g) The owner shall adopt the variable plan by filing with the Director of Community Development a map of the lots affected. The map shall show in sufficient detail the setback selected for each such lot. The owner shall include in any instrument conveying title to such lot a stipulation of the designated setback for such lot. Prior to the conveyance of the first lot included in such plan, the owner may file with the Director of Community Development an amended plan revising the setbacks; provided, however, that the amended plan meets all of the requirements of this Section. After the sale of the first lot included in such plan, no changes may be made unless agreed to by at least seventy-five percent (75%) of the owners of lots included in the plan and provided that the change meets all of the requirements of this Section. Such changes shall be made in the form of an amended plan filed with the Director of Community Development and signed by the required number of owners.

11-606 Site Plan Approval. Site plan approval by the Planning Commission shall be required for all conditional uses indicated in this Chapter. Site plan approval shall be pursuant to Chapter 11-320 through 11-328.