CITY OF COON RAPIDS, MINNESOTA
CHAPTER 11-700
LOW-DENSITY RESIDENTIAL DISTRICT (LDR-2)

11-701 Intent. This district is intended to provide land for attractive and diverse residential developments of single-family dwellings. [Revised 9/4/01, Ordinance 1737][Revised 12/7/04, Ordinance 1857]

11-702 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, State 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]

11-703 Accessory Uses. Any accessory use that is permitted under Section 11-603.

11-704 Conditional Uses.

(1) Any conditional use that is listed under Section 11-604.
(2) Two-family dwellings approved by the City prior to January 1, 2005. All approved two-family dwelling units shall comply with design standards on file in the office of the Community Development Director. [Revised 12/7/04, Ordinance 1857]

11-705 District Standards. The District Standards shall be as follows:

(1) Building Height. The maximum building height shall be 40 feet for principal structures and 20 feet for accessory structures. An accessory structure shall not exceed the height of a 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 as follows:

At least two-thirds (2/3) of the minimum finished floor area at or above lot grade must be on a single floor, provided that if the building has three (3) or more floors at or above grade, at least one-half (1/2) of the minimum 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 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 Structures and Accessory Structures.

(a) Each single family dwelling or two family dwelling unit 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. At least 484 square feet in floor area of garage/storage structure per single family 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. At least 264 square feet in floor area of garage/storage structure per two family dwelling unit shall be accessible to vehicle storage and shall have 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 6/3/03, Ordinance 1804]
(b) In addition to structures provided for in Section 11-705(5)(a) above, each dwelling or dwelling unit 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 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 11-705(8) shall apply to all structures permitted by this Section 11-705(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 entire yard of all two-family lots shall contain sod or alternate landscaping except that any undisturbed area beyond the first 135 feet of lot depth may be left in its natural vegetative state.
(c) 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.

(a) The minimum lot area for a single-family home shall be 10,800 square feet, except that a corner lot shall contain a minimum of 12,150 square feet.
(b) The minimum lot area for a two-family dwelling shall be 14,850 square feet, except that a corner lot shall contain a minimum of 16,200 square feet.
(c) For zero lot line two-family dwellings, the minimum lot area for each unit shall be 7,425 square feet.
(d) 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 by Section 11-705(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, dwelling units 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.

(a) The minimum lot dimensions, measured in feet, shall be:

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 105 feet and such lot shall have a minimum 20 feet of street frontage, except that this shall be increased to a minimum 40 feet of street frontage for a two-family dwelling. Lot area requirements shall be maintained.

(10) Parking and Drives.

(a) The minimum number of required off-street parking spaces for a single family dwelling shall be three (3). At least two (2) spaces 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. Other materials, including decorative landscape rock, crushed rock, gravel, sand, bare soil, or similar materials, shall be prohibited for use as driveway or parking surfaces. Driveways shall be constructed and maintained according to standards on file in the office the 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 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. [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 setback requirements shall also apply to the street side yard.

(b) Along streets which are designated Class I, II, 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 35 feet for residential uses in the LDR-2 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 12/05/00, 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) Not withstanding the provisions of this Chapter to the contrary the Board of Adjustment and Appeals may permit the rear yard setback for porches including attached outdoor living rooms and three-season porches, to be reduced to not less than twenty feet if no other arrangement is practical, and provided further:

i. The rear property line abuts a park or other publicly owned property, except public rights-of-way,
ii. The porch will not be detrimental to the neighborhood or the public welfare,
iii. The porch is architecturally compatible with the primary structure and iv. The porch will not be incorporated into the year round living space of the primary structure.

(f) 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.
(g) 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.

(h) Notwithstanding any provisions herein to the contrary, the Director of Community Development, or designee, may approve a deck which encroaches up to ten feet in 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 25 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) Reduced Front Yard Setback Permitted. Notwithstanding the provisions of this Chapter to the contrary, the Board of Adjustment and Appeals may permit the front yard setback to be reduced to not less than 25 feet on a property on which is constructed a principal structure, if no other arrangement is practical; provided, however, that the Board may permit such variance for either the principal structure or garage, but not both; and provided, further, that if the variance is given for the garage, the Board shall require at least three (3) paved on-site parking spaces whenever practical. Parking spaces within the garage shall be considered as on-site parking spaces for purposes of this Section.
(13) 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 setback for a structure may be reduced to not less than 30 feet, providing the following conditions are met:

(a) A minimum average setback of all structures on the same side of the street in a single block shall be at least 35 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.
(h) On any lot included in a variable setback plan, the setback for a garage may be reduced to 30 feet, only if there are at least three (3) paved on-site parking spaces. Parking spaces within the garage shall be considered as on-site parking spaces for purposes of this Section.

(14) Zero Lot Line for Two-Family Residential Lots. Notwithstanding the provisions of this Chapter to the contrary, two-family residential lots may be platted or subdivided in such manner that the common boundary line for the residential units will have a zero lot line setback; provided, however, that each such lot meets the following requirements:

(a) Each lot shall have a minimum area of 7,425 square feet.
(b) Separate services shall be furnished to each residential unit for sanitary sewer and water.
(c) Two separate dwelling units are maintained.
(d) The two-family unit shall be constructed in a side-by-side manner.
(e) All zero lot line two-family dwellings shall require a party wall agreement relating, at a minimum, to maintenance of the structure, maintenance of open and/or common space, accessory structures, and exterior decoration. The agreement shall be approved by the City Attorney and kept on file in the office of the Director of Community Development. [Revised 05/07/91, Ordinance 1373]

(15) Repealed August 23, 1988

11-706 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 Sections 11-320 through 11-328.

11-707 Repealed May 12, 1987.

11-708 Exceptions. Notwithstanding any other provisions of this code to the contrary, the following shall be considered conforming two family residential uses:

(a) Two family dwellings constructed as permitted uses under the two family dwelling (R-3) zoning district, now repealed.
(b) Two family dwelling lots on which conditional use permits were granted prior to February 1, 1989, and which meet the following minimum lot dimensions: width 90 feet; corner lot width 100 feet; depth 135 feet.
(c) Zero lot line two family residential lots on which conditional use permits were granted prior to February 1, 1989 and which have a minimum area of 6,000 square feet per lot.

However, two family residential uses which cease as such for a continuous period of one year shall not be reverted to two family residential uses unless they conform with all current code provisions for such uses.