11-901.1

Intent. These areas are unsuitable for most residential, commercial, or industrial development due to flooding, high water table, bad drainage, slope, adverse soil conditions, important natural features, or by reason of being designated a public park or a common open space area. Most of these areas contain valuable environmental qualities which should be retained in a substantially undeveloped state in order to conserve the City's natural resources, preserve the amenities of its environment, protect ground water recharge areas, prevent the overcrowding of land, curtail pollution and siltation, and alleviate flooding problems.

11-901.2

Permitted Uses.

(1)

Agricultural uses, including the cultivation and harvesting of crops according to recognized soil conservation practices and the pasturing and grazing of animals, except feedlots.

(2)

Conservation uses, including drainage control, forestry, wildlife sanctuaries, and facilities for making same available and useful to the public.

(3)

Open space areas.

(4)

Outdoor recreational uses and facilities.

11-901.3

Conditional Uses.

(1)

All grading, stripping, excavation, mining, or filling of land in accordance with the mining requirements of Section 11-1103, provided that the findings of Subsection (2) below are met.

(2)

Other Land Uses. A request for a conditional use permit must be accompanied by an overall plan of the entire site showing roads, parking areas, lot lines, easements, the location of tree cover, including the designation of trees of six inches or more in diameter, the location of other natural and biological features such as wetlands and areas of valuable wildlife habitat, the location of proposed structures, existing contours, proposed grading, drainage, utilities, and landscaping. The approval of such a request must require findings that:

(a)

The effect of the development upon the natural features such as ponds, streams, wetlands, or woods has been considered.

(b)

The location of the natural features and the site's topography have been considered in the designing and siting of all physical improvements.

(c)

Adequate assurances have been received that only those areas approved for the placement of physical improvements may be cleared.

(d)

The development does not significantly reduce the natural retention storage capacity of any watercourse or impede the flow of flood waters.

(e)

The soil conditions are suitable for excavation and site preparation and the drainage is designed to prevent erosion and environmentally-harmful surface runoff.

(f)

The petitioner will be substantially damaged by being required to place the intended development outside the CD (Conservancy District).

(g)

The conditions of subsection 11-304.3 are met.

11-901.4.

District Standards. The following standards are not meant to abridge or otherwise alter any Minnesota Department of Natural Resources or watershed district authority regulations:

(1)

Development Area. Unless intended for a permitted use, the minimum area for a subdivision development is five acres.

(2)

Standards for lot area, setbacks, floor area, height, parking, and screening within a development are governed by the standards of the residential, commercial, or industrial zoning district most similar to the proposed as determined by the Planning Commission. Deviation from those standards may be permitted only if the deviation is consistent with the total design of the development, encourages a desirable living environment, is not detrimental to the welfare of the City of Coon Rapids, or is required in order to conserve or protect the site's natural features.

(3)

Lot Coverage. No more than ten percent of the development area located in a district can be occupied by structures, parking facilities, or roadways.

(4)

Within residential developments, it shall be permissible to utilize total land area in calculating total residential units permitted for the entire development area.

(5)

Areas of districts which are located in a floodplain shall be additionally subject to Section 11-1101, Floodplain Management Regulations.

11-902.1

Intent. This Section is intended to encourage residential, commercial, and industrial planned unit developments offering greater creativity and flexibility in site plan design than is provided under the strict application of zoning regulations, while at the same time preserving the health, safety, order, convenience, prosperity, and general welfare of the City of Coon Rapids. Planned unit developments may include one or a variety of land uses. Mixed uses may include any combination of residential, commercial, industrial, or agricultural uses planned and developed in an orderly and compatible relationship to one another.

11-902.2

Prohibited Districts. No new Planned Unit Developments may be approved in the following zoning districts: CD, LDR-1, River Rapids Overlay, Port.

11-902.3

Permitted Uses.

(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 subsection 11-902.8.

(2)

In the MDR and HDR Zoning Districts, at least 70 percent 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. 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 percent requirement may be reduced to not less than 50 percent for mixed uses on parcels less than three acres that otherwise qualify under subsection 11-902.04(8), if no other arrangement is practicable.

11-902.4

District Standards.

(1)

Access. All land uses must 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 must 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 must be linked to the open space areas of surrounding developments. Common open space must 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.

(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.

(6)

Minimum Planned Unit Development Area. Three acres of land in single ownership or control. A land use of less than three acres may qualify if one or more of the following conditions exist:

(a)

The planned unit development is to include two 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.

(7)

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.

11-902.5

Application for Plan Approval. Before the Planning Commission may review a Planned Unit Development, the plan and an application must 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 must be signed by the property owner and the developer. The plan must 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 Subsection 11-902.3(2), and residential density calculations, as applicable, and a site plan showing the location of each use.

(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 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 Section 11-1500 (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.

(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.

11-902.6

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 11-305, 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 Section.

(2)

The plan meets the standards required for a conditional use in subsection 11-304.3.

(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 subsection 11-902.4(4).

(7)

The plan exceeds the zoning district standards for uses most similar in function to the proposed uses.

11-902.7

Official Map Designation. After approval, the planned unit development shall be designated on the City's Official Zoning Map.

11-902.8

Modification of Approved Plan. An approved Planned Unit Development may be modified if the City Council, after public hearing and recommendation from the Planning Commission, finds:

(1)

Any use modification conforms to the use restrictions of this Section in effect at the time the modification request is considered;

(2)

Any use or design modification meets applicable City Code standards, including this Section, in effect at the time the modification request is considered.

11-902.9

Termination of Plan Approval. Approval of a development plan is effective for one 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 Section, in effect at the time the request for an extension is considered.

11-902.10

Additional Submissions Required Prior to Final Approval.

(1)

Development Agreements in accordance with subsection 11-307.3, and Section 11-1506.

(2)

Homeowners Association or Condominium documents and declarations of covenants and restrictions, as applicable, must be filed with the 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 therefore.

11-902.11

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.

11-902.12

Application Fee. A non-refundable application fee, to be set by ordinance shall accompany an application. On proof of financial hardship, the City Manager, or the Manager's designee, may waive an application fee.

11-902.13

Existing Planned Unit Developments. Notwithstanding any provisions in this Chapter to the contrary, a Planned Unit Development that received final approval prior to March 17, 2004 and has been substantially developed is deemed a conforming use, provided uncompleted work conforms, to the extent practicable, to state and local building code requirements, and to the requirements of this Title, in force at the time a building permit is issued. For the purposes of this Section, substantially developed means complete installation of utilities, or completion of at least 50 percent of the proposed floor area.

(Ord. No. 2297, 2-20-24)

11-903.1

Intent. This Section enables the creation of Port Districts to promote the unified development and revitalization of designated areas. Port Districts should direct:

(1)

Compact, vigorous, mixed use development;

(2)

Distinct unifying urban design themes, well-maintained properties, and a well-organized vehicular and pedestrian circulation pattern;

(3)

Higher-density residential developments around community-oriented or destination-oriented commercial, historical, and recreational land uses;

(4)

Attractive developments constructed of high quality materials that incorporate innovative designs and reflect a distinctive, unique character; and

(5)

Development consistent with the goals of the Coon Rapids Boulevard Framework Plan including:

(a)

Businesses concentrated in Port Districts;

(b)

Residential, institutional, and open space uses between the Port Districts;

(c)

Mixed use and multi-use development;

(d)

Housing serving community needs;

(e)

Increased open space; and

(f)

Distinct design themes for each Port District.

(6)

The mixture of compatible land uses within each Port is essential to establishing the level of vitality and intensity needed to support associated retail and service uses. Each Port shall have a distinct, individual design theme, as exemplified by its landscape, architecture, lighting and color styles, planned public amenities, and allowed uses.

11-903.2

Definitions.

(1)

Port or Port District. A Preservation or Renovation Tract is a defined zoning district within the City, created with the intent of encouraging development or redevelopment according to a defined theme, within a defined framework of public and private improvements and amenities.

(2)

Port Elements Plan. A city-developed plan, adopted by resolution, to promote Port continuity and theme that may prescribe, in both graphic and verbal form, public and private improvements including, but not limited to, site architecture, landscape materials and treatments, lighting design, building treatments and colors, signage, fences, walls, railings, seating, litter receptacles, and other street furniture and structures.

(3)

Port Master Plan. A conceptual plan for an entire Port that includes, but is not limited to, proposed uses and use relationships, densities or floor area ratios for each use classification, site circulation, pedestrian systems, parking plans, open space locations, and examples of proposed building types. A Port Master Plan may be developed by the City or by a private developer, landowner, or other applicant.

11-903.3

Uses.

(1)

Use Table. Permitted, conditional, and accessory uses are specified in the following table as "P," "C," and "A," respectively. Uses not permitted in some Port Districts are specified as "NP" and uses not listed in the table are not permitted in any Port District.

¹ May not occupy more than five percent of the total development area in Port Riverwalk.

² Service businesses: Service businesses include provision of services to the general public that produce minimal off-site impacts. Service businesses include but are not limited to the following:

barber and beauty shops

dry-cleaning (direct customer service; plants servicing more than one retail outlet are not permitted)

interior decorating/upholstery

locksmith

mailing and packaging services

radio and television service and repair

shoe repair

tailor shop

watch repair, other small goods repair

picture framing

³ Food and related goods: These uses include the following uses, characterized by the sale of food and related goods to the public for consumption off the premises.

grocery store, supermarket

butcher shops

bakeries

candy

greengrocer, other specialty food

catering

⁴ General retail: General retail sales include the retail sale of products, sometimes with provision of related services, to the general public that produce minimal off-site impacts. General retail sales include but are not limited to the following:

antiques and collectibles store

art gallery

bicycle sales and repair

book store, music store

clothing and accessories

drugstore, pharmacy

electronics sales and repair

florists

jewelry store

hardware store

liquor store

news stands, magazine sales

photographic equipment; film developing

stationery store

picture framing

⁵ Eating places:

restaurants with or without liquor sales,

delis, take-out establishments

cafés, coffee shops

⁶ Limited production and processing. These uses produce minimal off-site impacts due to their limited nature and scale, and are considered compatible with office, retail and service uses. Limited production and processing may include wholesale and off-premises sales. Limited production and processing includes:

apparel and other finished products made from fabrics

computers and accessories, including circuit boards and software

electronic components and accessories

film, video and audio production

food and beverage products, except no live slaughter, grain milling, cereal, vegetable oil or vinegar processing

precision medical and optical goods

signs, including electric and neon signs

watches and clocks

wood crafting and carving

wood furniture and upholstery

⁷ Can occupy no more than 20,000 square feet of a building.

(2)

Conditional Use Standards. Drive-through uses or any use that exceeds the size requirements listed may be allowed as conditional uses. To the extent not otherwise required by subsection 11-304.3 (Conditional Use Permit Procedures and Requirements), no conditional use may be granted unless the applicant demonstrates the proposed use:

(a)

advances the intent of this Section;

(b)

allows for development of the property in an efficient, well-organized way; and

(c)

is incorporated into a plan that provides substantial site amenities, buffers, and other elements.

(3)

Licensing Standards Apply. Uses allowed herein are allowed only to the extent of further requirements under Title 5 (Licensing Procedures).

(4)

Varied density residential under Section 11-1003 is not permitted.

(5)

Single-Family Residential Dwelling. Single-family residential dwellings are allowed as a permitted use in PORT Evergreen, subject to the following:

(a)

Only allowed on lots without frontage on Coon Rapids Boulevard or Foley Boulevard.

(b)

Subject to the general regulations found in Section 11-601 and the LDR2 zoning district standards found in Section 11-603.

(c)

Accessory structures are allowed per the LDR2 zoning district.

Single-family dwellings allowed under this Section are exempt from the regulations found in Section 11-903 PORT District and Section 11-1003 River Rapids Overlay District.

11-903.4

Mixed Uses Encouraged. Compatible permitted and conditional uses may be combined within the same building.

(1)

A development area, as defined by a Port Master Plan, of five acres or more must include at least two of the following Table 11-903.3(1) use categories:

(a)

Commercial Uses.

(b)

Residential Uses.

(c)

Institutional Uses.

(d)

Office Uses.

(e)

Civic Uses.

(2)

If over 50 dwelling units are proposed in a site plan or Port Master Plan, at least two housing types must be included from the Table 11-903.3(1) use categories.

11-903.5

Gross Densities.

(1)

Minimum Density. Eight units per acre, to include live-work units and units in mixed use buildings.

(2)

Maximum Density.

(a)

Townhouses or live-work units: Fifteen units per acre

(b)

Multi-family buildings: Thirty units per acre

(c)

Mixed use buildings and senior apartments: Thirty units per acre

11-903.6

Dimensional Standards, Residential, and Live-Work Uses.

(1)

Height. The majority of all buildings on any parcel or development site shall be a minimum of 20 feet in height. Buildings with two floors above grade are encouraged.

(2)

Minimum Lot Area. Two thousand square feet for attached units such as townhouses; 6,000 square feet for all other buildings.

(3)

Minimum Lot Width. Twenty-four feet for attached units; 50 feet for all other buildings.

(4)

Setbacks.

(a)

Principal or accessory structures from:

(i)

Arterial Streets: A minimum of 30 feet as measured from the curb except that in no event shall the setback be less than 22 feet from the street right-of-way.

(ii)

Collector and Local Streets: Minimum ten feet; zero feet for live-work units, and maximum 20 feet as measured from the street right-of-way.

(iii)

Side or Rear Property Line: Ten feet minimum; add one foot of setback for each additional one foot of height above 35 feet.

(b)

Parking areas:

(i)

From Street Rights-of-Way: No less than the setback of the principal structure.

(ii)

From Adjacent Properties: Ten feet.

(c)

Notwithstanding these requirements, no structure may encroach into any right-of-way, sidewalk, or similar easement.

(5)

Maximum impervious coverage: Eighty percent of development area.

(6)

Minimum Finished Floor Area Per Unit.

(7)

Open Space. The following minimum square footage of private and common open space must be provided. The common open space area must be contiguous, may include setback areas, and must be suitable for recreational or scenic use by residents of the development.

(8)

Parking.

(9)

Garages. Garages must contain a minimum of 300 square feet and a maximum of 75 percent of the floor area of the unit to which the garage is an accessory use to a maximum of 900 square feet. A garage must have a minimum width of 12 feet and a minimum depth of 22 feet. A common garage parking space shall have a minimum width of nine feet and minimum depth of 20 feet.

11-903.7

Dimensional Standards, Nonresidential and Mixed Uses.

(1)

Height. All buildings must be a minimum of 20 feet in height. Buildings with two or more floors above grade are encouraged.

(2)

Minimum Lot Area. The lot area must be sufficient to accommodate principal and accessory buildings, and required parking, setbacks, and landscaped areas.

(3)

Minimum Lot Width. Free-standing buildings, 50 feet; attached storefronts, 20 feet.

(4)

Setbacks.

(a)

Principal or accessory structures in Ports Campus Square and Riverwalk from:

(i)

Arterial Streets: a minimum of 30 feet as measured from the curb except that in no event shall the setback be less than 22 feet from the street right-of-way.

(ii)

Collector and Local Streets: minimum ten feet; zero feet for live-work units, and maximum of 20 feet as measured from the street right-of-way.

(b)

Principal or accessory structures in Ports Evergreen and Wellness from:

(i)

Arterial Streets: 50 feet, except if the arterial street boulevard exceeds 20 feet, the building setback from the right-of-way may be reduced to a minimum of ten feet, provided a minimum of 70 feet is maintained between the building and the arterial street curb.

(ii)

Collector and Local Streets: a maximum of 50 feet

(c)

Principal or accessory structures in all ports:

(i)

Side or rear yard: Ten feet minimum unless attached.

(ii)

Between principal structures: Twenty feet minimum unless attached.

(d)

Parking areas in all Ports:

(i)

From street rights-of-way: Twenty feet minimum.

(ii)

From adjacent residential properties: Ten feet minimum.

(iii)

From adjacent nonresidential properties: Five feet, unless parking areas are combined or shared.

(5)

Minimum Floor Area Ratio. 0.6 (based on lot area for a specific building).

(6)

Maximum Impervious Coverage. Eighty percent of development area.

(7)

Building Floor Areas. In Ports Campus Square and Riverwalk, minimum 2,000 square feet; maximum 20,000 square feet with no single use in a building exceeding 15,000 square feet. In Ports Evergreen and Wellness, minimum 5,000 square feet and no maximum floor area requirement.

11-903.8

Development Guidelines. The guidelines in subsection 11-1003.11 shall apply, except in Ports Evergreen and Wellness where subsections 11-1003.11(1), (3), and (4) may be waived to ensure compatibility between proposed and desirable existing buildings.

11-903.9

Street Design.

(1)

Intent. Local and connecting streets within each Port shall be designed to encourage walking and cycling, to calm traffic, and to maximize pedestrian connections to adjacent neighborhoods and land uses. To achieve these goals, local streets should be relatively narrow and should include street trees and sidewalks on both sides. The following criteria and standards apply to all new streets and extensions of existing streets.

(2)

Connectivity. Streets shall connect with or terminate at other streets unless no other arrangement is practical. Cul-de-sac streets are prohibited unless necessitated by physical or site constraints.

(3)

Sidewalks. Public streets shall be designed with sidewalks on both sides. Nonresidential sidewalk width shall be five feet or more, and eight feet or more in areas of high pedestrian activity.

(4)

Street Trees. Street trees shall be provided along all streets at regular intervals to define street edges, to buffer pedestrians from vehicles, and to provide shade. Trees should be located in a planting strip at least five feet wide between the curb and sidewalk, or in an approved planter or planting structure.

(5)

Public Residential Streets.

(a)

Right-of-way: 50 feet minimum

(b)

Pavement width: 32 feet minimum with parallel parking on one side.

(6)

Nonresidential Streets.

(a)

Right-of-way: 60 feet minimum

(b)

Pavement width: 38 feet minimum with parallel parking on both sides; 40 feet minimum with diagonal parking on both sides.

(7)

Traffic Calming. Traffic calming methods such as reduced curb radii, narrowed pavement at pedestrian crosswalks, speed tables, and bump-outs at mid-block or intersections should be used where appropriate to improve pedestrian safety and slow through traffic.

11-903.10

Master Plan Procedure and Requirements.

(1)

Plan Review. A Port Master Plan must be approved prior to the submission of a site plan for development. The Port Master Plan shall be approved in preliminary and final form. The Port Master Plan, and individual site plans under it, shall be in such form and according to standards on file with the Director. A Port Master Plan must conform to the requirements of this Chapter and applicable Port Elements Plan.

(2)

Preliminary Port Master Plan Procedure. A complete Preliminary Port Master Plan must be submitted at least 30 days prior to the Planning Commission meeting. The Planning Commission shall conduct a public hearing in accordance with subsection 11-305.4 and shall make a recommendation to the City Council, which must approve or deny the Plan.

(3)

Final Port Master Plan Procedure. A complete Final Port Master Plan in substantial conformity to the Preliminary Port Master Plan must be submitted at least 30 days prior to the Planning Commission meeting. The Planning Commission shall make a recommendation to the City Council, which shall approve or deny the Plan.

11-903.11

Site Plan Procedure.

(1)

Preliminary and Final Site Plan. A preliminary site plan may be submitted separately, and may be so required by the Director for large, phased, or complicated developments; otherwise, a preliminary and final site plan may be submitted concurrently. The plan must be in conformity with the Port Master Plan and Port Elements Plan, and must be submitted at least 30 days prior to the Planning Commission meeting.

(2)

Planning Commission Procedure. The Planning Commission shall, for a preliminary site plan or for combined preliminary and final site plans, conduct a public hearing in accordance with subsection 11-305.4 and make a recommendation to the City Council.

(3)

Final Plan Procedure. When not submitted concurrently, a complete final site plan in substantial conformity to the approved preliminary site plan must be submitted at least 30 days prior to the Planning Commission meeting. The Planning Commission shall make a recommendation to the City Council, which shall approve or deny the Plan.

(4)

The duration of the final site plan approval shall be governed by subsection 11-305.7.

11-903.12

Use and Standards Flexibility Rules.

(1)

During the site plan consideration process, the Planning Commission must provide a recommendation to the City Council regarding any proposed dimensional, design standard, or use flexibility request.

(2)

Dimensional Flexibility. The City Council may approve modification of one or more area or dimensional standards of an underlying district if an applicant demonstrates such modification will result in better integration of uses or additional public amenities that will further the intent of this Section.

(3)

Design Standard Flexibility. The City Council may approve an alternative approach to meeting any of the design standards in this Section if an applicant demonstrates such modification is necessary to respond to site conditions, will result in better integration of uses or additional public amenities, and will further the intent of this Section.

(4)

Use Flexibility. The City Council may approve a use, density of use, or mix of uses different from what is allowed upon findings that:

(a)

The modification significantly advances the intent of this Section;

(b)

The modification is necessary to develop the property in an efficient, well-organized way; and

(c)

The plan provides significant site amenities, buffers, and other elements to offset any potential harmful effects that could be caused by the use.

11-903.13

Severability. If any subsection or portion of any subsection of this Section is deemed invalid or unconstitutional by a Court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the other subsections or portions of subsections of this Section.

[Revised 8/20/13 Ordinance 2107]

(Ord. No. 2157, 2-2-16; Ord. No. 2217, 2-5-19; Ord. No. 2231, 12-17-19; Ord. No. 2324, 12-17-24)

11-904.1

Intent. The Riverdale Transit District is intended to promote a lively, prosperous neighborhood center that is an attractive place to live, work, and shop with less reliance on the automobile. Specifically the purposes of this District are:

(1)

To reinforce the use of transit by encouraging a mix of moderate and high density development for people of a variety of income levels and stages of life, within walking distance of the Riverdale Station;

(2)

To create a pedestrian friendly environment that encourages walking, bicycling, and transit use; and

(3)

To create a neighborhood identity that promotes human interactions and safety.

11-904.2

Applicability. The regulations of this Section apply to new development and to alterations to existing development that change its use or intensity of use.

11-904.3

Compatibility with Public Improvements Required. Site plans must demonstrate compatibility with applicable improvement, amenity, or design elements as adopted by resolution of the City Council and with the Riverdale Station Area Transit Oriented Development Design Guidelines adopted by the Coon Rapids City Council in 2008, as amended. Such elements include, but are not limited to, sculpture, fountains, benches, lighting, signage, fencing, pavement, and landscape materials.

11-904.4

Station Area Plan Procedure. No new development or redevelopment may occur, and no building permit will be issued, without approval of a Station Area Plan conforming to the requirements of this Section. Approval of individual site plans must conform to the Station Area Plan. Upon the submission of the Station Area Plan, the Planning Commission will conduct a public hearing in accordance with subsection 11-305.4 and make a recommendation to the City Council, which must approve, modify, or deny the Station Area Plan.

(1)

The Station Area Plan must include the following:

(a)

A drawing showing existing conditions such as property boundaries, generalized contours, site features such as wetlands and wooded areas, and surrounding land uses and development;

(b)

A conceptual development plan showing public and private open space, and general site data such as building locations, density, setbacks, ponding areas, parking areas and generalized screening, buffering and landscaping concepts;

(c)

Generalized traffic information including proposed new streets and alley connections, and improvements to existing roads; and

(d)

An elements plan that includes, but not limited to, lighting, public art, planters, fountains, litter receptacles, benches or seating areas.

(2)

The findings necessary for approval of the Station Area Plan include, but are not limited to, the following:

(a)

The Station Area Plan is consistent with the intent of this District;

(b)

The Station Area Plan is consistent with the Riverdale Station Area Transit Oriented Development Design Guidelines;

(c)

The Station Area Plan reflects development that:

(i)

Is not detrimental to the public health, safety, or general welfare;

(ii)

Is not hazardous, detrimental, or disturbing to surrounding uses, or that creates pollution, vibration, general unsightliness, electrical interference, or other nuisances;

(iii)

Does not create traffic congestion, unsafe access, or parking needs that will cause inconvenience to adjoining properties;

(iv)

Is served adequately by essential public services such as streets, police, fire protection, utilities, and parks;

(v)

Does not create excessive additional requirements at public cost for public facilities and services; and is not detrimental to the economic welfare of the City; and

(vi)

Causes minimal adverse environmental effects; and

(d)

Each phase or stage of the Station Area Plan can exist as an independent unit.

(3)

Design Considerations.

(a)

Building Scale.

(i)

A mixed-use development must provide a range of building types.

(ii)

Buildings along Northdale Boulevard must match the scale of the houses across the street and increase in height and density towards the interior of the site.

(iii)

Development shall provide sensitive transition between adjacent uses and scales

(b)

Edges.

(i)

New development along the north edge must be oriented to be compatible with the future development of the retail center.

(ii)

Blocks on the north edge of the site must accommodate future street connections to the north.

(iii)

Development along the station will face the platform to provide added public safety, access and marketability.

(c)

Open Space Connections. Development will incorporate public and private open space, and open space connections via sidewalks or trails.

(d)

Views.

(i)

Development must highlight and frame views into the site from north and south on Northdale Boulevard with artistic and architectural elements.

(ii)

Buildings, open spaces and street designs will be used to emphasize important views.

(e)

Access.

(i)

Development will be designed to accommodate future accesses to the properties to the north.

(ii)

Development must emphasize interconnectivity by utilizing a street grid system, and multi-modal street network.

11-904.5

Individual Site Plan Procedure. Following City Council approval of a Station Area Plan, application may be made for approval for the development of individual or multiple sites. All proposals must include a site plan application and may include a subdivision application. Site plans and subdivisions must be consistent with the approved Station Area Plan and this Chapter. The decision of the Planning Commission with respect to individual site plan review is final, subject to appeal to the City Council meeting the requirements of subsection 11-305.6. Subdivision applications must meet the requirements of Section 11-1500.

11-904.6.

Uses.

(1)

Permitted Uses.

(a)

Residential.

(i)

Townhouses

(ii)

Apartments/Condominiums

(iii)

Upper story residential uses above commercial or office uses

(b)

Non-Residential.

(i)

Retail sales

(ii)

Restaurants without drive thru

(iii)

Financial institutions without drive thru

(iv)

Medical and professional offices

(v)

Commuter rail station

(vi)

Parking structures

(vii)

Bakeries, delicatessens, coffee shops

(viii)

Daycares

(ix)

Neighborhood service as defined in Revised City Code-1982 subsection 11-2803(1)

(x)

Physical fitness centers not to exceed 3,000 square feet

(2)

Conditional Uses. Live/work units for retail, professional and service providers, small scale manufacturing and artisans, and food preparation and sales that do not involve frying, provided the work area does not exceed 50 percent of the floor area of the dwelling unit. Live/work units must meet the following criteria:

(a)

No one is transported from the premises to a job site who does not reside on the premises;

(b)

The business is serviced by delivery vehicles no larger than 26,000 pounds gross vehicle weight;

(c)

There is no outdoor storage or display of equipment or materials used in the business;

(d)

The following uses are prohibited: repair of internal combustion engines; 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;

(e)

The business area is restricted to the first floor and must have a direct access to the street;

(f)

No more than one person who does not reside on the premises works on the premises;

(g)

The workspace must meet the requirements of the building code for the type of activity/use being undertaken;

(h)

The commercial component of the unit, as shown on the approved plans, cannot be converted to residential use;

(i)

The commercial component will not detract from, or otherwise be a nuisance to, the other residential units in the building;

(j)

The commercial use will not generate external noise, odor, glare, vibration, or electrical interference detectable to the normal sensory perception by adjacent neighbors; and

(k)

No explosive, toxic, combustible, or flammable materials in excess of what would be allowed incidental to normal residential use can be stored or used on the premises.

(3)

Accessory Uses.

(a)

Customary accessory uses on the same lot.

(b)

Accessory dwelling units above garages.

(c)

Outdoor seating associated with a food service business.

11-904.7

Development Standards.

(1)

Building Design. Building design standards apply to all buildings unless specifically noted.

(a)

Each building and separate leased space must have a primary entrance from a street sidewalk. Public entrances must be easily identified and distinct from the remainder of the building by use of architectural form, materials, colors, awnings, or canopies. Entries will clearly define their function, and be in scale to people and surrounding buildings.

(b)

Windows will be vertically proportioned and in scale with buildings and may vary in size. Ground floor commercial and office uses must contain a minimum of 50 percent glass per ground floor wall area on all street frontages and must not extend to the unit edges. Tinted glass and opaque glass are prohibited. Ground floor wall area is that area from three feet above grade to nine feet above grade the entire width of the street-facing elevation.

(c)

Buildings must display a distinct base, middle, and top. Similar materials and design must be used on all sides of a building.

(d)

Buildings must appear varied in their vertical and horizontal planes through design techniques including, but not limited to: variations in rooflines and building height; offsets in the building face; use of multiple rooflines and building corners; cornice detailing; and changes in parapet elevations.

(e)

The mass, proportion and scale of the building, roof pitch, and the proportions and the relationship between doors and windows must be compatible with surrounding buildings.

(f)

Buildings may have flat, pitched or mansard roofs. Roof material and colors must be complementary to and consistent with the exterior building materials. Dormers and projecting bays are encouraged, especially on larger and longer roofs.

(g)

The design and construction of new buildings, or reconstruction of existing buildings must incorporate Leadership in Energy and Environmental Design (LEED) principles to achieve at least a "LEED Certified" rating.

(h)

Rooftop mechanical equipment must be screened from view using materials incorporated into and compatible with the building.

(i)

Balconies and/or porches are required for all residential units and must face the sidewalk and street.

(j)

Permitted Materials Exterior Building and Parking Structures: brick; natural or cut stone; fiber cement siding; and stucco on upper floors. Factory-finished architectural metal and metal that develops an attractive oxidized finish, such as copper or weathered steel, may be used as architectural accents.

(2)

Dimensional Requirements.

(a)

Minimum Lot Size: None

(b)

Maximum Lot Size: 2 acres

(c)

Maximum Impervious Coverage:

Residential—85 percent

Other Uses—95 percent

(d)

Density:

Residential:

Minimum—7 units/acre

Maximum—None

(e)

Maximum Building Height:

Buildings within 100 feet of Northdale Boulevard—30 feet

Other—60 feet

(f)

Minimum Building Height: Two stories

(g)

Building Setbacks (Including Parking Structures):

*Setbacks are measured from the right-of-way.

(h)

Paving Setbacks**

Property Lines or Sidewalks 7 feet minimum

From Buildings: 5 feet minimum

** Parking must not be located closer to the street than the principal building.

(3)

Street Design.

(a)

Street network must include provisions for future street extensions and connections with the property to the north.

(b)

Streets must be multi-modal and be able accommodate cars, bicycles and pedestrians.

(c)

Sidewalks are required on both sides of streets.

(d)

Streets shall be organized according to a hierarchy (collector, station and residential streets) based on function, size, capacity, and design speed; streets and rights-of-way are therefore expected to differ in dimension.

(e)

No block face may exceed 300 feet in length without a dedicated alley or pathway providing through access for pedestrians.

(f)

On street parking is encouraged where possible.

(g)

The layout of the streetsystem must be in a grid pattern or modified grid pattern emphasizing interconnected streets.

(4)

Parking.

(a)

Minimum per dwelling unit: 1.5 parking spaces. At least one space per unit must be enclosed.

(b)

Non-residential uses: maximum three spaces per 1,000 square feet (gross) and minimum one per 500 square feet (gross) for uses covering less than 1,000 square feet.

(c)

On lots serving more than one use, the total number of parking spaces may be reduced by 20 percent provided the applicant demonstrates the peak parking demand does not coincide among the uses and the total parking demand at any one time will not exceed the total capacity of the facility.

(d)

Driveway access to parking lots must be from side streets or alleys. Adjacent properties may share driveway access where practical to do so.

(e)

Surface parking lots must be located to the rear or side of the building, must include pedestrian walkways and connections to the street sidewalks, and must not cover more than 50 percent of the lot.

(f)

Parking located to the side of a building must not cover more than 33 percent of the lot width.

(g)

Surface parking lots with more than 60 spaces must be divided into separate sections using landscaped areas at least ten feet wide.

(h)

Maximum number of contiguous parking spaces is ten. Breaks and ends of spaces must incorporate landscaped islands ten feet or more wide.

(i)

Minimum surface parking lot landscaping will be three percent of gross square footage.

(j)

Surface parking lots must be screened along all sidewalks by a landscaped buffer including a three foot high wall or fence compatible with adjacent structures.

(k)

Structured parking must be designed to be and constructed of material that is architecturally compatible with the principle building.

(l)

Parking structures must include well designed and identified pedestrian walkways connecting to the sidewalk system.

(m)

Commercial or office uses must occupy at least 80 percent of the ground level frontage of parking structures along all streets.

(5)

Loading Spaces, Overhead Doors, and Service Areas.

(a)

Loading spaces, overhead doors, and service areas must be located in or face designated rear yards.

(b)

Loading and service areas must be separated from visitor and employee parking areas and general traffic circulation.

(c)

Loading spaces, overhead doors, and service areas must be designed to be compatible with the principle building. Architectural techniques, color, and landscaping must be used to eliminate visual impacts from adjacent properties and roadways.

(d)

Outdoor storage is prohibited.

(6)

Landscaping and Site Design.

(a)

The plan for landscaping must include ground cover, bushes, trees, foundation plantings, sculpture, fountains, decorative walks, or other similar site design features or materials. In addition to the table below, landscaping must conform to City of Coon Rapids Landscaping Standards on file with the Director of Community Development.

(b)

Landscaped areas must be irrigated.

(c)

Landscaping and site design must incorporate the current Low Impact Development (LID) principles as published by the U.S. EPA in LID Design Manual (Low Impact Development Design Strategies: An Integrated Design Approach) in force at the time the application is to be approved.

(d)

Public open space will be provided as shown on the Station Area Plan at the rate of 15percent of the area included in the Station Area Plan. The public space must include neighborhood parks and playgrounds, a signature park space adjacent to the station area, street center medians where appropriate, and public gathering spaces. Private plazas and patios must be integrated into residential, mixed use, and other commercial buildings at a rate of 50 square feet per 1,000 square feet of floor area.

(e)

Public art must be incorporated into building sites around the station area.

(7)

Dumpster and Refuse Enclosures.

(a)

Dumpsters must be gated and screened using enclosures constructed of materials compatible with the principle building.

(b)

Dumpster enclosures must be located in designated rear yards.

(c)

Enclosures must be integrated into the design of the principal building.

(8)

Awnings.

(a)

Awnings must be of a weather treated canvas or fabric.

(b)

The bottom of the fringe must not be lower than seven feet four inches or higher than eight feet from the sidewalk. Awnings must extend between three and four feet from the face of the building.

(c)

Illuminated and backlit awnings are prohibited.

(d)

Awning colors must coordinate with building facade color scheme, adjoining buildings, and the streetscape.

(9)

Lighting.

(a)

Site lighting must be designed so that it is coordinated in style, design, height, size, and color with the general street lighting in the district and Elements Plan.

(b)

Full cut-off lighting must be used.

(c)

Maximum pole height is 25 feet for parking lots and streets; 12 feet for sidewalks and pedestrian areas.

11-904.8

Sign Regulations.

(1)

General Requirements. Unless otherwise specified in this Section, the requirements of Section 11-1202 (Sign Regulations) apply. Off-premises signs are prohibited. Signs must demonstrate compatibility with associated structures and be standardized in terms of style with other approved signs on the site. Wall signs must be standardized in terms of location on building. Back-lit signs (excluding individual letters), molded plastic canister signs, signs with strobe lights, flashing elements, and distracting actions are prohibited.

(2)

Ground Signs. Ground signs, except kiosks and signs placed and owned by the City of Coon Rapids, are prohibited.

(3)

Wall Signs, Projecting Signs, and Other Signs.

(a)

Wall sign maximum size and location is a total of one square foot of wall mounted signage per one linear foot of unit or building width, not to exceed 32 square feet. Wall signs must not extend higher than 12 inches below the sill of second story windows.

(b)

One wall mounted sign and one projecting sign are permitted on each storefront. A projecting sign may also be additionally permitted on the side façade.

(c)

Projecting signs must not exceed eight square feet, extend more than four feet from the building face, extend higher than 12 inches below the sill of second story windows, and must not be lower than seven feet four inches from the sidewalk.

(d)

Projecting signs on a single lot must not be within 20 feet of one another.

(e)

Sign boards are limited to unlit A-frame signs, and must not exceed three feet in height nor six square feet per side. Signs must not obstruct pedestrian traffic nor impede vehicular traffic. Only one sign board may be displayed per business at any given time. The sign must be between the side walls of and in front of the business, and may be displayed only during business hours.

(f)

Window signs are allowed provided they do not cover more than 30 percent of any window.

(g)

Business logos or emblems up to four square feet are permitted, and must be located on the top or angled portion of an awning. No more than one emblem or logo is permitted on an awning.

11-904.9

Dimensional and Design Standard Flexibility Rules.

(1)

Dimensional Flexibility. The Planning Commission may approve modification of one or more area or dimensional standard if an applicant demonstrates such modification will result in better integration of uses, provide significant site amenities, buffers, and other elements to offset any potentially harmful effect that could be caused by this use or provide additional public amenities that will further the intent of this Section.

(2)

Design Standard Flexibility. The Planning Commission may approve an alternative approach to meeting any of the design standards in this Chapter if an applicant demonstrates such modification is necessary to respond to site conditions, will result in better integration of uses, be more energy efficient, or provide significant site amenities, buffers, and other elements to offset any potentially harmful effect that could be caused by the use and will further the intent of this Section.

(3)

Use Flexibility. Not allowed.