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Planning Commission Regular
Meeting Date: 01/18/2018  
Subject:    PC 17-38, request for design flexibility for setback from Coon Rapids Boulevard, 2453 Coon Rapids Blvd., Linn Investment Properties
From: Scott Harlicker, Planner

The applicant is requesting design flexibility to allow a change in the setback from Coon Rapids Boulevard from 37 feet to 34.74 feet. The required setback is 40 feet.
Conduct a public hearing
Decision by Planning Commission
Appeal to City Council Available
The applicant submitted this application on:  December 8

To comply with the requirements of Minnesota Statute §15.99, the City must approve or deny the application by: February 6, 2018

The property is located at 2453 Coon Rapids Boulevard
  Existing Use Comprehensive Plan Zoning
vacant building General Commercial General Commercial/River Rapids Overlay District
North apartments High Density Residential High Density Residential
South Coon Rapids Boulevard N/A N/A
East office building General Commercial General Commercial/River Rapids Overlay District
West restaurant General Commercial General Commercial/River Rapids Overlay District

The building was constructed in 1978 as a pizza restaurant; the most recent tenant was Pizza Hut. The building is now vacant and the applicant is proposing to remodel the interior, upgrade the exterior and convert it to a coin operated laundry.  As part of  the exterior upgrade, the applicant is proposing to construct two stone pilasters on south exterior elevation facing Coon Rapids Boulevard.

The setback requirement from Coon Rapids Boulevard is 40 feet from the curb. The existing building is setback 37 feet. The proposed pilasters will change the setback to 34.74 feet, 2.26 feet closer to the curb. The applicant is requesting design flexibility to allow the building to be 2.26 feet closer to the curb.


The property is within the River Rapids Overlay District; the district allows for design flexibility to any of the design standards in the Section. The Planning Commission may approve an alternative approach to meeting any of the design standards if an applicant demonstrates such modification is necessary to respond to site conditions and will result in better integration of uses.

The pilasters allow the applicant to upgrade the exterior of the building by providing horizontal relief to that side of the building. They also provide a break in the roof line and frame in the windows and doorway.  The pilasters will consist of stone with a brick base and an EFIS cap on the top, which are consistent with design guidelines of the River Rapids Overlay District. The proposed modification is necessary to improve the exterior of the building and better integrate it into the streetscape along Coon Rapids Boulevard. The modification is responding to site conditions
In Planning Case 17-38, the Commission move to approve the request for design flexibility to allow a building setback of 34.74  feet from the curb along Coon Rapids Boulevard.

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