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HomeMy WebLinkAbout2022-11-16 Planning Commission Special Work SessionAg enda Planning Commission Work Session City of E dina, Minnesota City H all, Com m unity R oom Wednesday, Novem ber 16, 2022 5:30 PM I.Ca ll To Ord er II.Roll Ca ll III.Develop m ent Review Process IV.Accessory Dwelling Un its V.Adjournm en t The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing ampli$cation, an interpreter, large-print documents or something else, please call 952-927-8861 72 hours in advance of the meeting. Date: November 16, 2022 Agenda Item #: I I I. To:P lanning C ommission Work S es s ion Item Type: R eport and R ecommendation F rom:Addis on Lewis, C ommunity Development C oordinator Item Activity: Subject:Development R eview P roc es s Disc ussion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: None I N TR O D U C TI O N: I nitiative #3 on the P lanning Commission's 2022 Work P lan is to "review and recommend possible changes to the development review process including sketch plans, public feedback, and public hearings". At the work session, C ommissioner L ori O lson will give a presentation on this topic and lead a discussion on possible recommendations. AT TAC HME N T S: Description Staff report Pres entation Public Hearing Current Timeline Handout Development Review - City Comparison Table November 16th, 2022 Chair and Commissioners of the Planning Commission Addison Lewis, Community Development Coordinator Development Review Process Information / Background: Initiative #3 on the Planning Commission’s 2022 work plan is to “review and recommend possible changes to the development review process including sketch plans, public feedback, and public hearings”. Commissioner Lori Olson is the lead commissioner for this initiative. City staff compiled research on the development review process for Edina in comparison to several nearby communities, which is provided in the attached table. Staff met with Commissioner Olson to review this information and a few things stood out: • The number of required public hearings for PUD approval varies from just one in St. Louis Park, Hopkins, Eagan, and Plymouth to four in Golden Valley and Wayzata. • Concept/sketch plan review is a required review stage for PUDs in Hopkins and Wayzata though there are still just two review stages in those communities. • Eden Prairie and Plymouth require just one review stage for PUDs. • Edina is the only community to require 1,000-foot mailed notice. All other cities require 500 feet at most, except Plymouth, which requires 750 feet. The following were identified as preliminary recommendations for the Commission to consider: • Consider removing the public hearing for applications that are site plan review only. Offering a public hearing implies to the public that there is opportunity to influence the outcome. Since a site plan review is limited to confirming whether a development complies with the code, there is very little discretion involved. • Consider removing one of the public hearings for PUDs, either at the Planning Commission or City Council. o Removal of the public hearing at the Planning Commission meeting would potentially minimize the political influence on the Planning Commission’s recommendation and allow it to focus its recommendation on consistency with the Comprehensive Plan and zoning STAFF REPORT Page 2 ordinance. It would remove the burden on residents from feeling like they need to show up to both public hearings and it would decrease the length of Planning Commission meetings. o Removal of the public hearing at the City Council meeting would allow the City Council to review all public hearing comments ahead of time so that it can take action on the same night a PUD is introduced. This would decrease the length of time from application to final approval, which is often cited as a cost by developers. It would decrease the length of City Council meetings, which are often longer than Planning Commission meetings, and remove the burden on residents from feeling like they need to attend both public hearings. At the work session, Commissioner Olson will lead a discussion on the development review process and recommended changes to be considered by the Commission. Development Review Process November 16th, 2022 Background PC Work Plan •Initiative #3: Review and recommend possible changes to the development review process including sketch plans, public feedback, and public hearings EdinaMN.gov 2 What we know about barriers to participation EdinaMN.gov 3 *Source, International Association for Public Participation People don’t know when or how to participate Communication method for notices are not clear Process is complicated The decision to be made is unclear People are unable to participate Time, location and number of public meetings Frustrating and difficult for residents to attend multiple meetings on same topic People don’t trust the process Public hearings occur at the end of the process Late meetings look and feel less transparent Individuals who commented in the past don’t feel like their participation mattered Opportunities to provide input •Public Hearing (required) •Attend public hearings •Call in to public hearing •Better Together website •Leave a voicemail •Correspondence (optional) •On-line correspondence form •Email city staff •Developer (optional) •Neighborhood meeting hosted by developer EdinaMN.gov 4 Identify Goals •Streamline process? •Improve engagement? •More predictability? •Improve equity? •Others? EdinaMN.gov 5 Possible Recommendations •Eliminate public hearings for projects that only require site plan review. •Conduct one public hearing at either the Planning Commission or City Council for PUDs and rezonings. EdinaMN.gov 6 Yes No PC Public Hearing CC Public Hearing Sketch Plan Review PC Preliminary PUD PC Public Hearing Preliminary PUD CC Public Hearing Final PUD CC Review Preapplication Conference w/ staff Sketch Plan Review CC Neighborhood Meeting Preliminary PUD CC Action Public Hearing PC or CC Meeting No Public Hearing Optional Step PC = Planning Commission CC = City Council Proposed Development Complies with underlying zoning? Site Plan Review PUD*Rezone to Other Base Zoning District* Building Permit Building Permit PC Public Hearing CC Public Hearing Building Permit Building Permit *Site Plan Review occurs concurrently with any application for PUD or rezoning to other base zoning district Existing Process Sketch Plan Review PC Sketch Plan Review CC Yes No PC Recommendation CC Action Sketch Plan Review PC Preliminary PUD PC Recommendation Preliminary PUD CC Public Hearing Final PUD CC Review Preapplication Conference w/ staff Sketch Plan Review CC Neighborhood Meeting Preliminary PUD CC Action Public Hearing PC or CC Meeting No Public Hearing Optional Step PC = Planning Commission CC = City Council Proposed Development Complies with underlying zoning? Site Plan Review PUD*Rezone to Other Base Zoning District* Building Permit Building Permit PC Recommendation CC Public Hearing Building Permit Building Permit *Site Plan Review occurs concurrently with any application for PUD or rezoning to other base zoning district Remove Public Hearing from PC Alternative 1 Remove Public Hearings from PC & CC Remove Public Hearing from PC Sketch Plan Review PC Sketch Plan Review CC Yes No PC Recommendation CC Action Sketch Plan Review PC Preliminary PUD PC Public Hearing Preliminary PUD CC Public Hearing Final PUD CC Review Preapplication Conference w/ staff Sketch Plan Review CC Neighborhood Meeting Preliminary PUD CC Action Public Hearing PC or CC Meeting No Public Hearing Optional Step PC = Planning Commission CC = City Council Proposed Development Complies with underlying zoning? Site Plan Review PUD*Rezone to Other Base Zoning District* Building Permit Building Permit PC Public Hearing CC Action Building Permit Building Permit *Site Plan Review occurs concurrently with any application for PUD or rezoning to other base zoning district Remove Public Hearing from CC Alternative 2 Remove Public Hearings from PC & CC Remove Public Hearing from CC Sketch Plan Review PC Sketch Plan Review CC Questions for City Council EdinaMN.gov 10 Public Hearing Workflow Monday Tuesday Wednesday Thursday Friday Sat Sun Key = On-line public hearing = Comment deadline = In-person Public Hearing = Comment period closed; no more comments included in final record Day 1 Public Hearing Notice Mailed Public Comment Period Opens 2 3 Day 4 Day 5 Day 6 Day 7 Public Comment Report completed for Planning Commission packet Day 8 Planning Commission Packet Published 9 10 Day 11 Day 12 Day 13 Planning Commission in-person Public Hearing Public Comment to-date report emailed to commission Day 14 Day 15 16 17 Day 18 Day 19 Day 20 Day 21 Day 22 23 24 Day 25 Public Comment Report Completed for City Council packet Day 26 Day 27 Day 28 Day 29 City Council Meeting Packet Published 30 31 Public Hearing Current Process Timeline Day 32 Day 33 City Council in-person Public Hearing Day 34 Day 35 Day 36 37 38 Day 39 Public Hearing Closes/Public Comment Period Closed Public Comment Report Completed for Meeting Packet Day 40 Day 41 Day 42 Day 43 City Council Meeting Packet Published 44 45 Day 46 Day 47 City Council Meeting Final Decision Public Hearing Process Complete Offer Sketch Plan Charge fee for Sketch Plan Recommended information to be submitted Neighborhood Meeting PC Review / Public Hearing CC Review / Public Hearing Notice Requirement Allows minor changes administratively Lapse of Approval Neighborhood Meeting Required PC Review / Public Hearing CC Review / Public Hearing Notice Requirement Requires Site Plan Allow minor changes administratively Lapse of Approval Pre-application meeting with City Staff Required Neighborhood Meeting Required PC Review / Public Hearing CC Review / Public Hearing Notice Requirement Allow minor changes administratively PC Review / Public Hearing CC Review / Public Hearing Allow preliminary and final PUD to be reviewed simultaneously?Lapse of approval Comments Edina Yes No Yes Encouraged, not required Yes/Yes Yes/Yes 1,000 feet Yes 2 years. May be extended by 1 year upon written request Encouraged, not requried Yes/Yes Yes/Yes 1,000 feet Yes Yes 2 years. May be extended by 1 year upon written request Yes Encouraged, not required Yes / Yes Yes / Yes 1,000 feet Yes No / No Yes / No Yes Following Final Site Plan approval, 2 years. May be extended by 1 year upon written request City Council does not take action on Preliminary PUD the same night of the public hearing. It is tabled and acted on at the following meeting. St. Louis Park Yes No No No Yes/Yes Yes/No 350 feet No N/A (site plan not required)N/A (site plan not required)Encouraged, not required Yes Yes/Yes Yes/No 350 feet Yes No / No Yes / No Yes 180 days between preliminary PUD approval and final PUD application Minnetonka Yes No Yes No Yes/Yes No/No 400 feet Yes Construction or initiation of the use by no later than December 31 of the following year. May be extended by 1 year upon written request up to 3x. Encouraged, sometimes required Yes/Yes Yes/No 400 feet No N/A (site plan not required)N/A (site plan not required)No Encouraged, sometimes required Yes/Yes Yes/No 400 feet No, requires majority vote of the Planning Commission Yes/Yes Yes/No Yes If application for final site and building plan is not made by December 31 of the year following approval of a rezoning to PUD, or of any extension granted by the city, the Council may rezone the property to its original zoning classification. If construction has not started by December 31 of the year following approval of final site and building plans, or of any extension granted by the city, the Council may rezone the property to its original zoning classification. Bloomington Not noted in their city code but possibly offered informally No No No Yes/Yes Yes/No 500 feet Yes 2 years if no building permit is issued. May be extended by 1 year upon written request No Yes/Yes Yes/Yes 500 feet No N/A (site plan not required)N/A (site plan not required)Yes No Yes/Yes Yes/Yes 500 feet Yes Yes/Yes Yes/No No If a property owner has not obtained approval of an associated final development plan within three years after approval of the preliminary develoment plan, the Council may rescind the preliminary development plan and repeal the Planned Development Overlay District. Final development plans expire two years after approval if no building permit is issued for the approved development. Richfield Yes Yes ($350)Yes No Yes/Yes Yes/No 350 feet Yes Construction must begin within one year unless a different time period is approved by the Council. The Council may approve an extension, though the length of the extension or number of extensions is not specified. No Yes/Yes Yes/No 350 feet Yes Yes Construction must begin within one year unless a different time period is approved by the Council. The Council may approve an extension, though the length of the extension or number of extensions is not specified. No No Yes/Yes Yes/No 350 feet Yes Yes/Yes Yes/No Yes Construction must begin within one year unless a different time period is approved by the Council. The Council may approve an extension, though the length of the extension or number of extensions is not specified. Hopkins Yes Yes ($250)Yes No Yes/Yes Yes/No 350 feet Yes A site plan approval expires one year after it has been granted unless the use for which the approval had been granted is in effect. One extension for one year can be approved by staff. Future extensions are considered by council. No Yes/Yes Yes/No 350 feet No N/A (site plan not required)N/A (site plan not required)Yes No Yes/Yes Yes/No 350 feet Yes Yes (Concept Plan and Final Plan) If substantial development has not occurred within the time frame as specified in the development agreement, the city council may instruct the Planning Commission to initiate rezoning to the original zoning district. Concept Plan review is a required stage of the PUD process. No public hearing is required as part of the Concept Plan stage but approval must be given to proceed to the next step, which is Final Plan stage. Final Plan stage is similar to our Preliminary PUD stage as this is where the public hearing occurs and where the property is officially rezoned. Final site and building plans are wrapped into this stage so it represents the last stage of the process. Eden Prairie Yes Yes ($950 + $5/acre)Yes No Yes/No Yes/Yes 500 feet Yes Not specified No Yes/No Yes/Yes 350 feet No N/A (site plan not required)N/A (site plan not required)No No Yes/Yes Yes/Yes 500 feet Yes N/A (only one review cycle requried)Not specified The PUD approval process is done in a single stage. Concept Plan is optional. The city code requires one round of review for PUDs and it is likely that this is done simultaneously with site plan review. Golden Valley Not noted in their city code but possibly offered informally No No No Yes/No No/No None Not specified Not specified No Yes/Yes Yes/Yes 500 feet No N/A (site plan not required)N/A (site plan not required)Yes Yes, 500' Yes/Yes Yes/Yes 500 feet Yes Yes/Yes Yes/Yes No Application for Final PUD must be made within 180 days of Preliminary PUD approval. Extensions of 180 days may be made by the Council. Site Plan Review is only required within the Mixed Use Zoning District. Eagan Yes Yes ($150 + $1500 escrow)Yes No No/No No/No None Yes Not specified No Yes/Yes Yes/No 350 feet No N/A (site plan not required)N/A (site plan not required)No No Yes/Yes Yes/No 350 feet No No/No Yes/No No Upon expiration of the specific time period approved by the city for total development of a planned development, the subject area shall become a permanent planned development district, and the conditions, provisions, and restritions of the final development plan shall continue to govern the use of the land. Provided, nevertheless, that if a planned development is not completed within the required time period, the planned development district classification shall automatically terminate as to that portion of the district that has not been developed. The requirements and provisions of the underlying zoning classification in its entirety shall thereafter apply to the underdeveloped area. Site Plan Review is handled by the City Planner. The Planner may refer a Site Plan Review to Planning Commission and Council for review and comment but it is not required. The Planner is the decision maker on Site Plan Reviews Plymouth Yes Yes ($200 + $2,000 escrow)Yes No Yes/No Yes/No 200 feet Yes 2 years if construction has not commenced. One extension for one year may be approved by the Zoning Administrator. Additional extensions may be approved by the Council. No Yes/Yes Yes/No 750 feet Yes Yes 2 years if construction has not commenced. One extension for one year may be approved by the Zoning Administrator. Additional extensions may be approved by the Council. No No Yes/Yes Yes/No 750 feet Yes No/No No/No N/A (only one review cycle requried) Final PUD approval expires one year from date of approval unless the authorized use has commenced. One extension of one year may be approved by the Zoning Administrator. Additional extensions or those longer than a year may be considered by the Council. Final PUD Plan approval is done by the Zoning Administrator Wayzata Yes Yes ($2,090 + $3640 escrow)Yes No No/No No/No N/A Yes Not specified No Yes/Yes Yes/No 500 feet Yes Yes Not specified No No Yes/Yes Yes/Yes 500 feet No Yes/Yes Yes/Yes Yes (Concept Plan and General Plan) General Plan must be applied for within 6 months of Concept Plan approval unless an extension is approved by the Council. Following Final Plan approval, if the Building Official finds that development is not proceeding in accordance with the approved schedule, he shall immediately notify the council. Within 30 days, the Council shall revoke the PUD and the land shall thereafter be governed by the regulations of the district in which it is located, or shall take such steps as it deems necessary to compel compliance with the Final Plan as approved; or shall require the land owner or applicant to seek amendment of the Final Plan The Concept Plan review is a requirement of all PUDs. A public hearing is required. It is treated similar to our preliminary PUD process except that the submission requirements are still very general. Their next step is General PUD Plan which is similar to the submission requirements for our preliminary PUD process and requires a PH before PC with CC making final approval. This is the last step in the approval of the PUD. The final plans are reviewed administratively for compliance with the approved General PUD plan. N/A (see comments) Sketch Plan NOT REQUIRED Site Plan Review PUD Rezoning to Other Base Zoning District Preliminary PUD Final PUD N/A (see comments) Date: November 16, 2022 Agenda Item #: I V. To:P lanning C ommission Work S es s ion Item Type: R eport and R ecommendation F rom:Addis on Lewis, C ommunity Development C oordinator Item Activity: Subject:Acc es s ory Dwelling Units Disc ussion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: None I N TR O D U C TI O N: I nitiative #4 on the P lanning Commission's 2022 Work P lan is to "Review and recommend ordinance for Accessory Dwelling U nit". C ommissioner Q uincy Smith will give a brief presentation on this topic and lead the C ommission in discussion regarding a possible recommendation. AT TAC HME N T S: Description ADU Presentation ADU Regulations - City Comparison Table Accessory Dwelling Units City Adoption Recommendation November 16, 2022 Work Plan Team: Quincy Smith, Jimmy Bennett, Lou Miranda •Why ADUs? •Project Goal and Timeline •What is an ADU •Points of Discussion •Recommendation •Appendix •SWOT Analysis Overview EdinaMN.gov 2 Why ADUs ADUs have been identified in several policy documents, including the Comprehensive Plan, Affordable Housing Strategy Task Force Report, and the Climate Action Plan as a potential tool to primarily address the need for increased housing options for for Edina residents while addressing other city and sustainability goals. 3 Work Plan Goal and Timeline 4 Goal: Review and recommend ordinance for Accessory Dwelling Unit Deliverable: Recommendation to the City Council Target Completion:End of 2022 Q1 Team Alignment Planning Commission and City Staff members assembled to work on the work plan item. Draft Recommendation Development Planning Commission work group research and draft initial recommendation for ADU development in City of Edina. Q2 Planning Commission Review Planning Commission review the recommendation and provide their feedback and additional recommendation 11/16 City Council Recommendation Planning Commission work group to present to the City Council for their approval to move forward on the drafting of the ADU ordinance TBD What is an ADU? Accessory dwelling units (ADUs) are independent permanent independent housing units, typically (but not always) created on single- family lots through remodeling or expanding the existing home or constructed as a detached dwelling. An ADU is not a rented out bedroom, nor a temporary structure such as an RV or camper nor structure without a permanent foundation. 5 What is an ADU? (Con’t) 6Source: AARP Model State Act and Local Ordinances What is an ADU? (detached) 7 Source: ZillowSource: City of Portland, OR Source: City of Oakland, CA What is an ADU? (above garage) 8 Source: Ben Quie & Sons Source: MinnPostSource: Fernandina Observer White Crane Construction of above garage ADU Design Blog Source: White Crane Construction What is an ADU? (attached) 9 Source: CTA Design Builders, Inc.Source: Streets MN Benefits of ADUs 1.Increase supply of a more affordable housing type. ADUs are more cost effective to build than multi-family on a per unit basis. 2.Help older homeowners, single parents, young home buyers, and renters seeking a wider range of homes, prices, rents, and locations. 3.Increase housing diversity and supply, providing opportunities to reduce the segregation of people by race, ethnicity and income that resulted from decades of exclusionary zoning. 4.Provide homeowners with extra income to meet rising costs. 10Source: AARP Benefits of ADUs (con’t) 5.Create convenient living arrangement allowing family members to provide care and support in a semi-independent living situation. 6.Provide opportunity for increased security, home care, and companionship for older and other homeowners. 7.Reduce burdens on taxpayers while enhancing local property tax base by providing cost-effective means of accommodating development without the cost of building, operating, and maintaining new infrastructure. 8.Promote more compact growth to reduce sprawl 9.Enhance job opportunities by providing housing nearer to employment centers. 11Source: AARP Points of discussion Key topics identified by the workgroup 13 Criteria Discussion Owner Occupied Some neighboring cities have the requirement of the owner be an occupier of either the primary dwelling or the ADU to alleviate any concerns around poor property maintenance. Sewer capacity There is sewer capacity concern in the southwest region of the city. As a result, Engineering staff have concerns about growth in this area until sewer capacity is increased. See “Fig A -Sewer Capacity” slide. Max Allowed One ADU per single family residence would be in line with the max allowed with neighboring cities. ADU Type Allowing all ADU types (attached, detached, internal) would provide options to residents and can increase the potential for more ADU construction in the city. Internal and attached ADUs are least costly whereas detached ADUs would be most expensive. Size This size of the ADUs in neighboring cities is between 300-1000 sq. ft. It would be wise for Edina to establish a minimum ADU size standard that would ensure comfortable living space. Affordability While ADUs are not commonly income restricted, and thus would not count towards Edina's affordable housing goal, they are intended to provide a new housing option that is relatively more affordable than a single -family home. Points of discussion Points of discussion con’t 14 Criteria Reason Permitting by Right Many cities allow ADUs by right while others may require a CUP (Conditional Use Permit) or other means. As a city we need to consider the pros / cons of either approach and determine the best path forward. Architecture, Lawsuits, Historical Preservation Rules etc. Parking Parking requirements are considered a barrier to ADU development; however, the City does not allow on street parking for more than six hours or between the hours of 1am -6am Nov. 1 to Mar. 31. If the City moves forward with an ordinance, it would need to be decided if additional parking should be required that would meet current setback, hardcover or other city ordinances requirements. WAC and SAC For internal and attached units, water and sewer are typically provided from existing service lines for the primary dwelling. For detached units, existing service lines may be extended from the primary dwelling or separate services may be provided. Sale and Subdivisions While allowed by some cities around the country, most ordinances prohibit the sale of an ADU separate from the primary dwelling. Building Code All ADUs would be required to comply with Minnesota State Building Code. Internal and attached ADUs would need to meet a 1-hour fire separation rating for walls between units. 15 The southwest half of Edina has sewer capacity concerns that would adversely impact services with any additional increase in flow volume. Potential impacted neighborhoods are: Fig: A -Sewer Capacity Presidents Parkwood Knolls Bresden Countryside Indian Hills Indian Trails Normandale Park Creek Valley Braemar Hills The Heights Prospect Knolls Dewey Hill Cahill Lake Edina Pentagon Park Recommendation to City Council In summary, construction costs appear to be the biggest barrier to ADU development. As a neighboring city, Edina may also experience moderate development demand with the issuance of a new ADU ordinance. As an incentive, the city may want to consider incorporating various expense reduction policies as outlined above to increase demand. The planning commission also recognizes the complex code challenges that would need to be addressed within the ordinance to ensure safety while meeting appropriate utility service levels. Communicating the value of ADUs as both an income generator for residents and a vehicle to address an ongoing housing affordability shortage would be necessary. Guided by our Comprehensive, Climate and Housing Plans and through a deliberate, moderate and collaborative approach, an ordinance can be developed that would satisfy residents, developers and the city.The Planning Commission recommends moving forward with the development of an ADU ordinance as the net benefits and opportunities to be gained would outweigh any potential drawbacks. 16 Appendix SWOT Analysis Framework 18 Strength ●What are the benefits of ADUs? ●Strengths need to be maintained, built upon or leveraged. Weakness ●What are the limitations of ADUs? ●Weaknesses need to be remedied or stopped. Opportunities ●How can we apply these strengths for maximum benefit? ●Opportunities need to be prioritized and optimized. Threats ●What can impede or derail the development of ADUs? ●Threats need to be countered or minimized. SWOT is an acronym for Strengths, Weaknesses, Opportunities, and Threats and is a simple but powerful structured planning tool to evaluate a set of competing forces when making a decision. SWOT Analysis 19 Strength ●Increase affordable housing supply ●Provides homeowners with extra income ●Allows the provision of supportive care ●Provides alternative housing option ●Increases the city property tax base ●Aligns with Comprehensive, Climate Action, and Housing Strategy Plans Weakness ●Construction costs ●City infrastructure limitations ●Not feasible for all dwellings ●Impacts many current city code ●Administrative learning curve ●Community not familiar with ADUs Opportunities ●Regional ADU development leadership ●City tax revenue increase ●Increases collaboration amongst city departments and commissions Threats ●City aesthetic character change ●Residential congestion (traffic, density) ●Susceptible to legislative changes Strength mitigation 20 Strength Enhancement Increase affordable housing supply Promote through public forums the benefits of ADU development. Provides homeowners with extra income Provide resources to make it easier for homeowners to generate additional rental income from their ADU homes. Allows the provision of supportive care Partner with local care facilities to provide support for ADU residents in need of supportive care. I.e home care nurses. Provides alternative housing option Coordinate with other neighboring cities to align on their ADU ordinances to attract residents needing this alternative housing option. Increases the city property tax base Fairly assess dwellings with ADUs for property tax assessments. Aligns with Comprehensive, Climate Action, and Housing Strategy Plans Promote ADU development as supportive of other city strategies including the comprehensive plan, climate action plan and housing plans. Weakness mitigation 21 Weakness Mitigation Planning, Construction and City costs / fees Waive some or all permitting fees. Provide free architectural plans and consultative services to interested builders. Leverage state / city funds or grants to promote the development of ADUs. City infrastructure limitations There may be concerns with the sewer capacity in south west half of the city (see Fig A). This can be mitigated with city investments in newer sewer line capacity. There is little concerns with other city infrastructure services such as water line capacity, or electricity. Not feasible for all dwellings Although rare, the topography and size of some lots may prohibit building an ADU (attached or detached). Weakness mitigation con’t 22 Weakness Mitigation Impacts many current city codes Leverage the existing building codes and those used for sheds and other property structures to model the ADU setback and height requirements. Delayed permitting timelines Develop standard ADU plans that could speed up the permitting and approval process. Administrative learning curve This program is new for the city however they can leverage existing processes for permitting ADU development. Community not familiar with ADUs Schedule community communication events via multiple channels including public meetings, city sites, social media, city mailings and/or newspapers to share vision, future ordinance and plan for ADU development. Develop an ADU handbook and website so residents can review for more construction information. Opportunity 23 Opportunity Enhancement Regional ADU development leadership Edina’s unique demographics can position the city to lead on the architectural design, build process and ongoing administration of ADUs. City tax revenue increase ADU development can increase the tax assessed values of homes and increase city tax revenue. Increases collaboration amongst city departments and commissions This new housing type option creates opportunity to collaborate more closely with many city departments. Threats 24 Threats Mitigation City aesthetic character change As part of the building code ensure setback requirements, building materials, height and other ordinances are maintained for ADU development. Residential congestion (traffic, density) Monitor and report the traffic changes due to ADU development. Establish a traffic density alert that would initiate a review of ADU density in the city. Proactively collect and respond feedback from residents on the impact of the ADU development to their neighborhoods Adverse legislative changes Monitor and advocate for ADU development for the city and at state level. Share ADU ordinances with other Commissions and civic groups such as Edina for Affordable Housing for awareness, exposure and notification of impacts. Partner with other neighboring cities to advocate for ADU development Neighboring City ADU Comparisons 25 Criteria St. Louis Park Minneapolis Richfield Bloomington Minnetonka Zoning / Max Allowed R-1, R-2, R-3. Single family lots / 1 Single family and 2 family zones / 1 R-1 / 1 R-1, RS-1 / 1 R-1, R-1A, R-2 / 1 No. / Issue 0 since Oct 2020 137 May 2015 -2019 < 5 since 2015 1 since 2009 61 since 1986 Detached Attached, Detached, Internal Attached, Detached, Internal Must be attached to principal structure or above a detached garage Yes (newly proposed ordinance) Attached, Detached, Internal Min / Max Size 200 sq. ft. / Attached units: <= 40% gross floor area of the single family home Detached: 800 sq. ft. or 25% of rear yard, whichever is less 300 sq. ft. / 1300 sq. ft. or 16% of lot size area 300 sq. ft. / 800 sq. ft.300 sq. ft. / No max None / 1,000 sq. ft. or 35% of the floor area of the principal dwelling, whichever is less. Height 15 ft.21 ft.Height of principal residence (or 18 ft if lot is less than 75 ft wide) Same as principal structure Up to the roof height of the principal dwelling. Neighboring City ADU Comparisons con’t 26 Criteria St. Louis Park Minneapolis Richfield Bloomington Minnetonka Setbacks Rear: 15 ft. Interior side: 5 ft. Interior side: 3 ft. Rear: 3 ft. Same as principal structure if attached. Same as detached garage if above garage Same as principal structure Rear and side: ADU height but not less than 15' Parking No additional parking required. Minneapolis has no parking minimums A minimum of three off- street spaces on the property No additional parking requirement for ADUs; however, no more than 4 vehicles may be parked outside at any single or two family dwelling unit. No number of spaces specified but no more than four vehicles may be parked outside on the property. Ownership Property must be occupied by the owner as their primary residence. The ADU may not be sold independently of the principal dwelling or be made into a separate tax parcel. Shall not create a separate tax parcel ID. Does not require the owner to reside at the property. Both the ADU and the principal dwelling can be rented out. A separate tax parcel may not be created. An owner of the property must live on the lot. Proof of homesteading is required. May not be subdivided or separated in ownership from the associated single family home. Owner must reside at the property. The owner of the property must reside at the principal structure or ADU as a primary residence at least 185 days per year. ADUs may not be subdivided or otherwise separated in ownership from the principal dwelling unit. Neighboring City Demographics 27 Criteria Edina St. LP Minneapolis Richfield Bloomington Minnetonka Population 53,494 50,010 429,954 36,994 89,987 53,781 Households 22,269 23,774 178,886 15,322 35,064 23,293 Households with one or more people 65 years and over 36.9%24.4%17.4%28.3%33.4%35.5% Disability 9%10%10.9%13.8%12.4%9.2% Median income $ 108,576 $ 84,694 $ 66,068 $ 70,091 $ 78,224 $ 100,363 Income below poverty 4.7%5.9%18.3%7.8%7.5%3.5% Median rent $ 1,442 $ 1,267 $ 1,078 $ 1,150 $ 1,220 $ 1,467 Cost burdened households 29.3%25.0%33.2%28.1%26.6%26.3% Source: MNCompass ADU Build Cost Factors & Est. 28 Planning Costs City Costs Construction Costs Finishing Costs ❖Architectural drawings ❖Engineer calculations ❖Energy calculations ❖Land surveys ❖Plan check ❖Utility connection fees ❖Building permit ❖Design and plans ❖Structure type ❖Size ❖Conditions of property ❖Conditions of the existing structure ❖Distance and location of utility connections ❖Cost of materials ❖Flooring ❖Doors ❖Windows ❖Cabinetry ❖Tile ❖Stone Est. $6,000 –$14,000 Est. $3,000 –$11,000 Est. $229 –$376 / Sq. ft Est. $50 –$75/Sq. ft. ❖500 Sq. ft can cost between $123,500 -$213,000 ❖1200 Sq. ft can cost between $283,800 -$476,200 Resources / Links 1.AARP Model State Act and Local Ordinances 2.The ABCs of ADUs (AARP) 3.Home + home: Twin Cities ADU Guidebook -Family Housing Fund 4.MNCompass 5.Maxfield Housing Study 6.ADU Matrix 7.Various neighboring city ADU ordinances 29 Allow ADUs Allow by right Zones Parking Allow detached Max ADUs allowed Min Size Max Size Max Height Setbacks Ownership Owner must reside at property? Max Bedrooms Allowed to be rented? Max Occupancy Appearance Utilities ADU Definition Other Comments Bloomington Yes Yes R-1, RS-1 No additional parking requirement for ADUs; however, no more than 4 vehicles may be parked outside at any single or two family dwelling unit. Yes 1 300 sq. ft. 960 sq. ft. May not exceed height of principal structure. Same as principal structure May not be subdivided or separated in ownership from the associated single family home. Owner must reside at the property. Yes 2 Yes (a rental license is required)Not specified Must be designed to maintain the outward appearance of one single-family dwelling; the appearance of a two family dwelling must be avoided. A secondary dwelling unit, but not a manufactured home built on a permanent chassis, located on the same lot as a single-family dwelling unit, either physically attached to, within, or detached from the single-family dwelling unit. Crystal Yes Yes R-1, R-2 One space in addition to the two required spaces for the home Yes 1 None 50% of the finished floor area of the home 22 ft. Rear: 5 ft. Side: 5 ft. Corner side: 10 ft. The ADU may not have a separate PID with the county. Both the ADU and principal dwelling can be rented out. No Not specified Yes (a rental license is required) Not specified Compatible with the exterior materials of the home. Must be constructed on a frost protected foundation. Must connect to the utility main or to the existing water and sewer connections at a point on the private property. A dwelling unit that is located on the same lot as a one family dwelling to which it is accessory to and subordinate in size. An accessory dwelling unit may be within or attached to the one family dwelling, or in a detached accessory building on the same lot. Must be at least ten feet from principal structure if detached Eden Prairie No Golden Valley Yes Yes R-1, R-2 One additional off-street parking space for the ADU is required.Yes 1 250 sq. ft. 35% of the home's gross floor living area or 950 square feet, whichever is less. In the case of internal ADUs, the area being converted shall be included in this calculation of gross living area. 12 ft. for detached Rear: 10 ft. Side: 10 ft. The ADU shall not be sold independently of the principal residential dwelling and may not be a separate tax parcel. Yes Not specified Yes (a rental license is required) Not specified For attached & internal: 1. Exterior changes to the home shall not substantially alter the single-family character of the structure. 2. Entrance to the ADU shall face either the side or rear yard. For detached: 1. Shall be designed and use materials which complement and match the existing principal dwelling. 2. Rooftop decks are not permitted in conjunction with a detached ADU. 3. Windowed dormers shall not face towards adjacent properties to the side or rear. Utility connections for the ADU shall be provided from the existing principal structure so long as adequate capacity exists or can be provided. A smaller, independent residential dwelling unit located on the same lot as a stand-alone single family home. A CUP is required for a detached ADU if the ADU does not meet the same setbacks as required for the principal dwelling. Detached ADUs shall be located completely to the rear of the principal structure, unless it is built with frost footings. In that case, an ADU may be built no closer to the front setback than the principal structure. A minimum lot size of 10,000 sq. ft. is required to establish a detached ADU. Detached ADUs must be located at least 10 feet from the principal structure. The floor area of a detached ADU shall not count towards the maximum area limitation for accessory structures in the R-1 or R-2 zoning districts. Hopkins No Minneapolis Yes Yes Allowed on single and two family properties Minneapolis has no parking minimums Yes 1 300 sq. ft. Internal/attached: 800 sq. ft. Detached: 1,300 sq. ft. or 16% of lot area, whichever is greater. 21 ft. Interior side: 3 ft. Rear: 3 ft. Shall not create a separate tax parcel ID. Does not require the owner to reside at the property. Both the ADU and the principal dwelling can be rented out. No Not specified Yes (a rental license is required) Not specified The primary exterior materials shall be durable, including, but not limited to masonry, brick, stone, wood, cement-based siding, or glass. Not less than 5% of the total area of the facade of a detached unit facining an alley or public street shall be windows. Exterior stairways are allowed provided that the finish of the railing matches the finish or trim of the detached accessory dwelling unit. Raw or unfinished lumber shall not be permitted on an exterior stairway. Balconies and decks shall not face an interior side yard. Rooftop decks not allowed. No additional entrances facing the public street. Water and sewer are typically served through extensions from the primary residence. Dedicated water and/or sewer services to a detached ADU may be allowed in special circumstances. A dwelling unit that is located on the same lot as a principal residential structure to which it is accessory, and that is subordinate in area to the principal dwelling. Must be at least twenty feet from the principal sturcture if detached Minnetonka Yes No, CUP is required R-1, R-1A, R-2 No number of spaces specified but no more than four vehicles may be parked outside on the property. Yes 1 None 1,000 sq. ft. or 35% of the floor area of the principal dwelling, whichever is less. The highest point may not extend above the highest point of the roof of the principal dwelling. Rear and side: ADU height but not less than 15' The owner of the property must reside at the principal structure or ADU as a primary residence at least 185 days per year. ADUs may not be subdivided or otherwise separated in ownership from the principal dwelling unit. Yes 2 Yes (the city of Minnetonka does not require rental properties to be licensed)Not specified Must be designed to maintain the single-family appearance of the principal dwelling from off-site views. Must be located behind the rear building line of the principal dwelling unit. Must be constructed on permanent foundation with no wheels. Must be served by municipal water, municipal sewer, and gas and electric utilities via service lines shared with the principal dwelling. A secondary dwelling unit located on the same property as a principal dwelling unit, which includes provisions for living independent of the principal dwelling, such as areas for sleeping, cooking, and sanitation, as determined by the city planner. This definition includes secondary dwelling units attached to or detached from the principal dwelling unit. Richfield Yes Yes R-1 A minimum of three off-street spaces on the property Must be attached to principal structure or above a detached garage 1 300 sq. ft.800 sq. ft. Height of principal residence (or 18 ft if lot is less than 75 ft wide) Same as principal structure if attached. Same as detached garage if above garage A separate tax parcel may not be created. An owner of the property must live on the lot. Proof of homesteading is required. Yes Not specified Yes (a rental license is required) Not specified Exterior materials must match the structure to which the ADU is attached. No additional entrances facing the public street may be added. No exterior stairways constructed of raw or unfinished lumber. A dwelling unit that is located on the same lot as a principal residential structure to which it is accessory, and that is subordinate in area to the principal dwelling.The lot must meet current width and depth requirements St. Louis Park Yes Yes R-1, R-2, R-3. ADUs allowed only on single family lots No additional parking required.Yes 1 200 sq. ft. Attached units: not more than 40% gross floor area of the single family home Detached: 800 sq. ft. or 25% of rear yard, whichever is less 15 ft. Rear: 15 ft. (5 ft if adjacent to alley) Interior side: 5 ft. Property must be occupied by the owner as their primary residence. The ADU may not be sold independently of the principal dwelling or be made into a separate tax parcel. Yes Not specified Yes (a rental license is required) 2 Shall be compatible in design and materials to the principal building. Must be located in rear or side yard. Decks and balconies above the ground floor shall not face an interior side yard or rear yard not abutting an alley. Rooftop decks are not allowed. Not defined St. Paul Yes Yes RL-RM2 No additional parking required Yes 1 None 75% floor area of the primary dwelling 25 ft. or the height of the principal structure, whichever is less Interior side: 3 ft. Rear: 3 ft. The ADU shall not be sold separately from the principal dwelling and may not create a separate tax parcel. Both the ADU and the principal dwelling can be rented out. No Not specified Yes (rental properties must be registered) No more than one household is allowed in both the principal unit and the accessory unit together. A household is six (6) or fewer adults, together with the minors in their care. (For example, if four adults occupy the principal dwelling unit, only two adults may occupy the ADU.) Exterior stairs are not allowed on the front of the building. Exterior stairways shall be built of durable materials that match the finish of the structure to which they are attached. Raw or unfinished lumber shall not be permitted. Not defined Boulder, CO Yes Yes RR, RE, RL, RMX, A, P One additional space is required for an ADU. An additional space is not required for affordable units. Yes 1 None Attached units: 1/3 floor area (1/2 for affordable units) of primary dwelling or 1,000 sq. ft., whichever is less. Detached: 550 sq. ft. (800 sq. ft. for affordable units) 20 ft. (up to 25 ft. if roof pitch greater than 8:12) Same as for other accessory structures. Depends on zoning district. No person shall convey an accessory unit independently of the principal dwelling unit on the lot or parcel. The property owner must reside in the principal dwelling or ADU Yes Not specified Yes (a rental license is required) One family plus two additional persons can reside between the primary dwelling and ADU Must be architecturally consistent with existing residence and neighboring properties. Additional entrances facing the street must be screened. A separate and complete single housekeeping unit within a detached dwelling unit or within an accessory structure to the principal dwelling unit of the lot or parcel upon which the unit is located, permitted under the provisions of Subsection 9-6-4(a). In some zoning districts, the number of ADUs is restricted to a percentage (e.g. 20%) of the properties within a distance (e.g. 300 ft.) ADUs require at least 60 sq. ft. of private open space exlusively for the use of the ADU occupants. The incentives for no parking required and additional size of the ADU are offered if the ADU rents at 75% AMI or lower. Somerville, MA Yes No, requires site plan review, which includes two neighborhood meetings, a meeting before the Urban Design Commission, and a public hearing before the Zoning Board of Appeals NR 1 space per dwelling unit. No parking required if within a transit area. Yes 1 None 576 sq. ft. 12 ft. Rear: 3 ft. Interior side: 3 ft. "Backyard Cottages" are defined as being on the same lot as a principal building type so a separate parcel cannot be created. Ordinance does not prohibit sale of the the Backyard Cottage separate from the primary dwelling. Both the Backyard Cottage and the principal dwelling can be rented out. No Not specified Yes (no rental license required)Not specified The ADU can have its own utility hookups or be serviced through the primary dwelling. Backyard Cottage: A small floor plate, detached, accessory building type typically providing space for one (1) small dwelling unit, a home occupation, a playhouse for children, or vehicular parking on the same lot as a principal building type. A three foot wide paved walkway capable of allowing an ambulance cot to be wheeled to and from the Backyard Cottage is required. Utility services for the Backyard Cottage must be buried underground If occupied for residential use, must have an automatic sprinkler system unless on a corner lot, a lot with a driveway leading to the Backyard Cottage, or a lot autting an alley. Seattle, WA Yes Yes SF5000, SF7200, SF9600, RSL, and Lowrise No additional parking is required for an ADU.Yes 2 but no more than 1 can be detached None 1,000 sq. ft. excluding garage areas, storage areas accessed from the exterior, porches and covered decks less than 25 sq. ft., and gross floor area below grade. Up to 35 sq. ft. can be exempt if designed for bicycle parking. For lots at least 50 feet wide: 25 ft. for pitched roof. 22 ft. for shed/butterfly roof. Less for lots less than 50 ft. wide Rear: 5 ft. Side: 5 ft. The ADU may not be conveyed separately from the primary dwelling. Both the ADU and primary dwelling can be rented. Owner not required to reside on site. No Not specified Yes (a rental license is required) For lots with 1 ADU: no more than 8 unrelated people. For lots with 2 ADUs: no more than 12 unrelated people. If the entrance is located on a façade facing a side lot line or rear lot line, the entrance may not be within 10 feet of that lot line unless that lot line abutss an alley or other public right-of-way. One or more rooms that: a. are located within a principal dwelling unit or within an accessory structure on the same lot as a principal dwelling unit; b. meet the standards of Section 23.44.041, Section 23.45.545, or Chapter 23.47A, as applicable; c. are designed, arranged, and intended to be occupied by not more than one household as living accomodations independent from any other household; and d. are so occupied or vacant. A second ADU is allowed if the unit either meets a green building standard or meets affordability criteria (80%AMI for at least 50 years). Pasedena, CA Yes Yes RS (2), RM-12, REM- 16, RM-32, RM-48 One additional space is required for an ADU. The requirement is waived if within 1/2 mile of a transit stop Yes 1 150 sq. ft. For detached: 1,000 sq. ft. for parcels under 10,000 sq. ft.;1,200 sq. ft. for parcels 10,000 sq. ft. or more For attached: 800 sq. ft. or 50% of the floor area of primary dwelling, whicever is greater. 12 ft to top plate and 17 ft to highest ridgeline Side: 4 ft if ADU is 800 sq. ft. or less; 5-10 ft. if over 800 sq. ft. and depends on lot width Rear 4 ft if ADU is 800 sq. ft. or less; 10 ft. if over 800 sq. ft. A separate parcel cannot be created and the ADU may not be conveyed independently of the primary dwelling. Both the ADU and primary dwelling can be rented. Owner not required to reside on site, unless it is a junior ADU. No, unless junior ADU Not specified Yes (no rental license required)Not specified An ADU 750 sq. ft. or greater shall be charged a Residential Impact Fee in an amount proportional to the square footage of the primary dwelling. The impact fee may be reduced if affordability criteria are met. A residential dwelling unit that provides complete independent living facilities for one or more persons on the same parcel as a proposed or existing legal single family residence. An accessory dwelling unit shall include permanent provisions that include, but are not liminted to, living, sleeping, eating, cooking, and sanitation. The city offers an incentive (Second Unit ADU Program) to create affordable ADUs by offering comprehenisve assistance for financing, designing, permitting, and constructing a new ADU. The unit must be rent to a Section 8 voucher holder for 7 continuous years Any "mature tree" as defined by Section 8.52.020 in a protected zone shall be replaced at a one-for-one ratio it is proposed to be removed to construct a new ADU. Burlington, VT Yes Yes All single family lots No additional parking required.Yes 1 None 900 sq. ft. or 30% of gross floor area of primary dwelling, whichever is greater. 35 ft. Side: 5 ft. if under 15 ft. in height. Otherwise 10% of lot width or average of 2 adjecent lots on either side. Rear: 5 ft. if under 15 ft. in height. Otherwise 25% of lot depth, no less than 20 feet. The owner must live on the property and may occupy either the principal or accessory dwelling unit. Yes 1 bedroom Yes (a rental license is required)2 adults and their minor children The property must have sufficient wastewater capacity as certified by the Department of Public Works. A dwelling unit that is clearly subordinate to a single-family dwelling, and has facilities and provisions for independent living, including sleeping, food preparation, and sanitation. If impervious surface limits are a barrier, a property owner can exceed the limit to build a maximum 650 sq. ft. ADU as long as stormwater management is addressed. This is intended to relieve the barrier faced by smaller lots that are already legally at or over their lot coverage limit. Requires approval by Development Review Board (See Section 5.2.3 (b) 10. of Zoning Ordinance) Requires a deed restriction be recorded prior to occupancy referencing the conditions of the ADU permit, including that the owner reside on the property. Highland Park, IL No Evanston, IL Yes Yes R1, R2, R3, R4, R5, R6 No additional parking is required for an ADU.Yes 1 None 1,000 and not larger than the primary dwelling 28 ft for sloped roofs and 20 feet for flat and mansard roofs Side: 5 ft. Rear: 3 ft Owner does not need to live on the property. Both the ADU and primary dwelling can be rented. No Not specified Yes (a rental license is required)No more than 1 family There can only be one entrance on the front facing side of the property and there must be a separate entrance for the ADU. Any exterior stairs to an attached unit must be on the rear side of the property. Water service/sewer must be connected to the main residence and cannot be connected to the street. An upgrade may be required if the main residence does not have sufficient capacity for the new ADU. A smaller, secondary independent housekeeping establishement located on the same zoning lot as a residential building. ADUs are independently habitable and provide the basic requirements of shelter, heating, cooking, and sanitation, and may be internal, attached or detatched. Portland, OR Yes Yes Almost all zones, when accessory to a detached single family dwelling, an attached house, or manufactured home. ADUs may also be allowed with duplexes No additional parking is required for an ADU.Yes 2 (only 1 on a lot with a duplex)None 75% of living area of primary structure or 800 sq. ft., whichever is less. 20 feet if principal structure setbacks are met. 15 feet if principal structure setbacks not met. Side & Rear: 0 ft. if certain criteria met, including overall structure height less than 15 ft and walls of the structure less than 10 ft high. Otherwise, principal structure setbacks apply Owner does not need to live on the property. Both the ADU and primary dwelling can be rented. No Not specified Yes (a rental license is required)Not specified Additional design standards required if ADU is over 15 ft in height: Exterior finish materials, roof pitch, trim, eaves, window orientation, and dimension must be the same or visually match those of the primary dwelling in type, size and placement. Applicants have the option of connecting the ADU to existing sewer/water connections through the primary structure or having a separate connection. An additional dwelling unit created on a lot with a primary dwelling unit. The additional unit is smaller than the primary dwelling unit except when the accessory dwelling unit is in an existing basement. The accessory dwelling unit includes its own independent living facilities including provision for sleeping, cooking, and sanitation, and is designed for residential occupancy by one or more people, independent of the primary dwelling unit. Kitchen facilities for cooking in the unit are described in Section 29.30.160 of Title 29, Property and Maintenance Regulations. The unit may have a separate exterior entrance or an entrance to an internal common area accessible to the outside. When more than one ADU is proposed, at least one unit must meet certain "visitability" standards for entrances, bathrooms, living areas, and doors. This is to ensure that units can accommodate a range of individuals living in or visiting the residence regardless of age or ability. Portland, ME Yes Yes All lots with residential uses No additional parking is required for an ADU.Yes 2 None 2/3 the gross floor area of the primary dwelling 18 ft. (Shall not exceed the height of the primary structure) Rear: 5-25 ft (varies by district and size of structure) Side: 5-16 ft (varies by district and height of structure) A deed restriction must be recorded that the ADU must remain in common ownership with the primary dwelling. Yes, but only at the time of the ADUs construction Not specified Yes (a rental license is required)Not specified When and ADU is significantly visible from public ways, the building design shall a.) be cearly subordinate to the principal structure(s) in scale and position in relationship with the street and principal structure(s); b.) Not include outside stairways or fire escapes above the ground floor. A dwelling unit subordinate in size to the principal residential structure(s) on a lot and located either within the principal residential structure(s) or in an accessory structure. Redmond, WA Yes Yes All single family lots One off-street parking space is required for an ADU. No parking required if within 1/3 mile of transit stop.Yes 1 None For detached: 40% of the total square footage of the primary dwelling and the accessory dwelling unit combined, excluding any garage area, and in no case shall it exceed 1,000 sq. ft. Attached: 1,500 sq. ft. 25 ft Side: 5 ft Rear: 10 ft An ADU shall not be subdivided or otherwise segregated in ownership from the primary dwelling unit. Either the primary dwelling or ADU must be occupied by an owner of the property. Yes Not specified Yes (rentals of four units or less do not require a rental license). Not specified Only one entrance on the front of the primary dwelling is permitted (some exceptions allowed). Additional entrances are permitted on the side and rear of the primary structure. Additions to an existing structure or the development of a newly constructed detached ADU shall be designed consistent with the existing facade, roof pitch, siding, and windows of the primary dwelling unit. A habitable living unit that provides basic requirements for living, sleeping, eating, cooking, and sanitation. An ADU is accessory to the primary unit on a lot and may be added to, created within, or detached from the primary single-family dwelling unit. Lake Forest, IL No, only ADUs existing prior to November 17, 2014 may continue to be used. Chapel Hill, NC Yes Yes Single family lots 1 per ADU bedroom Yes 1 None 750 sq ft or 75% of floor area of primary dwelling, whichever is less.29 ft Varies by district (generally 6-11 ft for rear and side) Must remain under same ownership as primary dwelling. No Not specified Yes (no rental license required)Not specified Dwelling units, single family with accessory apartment: A dwelling or combination of dwellings on a single zoning lot consisting of two (2) dwelling units, for which: 1. Accessory (attached or not attached) apartments have a floor area limit of no more than seven hundred fifty (750) square feet or seventy-five (75) percent of the floor area of the principal dwelling unit (whichever is smaller), except as provided in the next sentence. 2. The floor area of an attached accessory apartment may exceed the afrementioned floor area limit of seven hundred fifty (750) square feet and be up to one thousand (1,000) square feet of floor area only if both of the following conditions are met: a). an attached accessory apartment does not increase the existing footprint of the structure (principal dwelling unit, garage or other exisitng, standalone structure on the property) to which it would be attached; and b) the attached accessory apartment does not exceed seventy-five (75) percent of the floor area of the principal dwelling unit. 3. Together, the principal dwelling unit and the accessory apartment that are part of a two- family dwelling shall be classified as a rooming house (a different use type and group) if occupied by more than four (4) personons who are not related by blood, adoption, marriage, or domestic partnership.