6.a Amending Development code for Accessory Dwelling UnitsMemorandum
To: Scandia Planning
Commission
Copies To: Neil Soltis, City
Administrator
Brenda Eklund, City Clerk
Reference: Accessory Dwelling Units
Ordinance—Public Hearing
Project No.: 16323.000
From: Sherri Buss, RLA AICP, Routing:
Planner
Date: Mav 17. 2017
The Planning Commission discussed a resident's proposed addition to an existing garage to
accommodate an Accessory Dwelling Unit at the April meeting. The addition would not be
allowed by the current ordinance because the addition would exceed the height of the primary
dwelling on the lot. The Commission discussed some options for regulating the height limits of
accessory dwelling units at the May meeting.
The Commission recommended an option for the height of structures with Accessory Dwelling
Units, and recommended that the amended ordinance be noticed for a public hearing at the
June meeting.
The Commission's recommended standards for the height of Accessory Dwelling Units—both
units that are constructed within another accessory building called "internal" ADU's, and those
that are constructed as free-standing units called "detached" units—are included in the draft
ordinance, attached:
• The maximum height of an Accessory Dwelling Unit in the VMU A, VMU B, and VN
Zoning Districts shall be the height of the primary structure or a maximum of twenty (20)
feet, whichever is higher.
• The maximum height of an Accessory Dwelling Unit in all other Zoning Districts shall be
the same as the maximum structure height that is permitted in the Zoning District.
The Commission discussed several issues related to structure height for Accessory Dwelling
Units and Accessory Structures at the May meeting, noting that there may be a need to review
the standards for all accessory structure heights on small lots in non -village districts (such as
Shoreland areas).
Staff comments
The City Administrator and Planner reviewed the proposed amendment, and believe that some
further discussion several issues is needed to clarify the ordinance and address potential
conflicts:
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Memorandum
To: Scandia Planning
Commission
Copies To: Neil Soltis, City
Administrator
Brenda Eklund, City Clerk
Reference: Accessory Dwelling Units
Ordinance—Public Hearing
Project No.: 16323.000
From: Sherri Buss, RLA AICP, Routing:
Planner
Date: Mav 17. 2017
The Planning Commission discussed a resident's proposed addition to an existing garage to
accommodate an Accessory Dwelling Unit at the April meeting. The addition would not be
allowed by the current ordinance because the addition would exceed the height of the primary
dwelling on the lot. The Commission discussed some options for regulating the height limits of
accessory dwelling units at the May meeting.
The Commission recommended an option for the height of structures with Accessory Dwelling
Units, and recommended that the amended ordinance be noticed for a public hearing at the
June meeting.
The Commission's recommended standards for the height of Accessory Dwelling Units—both
units that are constructed within another accessory building called "internal" ADU's, and those
that are constructed as free-standing units called "detached" units—are included in the draft
ordinance, attached:
• The maximum height of an Accessory Dwelling Unit in the VMU A, VMU B, and VN
Zoning Districts shall be the height of the primary structure or a maximum of twenty (20)
feet, whichever is higher.
• The maximum height of an Accessory Dwelling Unit in all other Zoning Districts shall be
the same as the maximum structure height that is permitted in the Zoning District.
The Commission discussed several issues related to structure height for Accessory Dwelling
Units and Accessory Structures at the May meeting, noting that there may be a need to review
the standards for all accessory structure heights on small lots in non -village districts (such as
Shoreland areas).
Staff comments
The City Administrator and Planner reviewed the proposed amendment, and believe that some
further discussion several issues is needed to clarify the ordinance and address potential
conflicts:
An employee owned company promoting affirmative action and equal opportunity
Accessory Dwelling Units amendment Page 2 May 17, 2017
Scandia Planning Commission
• What is the goal/rationale for limiting the heights of "internal" or "detached" accessory
structures to a lower height than the height permitted for other accessory structures? Is
this important if the footprint of the ADU's is limited by the Code?
• What are the appropriate building height standards for Accessory Dwelling Units and
other Accessory Structures by zoning district? How should these standards relate to the
heights permitted for ADU's?
The Development Code currently permits accessory building heights to a maximum
height of 35' or 45' depending on the zoning district.
Current building height standards in districts in Scandia include:
o AG C, AP, GR, and VN Districts: 35' maximum structure height
o VMU A and VMU B, IP and R COMM Districts: 45' maximum structure height
• Should accessory structures be permitted to be 45' in height in all of the districts where
this is currently permitted?
• Should the standards for "internal" accessory dwelling units apply to existing buildings as
well as new buildings? Is there a rationale for a limiting the height or area of accessory
structures in existing buildings? (There might be because if existing buildings are
excluded, a property owner could build a 2 -story garage with the intent of adding an
Accessory Dwelling Unit later to get around the height limits.)
• Should heights of ADU's in the VN District be like those in the General Rural District or
the VMU A and B Districts?
The concerns related to limiting the height of ADU's focused on the size of these structures on
small lots and the proportionality of accessory structures to primary structures, though Scandia's
Code currently permits accessory structures to be built at the same maximum height as primary
structures. Some approaches to these issues in other places include:
• Washington County traditionally limited accessory structures to one-story in Shoreland
Districts. This allowed for a garage with an "attic" for storage, but not a full second story.
Scandia did not adopt this in its ordinance in order to provide options for storage or
spaces like offices or studies above accessory buildings in Shoreland areas.
Many communities that have smaller average lot sizes than Scandia require that
detached accessory structures be no taller and/or have no larger footprint than the
primary structure. Hugo's Development Code, for example, includes the following
requirement for accessory buildings: "Except for agricultural buildings, no accessory
building may exceed in size or height, the size or height of the principle building on a lot,
or be located within six feet of another building."
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