5. Staff Report-PC Memo 2 3 15
Memorandum
To: Scandia Planning
Commission
Reference: Accessory Apartments and
Related Issues for Feb. 3
Kristina Handt, City
Administrator
Brenda Eklund, Clerk Project No.: 15745.000
From: Sherri Buss, RLA AICP,
Planner
Routing:
Date: January 20, 2015
Background
At its December meeting, the Planning Commission members continued the discussion of
options to encourage more affordable and lifecycle housing in Scandia. The discussion focused
on Accessory Apartments.
The Planner reviewed the current zoning requirements for Accessory Apartments, and members
discussed options for relatively simple code changes to make it easier for property owners to
develop Accessory Apartments, and some more significant changes that could make more
options available.
The draft Ordinance options attached provide some ideas for simple and more significant
changes, for discussion purposes. The Planner reviewed Accessory Dwelling Unit ordinances
from several communities in the Metro Area to provide ideas and options for the Commission
members to discuss in February.
Option 1: Easy Changes
Section 1. Definition change
Members noted at the last meeting that the current definition of Accessory
Apartments in the code is not consistent with what the code permits, because the
definition says that accessory apartments are located within single-family
residential units only.
Most codes now call the apartment Accessory Dwelling Units, so that language
has been adopted in the amendment shown here.
The suggested definitions include units that are part of single-family residential
uses and commercial uses, to be consistent with the code.
Scandia Planning Commission
Accessory Dwelling Units Page 2 February 3, 2015
Two common versions of the definition are included, for consideration by the
Commission.
Section 2. Districts and Permit Requirements
The amendment to the ordinance would permit Accessory Dwelling Units with an
administrative permit in all districts, and remove the current requirement for a
Conditional Use Permit in the VMU A, VMU B and Industrial Park Districts. This
would reduce the time and cost to establish an accessory dwelling unit.
Section 3. Performance Standards and Permit for Accessory Dwelling Units
The amendment proposes some limited changes to the current performance
standards for accessory dwelling units, based on the Commission discussion in
January. It includes the following:
o One accessory dwelling unit on a parcel, rather than within a single-family
dwelling unit.
o Owner requirements modified to include commercial buildings.
o Permit options
Requires an administrative permit, but removes the current
requirement for annual reporting.
Includes an optional, detailed permit process for consideration by
the Commission. This would apply to accessory dwelling units
that are not occupied by family members.
Option 2: Expands the Types of Accessory Dwelling Units Permitted
The Commission requested that the Planner provide some development standards for
accessory dwelling units within single family homes, and for units that could be detached from
the home or build above garages. Option 2 includes a large number of standards from various
ordinances that address the issues raised by the Commission, and more. The list is provided
for the discussion on February 3.
Minor Subdivision Process: Is it Possible to Simplify the Process?
At the January Planning Commission meeting, Council Member Ness asked if it is possible to
simplify the Minor Subdivision process to reduce costs for applicants. The Planner reviewed the
Statute that gives city’s authority to review subdivisions, and the minimum requirements
(Minnesota Statute 462.358). The minimum requirements are as follows:
The City must determine that the minor subdivision meets the applicable
standards and criteria contained in the City’s zoning and subdivision regulations.
The City must create findings for approval or for not approving the subdivision.
Scandia Planning Commission
Accessory Dwelling Units Page 3 February 3, 2015
The City must hold a public hearing minor subdivisions as well as major
subdivisions, and notice the hearing.
The City must coordinate reviews with other affected political subdivisions and
state agencies (such as the Watershed District, Washington County, DNR, etc.)
The City Council may delegate the authority to review proposed subdivisions to
the Planning Commission, but the Council must make the decision to approve.
The City may consolidate the review of the preliminary and final plat. (We are
already doing this for simple subdivisions.)
The process included in Section 6.0 of the Subdivision Ordinance (Minor Subdivisions) includes
the basic requirements identified above. The only optional step is Planning Commission review
of the Minor Subdivision. By State Statute, the City cannot eliminate the public hearing,
notification of other agencies, or use an administrative permit for the Minor Subdivision process.