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Planning commission continues detailed discussion of external ADU standards
Summary
Commissioners spent the meeting refining a policy matrix for external accessory dwelling units (ADUs), debating maximum unit size, lot-coverage rules, sewer/water hookup requirements, parking, owner-occupancy or conditional-use requirements, and whether ADUs must be permanent structures.
River Heights’ Planning & Zoning Commission devoted substantial time Feb. 10 to refining a proposed matrix of rules for external accessory dwelling units (ADUs).
Commissioners reviewed an Excel spreadsheet of policy options that covered maximum ADU size, lot coverage, building height, connections to city water and sewer, utility billing, parking standards, access and circulation, minimum rental terms, owner-occupancy requirements, setbacks and whether ADUs should require conditional-use permits or licensing. The spreadsheet is intended as a living document; commissioners were asked to add comments and return recommended edits ahead of formal code drafting.
A frequently cited benchmark during the discussion was a 1,200-square-foot maximum ADU size (drawn from examples in other jurisdictions). Commissioners debated alternative approaches: a fixed square-foot cap versus limiting ADUs to a percentage of lot or primary-residence footprint (for example, not to exceed 40–50 percent of lot coverage). Members expressed concern that larger ADUs on narrow but deep lots could create long, skinny units that strain parking and setback expectations.
Infrastructure topics included a preference—expressed by staff and some commissioners—that ADUs tie into the primary residence’s sewer rather than require new street excavations for separate sewer mains. Utility-billing practice was discussed; the meeting included a reference to a small city billing fee amount (transcript reference to approximately $9.01) which is recorded here as approximate and flagged for staff confirmation.
Commissioners discussed occupancy and business effects: many cities require owner-occupancy or a conditional-use permit to ensure ADUs do not convert lots to de facto duplexes or high-density rental arrangements. The group also discussed minimum rental terms (30 days suggested to avoid short-term rentals) and whether ADUs should be required to be permanent (foundation-tied) rather than portable trailers; opinions varied, with several members favoring non-portable, tied-in structures to protect neighborhood character.
The commission asked legal staff to clarify state requirements and to determine whether licensing or business-permit approaches are appropriate. Commissioners agreed to refine the spreadsheet (adding minimum amenities, limits on unrelated occupants, and rules for temporary absence of the owner) and to reconvene to convert consensus items into ordinance language.
Next steps: commissioners will populate the ADU matrix with specific recommendations and return in two weeks; staff will seek legal guidance on conditional-use, licensing and state constraints prior to drafting ordinance language.
