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Book a callIn Minneapolis, the rising demand for flexible and affordable housing solutions has brought accessory dwelling units (ADUs) into the spotlight. Whether you're a property investor or a homeowner, understanding the potential of ADUs can unlock new opportunities for maximizing your property's value and functionality. This post dives into the essentials of ADUs in Minneapolis, covering legal requirements, design tips, financing options, and real-life success stories.
ADUs are independent residential units that exist on the same lot as a primary residence. They can take various forms, including backyard cottages, basement conversions, or above-garage apartments. In Minneapolis, the interest in ADUs has surged as residents seek more diverse living arrangements, additional income streams, and ways to accommodate extended families.
Designing and constructing an ADU in Minneapolis presents a unique set of challenges and opportunities. Here are some tips to guide you:
Cost and time estimates will vary significantly based on the ADU type, finishes, and unforeseen construction challenges. On average, Minneapolis homeowners should budget between $100,000 and $200,000 for a complete ADU project, with timelines ranging from six months to over a year.
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To obtain the necessary building permit, homeowners must fulfill the following:
1. Prepare detailed construction drawings that comply with the latest adopted residential building code.
2. Submit the proposed plans to the city's Development Review team for evaluation and approval.
- Proper drainage systems must be implemented to manage rainwater runoff, typically directing it towards the alley or within the property boundaries to prevent water intrusion into neighboring structures.
Foundation and Footings:
- Dwellings, including ADUs, require frost-protected footings designed per accepted engineering practices.
- Frost-protected shallow foundations must meet specific code requirements, considering factors like a heated main floor level.
Setbacks and Fire Safety:
- Walls and eaves within 5 feet of the property line must have a one-hour fire rating (except for alley-facing walls).
- Eaves/overhangs cannot extend closer than 2 feet to the property line (alley side exempted).
- Openings (windows, doors, vents) are prohibited within 3 feet of side property lines (alley side exempted).
- The ADU must be separated from the garage by one-hour fire-rated assemblies and 20-minute rated doors.
- The ADU exit must discharge directly outside without entering the garage or through a fire-rated stair.
- Ceiling insulation (R-30) is required between the garage and dwelling unit.
- Habitable rooms, hallways, bathrooms, and laundry rooms must have a minimum ceiling height of 7 feet.
- In rooms with sloped ceilings, at least 50% of the required floor area must have a 7-foot ceiling, with no portion lower than 5 feet.
- Stairways must meet minimum width, rise, run, and headroom requirements.
- Each sleeping room requires an egress window.
- Smoke and carbon monoxide detectors must be hard-wired and installed per code.
- Water and sewer connections may be extensions from the primary dwelling or dedicated services, subject to specific design standards and plumbing codes.
- Proper sizing, material selection, freeze protection, and metering requirements apply to water and sewer services.
- Storm water management must be addressed to avoid negative impacts on neighboring properties.
- Mechanical systems (HVAC, exhaust) must be independent from the garage and comply with code requirements for location and separation.
- Electrical permits are administered by the relevant state authority.
- Property owners must review and adhere to the applicable zoning regulations for ADUs in their specific neighborhood.
It is crucial to consult with the city's planning and building departments to ensure compliance with all relevant codes, regulations, and permitting requirements before proceeding with an ADU construction project.
The City of Minneapolis has established a comprehensive process for property owners seeking to obtain zoning approval and building permits for Accessory Dwelling Units (ADUs). This guide outlines the key steps and requirements:
1. Complete the ADU Application Packet, which includes a checklist of required materials and a worksheet for gathering property-related information.
2. Schedule a meeting with the Zoning and Plan Review staff to discuss zoning ordinances, building codes, and specific requirements for your project.
3. Submit the completed application packet, along with all required materials, to the Development Coordinator.
4. Incomplete applications lacking any of the required items will not be accepted by staff.
1. The assigned planner will conduct a thorough review of the application materials to determine completeness.
2. If additional information is required, the planner will issue a letter within 15 business days, detailing the deficiencies.
3. The applicant must remedy the deficiencies for the application to be deemed complete.
4. Once complete, the planner will issue a final decision on behalf of the Zoning Administrator, including any conditions associated with an approval.
5. Incomplete applications that remain unresolved for 30 days or more will be deemed withdrawn and returned to the applicant, requiring resubmission if desired.
Proof of recording an owner occupancy covenant with the Hennepin County Recorder's Office is not required at the time of initial application submission. However, this proof must be provided before a building permit can be issued.
Any affected party can appeal the Zoning Administrator's findings and decisions within 10 calendar days of the original decision. Appeals are heard by the Board of Adjustment.
It is crucial to follow the prescribed process, provide all required documentation, and address any deficiencies promptly to ensure a smooth and efficient review of your ADU application. Schedule a free call with an ADU expert
To submit a complete ADU application in Minneapolis, property owners must provide the following documentation and comply with the specified requirements:
Mandatory Submission Items:
1. Completed ADU Application Worksheet and Accuracy Declaration
2. Payment of correct fees (checks payable to Minneapolis Finance Department)
3. Authorization letter from the property owner (if different from the applicant)
4. Electronic copy of the entire application submittal
5. Verification of the property's historic status and any required Historic Preservation Commission (HPC) applications
1. Photographs of the property and all sides of the existing structure(s)
2. A scaled and dimensioned site plan, including:
- Property lines, streets, sidewalks, alleys, and proposed curb cuts
- Traffic flow patterns on streets, alleys, and drives
- Adjacent land uses (location and identification)
- Building footprints and square footage (including garages and accessory structures)
- Dimensioned parking areas (regular and electric vehicle spaces), loading zones, and design details
- Other impervious surfaces (walkways, decks, patios) with square footage
- Walls, screens, and fences (location, type, and height)
- Mechanical equipment (air conditioning units, electrical transformers, etc.)
- Fire hydrants, transit stops, public plazas, trash enclosures, trees in the public right-of-way
- Existing and proposed landscaping (shrubs and trees with location, type, and number)
- Natural features and topography
- Water drainage direction from the site and building (downspouts, roof drains, etc.)
- North arrow and plan drawing date
- Storm water management plan (for disturbance of more than ½ acre)
- Erosion control plan (for disturbance of more than 5,000 square feet)
3. Scaled and dimensioned elevations of each façade
4. Scaled and dimensioned elevations showing the existing or proposed principal dwelling (for detached ADUs only)
5. Scaled and dimensioned floor plans for all floors
6. Dimensioned parking plans, including electric vehicle spaces (if applicable)
1. Recorded Covenant for Owner Occupancy with Hennepin County (required after Zoning and Plan Review approval, before building permit issuance)
2. Proof of recording from Hennepin County (cover page with barcode, filing date, and recorded document copy)
3. Annual rental license information (http://www.ci.minneapolis.mn.us/inspections/rental/index.htm)
- Administrative Accessory Dwelling Unit: $325
Note that incomplete applications will not be accepted by staff. Applicants must ensure that all required items are provided to facilitate a smooth review process.
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ADUs represent a flexible and innovative approach to housing in Minneapolis, aligning with the city's goals of diversity, affordability, and sustainability. While the process involves careful planning and adherence to regulations, the outcome can significantly enhance the livability and value of your property. Whether you're driven by financial, familial, or environmental motivations, now is a perfect time to explore the viability of ADUs on your property in Minneapolis.
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