Item 4.1 - ZO Secondary dwelling units3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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MEMORANDUM
TO: Otsego Planning Commission
FROM: D.Daniel Licht, AICP
DATE: 15 April 2021
RE: Otsego – Zoning Ordinance; Secondary dwelling units
TPC FILE:101.01
BACKGROUND
City staff receives questions from time‐to‐time about the ability to construct a detached
accessory building intended for use or that would include a secondary dwelling unit. Resident
Shannon Ambrose, 8541 Nashua Avenue, is the most recent property owner discussing this use
with City staff. This topic is being brought forward to the Planning Commission for discussion
for allowance of secondary dwelling units as to possible amendments of the Zoning Ordinance.
Exhibits:
StarTribune article dated 10/2/2020
Ambrose accessory building plans (4 pages)
ANALYSIS
The Zoning Ordinance defines a dwelling unit as:
DWELLING UNIT: A residential building or portion thereof intended for occupancy
by one or more persons with facilities for living, sleeping, cooking and eating, but
not including hotels, motels, nursing homes, seasonal cabins, boarding or rooming
houses, resorts, tourist homes, or trailers.
Single family dwellings are by definition limited to one dwelling unit. In recognition of the
increased interest in generational living, the City amended the Zoning Ordinance to allow
secondary dwelling units internal to a single family dwelling within a residential district within
the Sewer Districts by administrative permit, subject to the following standards:
Item 4.1
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1. The design and construction of the principal building is not a two‐family
dwelling as defined in this title.
2. There shall be an interior connection between the main living area and
accessory living quarters that is able to be unlocked from each side of the
connection and that is not secured by a deadbolt or keyed lockset.
3. The principal building shall be served by single Municipal water, sanitary
sewer, gas and/or electric utility service lines each with a single meter for
the respective utility where applicable.
4. The principal building shall have one heating and air conditioning system.
5. There shall be a minimum of three (3) garage stalls having direct exterior
access (not in a tandem arrangement) attached to the principal building
with a driveway access in front of each stall so as to allow direct vehicle
maneuvering to each of the stalls.
6. The property shall have one street address.
The number and area of detached accessory buildings allowed by the Zoning Ordinance is an
amenity within the City. Allowance of a secondary dwelling unit with a detached accessory
building would also be responsive to changes in society related to an aging population. The
City often sees requests to build‐out detached accessory buildings with kitchen and bathroom
facilities. In order to comply with the provisions of the Zoning Ordinance, approval of detached
accessory buildings have been allowed to include either a kitchen or full bathroom, but not
both. The issue of secondary dwellings provides an opportunity to address use of the detached
accessory buildings beyond multiple generational housing as well.
Allowance of secondary dwelling units within a detached accessory structure should be limited,
at least initially to parcels within a rural setting and include performance standards to ensure
compatibility and avoid unintended consequences. To this end, City staff would suggest the
following parameters:
Limited to an accessory use within the A‐1 and A‐2 District. The R‐C District would also
be a limited opportunity for secondary dwellings as an amenity to these developments
that may be considered in the future.
Allowed on parcels with a specified minimum lot area of ranging between two, five, or
10 acres.
The detached accessory building is subject to setbacks applicable to principal buildings.
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The area of the detached accessory building with the secondary dwelling not exceed
the gross floor area of the principal dwelling either to not exceed
A full perimeter foundation is to be required and exterior finish materials are to be
consistent with those used on the principal building
Septic and well utilities are subject to review and approval of the Building Official.
The property must maintain one street address.
CONCLUSION
City staff sees an opportunity to add secondary dwellings to rural residential uses in response to
interest in multiple generational housing and increase the amenity value of the City’s detached
accessory building allowances. City staff is seeking direction from the Planning Commission as
to amendments to the Zoning Ordinance that would allow secondary dwelling units within
detached accessory dwellings for rural residential properties.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
David Kendall, City Attorney
Shannon Ambrose