Minnetonka allows both attached and detached ADUs in its R-1, R-1A, and R-2 districts, but only through a discretionary Conditional Use Permit (CUP) - not as an administrative, by-right approval.
Last verified: August 20264/10 · CUP required
1,000 sq ft*
Max ADU size
Match roofline
Max height
Required
Owner-occupancy
CUP required
Permit type
This page summarizes Minnetonka City Code §300.16 (Conditional Use Permit Standards for Residential Districts) for general reference - it is not legal advice. Regulations change; always confirm current requirements with the City of Minnetonka before designing or applying for permits. See sources below.
Zoning & size requirements
What you're allowed to build
ADU type
Max size
Max height
Notes
Detached (new construction)
Lesser of 1,000 sq ft total or 35% of the principal dwelling's floor area (min 200 sq ft); max 2 bedrooms
Roofline may not exceed the highest point of the principal dwelling's roof, unless the city finds no undue adverse impact on neighbors
The City Council may approve a larger size if impacts on neighboring properties are minimized
Attached / internal (basement, addition)
Same formula: lesser of 1,000 sq ft total or 35% of the principal dwelling's floor area; max 2 bedrooms
Same as principal structure
Requires the same CUP process as a detached ADU
Allowed zoning districts
R-1, R-1A, and R-2 residential districts only. Confirm your parcel's zoning district with the City of Minnetonka.
Additional standards
Setbacks, parking & other rules
Setbacks
Side and rear setbacks must equal the ADU's height, with a 15 ft minimum. A detached ADU must sit behind the principal dwelling's rear building line.
Parking
"Adequate" off-street parking must be provided for the principal dwelling and the ADU combined, in a garage, carport, or paved area (a required driveway turnaround doesn't count). A maximum of 4 vehicles may be parked outside on the property. No fixed "add one space" figure is specified in code.
Units per lot
1 ADU per property maximum; it cannot be separately owned from the principal residence.
Owner-occupancy
Required. The property owner must reside in either the principal dwelling or the ADU as a permanent residence for at least 185 days per calendar year.
Permit type
Conditional Use Permit (CUP) - requires Planning Commission review and a public hearing, not an administrative approval.
Permit fee
$650 CUP application fee, covering "accessory dwelling, accessory structure, home occupation" applications (city fee schedule §710.005).
Ordinance history
How Minnetonka's ADU rules got here
1986Attached ADUs first allowed. Minnetonka began permitting attached accessory dwelling units by Conditional Use Permit - the same discretionary review model still used today.
2021Detached ADUs added. On October 4, 2021, the City Council amended the code to also allow detached ADUs by CUP, using the same 1,000 sq ft / 35% size formula, 2-bedroom cap, and 185-day owner-occupancy rule as attached units. By that point the city had approved roughly 61 ADUs total under the 1986 ordinance, almost all attached, since detached units hadn't been an option before.
2023-2025Full zoning ordinance rewrite begins. The city hired a consultant in 2023 to evaluate the zoning code against its 2040 Comprehensive Plan, then launched a roughly 18-month rewrite process. A community workgroup has been meeting since January 2025, with a public review and codification phase expected in summer 2026 followed by formal hearings.
Worth knowing: because the zoning rewrite is still underway, ADU standards - including the CUP requirement itself - could be revisited before it's finished. It's worth checking with Community Development for the latest status before you finalize plans.
Permit process
How Minnetonka ADU permitting works
1
Confirm eligibility
Verify your lot is zoned R-1, R-1A, or R-2, and that your proposed ADU meets the size, height, and setback standards.
2
Prepare your application materials
Put together a site plan, floor plans and elevations that show the size-cap math (1,000 sq ft or 35% of the home, whichever is less), and a parking/garage layout for both units.
3
Submit CUP application + fee
File a Conditional Use Permit application with the $650 fee. Under Minnesota's 60-day rule (Minn. Stat. §15.99), the city must act within 60 days of a complete application, extendable once by 60 more days.
4
Planning Commission public hearing
Your application is reviewed at a public hearing before the Planning Commission, with notice mailed to nearby property owners beforehand.
5
City Council decision
The City Council makes the final decision on whether to approve the CUP, sometimes with added conditions.
6
Building permit, plan review & inspections
Apply for a standard building permit once the CUP is approved. Plan review adds 65% of the permit fee on top; expect the usual framing, plumbing, electrical, and final inspections once construction begins.
The 60-day/120-day state-law window is a ceiling, not a typical timeline - actual review time depends on Planning Commission and Council meeting schedules. Confirm current processing times with Community Development - Permits at 952-939-8394 (weekdays, 7:30 a.m. to 4:30 p.m.).
Budgeting
What it costs to build an ADU in Minnetonka
Garage conversion
Roughly $65,000-$160,000, based on local contractor estimates and regional reporting - often the most direct path to stay within the 1,000 sq ft / 35% size cap
Basement conversion
Roughly $110,000-$220,000, depending on existing ceiling height and utility access
New detached ADU
Roughly $135,000-$300,000+, for a code-compliant, fully insulated freestanding unit within the size and roofline limits
SAC fee
$2,485 per unit in 2026, charged by Metropolitan Council Environmental Services on new units that add sewer demand
CUP application fee
$650, per the city's fee schedule (§710.005)
Building permit & plan review fees
Valuation-based per the city's fee schedule (§715) - for example, roughly $1,187 plus $7 per additional $1,000 of value between $100,000 and $500,000; plan review adds 65% of the permit fee on top
These are general ranges from local contractor estimates and regional reporting, not quotes - actual cost depends heavily on lot conditions, finishes, and whether utilities need to be extended. Because Minnetonka requires a discretionary CUP, also budget time and flexibility for design changes the Planning Commission or Council might request before approval.
Before you apply
Tips for a smooth approval
Budget for the CUP process itself, not just construction. Because approval is discretionary, plan for the $650 fee, the public hearing timeline, and the real possibility the Council asks for design changes before approving.
Confirm your zoning district before you design. Only R-1, R-1A, and R-2 properties qualify - check yours with Community Development first.
Design detached units under the roofline rule. A detached ADU's roof generally can't exceed the height of your home's own roofline unless the Council approves an exception.
Plan your living arrangement around the 185-day rule. You or a family member needs to occupy the principal dwelling or the ADU as a permanent residence for at least 185 days a year.
Watch for zoning rewrite updates. Minnetonka's ADU standards could shift as part of the city's ongoing zoning ordinance rewrite - check back before finalizing plans if your timeline allows it.
FAQ
Common questions
Do I need a Conditional Use Permit?
Yes. Both attached and detached ADUs in Minnetonka require a CUP, which involves Planning Commission review and a public hearing - not an administrative, staff-level approval.
How much does the CUP cost?
$650, per the city's fee schedule (§710.005), for "accessory dwelling, accessory structure, home occupation" applications.
Do I need to live on the property?
Yes. The property owner must reside in either the principal dwelling or the ADU as a permanent residence for at least 185 days per calendar year.
What's the max size?
The lesser of 1,000 sq ft total or 35% of your home's floor area (minimum 200 sq ft for a detached unit), capped at 2 bedrooms. The City Council may approve a larger size if impacts on neighbors are minimized.
Is Minnetonka likely to loosen these rules?
Possibly. The city hired a consultant in 2023 to review the zoning code and is now partway through an approximately 18-month rewrite of the full zoning ordinance. A community workgroup has been meeting since January 2025, with a public review phase expected in summer 2026 - ADU standards, including the CUP requirement itself, could be revisited as part of that process.
How much does it cost to build an ADU in Minnetonka?
Based on local contractor estimates and regional reporting, garage conversions run roughly $65,000-$160,000, basement conversions $110,000-$220,000, and new detached units $135,000-$300,000 or more. That's on top of the $650 CUP fee, valuation-based building permit and plan review fees, and possibly the $2,485 SAC fee.
What documents do I need for the CUP and building permit?
For the CUP application, expect to submit a site plan, floor plans and elevations showing the size-cap math, and a parking/garage layout. Once the CUP is approved, the building permit application requires its own full construction plan set.
What does the building permit itself cost, separate from the CUP fee?
Building permit fees are valuation-based under the city's fee schedule (§715), and plan review adds 65% of the permit fee on top. Get a project-specific estimate from Community Development before you budget.
Can I rent my Minnetonka ADU short-term on Airbnb?
Minnetonka adopted a short-term rental registration ordinance in 2026 that requires properties to be owner-occupied ("homesteaded") to register - though the ordinance's legal status has been contested in court, so confirm the current requirements with the city before planning around it.
