Apple Valley allows attached-only "Accessory Unit Dwellings" (AUDs) through a discretionary Conditional Use Permit, restricted to large R-1 lots and capped at just 3 units citywide - one of the most restrictive ADU ordinances in the Twin Cities metro.
Last verified: August 20262/10 · CUP required, very limited
Not confirmed*
Max ADU size
Not confirmed*
Max height
Required
Owner-occupancy
CUP required
Permit type
This page summarizes Apple Valley City Code §155.382 (Accessory Unit Dwelling) for general reference - it is not legal advice. Some figures (fees, exact size cap, and review timeline) could not be confirmed from available sources and are noted as such below. Always confirm current requirements with the City of Apple Valley before designing or applying for permits. See sources below.
Zoning & size requirements
What you're allowed to build
Apple Valley's Accessory Unit Dwelling (AUD) must be attached to the home - it is not a detached-structure pathway. A separate code section (§155.332) allows generic detached accessory buildings like sheds, garages, or workshops up to 750 sq ft and 16 ft in height, but that provision is for non-habitable accessory buildings only and cannot legally be used to create a separate detached living unit.
ADU type
Max size
Max height
Notes
Attached (Accessory Unit Dwelling)
Specific square-footage cap not confirmed from available sources - what is confirmed: max 2 bedrooms
Not confirmed in available sources
Combined lot coverage (primary home + AUD + paved surfaces) is capped at 35% of the lot area
Allowed zoning district
R-1 only, with a minimum lot size of 40,000 sq ft (roughly 1 acre) - a threshold that alone excludes most single-family lots in the city. Confirm your parcel's zoning district and lot size with the City of Apple Valley.
Additional standards
Setbacks, parking & other rules
Setbacks / height
Not confirmed in available sources - the primary code section was behind a source that blocked automated retrieval. Confirm directly with the City of Apple Valley.
Parking
Garage and off-street parking required for both units; the exact required space count wasn't confirmed in available sources. Garage conversions are only allowed if a replacement 2-car garage can be built without needing a variance.
Units per lot
1 AUD per lot, but Apple Valley also caps AUDs at 3 total citywide in the R-1 district - new AUDs aren't permitted if 3 already exist within a half-mile radius. This citywide quota is unusually restrictive compared to other Twin Cities ordinances.
Owner-occupancy
Required. The owner must reside in either the primary residence or the AUD, and the AUD must be owned by the same owner as the primary residence - it cannot be separately owned or sold.
Permit type
Conditional Use Permit (CUP) - requires Planning Commission/Council review and a public hearing under a "no adverse impact on adjacent properties" standard, not an administrative approval.
Permit fee & timeline
$500 CUP application fee plus a $2,000 escrow deposit, per the city's 2026 fee schedule; a specific review timeline wasn't published separately, so confirm current figures with the City of Apple Valley.
Ordinance history
How Apple Valley's AUD rules got here
2021R-2 expansion considered, not confirmed adopted. On June 2, 2021, the Planning Commission held a public hearing on a proposed amendment that would have extended the same AUD standards from the R-1 district to the R-2 district, paired with a specific CUP application for a property on Galaxie Avenue. Available sources don't confirm whether that R-2 expansion was ultimately adopted citywide - the AUD provision remains codified as R-1-only in the current zoning code text.
Worth knowing: unlike St. Paul (liberalized in 2023), Minnetonka (added detached ADUs in 2021), and Edina (legalized ADUs citywide in 2024), no citywide liberalization of Apple Valley's AUD ordinance - such as raising the 3-unit cap, lowering the 40,000 sq ft lot minimum, or allowing detached units - turned up in the sources checked for this page. That's a meaningful part of why Apple Valley's ordinance remains one of the most restrictive in the metro; confirm current status with the City of Apple Valley if this matters to your timeline.
Permit process
How Apple Valley ADU permitting works
1
Confirm eligibility
Verify your lot is zoned R-1, at least 40,000 sq ft, and that fewer than 3 AUDs currently exist within a half-mile radius. Call Community Development before investing in design work - there's no guarantee a slot is available.
2
Prepare your application materials
Put together a site plan, floor plans and elevations, and a parking/garage layout. If you're converting a garage, confirm you have room for a compliant replacement 2-car garage without needing a variance.
3
Submit CUP application + fee
File a Conditional Use Permit application with the $500 fee plus a $2,000 escrow deposit (2026 fee schedule). 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, with notice mailed to nearby property owners and published beforehand, under a "no adverse impact on adjacent properties" standard.
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 runs 65% of the permit fee; expect the usual framing, plumbing, electrical, and final inspections once construction begins.
A specific CUP review timeline beyond the state-law 60/120-day maximum wasn't published separately by the city - confirm current processing times with Community Development at 952-953-2575 (Apple Valley Municipal Center, 7100 147th Street W).
Budgeting
What it costs to build an ADU in Apple Valley
Garage conversion
Roughly $65,000-$160,000, based on local contractor estimates and regional reporting - only viable if a compliant replacement 2-car garage fits without a variance
Attached addition (new construction)
Roughly $150,000-$300,000+ for a full attached addition with its own kitchen and bath, based on regional reporting for comparable attached-ADU projects - Apple Valley has no detached pathway, so this is the main new-construction option
CUP application fee
$500 plus a $2,000 escrow deposit, per the city's 2026 fee schedule; unused escrow is refunded after the city confirms no outstanding review costs
City building permit & plan review fees
Valuation-based per the standard Minnesota building permit fee table; plan review runs 65% of the permit fee
SAC / WAC connection charges
If your project adds new sewer or water demand, budget for Apple Valley's own Sewer Access Charge ($468/unit) and Water Access Charge ($1,269/unit) in addition to the regional Metropolitan Council SAC fee ($2,485/unit in 2026) - confirm applicability with the city, since many attached conversions using existing service don't trigger these
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 an AUD requires a discretionary CUP, also budget time for the public hearing process, which adds real schedule risk beyond an administrative permit.
Before you apply
Tips for a smooth approval
Call the city before you design anything. With only 3 AUDs allowed citywide and none permitted within a half-mile of an existing one, confirm a slot is actually available before spending money on plans.
Budget for the CUP fee and escrow, not just construction. The $500 fee plus $2,000 escrow is due at application, and it's a discretionary, public-hearing process with no guarantee of approval.
Plan your garage layout early if converting one. The AUD garage-conversion path only works if a code-compliant replacement 2-car garage fits on the lot without a variance.
Design for architectural consistency. Code requires the home to still read as a single-family house in style and appearance after the AUD is added - work with a designer familiar with the standard.
Confirm lot size and zoning before you get attached to a property. The 40,000 sq ft R-1 minimum excludes most Apple Valley lots outright - verify eligibility before assuming a property qualifies.
FAQ
Common questions
Can I build an ADU in Apple Valley?
Only through a discretionary Conditional Use Permit, on an R-1 lot of at least 40,000 sq ft, attached to the primary home, and only if fewer than 3 Accessory Unit Dwellings already exist within a half-mile radius. This makes Apple Valley one of the most restrictive ADU ordinances in the Twin Cities metro.
Why is this so restrictive?
Apple Valley caps Accessory Unit Dwellings at 3 total citywide within the R-1 district, and won't approve a new one if 3 already exist within a half-mile radius of the proposed site. Combined with the 40,000 sq ft minimum lot size, this excludes most properties in the city outright.
Do I need to live on the property?
Yes. The owner must reside in either the primary residence or the AUD, and the AUD must be owned by the same owner as the primary residence - it cannot be sold or owned separately.
Can I build a detached backyard ADU?
No. Apple Valley's Accessory Unit Dwelling provision requires the unit to be attached to the primary home. A separate code section allows generic detached accessory buildings like sheds or garages, but those cannot legally be used as a living unit.
How much does it cost, and how long does it take?
The Conditional Use Permit application itself costs $500 plus a $2,000 escrow deposit, per the city's 2026 fee schedule. Construction cost depends heavily on scope; because an AUD requires a discretionary CUP with a public hearing, expect a longer and less certain timeline than an administrative permit - contact Community Development for current review timelines.
How much does an Apple Valley AUD cost to build?
There's no Apple Valley-specific cost study, so treat this as a general estimate: local contractor estimates and regional reporting put attached additions with a full kitchen and bath roughly in the $150,000-$300,000+ range, or $65,000-$160,000 for a qualifying garage conversion. That's on top of the $500 CUP fee plus $2,000 escrow, valuation-based building permit fees, and possible utility connection charges.
What documents do I need to apply?
For the CUP, expect to submit a site plan, floor plans and elevations, and a parking/garage layout showing a compliant replacement 2-car garage if you're converting one. Once the CUP is approved, the building permit application requires its own construction plan set.
What does the CUP application fee actually cover?
The $500 fee covers city staff review; the additional $2,000 is an escrow deposit to reimburse the city's actual review costs (legal notice, staff time, etc). Any unused escrow balance is refunded after the city confirms there are no outstanding charges.
Can I rent my AUD out short-term on Airbnb?
Treat this as effectively off the table. City staff have described Apple Valley's existing ordinance as already prohibiting short-term rentals like Airbnb or Vrbo, and the AUD's owner-occupancy requirement independently rules out renting it out while you're away. Confirm current short-term rental rules with the city before assuming otherwise.
