Reinventing the Home How accessory dwelling units (ADUs) can be a - - PowerPoint PPT Presentation

Coalition for Smarter Growth, DC ADU Workgroup AIA|DC, ULI Washington October 23, 2017

Eli Spevak, Orange Splot LLC

Reinventing the Home

How accessory dwelling units (ADUs) can be a bigger part of the housing solution for DC

Orange Splot LLC

Author, Illustrator and Inspiration: Daniel Pinkwater

Typical row homes in Washington, DC

(Where I grew up) R-2 Zoning

Accessory Dwelling Units

• 1. History and Types
• 2. Why so much interest?
• 3. Portland’s ADU Story
• 4. Looking Ahead for

Portland

• 5. Oregon DEQ research

findings

• 6. Looking Ahead

Nationwide

• 7. Beyond ADUs: Additional

Tools for the Toolkit

• 1. History and Types of ADUs

Screen capture from Terms of Endearment (1983)

Photo: City of Santa Cruz

What’s an Accessory Dwelling Unit (ADU)?

An accessory dwelling unit (ADU) is a second dwelling unit on a single family residential lot.

Too many names!

Carriage House Granny Flat In-law Suite Mother-in-law Flat Sidekick Laneway House Backyard Cottage Garden Suite Secondary Dwelling Unit (SDU) Tiny House Basement Apartment Next Gen Grand Retreat Ancillary Unit Accessory Dwelling Unit (ADU)

Monticello ADU

Jefferson’s house while Monticello was getting built (Lester Walker, A Little House of My Own)

Washington, DC alley dwellings

James Borchert’s “Alley Life in Washington, DC” - Brown’s Court, S.E. Historic Plat drawing of Brown's Court

ADU Types

Bruce and Carolyn Nelson’s detached ADU Martin Brown’s garage conversion ADU Derin & Andra Williams’ basement ADU Granger House internal ADU

ADU Types

Dan Gray’s ADU (over garage) Caleb & Tori Bruce’s main house -> ADU Sabin Green detached ADU condo 123 Sesame Street

• 2. Why so much interest in ADUs?
• Affordability
• Land Use Planning & Discreet Density
• Under-utilization of existing ADU codes
• Life Safety concerns with illegal ADUs
• Demographic mismatch between home

size and household size

• Environmental Benefits of Smaller

Homes

Demographic mismatch: Households shrink. Homes grow!

Source: City of Milwaukie and URBSWORKS

1 person 16% 2 persons 31% 3+ persons 53%

Share of Households by Size, 1960 State of Oregon

1 person 19% 2 persons 33% 3+ persons 48%

Share of Households by Size, 1970 State of Oregon

1 person 23% 2 persons 35% 3+ persons 42%

Share of Households by Size, 1980 State of Oregon

1 person 25% 2 persons 36% 3+ persons 39%

Share of Households by Size, 1990 State of Oregon

1 person 26% 2 persons 36% 3+ persons 38%

Share of Households by Size, 2000 State of Oregon

1 person 27% 2 persons 36% 3+ persons 37%

Share of Households by Size, 2010 State of Oregon

2,400 SF house 2,135 SF 8-plex Washington, DC 14.3% single person households in 1950, increasing to 44% in 2000

ADUs serve different roles at different stages of life

14

Environmental Benefits of Smaller and Attached Homes

From Jordan Palmeri, Oregon DEQ

Lifecycle greenhouse gas impacts (GHG) of a standard newly constructed OR home

~80% ~15%

16 2011 Study by Oregon Department of Environmental Quality

From Jordan Palmeri, Oregon DEQ

Lifespan CO2 Impacts of Small, Multi-unit, and Energy Star Homes

Climate Change (IPCC 2007 GWP100, KgCO2e)

From Jordan Palmeri, Oregon DEQ

(2,262 sf)

• 3. Portland’s ADU Story

Re:PDX.com blog post

Residential Infill Project| 19

More than 44% of land zoned single-dwelling

50#permitted#ADUs#from#1981#4#1996.##No#data#for#199741999.

ADU$Types$allowed Internal#Conversion Detached Addition 2nd#ADU Eligibility Location#within#city "a"#overlay#only City4wide Min.#lot#size Size#limit No#larger#than#primary 33%/800sf 75%/800sf Off6street$parking None#required Land$use By4right Design$compatibility ? ? Allowed$Uses Owner4occupancy STR Home#based#business ? Impact$Fees ? ? ? ? ? ? ? ? ? ? ? ? ? ? 50%#of#SF#home Waived ?

0# 100# 200# 300# 400# 500# 600# 700#

1991# 1992# 1993# 1994# 1995# 1996# 1997# 1998# 1999# 2000# 2001# 2002# 2003# 2004# 2005# 2006# 2007# 2008# 2009# 2010# 2011# 2012# 2013# 2014# 2015# 2016# 2017# 2018#

Portland’s ADU History

ADUs permitted per year & Applicable Regulations

50#permitted#ADUs#from#1981#4#1996.##No#data#for#199741999.

ADU$Types$allowed Internal#Conversion Detached Addition 2nd#ADU Eligibility Location#within#city "a"#overlay#only City4wide Min.#lot#size Size#limit No#larger#than#primary 33%/800sf 75%/800sf Off6street$parking None#required Land$use By4right Design$compatibility ? ? Allowed$Uses Owner4occupancy STR Home#based#business ? Impact$Fees ? ? ? ? ? ? ? ? ? ? ? ? ? ? 50%#of#SF#home Waived ?

0# 100# 200# 300# 400# 500# 600# 700#

1991# 1992# 1993# 1994# 1995# 1996# 1997# 1998# 1999# 2000# 2001# 2002# 2003# 2004# 2005# 2006# 2007# 2008# 2009# 2010# 2011# 2012# 2013# 2014# 2015# 2016# 2017# 2018#

Portland’s ADU History

ADUs permitted per year & Applicable Regulations

50#permitted#ADUs#from#1981#4#1996.##No#data#for#199741999.

ADU$Types$allowed Internal#Conversion Detached Addition 2nd#ADU Eligibility Location#within#city "a"#overlay#only City4wide Min.#lot#size Size#limit No#larger#than#primary 33%/800sf 75%/800sf Off6street$parking None#required Land$use By4right Design$compatibility ? ? Allowed$Uses Owner4occupancy STR Home#based#business ? Impact$Fees ? ? ? ? ? ? ? ? ? ? ? ? ? ? 50%#of#SF#home Waived ?

0# 100# 200# 300# 400# 500# 600# 700#

1991# 1992# 1993# 1994# 1995# 1996# 1997# 1998# 1999# 2000# 2001# 2002# 2003# 2004# 2005# 2006# 2007# 2008# 2009# 2010# 2011# 2012# 2013# 2014# 2015# 2016# 2017# 2018#

Portland’s ADU History

ADUs permitted per year & Applicable Regulations

50#permitted#ADUs#from#1981#4#1996.##No#data#for#199741999.

ADU$Types$allowed Internal#Conversion Detached Addition 2nd#ADU Eligibility Location#within#city "a"#overlay#only City4wide Min.#lot#size Size#limit No#larger#than#primary 33%/800sf 75%/800sf Off6street$parking None#required Land$use By4right Design$compatibility ? ? Allowed$Uses Owner4occupancy STR Home#based#business ? Impact$Fees ? ? ? ? ? ? ? ? ? ? ? ? ? ? 50%#of#SF#home Waived ?

0# 100# 200# 300# 400# 500# 600# 700#

1991# 1992# 1993# 1994# 1995# 1996# 1997# 1998# 1999# 2000# 2001# 2002# 2003# 2004# 2005# 2006# 2007# 2008# 2009# 2010# 2011# 2012# 2013# 2014# 2015# 2016# 2017# 2018#

Portland’s ADU History

ADUs permitted per year & Applicable Regulations

50#permitted#ADUs#from#1981#4#1996.##No#data#for#199741999.

ADU$Types$allowed Internal#Conversion Detached Addition 2nd#ADU Eligibility Location#within#city "a"#overlay#only City4wide Min.#lot#size Size#limit No#larger#than#primary 33%/800sf 75%/800sf Off6street$parking None#required Land$use By4right Design$compatibility ? ? Allowed$Uses Owner4occupancy STR Home#based#business ? Impact$Fees ? ? ? ? ? ? ? ? ? ? ? ? ? ? 50%#of#SF#home Waived ?

0# 100# 200# 300# 400# 500# 600# 700#

1991# 1992# 1993# 1994# 1995# 1996# 1997# 1998# 1999# 2000# 2001# 2002# 2003# 2004# 2005# 2006# 2007# 2008# 2009# 2010# 2011# 2012# 2013# 2014# 2015# 2016# 2017# 2018#

Portland’s ADU History

ADUs permitted per year & Applicable Regulations

50#permitted#ADUs#from#1981#4#1996.##No#data#for#199741999.

ADU$Types$allowed Internal#Conversion Detached Addition 2nd#ADU Eligibility Location#within#city "a"#overlay#only City4wide Min.#lot#size Size#limit No#larger#than#primary 33%/800sf 75%/800sf Off6street$parking None#required Land$use By4right Design$compatibility ? ? Allowed$Uses Owner4occupancy STR Home#based#business ? Impact$Fees ? ? ? ? ? ? ? ? ? ? ? ? ? ? 50%#of#SF#home Waived ?

0# 100# 200# 300# 400# 500# 600# 700#

1991# 1992# 1993# 1994# 1995# 1996# 1997# 1998# 1999# 2000# 2001# 2002# 2003# 2004# 2005# 2006# 2007# 2008# 2009# 2010# 2011# 2012# 2013# 2014# 2015# 2016# 2017# 2018#

Portland’s ADU History

ADUs permitted per year & Applicable Regulations

50#permitted#ADUs#from#1981#4#1996.##No#data#for#199741999.

ADU$Types$allowed Internal#Conversion Detached Addition 2nd#ADU Eligibility Location#within#city "a"#overlay#only City4wide Min.#lot#size Size#limit No#larger#than#primary 33%/800sf 75%/800sf Off6street$parking None#required Land$use By4right Design$compatibility ? ? Allowed$Uses Owner4occupancy STR Home#based#business ? Impact$Fees ? ? ? ? ? ? ? ? ? ? ? ? ? ? 50%#of#SF#home Waived ?

0# 100# 200# 300# 400# 500# 600# 700#

1991# 1992# 1993# 1994# 1995# 1996# 1997# 1998# 1999# 2000# 2001# 2002# 2003# 2004# 2005# 2006# 2007# 2008# 2009# 2010# 2011# 2012# 2013# 2014# 2015# 2016# 2017# 2018#

Portland’s ADU History

ADUs permitted per year & Applicable Regulations

It’s not just the Regulations!

District'of'Columbia'Municipal'Regulations'

''

!

Zoning'Regulations'of''2016:'' Use'Permissions' 11#U!DCMR!§ 253!

' ! ! !

253 ACCESSORY APARTMENT (R)

253.1 One (1) accessory apartment may be established in an R zone, subject to the provisions of this section. 253.2 An accessory apartment shall be permitted in a principal dwelling or an accessory building as a matter of right in the R zones, except the R-19 or R-20 zones, subject to the provisions of this section. 253.3 An accessory apartment proposed in an accessory building not meeting the conditions of Subtitle U § 253.8 shall be permitted as a special exception if approved by the Board of Zoning Adjustment, subject to the provisions of this section. 253.4 In the R-19 or R-20 zone, an accessory apartment shall be permitted as a special exception in either a principal dwelling or an accessory building if approved by the Board of Zoning Adjustment, subject to the provisions of this section. 253.5 Either the principal dwelling or accessory apartment unit shall be owner-occupied for the duration of the accessory apartment use. 253.6 The total number of persons that may occupy the accessory apartment shall not exceed three (3), except in the R-19 or R-20 zone where the aggregate number of persons that may occupy the house, including the principal dwelling and the accessory apartment combined, shall not exceed six (6). 253.7 An accessory apartment located in the principal dwelling shall be subject to the following conditions: (a) The house shall have a minimum of gross floor area, exclusive of garage space in the following zones:

!

TABLE U §!253.7(a): MINIMUM GROSS FLOOR AREA:

!

Zones Minimum GFA R-1-A R-1-B R-19 2,000 sq. ft. R-2, R-3 R-10 R-13 R-17 R-20 1,200 sq. ft.

(b) The accessory apartment unit may not occupy more than thirty-five percent (35%) of the gross floor area of the house;

Key Additional Ingredients.…

SF Zoning + High land costs (Positive) Media Tours: Get people inside! Educate Realtors, Appraisers, Lenders Educate Homeowners: Trainings, Consults Share Stories (On-line; At the water cooler) Understand who creates ADUs

ADU Bike Tours

City-wide ADU tours

AccessoryDwellings.org

Includes:

• Case studies
• Videos
• Tour info
• Zoning code
• Appraisal guide
• Financing guide
• Research

Portland’s Stages of ADU Growth

• 1. Supportive Regulations

– Avoid “Death by 1,000 Paper Cuts” – Gov’t stimulus (In Portland, the Fee Waiver)

• 2. Ramp-up

– Early Adopters. Latent demand (500+ ADU permits in LA!) – ADUs Tend to be nicer & more expensive. Not particularly affordable, but they show well & inspire others.

• 3. The local ADU Industry grows up

– Advocacy and Entrepreneur/Small Business communities coalesce. Builders, Architects, Homeowners, Realtors, YIMBYs, Housing equity advocates -> Further supportive code updates

• 4. Looking Ahead for Portland
• Affordable ADU Initiatives (Institute for

Sustainable Solutions, Multnomah County Homeless Initiative, Portland Housing Center)

• Will the SDC waiver continue? (If so, for

what types of ADUs?)

• Production/Modular ADU Models (Will

they finally take off?)

• Portland for Everyone and the

Residential Infill Project (Big Tent YIMBY,

Two ADUs per lot?)

Residential Infill Project| 34

• 1. Make infill houses better fit into their neighborhoods

Portland Residential Infill Concept

1,500 s.f.

TYPICAL OLDER HOMES

4,450 s.f.

2013 BUILT MAXIMUM

6,750 s.f.

CURRENT CODE MAXIMUM

2,500 s.f.

PROPOSAL MAXIMUM

Residential Infill Project| 35

• 2. Once the houses fit into the neighborhood,

allow more than one dwelling unit on a lot.

Portland Middle Housing Concept

Portland’s Story: Miscellaneous Lessons Learned

• Importance of data (especially for decision-

makers)

• Importance of buzz (especially for

homeowners)

• Multi-generational living ($$$ could come from

parents or grandparents)

• Great niche for small/emerging contractors and

architects

• Still room to grow – with smaller and less

expensive ADU options, 2nd ADU allowance

• 5. Oregon DEQ Research Findings:

Survey of ADU owners

Table 2: Final Response Rates

Target Completes Total Completes Valid Sample Response Rate Portland 248 290 673 43.2% Eugene 82 49 91 53.8% Ashland 57 30 66 45.5% Total 369 830 44.6%

From Jordan Palmeri, Oregon DEQ

Are ADUs providing housing?

From Jordan Palmeri, Oregon DEQ

Household Size

Average ADU household size = 1.45 people

From Jordan Palmeri, Oregon DEQ

ADU owner status?

From Jordan Palmeri, Oregon DEQ

Who lives in ADUs?

From Jordan Palmeri, Oregon DEQ

Who lives in ADUs?

From Jordan Palmeri, Oregon DEQ

Do ADUs have low environmental impact?

From Jordan Palmeri, Oregon DEQ

Do ADUs cause parking problems?

Each ADU contributes 0.46 street parked cars

From Jordan Palmeri, Oregon DEQ

Cost of ADU construction

Cost of ADU construction ($)

3 , 2 8 , 2 6 , 2 4 , 2 2 , 2 , 1 8 , 1 6 , 1 4 , 1 2 , 1 , 8 , 6 , 4 , 2 ,

Detached

Number of ADUs

25 20 15 10 5 median mean

Cost of ADU construction ($)

300,000 280,000 260,000 240,000 220,000 200,000 180,000 160,000 140,000 120,000 100,000 80,000 60,000 40,000 20,000

Attached

Number of ADUs

25 20 15 10 5 median mean

Detached ADU

• Average cost $100,000

Attached ADU

• Average cost $50,000

From Jordan Palmeri, Oregon DEQ

Rental rates

From Jordan Palmeri, Oregon DEQ

Do ADUs provide affordable housing?

• 1. 13% of ADU occupants

are charged $0 in rent

• 2. 5% of ADU occupants

are charged<$500/month

• 3. 48% of ADU owners are between 55 and 74 years old.

The ADU will make their housing more affordable into retirement.

18% of ADUs provide affordable housing

85% of these tenants are family or friends of the ADU owner

Occupant Owner

From Jordan Palmeri, Oregon DEQ

• 6. Looking Ahead nationwide…

Levers of Change

• How do zoning code changes sweep

the nation? (APA. CNU. Consultants. Model

• codes. AARP. )
• State level ADU requirements (Will other

states follow the leads of California, Oregon? With teeth?)

• Financial Products (Fannie/Freddie

underwriting guidelines? 2nd mortgages for ADUs? On-bill financing? Appraisal guidance)

Affordable Housing Opportunities

• Homeowner retention programs?
• Eligible use for matched Individual

Development Accounts?

• Separating ownership by condo for

affordable starter homes?

• 7. Beyond ADUs:

Additional Tools for the Toolkit

Co-Living and Shared Housing (examples from the Oakland, CA)

The Farmhouse Euclid Manor

Co-living in a Courtyard Plex (Home + ADU on adjoining lots)

Home Share Models

Corner Duplexes

Detached Bedrooms

Mother-in-Law unit (Schuyler Smith) Ruth’s Cottages (Orange Splot LLC)

Tiny Homes

Built by Portland Alternative Dwellings Built by Orange Splot LLC Boneyard Collective in Washington, DC www.fourlightshouses.com

Character-Compatible, Space-Eficient Housing Options for Single-Dwelling Neighborhoods

May 2016

www.orangesplot.net/rese arch/

Accessory Dwelling Units Internal Home Conversions Cottage Clusters Corner Duplexes

OrangeSplot.net

Eli Spevak eli@orangesplot.net Twitter: @OrangeSplot

Fonzie and Ritchie, from Wikipedia. The Fonz lived over the garage

• 5. Design

Photo by radworld (creative commons)

Sang Park’s detached ADU (Polyphon Architects)

Concordia Detached ADU (Polyphon Architects)

Sabin Green ADUs (Communitecture and Orange Splot)

Phillips Straw Bale ADU (Communitecture, Flying Hammer Productions)

Dyer ADU (Stephanie Dyer Interior Design)

Cole ADU conversion of attached garage (Naomi Cole, Asmund Tweto, Nick Weitzer Co.)

Hermanson Daylight Basement ADU

Jill’s 1-story, Net Zero ADU (Stoppiello Architecture)