Am overview of the City of Pittsburgh's first ADU Zoning Overlay (Accessory Dwellling Unit). It allows single family homes to be built or renovated with an accessory dwelling. The Home must be owner occupied and has additional limitations outlined in this presentation to the Pittsburgh Community Reinvesment Group (PCRG) 2018 Summit. The Presentation includes the design for the first three houses to be developed by Bloomfield Garfield Corporation, Designed by Pfaffmann + Associates and built by Ecocraft Modular Homes.

1. How Accessory Dwelling Units Can Make Homeownership More Affordable
Hillcrest ADU Houses
PFAFFMANN + ASSOCIATES
Rick Swartz, Executive Director, Bloomfield Garfield Corporation
Corey Layman, AICP, Zoning Administrator, City Of Pittsburgh
Rob Pfaffmann, FAIA, AICP Project Architect
Eliot Fabri, EcoCraft Homes

2. Garfield Overview

3. Garfield Overview

4. Allegheny County 2012; 2010 Imagery
Sources: Esri, HERE, DeLorme, Intermap, increment P Corp., GEBCO,
Zoning Districts
Zoning Districts
Planned Unit Development
Hillside
Local Neighborhood Commercial
Single-Unit Detached Residential
Two-Unit Residential
Parcels
LotLines
November 7, 2016
mjhoma
0 0.07 0.140.035 mi
0 0.085 0.170.0425 km
1:4,514
Hillcrest ADU Houses
R1D-H
Garfield Zoning

5. Hillcrest ADU Houses
PEN
N
AVEN
UE
G A R F I E L D
FRIENDSHIP
Hillcrest Green
Infrastructure

8. The BGC has been working on the designs for a single-family home that
can be built in Garfield, and feature an accessory dwelling unit as an
integral part of the structure.
To build these type of homes in a residential district that has been long
been zoned for single-family development requires the creation of an
overlay district.
Bloomfield Garfield Association
PFAFFMANN + ASSOCIATES
Community Review • October 26, 2017
The next generation of affordable
small houses designed for change
Hillcrest ADU Houses

11. City of Santa Cruz

17. State of Oregon Study

18. Existing Accessory Uses

20. Bloomfield Garfield Association
PFAFFMANN + ASSOCIATES
Community Review • October 26, 2017
The next generation of affordable
small houses designed for change
Hillcrest ADU Houses
Design Process

21. 10th Ward Lawrenceville 2003
Local Planning Precedents

22. Local Planning Precedents
Central Northside 2006

23. 1ST FLR
0'-0"
LOFT
8'-4 3/4"
SIDE ELEVATION
Scale: 1/8" = 1'-0"
1
FRONT ELEVATION
Scale: 1/8" = 1'-0"
2
1ST FLR
0'-0"
LOFT
8'-4 3/4"
LONGITUDINAL SECTION
Scale: 1/8" = 1'-0"
3
10'-2"
FIN.CLG.:LIVINGRM.
10'-2"
FIN.CLG.:BEDROOM
LOFT
KITCHEN BATHROOM BEDROOMLIVING ROOM
11'-10"2'-8"
MODULARTRAILOR
8'-23/4"
ROOFSTRUCTURE
ATTIC STORAGEOPEN TO BELOW
TRANSVERSE SECTION
Scale: 1/8" = 1'-0"
4
GROUND LEVEL PLAN
Scale: 1/8" = 1'-0"
5
3 LIVING
4 STAIR TO LOFT
5 COAT CLOSET
6 DINING
7 KITCHEN
8 BAY WINDOW
9 BATHROOM
2 FOYER
1 ENTRY
3
21
6
10 WASHER/DRYER
9
4 5
7
8
11
10
DW S R
F
12
13
14 15
11 LINEN CLOSET
12 HALL
13 STORAGE CLOSET
14 CLOTHES CLOSET
15 BEDROOM
51'-0"
MODULAR
15'-9"
MODULAR
LOFT LEVEL PLAN
Scale: 1/8" = 1'-0"
6
3 RAILING
4 MECH. / STOR.
5 LOFT
2 OPEN TO BELOW
1 STAIR
2
5
1
4 MECHANICAL / STORAGE
63
6 ATTIC STORAGE
M I C R O - Z E R O - M O D U L A R
PRELIMINARY PROTOTYPE CONCEPT DRAWINGS - SEPT. 2013
1ST FLR
0'-0"
LOFT
8'-4 3/4"
SIDE ELEVATION
Scale: 1/8" = 1'-0"
1
FRONT ELEVATION
Scale: 1/8" = 1'-0"
2
1ST FLR
0'-0"
LOFT
8'-4 3/4"
LONGITUDINAL SECTION
Scale: 1/8" = 1'-0"
3
10'-2"
FIN.CLG.:LIVINGRM.
10'-2"
FIN.CLG.:BEDROOM
LOFT
KITCHEN BATHROOM BEDROOMLIVING ROOM
11'-10"2'-8"
MODULARTRAILOR
8'-23/4"
ROOFSTRUCTURE
ATTIC STORAGEOPEN TO BELOW
TRANSVERSE SECTION
Scale: 1/8" = 1'-0"
4
GROUND LEVEL PLAN
Scale: 1/8" = 1'-0"
5
3 LIVING
4 STAIR TO LOFT
5 COAT CLOSET
6 DINING
7 KITCHEN
8 BAY WINDOW
9 BATHROOM
2 FOYER
1 ENTRY
3
21
6
10 WASHER/DRYER
9
4 5
7
8
11
10
DW S R
F
12
13
14 15
11 LINEN CLOSET
12 HALL
13 STORAGE CLOSET
14 CLOTHES CLOSET
15 BEDROOM
51'-0"
MODULAR
15'-9"
MODULAR
5
4 MECHANICAL / STORAGE
63
2013 Design Prototyping

24. Hillcrest Conceptual Alternatives Brainstorming 9-12-16 @2016 PFAFFMANN + ASSOCIATES
ADU Shed
ADU Gable

25. • Prototype; model for future projects
• Deep narrow lots on sloped sites
• Permanent Affordability; ADU “baked-in”
• ADU Income reduces cost of ownership
• New Zoning Provisions for ADU
• Provide Flexible unit Programs (Size, features)
• Starter homes, DINKS, Boomers w/with kids
(Intergenerational)
Hillcrest House Goals & Features

26. Hillcrest Houses PFAFFMANN + ASSOCIATESSite Footprint
Hillcrest

27. PFAFFMANN + ASSOCIATES
Site FootprintHillcrest Houses
Excavation Area
Hillcrest
ShamrockWay
EloraW
ay

28. ADU
Main House
Gabion Garden
Terrace Entry

29. Ground Level Accessory Dwelling Unit (ADU)G
550 SF 550 SF 550 SF

30. Street Level Owners Residence1
950 SF
1 BR*
950 SF
1 BR*
950 SF
1 BR*

31. Owners Residence Bedroom Loft2
400 SF 400 SF 400 SF

32. Hillcrest Houses
Bloomfield Garfield Corporation PFAFFMANN + ASSOCIATES
Exterior Conceptual Rendering

33. ADU
Main House

34. ADU
Main House
Parking
Yard
Terrace Entry

36. Hillcrest House Features
MODULAR STRUCTURE: INTERIOR
The following options describe the basic components of the interior
finish package of the typical pre-fab modular structure supplied by
EcoCraft.
• Flooring: Luxury vinyl tile laminate floor in living & dining areas
• Porcelain floor tile planks in bathroom
• Carpet in bedrooms
• Walls & Ceilings : Painted 1/2” gypboard in all rooms
• Glazed ceramic wall tile provided in bathroom as an upgrade
• Trim: Painted square-edged wood base, jambs, stools, & casing
• Casework: Wolf wood-veneered cabinets with all plywood substrates
• Wire shelving
MODULAR STRUCTURE: BUILDING SYSTEMS
The following options describe the basic system concept included in
the typical pre-fab modular structure supplied by EcoCraft.
• HVAC: Ductless minisplit in front wall of living area serving bedroom
via door grill
• Ceiling fan in bedroom
• Energy recovery ventilator in bathroom
• Plumbing 40 gallon domestic hot water heater
• Electrical & Lighting: 200 amp service; All LED lighting
MODULAR STRUCTURE: SHELL
The following options describe the basic components of the shell
of the typical pre-fab modular structure supplied by EcoCraft.
15’-7” maximum shipping width of modular unit.
Floor assembly comprised of 2x10 Wood construction with
subfloor constructed of OSB with plywood top layer
Exterior Wall Assembly
•Structure comprised of 2x6 Wood construction with perimeter
band board;
•R21 unfaced batt insulation in stud cavity; Fire-rated exterior
gypboard sheathing;
•1” graphite impregnated foam exterior continuous insulation over
sheathing; with potential upgrade to 3” for additional insulative
value
•Hardiboard prefinished concrete or prefinished metal siding
•Ceiling assembly comprised of 2x6 Wood construction with 1/2”
gypboard
•Roof assembly comprised of hinged 2x8 Wood construction with
5/8” plywood deck; Titaneum synthetic roof underlayment;
Ice&water shield at roof edge; 40-year Dimensional asphalt
shingle; with potential upgrade to standing seam metal roof (See
drawings)…
•Windows & Doors: Pella Fibrex Fiberglass windows or equivalent
ThermaTru insulated exterior doors with insulated glazing

38. Next Steps: Challenges Opportunities
• ADU Overlay Status (Council, Conditions, Last Community Mtg)
• Refining Cost Models (Market vs Subsidized)
• Existing Buildings (Code Accessibility Challenges)
• Implementation of Overlays (Post two years)
• Combination with other Affordability Tools (CLT, Deed Restrictions)
• Owner Occupancy
• v2.0 Design Review
• Unintended Consequences? AirBnB
• How do we know when we are successful (Community Metrics)