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Eli Spevak- (Re) Introducing Petite, Discreet and Affordable Homes for Today's Smaller Households- Evening
- 1. Omaha, NE November14, 2019 Eli Spevak, Orange Splot LLC (Re) Introducing ... Petite, Discreet and Affordable Homes for Today’s Smaller Households
- 2. • ¾ people50+ want to stay in homes and communities • Homesharing on the rise, up from 2-16% • 1/3 homeowners interested in building ADUs for help, income, and companionship Available at https://www.aarp.org/research/topics/community/info- 2018/2018-home-community-preference.html What DO older adults want?
- 3. Young people needhousing too
- 4. Inspirations Author, Illustrator andInspiration: Daniel Pinkwater
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- 7. Pop Culture Terms ofEndearment Melrose Place 123 Sesame Street
- 8. Quaint little LEEDPlatinum homes
- 9. “Missing Middle” HousingTypes For Traditional, Walkable Neighborhoods
- 10. Row Homes James Borchert’s“Alley Life in Washington, DC” Mason St. Townhomes
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- 16. Duplex – Side-by-Sideand Up-Down
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- 18. Accessory Dwelling Units Caleb& Tori Bruce’s main house -> ADU Jefferson’s house while Monticello was getting built (Lester Walker, A Little House of My Own) Sabin Green ADU by Orange Splot LLC
- 19. Accessory Dwelling Units Bruceand Carolyn Nelson’s detached ADU Derin & Andra Williams’ basement ADUGranger House internal ADU
- 20. Detached Bedrooms Ruth’s Cottages(Orange Splot LLC)
- 21. Tiny Homes Wagons onthe trail! Families living out of covered wagons Lina Menard’s “Lucky Penny”
- 22. Tiny Homes Built byOrange Splot LLCBoneyard Collective in Washington, DC Dee Williams and her tiny house Caravan: The Tiny House Hotel
- 23. Tiny Homes: Communityby Necessity
- 24. Bringing Back theBoarding House! The Farmhouse Euclid Manor
- 25. Boarding House Flora &Ulysses (by Orange Splot LLC) The Forge
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- 28. Above Mr. Cunningham’sgarage In the front yard setback (not allowed in most juridictions) In the atticIn the basement Jefferson’s house while Monticello was getting built
- 29. Who lives inADUs? From Jordan Palmeri, Oregon DEQ
- 30. Too many names! CarriageHouse 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)
- 31. Photo: City ofSanta Cruz What’s an Accessory Dwelling Unit (ADU)? An accessory dwelling unit (ADU) is a second dwelling unit on a single family residential lot.
- 32. Why so muchinterest in ADUs?
- 33. 1. Lack ofHousing Choice
- 34. 2. Familiarity &Acceptance (A long standing American Tradition) Chicago, IL coach house Evanston, IL coach house
- 35. 3. Adaptibility: Flexiblefor All Stages of Life; Short & Long term uses 35 Bruce and Carolyn Nelson’s detached ADU
- 36. 4. Multi-Generational Housing LesaDixon-Gray’s mom Shirley (from Lina Menard’s post in www.accessorydwellings.org) Kavita Daswani, LA Times Sandra Keenan, NYT Laure Joliet, NYT
- 37. 5. Demographics: SmallerHomes for Smaller Households 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
- 38. 6. Environmental Benefitsof Small Homes ~80%~15% 2011 Study by Oregon Department of Environmental Quality From Jordan Palmeri, Oregon DEQ
- 39. 7. Affordability From JordanPalmeri, Oregon DEQ
- 40. 8. Great nichefor small/emerging contractors and architects
- 41. 9. Politically Palatable:Discreet Density & Disbursed Impact 10. Property rights: Why shouldn’t I be allowed to build one? 11. Aging in Place without leaving the neighborhood A few more reasons to support ADUs
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- 43. Even with supportive regulations, nota lot of ADUs get built because…
- 44. Who Builds ADUs? Amateurhomeowner developers
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- 47. Portland’s ADU Story Re:PDX.comblog post
- 48. Portland’s ADU History ADUspermitted per year & Applicable Regulations 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" 1996 - 2009 ALLOWED BY RIGHT NO OFF STREET PARKING NO MINIMUM LOT SIZE SIZE CAP: PRIMARY HOUSE “A” OVERLAY ZONE ONLY INTERNAL CONVERSION ONLY OWNER OCCUPANCY DESIGN COMPATIBILITY ALLOWED CITY-WIDE TYPES: INTERNAL ADDITIONS DETACHED CAN RENT BOTH UNITS IMPACT FEES 50% SIZE CAP 33% / 800SF ADU Blast Off ??
- 49. Portland’s ADU History ADUspermitted per year & Applicable Regulations 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" 2015 - 2016 ALLOWED BY RIGHT NO OFF STREET PARKING NO MINIMUM LOT SIZE DESIGN COMPATIBILITY ALLOWED CITY-WIDE TYPES: INTERNAL ADDITIONS DETACHED CAN RENT BOTH UNITS IMPACT FEES 50% SIZE CAP 75% / 800SF IMPACT FEES WAIVED DESIGN COMPATIBILITY
- 50. What’s New withADUs?
- 51. 1. New FinancialProducts and Appraisal Guidelines
- 52. 2. Cost savingstrategies: Inexpensive, production models
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- 54. Dweller Wolf TinyHomes Shelter Solutions
- 55. 3. Separating ownershipto create affordable starter homes Sabin Green Woodstock Gardens Applewood Corner Everett Custom homes ADU Waterlily Homes (Austin, TX) Waterlily Homes (Austin, TX)
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- 59. 4. Affordable ADUPilots West Denver, CO
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- 62. 5. Supportive Regulationsat the City, Regional and State level State ADU Mandates • Oregon • Washington • New Hampshire • California • Vermont • Washington, DC Regional ADU Initiatives • Chicago area • Bay Area, CA • Boston area • Atlanta area • Washington, DC area
- 63. More cities allowboth an internal and detached ADU • Vancouver, BC • Tigard, OR • Seattle, WA • Sonoma County, CA • Fayetteville, AR Cities welcome ADUs Cities (and some entire states) drop owner-occupancy and off street parking requirements
- 64. 19,000+ incorporated jurisdictions inthe US, each with their own zoning code! But still a long way to go...
- 65. 5. Rethinking SingleFamily Zoning • 2018: Minneapolis updated its comprehensive plan to allow three- family homes on any residential lot • 2019: Oregon passed HB 2001, which requires all cities over a certain size to allow duplexes, triplexes, fourplexes and/or cottages clusters in all residential zones
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- 67. AccessoryDwellings.org Includes: •Case studies •Videos •Tour info •Zoningcode •Appraisal guide •Financing guide •Research
- 68. Making the casefor a more diverse housing stock
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- 70. Zoning Codes: TheADU Spectrum • Pre-existing ADUs cease to be legal if not continuously occupied • Pre-existing ADUs are allowed, but no new ones • New ADUs are allowed, but closely regulated • New ADUs encouraged, sometimes 2x lot
- 71. Portland’s Residential InfillProject (RIP) HOUSINGOPTI 6. Allow small flag lots through property line adjustments (R5 and R2.5 zones). a. Require that the existing house be retained and exempt from FAR limits at the time of the property line adjustment review. b. In the R5 zone, limit the height of the house on the flag lot to 20 feet, limit its size to 1,000 square feet and require additional exterior design elements. 7. Continue to allow different building forms and site arrangements through a planned development review (R7, R5, and R2.5 zones). Align density allowances and review procedure thresholds between planned developments and land divisions. House + ADU House + 2 ADUs Duplex Duplex + ADU Triplex Fourplex 1
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