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

Reinventing the Home How accessory dwelling units (ADUs) can be a bigger part of the housing solution for DC Coalition for Smarter Growth, DC ADU Workgroup AIA|DC, ULI Washington October 23, 2017 Eli Spevak, Orange Splot LLC

Orange Splot LLC Author, Illustrator and Inspiration: Daniel Pinkwater

Typical row homes in Washington, DC R-2 Zoning (Where I grew up)

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)

What’s an Accessory Dwelling Unit (ADU)? An accessory dwelling unit (ADU) is a second dwelling unit on a single family residential lot. Photo: City of Santa Cruz

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

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

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

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! Washington, DC 14.3% single person households in 1950, increasing to 44% in 2000 Source: City of Milwaukie and URBSWORKS Share of Households by Size, 2000 Share of Households by Size, 1980 Share of Households by Size, 2010 Share of Households by Size, 1970 Share of Households by Size, 1990 Share of Households by Size, 1960 State of Oregon State of Oregon State of Oregon State of Oregon State of Oregon State of Oregon 1 person 1 person 1 person 16% 1 person 1 person 19% 1 person 23% 25% 26% 27% 3+ persons 3+ persons 3+ persons 3+ persons 37% 38% 39% 42% 3+ persons 3+ persons 48% 53% 2 persons 31% 2 persons 33% 2 persons 2 persons 2 persons 2 persons 35% 36% 36% 36% 2,135 SF 8-plex 2,400 SF house

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 16 ~15% ~80% 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) (2,262 sf) From Jordan Palmeri, Oregon DEQ

3. Portland’s ADU Story Re:PDX.com blog post

More than 44% of land zoned single-dwelling Residential Infill Project| 19

Portland’s ADU History ADUs permitted per year & Applicable Regulations 700# 600# 500# 400# 300# 200# 100# 0# 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# 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 ?

Portland’s ADU History ADUs permitted per year & Applicable Regulations 700# 600# 500# 400# 300# 200# 100# 0# 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# 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 ?

Portland’s ADU History ADUs permitted per year & Applicable Regulations 700# 600# 500# 400# 300# 200# 100# 0# 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# 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 ?

Portland’s ADU History ADUs permitted per year & Applicable Regulations 700# 600# 500# 400# 300# 200# 100# 0# 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# 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 ?

Portland’s ADU History ADUs permitted per year & Applicable Regulations 700# 600# 500# 400# 300# 200# 100# 0# 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# 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 ?

Portland’s ADU History ADUs permitted per year & Applicable Regulations 700# 600# 500# 400# 300# 200# 100# 0# 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# 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 ?

Portland’s ADU History ADUs permitted per year & Applicable Regulations 700# 600# 500# 400# 300# 200# 100# 0# 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# 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 ?