Diversifying Housing Options with Smaller Lots and Smaller Homes Photo Courtesy of Ross Chapin of Ross Courtesy Photo June 2019 PREPARED FOR: National Association of Home Builders 1201 15th Street, NW Washington, D.C. 20005 PREPARED BY: Opticos Design, Inc. 2100 Milvia Street, Suite 125 Berkeley, Calif. 94704 COVER: Danielson Grove INSIDE COVER: Boiceville Cottages Table of Contents Table of Contents List of Credits .......................................2 ⦁ Rowhouse (‘Townhouse’) .......................................32 ⦁ Courtyard .................................................................33 Executive Summary ............................5 Ordinance and Code Analysis by Jurisdiction ...35 ⦁ Accessory Dwelling Unit (ADU) Ordinances ...........35 ⦁ Small Lot Ordinances and Density Incentives .......44 CHAPTER 1: ⦁ Cottage Court Ordinances ......................................52 ⦁ Database Of Land Use And Zoning Form-Based Codes (FBCs) ......................................57 Strategies ..............................................9 Chapter Summary ..................................................10 CHAPTER 3: Case Studies ...................................... 73 Database of Ordinances and Codes .....................10 Chapter Summary ...................................................74 Ranking Regulation Approaches ..........................12 Accessory Dwelling Unit (ADU) Case Studies .....75 Approaches ...............................................................14 ⦁ Garage Conversion ADU ..........................................75 ⦁ Accessory Dwelling Unit (ADU) Ordinances ...........14 ⦁ The Farmhouse, Attached ADU ...............................77 ⦁ Small Lot Ordinances and Density Adjustments ...14 ⦁ Duval, Detached ADU ..............................................79 ⦁ Cottage Court Ordinances ......................................15 Small Lot Ordinances and Density Adjustments ⦁ Form-Based Codes (FBCs) ......................................16 Case Studies .............................................................81 Application Options ................................................17 ⦁ GASPAR Townhomes ...............................................81 ⦁ Substantial (Alternative) Compliance ....................17 ⦁ Danielson Grove ......................................................83 ⦁ Targeted Adjustments or Revisions ........................18 Cottage Court Case Studies ...................................86 ⦁ Overlay Zone ...........................................................18 ⦁ ⦁ Replace the Existing Zoning ...................................19 Conover Commons .................................................86 ⦁ Boiceville Cottages ..................................................89 How the Selection was Determined ....................19 Form-Based Codes (FBCs) Case Studies .............92 Selected Regulations ..............................................20 ⦁ Meridian Court, ⦁ Accessory Dwelling Unit (ADU) Ordinances ...........20 Courtyard Apartment ..............................................92 ⦁ Small Lot Ordinances and Density Adjustments ...20 ⦁ Mansion Apartment, ⦁ Cottage Court Ordinances ......................................21 New Town St. Charles ............................................94 ⦁ ⦁ Form-Based Codes (FBCs) ......................................21 Kentlands Cottages (Tower Houses), Kentlands ....................................96 ⦁ Mews Townhouse CHAPTER 2: Units, Daybreak .......................................................98 Code Analysis and Best Practices ... 23 Chapter Summary ...................................................24 Appendix: Code Database ............ 100 Analysis by Building Type ......................................27 Explanation of Relevant Terms ... 112 ⦁ Accessory Dwelling Unit (ADU) ...............................27 ⦁ Small House on a Small Lot ....................................28 ⦁ Cottage Court .........................................................29 Smaller Homes and Accessory ⦁ Duplex to Sixplex (4-6 units, ‘multiplex small’, ‘mansion apartment’) .............................................30 Dwelling Units (ADUs) Resource ⦁ Multiplex Large .......................................................31 References ....................................... 117 1 List of Credits List of Credits NAHB would like to acknowledge the efforts of Debbie Bassert and Alexandra Isham from the National Association of Home Builders (NAHB) Land Use and Design department for providing valuable guidance and comments on this project, and NAHB’s Land Development Committee and Land Use Policy Subcommittee for providing funding and support for this research report. We extend a special thank you to all of the interviewees who took the time to speak with us and share their projects and experience. They are listed at the end of this report. CITY STAFF, PLANNERS, TOWN ARCHITECTS AND CODE AUTHORS Adam Weinstein, Deputy Planning Director, Jeff McVay, Manager of Downtown Transformation, City Planning and Building Department, City of Kirkland, of Mesa, AZ, [email protected], 480-644-5379 [email protected], 425-587-3227 Jenna Monterrosa, City Planner and Council Alex Peppers, AICP, Supervising City Liaison, Planning Department, City of Los Angeles, Planner, Department of City Planning, [email protected], 213-978-1377 [email protected] John Miki, Sr. Associate, Opticos Design Inc., Anne Russert, AICP Senior Planner, City of Iowa City, [email protected], 510-588-9510 [email protected], 319-356-5251 Joseph Eisenberg, CNU-A, EcoDistricts AP, Planner II – Benjamin D. Frost, Director of Legal and Public UDRB AND WDRC Liaison, Planning Department, City of Affairs, New Hampshire Housing Finance Authority, Miami, [email protected], 305-416-1409 [email protected], 603-310-9361 Ken A. Bowers, AICP, Director of City Planning, Bob Brown, Community Development Director, &16,#ư)"&$%Ą[email protected], Community Development Department, City of Novato, 919-996-2633 [email protected], 415-899-8989 Marina Khoury, Partner, Duany-Plater Zyberk, Cameron Jackson, Daybreak Communities, [email protected], 301-948-6223 [email protected] Matthew Glesne, Planner, Department of City Planning, Frank Greene, Director of Greene Design LLC, City of Los Angeles, [email protected], [email protected], 423-309-0325 213-978-266 Geoffrey Ferrell, Ferrell Madden, geoff@ferrell- Megan Reineccius, Architectural Designer, Urban madden.com Designer, [email protected]ĄưßÚÛĚáÚÙĚÞâàß Greg Dutton, Principal Planner, Planning Peter Park, City Planner and Designer, Peter J Park, LLC, and Zoning Department, City of Austin, [email protected] [email protected], 512-974-3509 2 List of Credits Phil Nameny, City Planner, Planning and Jason Nageli, Holmes Homes, [email protected] Sustainability Department, City of Portland, 801-572-6363 [email protected], 503-823-7709 Jason Neville, Building Blocks, Tim Busse, Town Architect, The New Town at St. [email protected], 323-842-4573 Charles, [email protected], 314-280-3855 Jim Soules, Soules Company, [email protected], Tony Perez, Director of Form-Based Coding, 206 579-8731 Opticos Design Inc., [email protected], 805-377-1209 Juan Gomez-Novy, Architect, Moule & Polyzoides Architects & Urbanists, [email protected], Trudy Schwarz, CFM, Planning Division 626-844-2400 Chief, City of Gaithersburg, Maryland, [email protected], 240-805-1073, Kathryn McCamant, President, CoHousing Solutions, [email protected] Vaidila Satvika, Planner II, Department of Planning and Urban Design, City of Asheville, Kol Peterson, Author of book: ‘’Backdoor Revolution’’, [email protected], 828-713-0546 [email protected], 503-395-4248 )+ư )"0, AIA, Principal, KTGY Architecture + Linda Pruitt, President, Cottage Company, Planning, [email protected]ĄâÝâĚÛÛÚĚßÛÞßư [email protected], 206-525-0835/ 206-8520-3755 Alex Joyce, Managing Partner, Cascadia Partners, LLC, Lucas Gray, Associate AIA, LEED BD+C, Propel Studio, 503-936-9873 [email protected]ĄưÞÙÜĚÝÞÜĚàÚâÞ Bruno Schickel, Founder & Owner, Schickel Marla Torrado, PhD, Program Coordinator, The Alley Construction Co., [email protected], Flats Initiative, [email protected], 512-220-4254 607-227-4791 Nicole Joslin, AIA, LEED AP, Executive Director, Austin Cameron Jackson, Director of Marketing, Daybreak, Community Design and Development Center, The Alley [email protected], 801-204-2763 Flats Initiative, [email protected], 512-220-4254 Dan Parolek, Principal, Opticos Design Inc., Ross Chapin, FAIA, RossChapin Architects, Author of [email protected], 510-558-6957 book: ‘’Pocket Neighborhoods’’, [email protected], 360-929-9007 Eli Spevak, Principal, Orange Splot, [email protected], 503-422-2607 Spencer Holmes, Holmes Homes, [email protected], 801-572-6363 Garlynn Woodsong, Planning and Development Partner, Cascadia Partners, LLC, Teal Wishbone, Tiny Homes, [email protected], 503-936-9873 [email protected], 828-337-5879 3 List of Credits OPTICOS DESIGN Opticos Design, a team of urban designers, architects, and strategists, was founded in 2000 on the belief that walkable places are critical for healthy, resilient, and equitable communities. Through that expertise, Opticos coined the concept of Missing Middle Housing, a transformative