RESPONDING TO CHANGING HOUSEHOLDS · One-person households and high rent burdens Austin Denver New...

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RESPONDING TO CHANGING HOUSEHOLDS: REGULATORY CHALLENGES FOR MICRO-UNITS AND ACCESSORY DWELLING UNITS ROCKY MOUNTAIN LAND USE INSTITUTE ANNUAL CONFERENCE MARCH 14, 2014 Assistant Professor, Suffolk University Law School Research Affiliate, Furman Center for Real Estate & Urban Policy John Infranca

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RESPONDING TO CHANGING HOUSEHOLDS:REGULATORY CHALLENGES FOR MICRO-UNITS AND ACCESSORY DWELLING UNITS

ROCKY MOUNTAIN LAND USE INSTITUTE ANNUAL CONFERENCEMARCH 14, 2014

Assistant Professor, Suffolk University Law School

Research Affiliate, Furman Center for Real Estate & Urban PolicyJohn Infranca

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Project Background

Furman Center for Real Estate & Urban Policy

What Works Collaborative

Study Cities

Austin

Denver

New York

Seattle

Washington, D.C.

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Share of U.S. Households Consisting of One Person Living Alone 1940-2010

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

1940 1950 1960 1970 1980 1990 2000 2010

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One-person households and high rent burdens

Austin Denver New York

Seattle Washington, D.C.

2011 (ACS one-year) 34.5% 40.8% 32.6% 40.9% 45.2%

Austin Denver New York

Seattle Washington, D.C.

2000 (Census)

41.7% 38.6% 40.7% 39.5% 35.2%

2011 (ACS one-year)

50.9% 49.2% 54.5% 48.7% 49.3%

Percentage of renters who spend more than 30% of their income on rent

One-person household as share of all households

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Percentage of Residents over 65 years of age, by city and decade

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%

18.0%

1970

1980

1990

2000

2010

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Studio and one-bedroom units and single person households, by city

95,837 79,727

1,300,360

107,194 121,357109,422 95,985

997,699

115,822 120,902

Austin Denver New York Seattle Washington, D.C.

Studio and one-bedroom units Single persons living alone

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Studio and one-bedroom units and select household types, by city

Austin Denver New York Seattle Washington,D.C.

0

200,000

400,000

600,000

800,000

1,000,000

1,200,000

1,400,000

1,600,000

1,800,000Unrelated adults sharing

Couple with no children

Single person livingalone

Studio and one-bedroomunits

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The Answer(s)?

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Claimed Goals and Potential Benefits

Respond to changing household size and demographics

Provide affordable housing

Attract/retain young professionals

Reduce sprawl

Mitigate environmental impact of development

Allow seniors to age in place

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Micro-unit Development

San FranciscoBostonVancouverWashington, D.C.ClevelandProvidence, RIWorcester, MA

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Accessory Dwelling Unit Development

California

Ministerial review process

Santa Cruz – 40-50 permits annually

Technical assistance, loans, wage subsidy

Waives development fees if affordable

Requires owner-occupancy

Vancouver, BC – Laneway Housing

800 permits issued since 2009

500 built

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Santa Cruz, California ADU Manual

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Portland, Oregon: ADUs on the rise

(Source: Portland Bureau of Planning and Sustainability)

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New York City

Micro-units

adAPT NYC

55 modular units; 250-370 square feet

ADUs

Estimated 114,000 illegal units built between 1990 and 2000

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adAPT NYC Micro-unit

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adAPT NYC Micro-unit

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adAPT NYC Micro-unit

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Seattle

Micro-units

aPodments, units as small as 120 square feet

Approximately fifty buildings, up to 64 units

ADUs

Approximately 50 applications annually

Annual report by Planning & Development

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aPodments in Seattle

aPodments on 12th Avenue and East John Street, SeattleGina Biber / The Capitol Hill Times

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aPodments in Seattle

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Austin

Micro-units Capital Studios - affordable development downtown

AIA event on micro-units and affordable housing

ADUs Alley Flats Initiative

YardHomes Austin

Ground lease model; some prefabrication

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Austin Alley Flat

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Austin Alley Flat

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Austin Alley Flat

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Regulatory Research

Regulatory issues in areas including:

State and Local Policy

Zoning

Building code

Occupancy regulations

Parking regulation

Approval process

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Regulatory Challenges

Both micro-units and ADUs: Minimum unit size Off-street parking requirements Lot coverage, setbacks, related regulations Financing

ADUs: Minimum lot size Capping ADU size based on percentage of main unit Owner occupancy requirement Review process Design requirements

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Parking

Drives up development costs

Financing issues for micro-units

Conflict with other regulations

Austin – impervious surface cap

Creative solutions

Seattle allows tandem parking and waives requirement if not feasible or parking study indicated adequate on-street capacity

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Future Research Questions

Affordability/Land Prices

Neighborhood effects

Transit and car share usage

Demographics

Parking

Energy consumption

Financing

ADU appraisal

Effect of owner-occupancy requirement

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Thank You

John Infranca

Assistant Professor of Law,

Suffolk University Law School

Research Affiliate,

Furman Center for Real Estate and Urban Policy

[email protected]


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