2017 Alley Flat Design Catalog by Austin Community Design and Development Center

T H E

ALLEY FLAT I N I T I AT I V E

D E S I G N

C A T A L O G 2017

Welcome Home. An Alley Flat is a small detached residential unit, known as an ADU or Accessory Dwelling Unit, often accessed from Austin’s extensive network of under utilized alleys. These can be built by homeowners on the back of their lots to generate additional income or house family members. What is The Alley Flat Initiative? The Alley Flat Initiative proposes a new sustainable, green affordable housing alternative for Austin. The Initiative was created in 2005 by the University of Texas School of Architecture and is currently a collaboration between the University of Texas Center for Sustainable Development (UTCSD), the Guadalupe Neighborhood Development Corporation (GNDC), and the Austin Community Design and Development Center (ACDDC). To build an Alley Flat, property owners work directly with ACDDC, who are the architect and project manager. Why build an Alley Flat? The cost of housing in Austin is skyrocketing. In the last 15 years, the median home price in Austin has increased 67% while the median household income has only increased 38%. Because of rising property values, property taxes are also increasing. As a result, many families in Austin are finding it increasingly difficult to afford to stay within the city, threatening our city’s diversity and stability. Amidst the challenges facing Austin to provide better affordable housing options for its residents there is an opportunity. Many of lots in the City of Austin are currently “under utilized,” meaning that existing structures cover less than 25-30% of the lot, and in some neighborhoods, such as those in East Austin, this represents the majority of buildable lots. How can we help you? ACDDC offers discounted services and secures permit fee waivers for clients who commit to the City of Austin’s S.M.A.R.T. Housing program for the first 5 years. Per the program, tenants are limited to households with income at or below 65% MFI (Median Family Income) and rent may not be more than 30% of a tenant’s household monthly income. Alley Flats also meet green building standards and can be designed to comply with net zero energy capability. This helps owners and residents save on utility costs, further reducing the cost of housing.

ACDDC would like to thank The Meadows Foundation for their continued support of The Alley Flat Initiative.

ALLEY FLAT PLANNING WORKSHEET

CODES AND CONSIDERATIONS

WORKING WITH ACDDC

CHOOSING A DESIGN

LYDIA

PRIMAVERA

ARTHUR

CANTERBURY

THERESA

WILLOW

DUVAL

ALL ABODE LOFT

ALL ABODE DOUBLE FLIP

Photo: Jody Horton

lley Flat Planning Worksheet Eligibility: What is your Zoning?

Zoning search:

___ SF-1* ___ SF-2* ___ SF-3 ___ SF-5 ___ SF-6

>>http://www. austintexas.gov/GIS/ ZoningProfile/

___ MF-1 ___ MF-2 ___ MF-3 ___ MF-4 ___ MF-5 ___ MF-6 * Requires neighborhood adoption of the Secondary Apartment Infill Tool: ftp://ftp.ci.austin.tx.us/npzd/Austingo/neighborhood_infill_tools_map.pdf

What is your Lot Size? _______________ (must be over 5,750 ft2) If you are in one of the listed zoning districts and your lot is over 5,750 square feet you are eligible to build an ADU.

Property search: >>http://www. traviscad.org/ property_search.html

Design Criteria: How large can your Alley Flat be? Whichever is smaller: ___ 1,100 square feet

___ .15 X your lot size = _________

How many parking spaces will you need? ___ 0* ___1 * If you are within 1/4 mile of an Imagine Austin Activity Corridor that is currently served by transit

Activity Corridor Interactive Map: >>http://www. austintexas.gov/page/adu

How many stories do you want? ___ 1 ___ 2* * 550 ft2 is the maximum size of the second floor How many bedrooms do you want? ___ 1 ___ 2 ___ 3 How many bathrooms do you want?* ___ 1 ___ 1.5 ___ 2 * Having more than 3 bathrooms on your property total may require an upgrade to your water tap

Do you have any protected trees in your yard? ___ Yes ___ No If yes, you will need to avoid building within their critical root zone: http://austintexas.gov/page/tree-natural-area-preservation-codes

www.thealleyflatinitiative.org

Protected Tree: >> a protected tree is 5â&#x20AC;&#x2122; feet in circumference at 4 feet above the ground

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ODES AND CONSIDERATIONS

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Areas Without Tool Created: Monday, January 05, 2015

File: secondary_apartment_infilltool.mxd *Current as of January 2017. Check austintexas.gov for updates.

ACDDC

What you need to know about your property to begin: What kind of zoning district is your property in? If you live in one of the highlighted neighborhoods on the adjacent map, your Neighborhood Planning Area has approved Alley Flats for lots that are zoned SF-1 thru SF-6 SF-1 thru SF-6 (except SF-4) & MF-1 thru MF-6. If not, Alley Flats are only allowed in SF-3, SF-5 & SF-6 as well as MF-1 thru MF-6. Know your lot size and the size of the primary dwelling on it. The building footprint of an Alley Flat and primary dwelling may not exceed 40% of the lot area. Additionally, the City of Austin limits impervious cover to 45% of the total lot area, including the primary dwelling.

Not sure what your zoning district is? >>http://www.austintexas.gov/GIS/ ZoningProfile/

Want to know how big your lot or your house is? >>http://www.traviscad.org/property_ search.html

Consider parking requirements. According to current City of Austin requirements, you must add one (9’x 18.5’ ) off-street parking space for the Alley Flat unless you are within 1/4 mile of an Imagine Austin activity corridor that is currently served by public transit. Do you need an alley to have an Alley Flat? No, but it is generally more convenient than other accessory dwelling units without alley access.

that cannot absorb rainfall, such as building rooftops, parking lots, sidewalks, driveways and compacted earth. Setback: A zoning boundary

that limits how far away from a lot line or structure you may build.

30’-0” (MAX)

Zoning: A classification

assigned to a particular set of land uses. le Al

Parking: 0 required if located within 1/4 mile of an activity corridor served by a bus or transit line; 1 if not

Impervious Cover: A surface

AL LE Y

Protected & Heritage Trees: A

’-0

”

)

Pr im

ni t

5’

ADU Size: 1,100 square feet or 15% of lot area max (whichever is less)

tree with a diameter greater than 24 inches and of certain species are considered heritage trees. A tree of any species with a diameter of 19 inches or more is protected. A permit is required to remove or impact the root zone of these trees.

Lot Size: 5,750 square feet (min) Lot zoning: SF-3, SF-5 & SF-6 and MF-1 thru MF-6 (+ SF-1 and SF-2 if Secondary Apartment Infill Tool adopted)

e re St

www.thealleyflatinitiative.org

45% (max) impervious cover, 40% (max) building cover

Example Lot

1902 WILLOW STREET Lot Size: 7430 sq ft Maximum Impervious Cover: 3343 sq ft Current Impervious Cover: 419 sq ft Maximum Building Coverage: 2972 sq ft Current Building Coverage: 1175 sq ft

110 Lot Ma Cu Ma Cu

Zoning: SF-1 thru SF-6 (except SF-4)

& MF-1 thru MF-6. Max building footprint: 40% of lot size. Setback from principal structure: 10 ft

5’

48 ‘

Street side yard w/setback: 15 ft

5’

5‘

KEY

Interior side yard setback: 5 ft Rear yard setback: 10 ft or 5 ft with alley Rear yard setback (if adjacent to alley): 5 ft

STREET

PRINCIPAL SRUCTURE

ALLEY

BUILDABLE AREA

154.8 ‘ 10 ‘

STREET ALLEY SECONDARY UNIT

SIDEWALK LOT

PRINCIPAL SRUCTURE BUILDABLE AREA - 850 SQ FT

SIDEWALK

SECONDARY UNIT

LOT

ENTRANCE POSSIBILITIES

ADJACENT LOT

1902 WILLOW STREET Lot Size:AREA 7430 sq ft BUILDABLE Maximum Impervious Cover: 3343 sq ft Current Impervious Cover: 419 sq ft MaximumUNIT Building Coverage: 2972 sq ft SECONDARY Current Building Coverage: 1175 sq ft

ALLEY SIDEWALK LOT

ADJACENT LOT

KEY

PRINCIPAL SRUCTURE

STREET

PRINCIPAL SRUCTURE

STREET ALLEY

1100 E CESAR CHAVEZ Lot Size: 6394 sq ft Maximum Impervious Cover: 2877 ft BUILDABLE AREA - 850 SQsqFT Current Impervious Cover: 483 sq ft Maximum Building Coverage: 2557 sq ft Current Building Coverage: 1285 sq ft

SIDEWALK

1/32” = 1’

SECONDARY UNIT

ENTRANCE POSSIBILITIES LOT

ENTRANCE POSSIBILITIES

ADJACENT LOT

1902 WILLOW STREET Lot Size: 7430 sq ft Maximum Impervious Cover: 3343 sq ft Current Impervious Cover: 419 sq ft Maximum Building Coverage: 2972 sq ft Current Building Coverage: 1175 sq ft

ADJACENT LOT 46.67 ft

5’

5 ft

5’

48 ‘

1100 E CESAR CHAVEZ Lot Size: 6394 sq ft Maximum Impervious Cover: 2877 sq ft Current Impervious Cover: 483 sq ft Maximum Building Coverage: 2557 sq ft Current Building Coverage: 1285 sq ft

Buildable Area of Potential Alley Flat in Orange

1/32” = 1’

Willow St. 15 ft

ACDDC

5‘ 139.87 ft

46.67 ft

154.8 ‘ 10 ‘

5’

Medina St.

48 ‘ 5’

15 ft

Codes and Considerations 5 ft

5 ft

Other Considerations If your property qualifies and the existing conditions are suitable for an ADU, consider the following when deciding to build an Alley Flat. Is an Alley Flat right for you? There are many reasons why you may want to build an Alley Flat on your lot. You may want to supplement your mortgage payments, bring in extra income, offset rising property taxes, provide a place for elderly parents, or enable extended family members to live close to you. Two-story Alley Flats If you are considering a two-story design, then Subchapter F of the code applies, which is also known as the “McMansion Ordinance.” Code limits second story to 550 ft2.

Subchapter F and other City of Austin regulations: > > h t t p : / / w w w. a u s t i n t ex a s . g o v / d epar tment/resid ential-d esigncompatability-standards

Does an Alley Flat make good economic sense for you? Building an Alley Flat requires much of the same thought as any big investment. Take a look at your needs, your finances, and determine if an Alley Flat makes good financial sense at this time. Alley Flats meet the requirements for conventional home financing and home insurance. It is the responsibility of the property owner to secure financing. Affordable Rental Housing The Austin Community Design and Development Center provides reduced professional fees and permit fee waivers for clients who commit to the City of Austin’s S.M.A.R.T. Housing program. The City of Austin’s Neighborhood Housing and Community Development office administers this program for residents of Austin. The commitment includes green building requirements and an affordability commitment for five years, such that a tenant’s household income must be at 65% of MFI or less, and monthly rent may not be more than 30% of household income. Supporting Existing Homeowners Homeowners who are 120% of MFI or less are also eligible to receive reduced professional fees from the Austin Community Design and Development Center to build an Alley Flat.

Area Median Family Income Income limit

1 person

4 person

65% 80% 100% 120%

$35,400 $43,600 $54,450 $65,350

$50,570 $62,250 $77,800 $93,360

2016 Area MFI for Travis County

www.thealleyflatinitiative.org

ORKING WITH ACDDC The Austin Community Design and Development Center, program manager of The Alley Flat Initiative, assists clients, including affordable housing providers and private homeowners, through each step in the process. With a commitment to affordable housing, ACDDC will manage the development process, provide architectural services, write the SMART housing application, and lead the project team. Design Considerations: In addition to the zoning standards that will help shape the design, your ACDDC architect will help to identify the neighborhood and planning specifics that may influence and impact your project. Neighborhood Context When beginning any design and development project, it is important to understand the surrounding neighborhood and context. Walking the area to take note of local specifics and your likes and dislikes is a great start to the design process. How far are homes from the street? Is this distance consistent or staggered in an established pattern? What is the typical height of homes in your neighborhood? Which exterior materials or colors are common? Are there any two story homes? Do homes have garage apartments? Site Specifics Consider the placement of the Alley Flat on your site, its orientation, solar access, privacy, views, and your ideas for existing and future outdoor spaces. For example, consider your preferences on privacy and separation between the primary dwelling and the Alley Flat, as well as between your Alley Flat and your adjacent neighbors.

The Design Process Now that youâ&#x20AC;&#x2122;ve considered the site and context of your Alley Flat, you can choose a design from this catalog (see next section). An ACDDC architect will incorporate neighborhood and site specifics, your preferences, and development requirements to tailor the design to your property, or produce a custom design. Each Alley Flat is designed to a budget and a minimum of three stars on the Austin Energy Green Building Program Single Family rating tool. A good place to begin is to make a wish list of features youâ&#x20AC;&#x2122;d like for your Alley Flat. Think about the objectives you have for the project, including environmental sustainability, exterior spaces and amenities, renter preferences, and maintenance. With this list, ACDDC can help develop the program, a complete listing of rooms, sizes, features, and additional requirements that reflect your project goals. With the program in hand, ACDDC will work over a three to six month process to complete the design. As a team, we will establish a project schedule and important dates to exchange ideas and feedback about the design. At the end of the design process, ACDDC will issue the Construction Documents, including drawings and specifications, along with the permit application and Green Building program checklist for the Bidding and Permitting process. 6

Working with ACDDC

ACDDC

Typical Alley Flat Design and Development Time Line

ELIGIBILITY / FEASIBILITY (~1 month)

DESIGN

· Evaluate property for ADU development per local codes. · Obtain current land survey. · Create a budget. · Sign agreement with ACDDC for architecture & project management services.

· Choose an Alley Flat design. · Work with ACDDC architect to tailor the design to your site and needs.

12 MONTHS*

(~3 months)

PERMITTING + BIDDING (~1 month)

· Issue Construction Documents. · Submit & process building permit application. · Submit Green Building checklist. · Obtain bids from and hire a contractor.

· Needs a building permit from city to begin. · Starts when site is cleared for

CONSTRUCTION

(~6 months)

MOVE- IN

foundation work and ends with achieving a certificate of occupancy. · ACDDC makes site visits throughout.

· Final completion or “punch list” items. · Select a tenant.

(~1 month)

*Time estimates are approximate and will likely vary from project project *Time estimates aretoapproximate

and will likely vary from project to project

www.thealleyflatinitiative.org

Construction After construction documents are complete, you are ready to begin the permitting and bidding process. The next steps are obtaining building permits, receiving bids from multiple contractors, selecting a contractor, and building your Alley Flat. Typically, the permitting and bidding process run concurrently. Permitting ACDDC will take the required paperwork and drawings issued by the architect and submit for a building permit with the City of Austin Plan Review Department. The City of Austin’s Building Permit information page is a very useful resource to you during this process. You can find their location, hours of operation, a place to submit e-mail questions, and several helpful documents and forms on the website. Bidding and Selecting a Contractor/Builder You will want to hire a licensed and insured general building contractor to build your Alley Flat. One of the best ways to choose a contractor is to get recommendations from friends and colleagues that have had success with a contractor for their own projects. We begin the process by asking contractors to bid on your Alley Flat and discuss the bids with each of them in detail. You will also want to ask your contractor for local references so that you may contact them and see if they were satisfied with the contractor’s work. Make sure you contractor is insured and ask to see a copy of the insurance certificate. Construction Contract Once you’ve selected the contractor, you’ll want to complete and sign a contract with your contractor and get all oral promises in writing. Make sure you understand each portion of the contract before signing and be as specific and clear as possible in completing the contract. You may want to use the AIA Contract Documents, which are widely considered to be the industry standard. Construction Administration Consistent with industry standards, the ACDDC architect will make at least 2 site visits during construction. 8

Working with ACDDC

ACDDC

Living Now that the construction process is complete, your Alley Flat is ready for move-in. Renting Typically, Alley Flats are leased for extra income. If this is the case, then selecting a good tenant is the most important decision you can make. Establish a screening process whereby you develop fair criteria that you will apply to all applicants. Sample tenant selection processes and residential lease agreements are readily available. If you choose to participate in S.M.A.R.T. housing, youâ&#x20AC;&#x2122;ll also need to follow the S.M.A.R.T. housing requirements for tenant selection and rental rates based on median family income. All S.M.A.R.T. housing projects and Alley Flats must be affordable for a minimum of five years to those with household income less than 80% of area median family income (MFI). These MFI standards are set by the US Department of Housing and Urban Development. Energy Performance Depending upon your Alley Flat design, your new flat has certain performance features that require a simple understanding of how to operate them. Think of your house as a finely tuned instrument and that by learning how to properly use all of its new features your Alley Flat will perform more efficiently, while you save energy and money. ACDDC can provide you and your renter with resources and materials to learn new techniques to keeping your water and energy consumption down, as you save money on monthly bills. Maintenance Performing routine maintenance on your Alley Flat will help it perform at its best, and will also save you from having to do large and costly repairs in the future. Maintenance will likely be similar to that of your primary dwelling. www.thealleyflatinitiative.org

Area Median Family Income Income limit

1 person

4 person

65% 80% 100% 120%

$35,400 $43,600 $54,450 $65,350

$50,570 $62,250 $77,800 $93,360

Above: The

Primavera Alley Flat Interior Opposite page:

Building the Lydia Alley Flat

2016 Area MFI for Travis County

HOOSING A DESIGN

LYDIA small site <40 ft wide

√

average site >40 ft wide

√

two stories

PRIMAVERA

√

ARTHUR

CANTERBURY

√

two bedrooms

bonus space

accessible

Choosing a Design

√

ACDDC

THERESA

√

WILLOW

√

√ √

√

LOFT

DOUBLE FLIP

√

DUVAL

√

√ √

www.thealleyflatinitiative.org

YDIA

This fully accessible Alley Flat features a metal roof and covered front porch. While the image at the right shows a corner lot condition, the unit can be positioned on a property in multiple ways. Additionally, this design earned a 5 Star Austin Energy rating for green building.

36’ 6” CLOSET

1 Bedroom 1 Bath

PANTRY

BROOM CLOSET

BEDROOM

17’ 4”

Single level LIVING / DINING

584 ft2 BATHROOM

COAT CLOSET

Choosing a Design

KITCHEN

ACDDC

Below: View

14â&#x20AC;&#x2122; 3â&#x20AC;?

from the alley Left:

Elevations Opposite

East

North

West

South

www.thealleyflatinitiative.org

page: Plan

and site plan

RIMAVERA This one bedroom features a generous kitchen and living/ dining space as well as outdoor storage. The Primavera Alley Flat includes such green features as a rain catchment system, high efficiency heating and cooling system and a solar trellis shading its southern face. Vaulted ceilings, a clerestory and sliding glass doors make for a light-filled interior.

Photo: Jody Horton

OUTDOOR STORAGE

BEDROOM

BATH

W/D

25’ 7”

1 Bedroom 1 Bath Single level 695 ft2

LIVING / DINING

KITCHEN

37’ 6” 14

Choosing a Design

ACDDC

Below: View

from the alley Top Left:

Kitchen Top Right:

Living room Opposite page:

Backyard view and plan.

Photos: Jody Horton

www.thealleyflatinitiative.org

RTHUR

BALCONY

BEDROOM / FLEX SPACE

With a footprint of just 468 ft2, this two-story Alley Flat is perfect for small lots. Upstairs, the Arthur home boasts a balcony, an extra half bath and additional flex space for a home office or studio. A roll-up garagestyle door on the first level extents the living space outside. This design can easily accommodate solar panels and other green building features.

BALCONY

HALF BATH BEDROOM / FLEX SPACE

LEVEL 2

HALF BATH

ENTRY

1 Bedroom 1.5 Bath + Flex Space

SHELVES

Two level

LIVING / DINING

22’ 8”

PORCH CLOSET

848 ft2 KITCHEN

ENTRY

BATHROOM 1 SHELVES

LIVING / DINING

LEVEL 1 20’ 8”

PORCH CLOSET

Choosing a Design

ACDDC KITCHEN BATHROOM 1

Below: Birds

eye view 22â&#x20AC;&#x2122; 9â&#x20AC;?

Left:

Elevations Opposite page: First

North

South

www.thealleyflatinitiative.org

East

and second level floor plans

West

The Canterbury Alley Flat offers maximum flexibility. A 540 ft2 studio apartment on the first level features vaulted ceilings over the main living space. A separately accessed flex space on the second level makes for an ideal workshop, artist studio, or guest bedroom. This design earned a 4 Star Austin Energy rating for green building.

1 Bedroom 2 Bath + Flex Space

24’ 0”

14’ 8”

ANTERBURY

BATH

LEVEL 2

PANTRY

MEDIA ALCOVE

LIVING ROOM

W/D CLOSET 2

KITCHEN

20’ 8”

Two levels

CLOSET

FLEX SPACE

830 ft2

BATH

SHELVES

BEDROOM

CLOSET 1

LEVEL 1

36’ 8” 18

Choosing a Design

ACDDC

Top Left: Downstairs

living room Top Right: Upstairs

flex space Center Right:

Downstairs kitchen Bottom: View from

the alley Opposite page: First Photo: Katie Slusher

Photo: Katie Slusher

www.thealleyflatinitiative.org

and second level floor plans.

Photo: Katie Slusher

HERESA BATHROOM 2 OPEN TO BELOW

LOFT

BEDROOM 2

The Theresa Alley Flat tucks two bedrooms, two bathrooms and a loft all into 850 square feet! The loft space makes a great home office or game room. Designers can make this floor plan a traditional cottage, as shown, or a contemporary one. This home is designed for a corner lot but can also work for a typical lot with alley access. This alley flat can also accommodate energy-saving green building features.

BATHROOM 2 OPEN TO BELOW

LOFT

BEDROOM 2

2 Bedroom 2 Bath + Flex Space

LEVEL 2 38’ 8”

Two level KITCHEN LIVING

BEDROOM 1

COAT CLOSET

13’ 8”

846 ft2

BATHROOM 1

LEVEL 1 20

Choosing a Design

ACDDC

BATHROOM 1

Below: View

25â&#x20AC;&#x2122; 10â&#x20AC;?

from the street Left:

Elevations Opposite

North

South

www.thealleyflatinitiative.org

West

page: First

and second level plans

East

ILLOW The Willow home’s covered patio, outdoor storage and optional front yard allow your family to enjoy outdoor living. The low pitched gable roof can accommodate solar panels and rain water collection. The design can be customized to fit on multiple lot sizes.

OUTDOOR STORAGE

BEDROOM 2

PORCH

29’ 2”

2 Bedroom 1.5 Bath

BATHROOM 2

Single level 845 ft2

KITCHEN

LIVING / DINING

BEDROOM 1 BATHROOM 1

38’ 2” 22

Choosing a Design

ACDDC

Below:

15â&#x20AC;&#x2122; 5â&#x20AC;?

View of the enclosed front yard and covered patio Left:

Elevations

East

North

Opposite page: Floor

plan

West

www.thealleyflatinitiative.org

South

D L

UVAL BATH 2

This family friendly floor plan was devised to maximize privacy BEDROOM 1 and functionality within the small footprint. Generous windows in the double height living areas allow for dappled daylight through nearby trees to fill the spaces.

BEDROOM 2

BATH 2

BEDROOM 1

BEDROOM 2

LEVEL 2 32’

2 Bedroom 1 full + 2 half Baths

ENTRY BATH 1

Two level 20’

850 ft2

LIVING KITCHEN

DINING CLOSET

LEVEL 1 ENTRY

BATH 1

Choosing a Design

ACDDC LIVING

KITCHEN

Top Left:

view of stairway Top Center:

view of bedroom Below:

front entry Opposite page: First

and second floor plan

Photo: Katie Slusher

www.thealleyflatinitiative.org

A L

LL ABODE All Abode and the Alley Flat Initiative are working to design micro housing utilizing prefabricated shipping containers for durability and smaller foundation footprint. Two of the initial designs available are the Loft and Double Flip, both featuring 20 foot steel shipping containers.

1 Bedroom 1 Bath Two level

BEDROOM

LEVEL 2

LOFT One bedroom, one bath unit with a rooftop patio, made from one shipping container and minimal on-site construction.

9.5’

LOFT

BEDROOM

BATHROOM

KITCHEN

LIVING

KITCHEN

LIVING

25.5’

LEVEL 1

388 ft

DOUBLE FLIP 1 Bedroom 1 Bath One level 517 ft2

Choosing a Design

ACDDC

Top: Double

Flip floor plan

DOUBLE FLIP

Double Flip exterior rendering Opposite page: Loft BEDROOM

34’

One bedroom, one bath unit with an open office, dinning, and living room floor plan, made from two shipping containers and minimal on-site construction.

Below:

exterior rendering and floor plan

BATHROOM

OFFICE/DINNING

KITCHEN

LIVING

27.5’

www.thealleyflatinitiative.org

AWARDS

>> GREENLIGHTS NON-PROFIT EXCELLENCE AWARD FOR COLLABORATION >> ENVISION CENTRAL TEXAS AWARD FOR NEW DEVELOPMENT Since 2006, ACDDC and its collaborators have been working to create sustainable, affordable housing for families with limited or moderate income and to reduce the ecological impact of the built environment.

VALUES

INCLUSIVITY: The community we serve includes ALL people, the ecosystem, and future generations. INTERDEPENDENCE: We are part of the living systems upon which all life depends. SYSTEMS THINKING: Not only is everything connected to everything else, but the whole is greater than the sum of its parts.

AUSTIN COMMUNITY DESIGN & DEVELOPMENT CENTER 1210 ROSEWOOD AVE. AUSTIN, TX 78702 INFO@ACDDC.ORG 512.220.4254 WWW.THEALLEYFLATINITIATIVE.ORG