Alley Flat Initiative Design Catalog 2015 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 2015

ACDDC would like to thank the Meadows Foundation for supporting the expansion of the Alley Flat Initiative and Bank of America for their generous annual support of the Alley Flat Initiative since 2008.

Welcome

Codes and considerations

Working with ACDDC

Choosing a design

1 Bedroom Designs

THE Lydia

THE PRIMAVERA

1+ Bedroom Designs

THE Arthur

THE Canterbury 2 Bedroom Designs

Financing Options

THE THERESA

THE Willow

THE FLEX

Photo: Jody Horton

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.

T H E

ALLEY FLAT I N I T I AT I V E

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. 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. What is the Alley Flat Initiative? The Alley Flat 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). The Alley Flat Initiative proposes a new sustainable, green affordable housing alternative for Austin. To build an Alley Flat, property owners will work directly with ACDDC, who are the architect and project manager. Affordability + Sustainability To participate in the Initiative and receive services from ACDDC, clients must 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 80% MFI (Median Family Income) and rent may not be more than 30% of a tenant’s household monthly income. Per current code, ADUs must be less than 850 ft2 and no more than 30 ft tall. Alley Flats meet green building standards and can be designed to comply with net zero energy capability. Alley Flat Initiative

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Codes and Considerations

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Areas Without Tool

Created: Monday, January 05, 2015 *Current as of January 2015. File: secondary_apartment_infilltool.mxd Check austintexas.gov for updates.

ACDDC

What you need to know about your property to begin: Find your Neighborhood Planning Area on the map. If you live in one of the indicated neighborhoods, your Neighborhood Planning Area has approved Alley Flats for lots as small as 5750 ft2. If you don’t, your lot must be at least 7,000 ft2 to build an Alley Flat. 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.

S.M.A.R.T. Housing:

A City of Austin program that stands for Safe MixedIncome Reasonably-Priced Transit Oriented. Housing benefits of this program include fee waivers for permitting and expedited review through the permitting process.

Not sure how big your lot or your house is? >>http://www.traviscad.org/property_ search.html

Do you have any heritage trees on your lot? What kind of zoning district is your property in? If your property is in one of the highlighted neighborhoods, Alley Flats are permitted in SF-1 thru SF-6 (except SF4) & 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. 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. However if your property does not currently have any off-street parking on it, you must add 2 parking spaces for the main house in addition to 1 for the Alley Flat, or apply for a variance.

MFI (Median Family Income):

The statistic for the AustinRound Rock-San Marcos Metro Area is calculated by the Census Bureau for HUD. For 2014, MFI = $75,400 for a family of 4. >> http://www. austintexas.gov/page/incomelimits Impervious Cover: a surface

le Al

that cannot absorb rainfall, such as building rooftops, parking lots, sidewalks, driveways and compacted earth.

AL LE Y

Heritage Tree: a tree with a

FL AT

Setback: a zoning boundary 850 square feet (max)

’-0

”

)

Pr im

30’-0” (MAX)

diameter greater than 19” measured 4.5’ above grade.

Lot Size: 5,750 square feet (min)

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

e re St

Zoning: a classification assigned to a particular set of land uses.

Lot zone SF-1 thru SF-6 (except SF-4) or MF-1 thru MF-6 45% (max) impervious cover

Alley Flat Initiative

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 SF4)

& MF-1 thru MF-6. Max building footprint: 40% of lot size. Setback from principal structure: 15 ft

48 ‘ 5’

5’

Street side yard w/setback: 15 ft 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 Entrance may not be within 10 ft of a lot line

5‘

KEY

PRINCIPAL SRUCTURE

STREET ALLEY

154.8 ‘ 15 ‘

STREET BUILDABLE AREA 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 ‘ 15 ‘

5’

Medina St.

48 ‘ 5’

5 ft 15 ft

Codes and Considerations 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. Although the Alley Flat initiative suggests financing options, it is the responsibility of the property owner to secure financing. S.M.A.R.T. Housing Program To participate in the Initiative you must 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 80% of MFI or less, and monthly rent may not be more than 30% of household income.

Alley Flat Initiative

ORKING WITH ACDDC The Austin Community Design and Development Center, project manager of AFI, 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 Design and Development Timeline · Evaluate property for ADU development

ELIGIBILITY / FEASIBILITY (~1 month)

DESIGN

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 architect / designer to tailor the design to your site and needs. · Submit S.M.A.R.T. housing application.

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 acheiving a certificate of occupancy. · ACDDC makes site visits throughout.

· Final completion or “punch list” items. · Select a tenant per S.M.A.R.T. Housing requirements.

(~1 month)

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

and will likely vary from project to project

Alley Flat Initiative

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 email questions, and several helpful documents and forms on the website. Some of the most important documents are described below. 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.

Working with ACDDC

ACDDC

Construction Administration Consistent with industry standards, the ACDDC architect will make at least 2 site visits during construction.

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. 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.

Above: The Primavera Alley Flat Interior Opposite page:

Building the Lydia Alley Flat

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.

Alley Flat Initiative

HOOSING A DESIGN

The Lydia small site <40 ft wide

√

average site >40 ft wide

√

THE PRIMAVERA

The Arthur

√ √

two stories

two bedrooms

√

bonus space

accessible

Choosing a Design

√

ACDDC

the Canterbury

The THERESA

The willow

√

√ √

√

√ √

√

Alley Flat Initiative

The FLEX

√

L 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:

14â&#x20AC;&#x2122; 3â&#x20AC;?

View from the alley. Left:

Elevations. Opposite

East

North

West

South

Alley Flat Initiative

page:

Plan and site plan.

P 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 (see p.9).

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:

15â&#x20AC;&#x2122; 4â&#x20AC;?

View from the alley. Left:

Elevations Opposite

West

East

page:

Backyard view and plan.

North

South

Photo: Jody Horton

Alley Flat Initiative

A RTHUR 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.

1 Bedroom 1.5 Bath + Flex Space

ENTRY

SHELVES

LIVING / DINING

PORCH CLOSET

KITCHEN BATHROOM 1

BALCONY

BEDROOM / FLEX SPACE

848 ft2

22’ 8”

Two level

HALF BATH

20’ 8” 16

Choosing a Design

ACDDC

Below:

22â&#x20AC;&#x2122; 9â&#x20AC;?

Birds eye view. Left:

Elevations. Opposite

North

South

Alley Flat Initiative

East

page: First

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

PANTRY

MEDIA ALCOVE

LIVING ROOM

W/D CLOSET 2

KITCHEN

20’ 8”

Two levels

CLOSET

FLEX SPACE

830 ft2

BATH

SHELVES

BEDROOM

CLOSET 1

36’ 8” 18

Choosing a Design

ACDDC

Below:

22â&#x20AC;&#x2122; 4â&#x20AC;?

View from the alley. Left:

Elevations Opposite page:

East

West

Alley Flat Initiative

South

Second and first level floor plans.

North

T HERESA 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. 38’ 8”

BATHROOM 1 KITCHEN LIVING

BEDROOM 1

COAT CLOSET

2 Bedroom 2 Bath + Flex Space Two level

BATHROOM 2 OPEN TO BELOW

LOFT

BEDROOM 2

Choosing a Design

13’ 8”

846 ft2

ACDDC

Below:

25â&#x20AC;&#x2122; 10â&#x20AC;?

View from the street. Left:

Elevations. Opposite

North

South

Alley Flat Initiative

West

page: First

and second level plans.

East

W 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

Alley Flat Initiative

South

F L LEX

CONCEPT:

LEXIBLE MODULAR CONFIGURATIONS TO

CHIEVE AFFORABLE + SUSTAINABLE LIVING

This modular Alley Flat can be configured in multiple ways to account for various site conditions. Start with Module A for 450 ft2 studio, or add up to two bedrooms for up to 750 ft2. Energy Star appliances help make this home energy efficient.

ALLEY FLAT INITIATIVE cooper. guarino. dimmitt. finkelshteyn. machado

10’

2 Bedroom 1 Bath Single level 15’

796 ft2

40’ 0” 24

Choosing a Design

ACDDC

Below:

12â&#x20AC;&#x2122; 6â&#x20AC;?

View of the front porch. Left:

Elevations. Opposite page: Typical

North

West

Alley Flat Initiative

South

floor plan and module arrangement options.

East

INANCING OPTIONS Homeowners can acquire funding from traditional lending institutions or negotiate a ground lease on their property. With a standard mortgage or home equity loan, a resident would acquire funding through a lending institution in order to pay for the construction of the Alley Flat, and this loan would be repaid with the revenue generated through the rental of either the original home or secondary unit. This revenue must be sufficient to pay for both the construction of the Alley Flat and the increase in property taxes that result from improvements to the property. HOLLY NEIGHBORHOOD SAMPLE PROJECT

IMPROVEMENT SIZE ( FT2)

850

CONSTRUCTION COST ($ / FT2)

147

TOTAL CONSTRUCTION COST

$124,950

PROFESSIONAL FEES (%)

PROFESSIONAL FEES ($)

$6,248

TOTAL PROJECT COST

$131,98

Financing Options

ACDDC

Traditional Mortgage Financing an Alley Flat with a traditional mortgage is usually straight forward and can work regardless of whether or not the home is currently mortgaged. The process typically starts with the homeowner qualifying for a new, larger mortgage (one that includes the construction cost of the new unit), continues with construction funds being released as progress is made, and after construction is complete, the homeowner begins making payments on the new mortgage. The typical terms are 15 to 30 years and rates remain near historic lows. Home Equity Loan Unlike a traditional mortgage, a home equity loan is a second loan that typically has a shorter term than a mortgage, usually between 15 and 25 years. The homeowner must have enough equity to borrow against and must qualify for the additional debt service. Because a home equity loan is a second lien, rates are generally higher than with a traditional mortgage.

TRADITIONAL MORTGAGE CLOSING COSTS

TOTAL BORROWED

$134,946

INTEREST RATE

3.875%

TERM (MONTHS)

360

MONTHLY PAYMENT

$635

HOME EQUITY LOAN CLOSING COSTS

TOTAL BORROWED

$134,946

INTEREST RATE

4.5%

TERM (MONTHS)

300

MONTHLY PAYMENT

$750

Ground Lease ACDDC has partnered with a company called YardHomes Austin that preserves and creates affordable housing by leasing a portion of a homeownerâ&#x20AC;&#x2122;s back yard. Through a ground lease agreement the homeowner will receive monthly ground rent payments and a monthly property tax pass through in exchange for allowing YardHomes Austin to develop and manage an Accessory Dwelling Unit (ADU) in their back yard. Thus a homeowner does not need to provide any cash in order to financially benefit from a ground lease, since YardHomes handles the development and management of the ADU. At the end of the ground lease, the ADU will convey to the owner; this would be typically after 30-40 years. The ground lease option does not require participation in the cityâ&#x20AC;&#x2122;s S.M.A.R.T. Housing program.

For more information about YardHomes Austin visit: >>http://yardhomesaustin.com/

Alley Flat Initiative

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 Tel: 512.220.4254