Welcome Home! Thank you for attending the 2017 Affordable Infill Tour! This event has been coordinated by ACDDC to raise awareness of affordable infill housing efforts such as the Alley Flat Initiative and raise funds to support their growth. The Alley Flat Initiative began in 2003 with the idea that infill housing in Austin’s Boggy Creek watershed as a form of civic environmentalism could concurrently resolve ecological and social equity problems. That idea expanded in 2005 when a partnership formed between the UT Center for Sustainable Development, the Guadalupe Neighborhood Development Corporation, and the Austin Community Design and Development Center (ACDDC). In 2014 The City of Austin Office of Sustainability joined the partnership to pursue the Green Alley Demonstration Project, which envisioned affordable housing, alleys and small streets as ecological infrastructure. The collaboration continues to grow to tackle more barriers to affordable infill development. We wholly welcome this evolution and invite collaborators to build a socially, economically, and environmentally sustainable development model that preserves the diversity of our neighborhoods, provides new economic opportunity, and fosters social equity in our rapidly changing neighborhoods.
Austin Community Design & Development Center
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photography above by Leonid Furmansky cover graphics by Rachel Tepper
We would like to thank The Meadows Foundation for their continued support of The Alley Flat Initiative and ACDDC. 2
www.thealleyflatinitiative.org
The Alley Flat Initiative proposes sustainable, green, affordable housing alternatives for Austin. Here is a quick reference for a few terms used in this guide: AEGB: Austin Energy Green Building is Austin’s sustainable design rating system for homes and commercial properties. Alley Flats are always at least 3 stars. MFI: Median Family Income is the median income for the area in a given year. Alley Flats tenants must be at or below 80% MFI for the first 5 years after completion. SMART Housing: Safe, Mixed-income, Accessible, Reasonably-priced, Transit oriented Housing is a City of Austin program that incentivizes green affordable housing development. Most Alley Flats participate in SMART Housing. Austin Community Design & Development Center
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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, the Guadalupe Neighborhood Development Corporation, and the Austin Community Design and Development Center (ACDDC). The Alley Flat Initiative proposes sustainable, green affordable housing alternatives for Austin. To build an Alley Flat, property owners work directly with ACDDC, who are the architect and project manager. An Alley Flat is a small detached home, known as an ADU or Accessory Dwelling Unit, often accessed from Austin’s extensive network of under utilized alleys. Per current code, ADUs may be up to 1,100 square feet and no more than 30 feet tall. Affordability + Sustainability Alley Flats are distinct from other ADUs because they achieve at least a 3 star Austin Energy Green Building rating and may choose to participate in the City of Austin’s S.M.A.R.T. Housing program for the first 5 years after it is constructed. 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.
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www.thealleyflatinitiative.org
What you need to know if you want to build an Alley Flat: Zoning: Under our current code ADUs are only allowed in SF-3, SF-5, SF-6, and MF-1 thru MF-6, unless your neighborhood has adopted the secondary apartment infill tool.
What is your zoning? >>www.austintexas.gov/ GIS/ZoningProfile/
How big is your lot? > > w w w. t r a v i s c a d . o r g / property-search/
Lot size: Your lot must be at least 5,750 square feet.
Parking required? >>www.austintexas.gov/
30’-0” (MAX)
Parking: You must provide page/adu one off-street parking space for an ADU unless you are within 1/4 mile of an Imagine Austin activity corridor currently served by public transit. y le Al
Parking: 1; 0 if within 1/4 mile of an activity corridor served by transit
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ADU Size: 1,100 ft2 or 15% of lot area max (whichever is less) Lot Size: 5,750 ft2 (min) Zoning: SF-3, SF-5, SF-6 & MF-1 thru MF-6 (+ SF-1 & SF-2 w/Secondary Apartment Infill Tool) 45% (max) impervious cover, 40% (max) building cover
Austin Community Design & Development Center
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Alley Flat Benefits In the last 15 years Austin’s: MEDIAN HOME PRICE
The cost of housing in Austin is skyrocketing and is slow to catch up. % income Meanwhile, many residential lots in the City of Austin are MEDIAN “under utilized,” % currently INCOME meaning that existing structures cover less than 25-30% of the lot. There are many reasons why residents may want to build an Alley Flat on their lots: to supplement your mortgage payments, offset rising property taxes, or provide a place for elderly parents.
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COMMUNITY BENEFITS
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Neighborhood stabilization Improved alley infrastructure Increased social capital Sprawl mitigation Green building Supplemental income
Unfortunately, these potential benefits are not yet fully realized in Austin. There are many financial, regulatory, and political barriers that make developing these types of units difficult for property owners without assistance. 6
www.thealleyflatinitiative.org
What can you do? Build your own Alley Flat. If you own a single family lot you may be eligible to participate! Contact the Austin Community Design & Development Center for more information.
Support Alley Flat development. Your donations of funds, time, and materials to the Initiative contribute to the development of more affordable Alley Flats across Austin.
Encourage legislation. Our zoning and financing regulations can help or hinder the development of Alley Flats. Make your support for regulations that compel the development of affordable Alley Flats known to your local representatives.
Educate your community. The more people who understand this affordable housing alternative the more we will all be able to take advantage of the many benefits of Alley Flats.
Austin Community Design & Development Center
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2017 Tour Details 10:30AM - 12:00PM Affordability Panel & Breakfast (pg 24) Fannie Mae Stewart Conservatory 1902 E. 22nd ST.
MOPAC
Breakfast provided by:
12:00 - 4:00PM Self-guided Tour (pgs 10-23) Visit tour sites at your leisure Remember to be respectful of neighbors and residents.
2009 SALINA ST. Robert Shaw Village Cottage Court (pg 10)
1216 B PAUL T. SALDAÑA ST. BLV AM AR N. L
1009 B E. 10th ST. Alley Flat (pg 14)
1616 B CANTERBURY ST. Alley Flat (pg 16) 8
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Guadalupe-Saldaña Net-Zero Subdivision Duplex (pg 12)
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www.thealleyflatinitiative.org
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1406 B RUTH AVE. Garage conversion Alley Flat (pg 18)
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Alley Flat (pg 20)
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Mueller Affordable Row Home (pg 22) ST.
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2610 MANOR RD. Celebrate and have a drink on us! Reception hosted by:
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Austin Community Design & Development Center
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ROBERT SHAW VILLAGE 2009 SALINA STREET AUSTIN, TX 78722 Robert Shaw Village was constructed in 1986 by the Blackland Community Development Corporation. In 1990, as a Department of Energy demonstration project, BCDC put a 3.2 kW solar array on the Blackland Neighborhood Center to the south of the property, which now provides energy to the six cottages. This array was one of the first solar energy systems activated in the city that year. BCDC is currently working with Austin Energy to update the system and add solar arrays to other affordable homes throughout the neighborhood. 6 single story units 3,136 square feet total 5 - 1 Bed/1 Bath 1 - 2 Bed/1 Bath Completed in 1986 Owned by the Blackland Community Development Corporation Designed by Hatch + Ulland Owens Architects These units are indefinitely available for tenants who have an income at or below 50% MFI. 10
www.thealleyflatinitiative.org
ROBERT SHAW VILLAGE
Chicon St
Salina St
E 21st St
BLACKLAND NEIGHBORHOOD CENTER E 20th St
Austin Community Design & Development Center
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1216 B PAUL T. SALDAÑA ST. AUSTIN, TX 78702 This home is part of the Guadalupe-Sladaña Net Zero Subdivision, which merges sustainable design and supportive social services with affordable rental and home ownership. The homes in this development are designed to be net-zero energy, meaning that they produce as much energy as they consume over the year resulting in a “net-zero” energy bill. AEGB Upper Unit 996 square feet 2 Bedrooms 2 Baths Lower Unit 656 square feet 1 Bedroom 1 Bath Completed in 2013 Owned by the Guadalupe Neighborhood Development Corporation Designed by Studio Momentum Project Manager ACDDC Constructed by Saldaña Homes This duplex is indefinitely affordable to households with incomes of 30% to 60% MFI.
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www.thealleyflatinitiative.org
UPPER UNIT
LOWER UNIT
Austin Community Design & Development Center
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1009 B E. 10TH STREET AUSTIN, TX 78702 This Accessory Dwelling Unit is one of the affordable rental units operated by the Guadalupe Neighborhood Development Corporation a 501(c)3 non-profit that celebrates over thirty five years of service to its community. GNDC is dedicated to the development and rehabilitation of high quality affordable housing for low- to moderate-income families in East Austin. GNDC gives highest priority to families with generational ties to the neighborhood. AEGB 845 square feet 2 Bedroom 1 Bath Single Story Completed in 2005 Owned by the Guadalupe Neighborhood Development Corporation Designed by Hatch + Ulland Owens Architects Constructed by SaldaĂąa Homes This unit is indefinitely affordable to households with incomes of 30% to 60% MFI.
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www.thealleyflatinitiative.org
Austin Community Design & Development Center
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1616 B CANTERBURY ST. AUSTIN, TX 78702 The design of this Alley Flat offers maximum flexibility for both owner and tenant. A studio apartment on the first level features vaulted ceilings over the main living space, while 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 Green Building rating and is net-zero energy ready. AEGB 830 square feet (540 ft2 ground floor studio + 290 ft2 2nd floor office)
2 Bedroom 2 Bath
Completed in 2013 Designed by ACDDC Constructed by Truehome Design Build This unit is in its fourth year of its affordability period and is available to tenants with an income at or below 80% MFI. 16
www.thealleyflatinitiative.org
photography by Katie Slusher
1406 B RUTH AVENUE AUSTIN, TX 78757 This two car garage was converted into an Alley Flat in order to preserve the existing gardens on site and have minimal impact on storm water run off. Garage conversions are a great way to save on construction cost and limit the impact of new construction if the structure is suitable for occupancy.
AEGB 689 square feet 1 Bedroom 1 Bath Single Story Completed in 2017 Owned by a private homeowner Designed by ACDDC Constructed by Clear Creek Services This unit is in its 1st year of its affordability period and will be rented to a household with an income of 80% MFI or below.
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www.thealleyflatinitiative.org
STORAGE
LAUNDRY
LAUNDRY
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Austin Community Design & Development Center
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AFTER
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5413 B DUVAL STREET AUSTIN, TX 78751 This two bedroom home is nestled neatly into a site constrained by set backs and an existing heritage tree. The family-friendly floor plan was devised in partnership with the residents in order to maximize privacy and functionality within the small footprint. Generous windows in the double height living areas allow for dappled daylight through the Live Oak tree to fill the spaces. AEGB 849 square feet 2 Bedroom 2.5 Bath Two Story Completed in 2016 Owned by a private homeowner Designed by ACDDC Interiors by Annette Patterson Constructed by Z Works Design Build This unit is in its 2nd year of its affordability period and is rented to a household with an income at or below 80% MFI.
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www.thealleyflatinitiative.org
photography by Katie Slusher
2701 SORIN STREET AUSTIN, TX 78723 With a design influenced by the unique Austin culture, this two-bedroom is from the Mueller Affordable 70’ Row Homes and is part of the Ready, Set, Own Affordable Homes at Mueller program. Located within the well-known Mueller community, residents can enjoy access to the many amenities that Mueller has to offer, including community swimming pools, parks, playgrounds, miles of trails, on site H-E-B, and the Thinkery. AEGB 1,332 square feet 2 Bedrooms 2 Baths Two Story 2-car Garage Completed in 2015 Designed & constructed by Central Living by David Weekley Homes Prices for the affordable homes by David Weekley Homes range from upper $100s to mid $200s and are available to households with incomes of 80% MFI or below. 22
www.thealleyflatinitiative.org
photography provided by David Weekley Homes
Affordability Panel Jake Wegmann
Assistant Professor, Community and Regional Planning Program at the University of Texas at Austin & ACDDC Board Member
Tim Miles CEO, Blackland Community Development Corporation
Mandy De Mayo
Community Development Administrator, Neighborhood Housing and Community Development, City of Austin
Claire Walpole
Staff Architect, Austin Habitat for Humanity
Scott Turner
Riverside Homes
Austin is one of the fastest growing cities in the country. It is also one of the most inequitable cities nationwide, with an affordability gap that increases every year. A 2017 National Low Income Housing Coalition report ranks the Austin-Round Rock MSA as Texas’ third most expensive area to live. Estimates indicate that the hourly wage necessary to afford a typical two bedroom unit is $22.98, over three times the minimum wage. There is no better time to discuss the importance of affordability in Austin! Join us for a great discussion with local affordable and infill housing experts. Their different perspectives and backgrounds will provide a broad understanding of why we so desperately need more affordable living options in Austin and what the main impediments are to building them. 24
www.thealleyflatinitiative.org
Thank You!
ACDDC would like to thank the 2017 Affordable Infill Tour Sponsors & Board Members for their generous support and commitment to green building, sustainable living, and affordability in Austin neighborhoods. Underwriter:
Alley Flat Enthusiast:
2017 ACDDC Board Marc Coudert, Chair City of Austin Office of Sustainability Dylan Siegler, Vice-Chair NRG Energy Nora Keane, Treasurer PNC Real Estate
Supporters:
Jake Wegmann, Secretary The University of Texas Michael Gatto Architect, ACDDC Co-Founder Michael Oden, Board Member The University of Texas Brad Pease Paladino and Company
Partners:
Meredith Powell Public City Steven Moore The University of Texas 2017 ACDDC Staff Nicole Joslin Executive Director Rich MacMath Design Director Marla Torrado Program Coordinator
Austin Community Design & Development Center
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1210 Rosewood Ave. Austin, TX 78702 512.220.4254 www.acddc.org The Alley Flat Initiative is a program of the Austin Community Design and Development Center. ACDDC works to create affordable living opportunities for all through community-engaged design. We envision inclusive and sustainable neighborhoods achieved through an empowered community, a nurturing built environment, and supportive policy and regulation.