An Alternative Story to the Granny Flats An entry for the Architecture + Design Museum’s exhibit Shelter: Rethinking How We Live in Los Angeles
Elysian Valley, Los Angeles, CA
7,781 1,8 residents
housing
860
g units
56% renter occupied
Elysian Valley, Los Angeles, CA
Housing Context
Atwater Village
Market forces driven by investments in the Los Angeles River have induced development pressures in Elysian Valley, better known as Frogtown. This working-class community, directly adjacent to the LA River within northeast Los Angeles, is becoming an increasingly popular neighborhood for land acquisition and development projects. An additional layer of land use regulation, Q Conditions, officially known as ‘qualified conditions for approval’, determine the activities that can take place on a property, as well as the shape and size of its buildings. Q Conditions in Elysian Valley apply to most commercial and manufacturing properties, most of which are located along the LA River and in the northern half of the community. The current set of Q Conditions were approved over 10 years ago as a means to better facilitate the transitions between commercial/manufacturing and residential uses in the neighborhood. Elysian Valley’s proposed Q Condition ordinance, adopted by the City Planning Commission on August 13th, down zones the commercial and manufacturing parcels by reducing the buildable height to 30 feet and lot coverage to 60%, in addition to restricting residential use to live/work spaces only. Under these scenarios, 100% affordable housing developments are unlikely to be feasible. While possibly succeeding in protecting the physical character of the neighborhood, housing demand will continue to rise while the feasibility of new housing projects diminishes, which may drive up prices and indirectly displace local residents in the adjacent residential area, Although the future of the Q Condition is yet to be approved by the City Council, the overall outcome of this effort will result in physically appropriate projects that are misaligned with the social-economic diversity of the current community. With traditional means of affordable housing developments unwelcomed in proposed Q Conditions in commercial/ manufacturing areas, we explore new approaches for greater housing affordability in unexplored residential zones.
5
Silverlake
2 LA-Más plan for low-density, affordable housing Granny Flats: In an effort to increase housing availability and affordability, this project proposes a housing strategy that reconsiders the current rules for Accessory Dwelling Units (ADU), better known as granny flats. Connecting neighbors through thoughtful design, we can create new opportunities for community-led growth in Elysian Valley and help to resolve Los Angeles’ escalating housing crisis. Cooperative Development: Engaging territories of speculative buildable space, ideas of cooperative development, and conflicting zoning rules in the Elysian Valley, our goal is to create a community-driven model for low-rise high-density housing that maintains the existing neighborhood identity, legalizes existing housing, and redefines the limits of Los Angeles’s residential landscape. Combined Accessory Dwelling Units: Empowering communities to access and share their collective resources, this project rethinks the single-family approach to ADUs and proposes Combined Accessory Dwelling Units (CADU) as a strategy to equitably house Angelinos.
Residential (R1 + R2): LA-Más Proposed Focus area: approx. 235 acres height limit: 35’ FAR: 3:1
Commercial/Manufacturing (Q): Current Development Focus area: approx. 5.2 acres height limit: 40’ FAR: 1.5:1
Glassell Park
Cypress Park
Elysian Park
101
Existing Conditions
Proposed Conditions
Existing ADU
Typical R2
Combined ADU (2 Lots)
lot size
lot size
lot size
5,000
4,000
sq ft
A lot must be a minimum of 5,000 sq ft to be eligible as an Accessory Dwelling Unit.
8,000
sq ft
A typical R2 lot in Elysian Valley is only 40’ in length a nd is often under 5,000 sq ft. 50’
sq ft
Combining lots allows neighbors to maximize their lot coverage and work with their cumulative total area to share resources such as direct access and parking without the limitations of setbacks.
40’
lot coverage
lot coverage
lot coverage
50%
>50%
55%
City zoning dictates that all R1 + R2 lots must maintain less than a 50% lot coverage for all primary and accessory units.
With small lot sizes, many R2 lots in Elysian Valley are built at or over 50%.
Utilizing buildable air space as an incentive for combining lots, lot coverage is increased 5% to 55%.
setbacks
setbacks
setbacks
20/0/0/0
20/0/0/0
Much of the development in Elysian Valley was done before current zoning codes, often resulting in zero lot line conditions on the sides and back.
Existing front yard and side yard conditions are grandfathered, while shared side setbacks can be negotiated for cooperative use.
20/5/5/15 R1 + R2 lots require front setbacks at 20% of the depth of the lot, 5’ side setbacks, and a 15’ rear setback.
15’ 33’ 5’ 5’
MIN. 20% DEPTH OF LOT, 20’ MAX
33’
MIN. 20% DEPTH OF LOT 20’ MAX
fire setback
fire setback
fire setback
>10’
<10’
10’
Fire code requires a minimum 10’ separation between all structures on a property.
Often built without permits, many structures in Elysian Valley do not strictly adhere to code.
>10’
<10’
At least one lot provides the required 10’ clearance of the direct access passageway.
passageway
passageway
passageway
10’
<9’
12’
Fire code requires a 10’ dedicated pedestrian passageway, clear to the sky, to extend from an entry of every dwelling unit to the street.
Almost always serving as the driveway, a typical passageway to the rear garage in Elysian Valley is only 9’ wide.
Allowing for one shared passageway for the combined lots provides the necessary space for vehicle and pedestrian access.
parking
parking
parking
1/1+1
1/1 + 0
1/1+1
1 covered and 1 uncovered parking space per unit + 1 additional space for ADU
Provided with a 9’ wide driveway space, most households rely on severely limited street parking in Elysian Valley
Consolidated parking creates covered stalls under new ADUs and opens up space for bike and car share opportunities.
10’
40’ 40’
33’
EXISTING FRONT YARD SETBACKS
>10’
10’
Combined ADU (4 Lots)
Approach
lot size
cooperative development
16,000
Responding to real estate speculation driven by the revitalization of the L.A. River, the residents of Elysian Valley have a direct role in improving housing availability and affordability. This proposal offers a tool to fight displacement via cooperative, communityoriented development. Working with neighbors to create CADUs, communities can provide traditional supportive housing for lower-income and aging residents while broadening the potential of market-rate housing with more inclusive and mutually supportive tenancy.
sq ft
The 4 lot combination comes into effect when one of the lots either has more than 50% lot coverage or has less than 10’ rear setback, 4 lots can be combined to allow for full community participation and bring all homes into code compliance.
40’ 40’
Exercising the potential of shared-use, residents can combine capital through shared setbacks to create viable alternatives to large-scale commercial developments. Rededicating large side and rear yards along with combining air-rights and unbuilt permitted space, neighboring lots of two and four that are assembled along blocks can consolidate requirements for zoning compliance. Furthermore, we can create communal resources that enhance the culture and character of this community.
lot coverage
60% As a bonus for combining additional lots, a 60% lot coverage will be granted as an incentive to individual property owners who may live on an already overbuilt site.
policy reform Embedded in our proposal for CADUs are relevant policy changes that the City should explore as it reforms its existing ADU rules and executes a strategy to create 100,000 new units of housing.
setbacks
20/0/0/0 Existing front, side, and rear yard conditions are grandfathered, while shared side setbacks can be negotiated for cooperative use.
fire setback
10’ At least one lot provides the required 10’ clearance of the direct access passageway.
33’
EXISTING FRONT YARD SETBACKS
10’
1.
Amend zoning code to allow for shared and reduced passageways
2.
Allow for zero side and rear setbacks for ADUs between cooperative parcels.
3.
Provide graduated lot coverage increases for cooperative parcels.
4.
Reduced parking requirements for new and existing ADUs.
5.
Legalize existing ADUs without a burdensome approval process
Modified Passageways: Preventing the permitting and construction of granny flats in Los Angeles is the current fire code which requires a dedicated passageway. Specifically, challenges rest in the following requirements: 1) the minimum width of 10’, 2) no obstruction to the sky, and 3) an entrance of each dwelling unit in every residential building to extend to the street. Intended for primary units, the code is rarely compatible with existing buildings and demands more space than most homeowners can afford. Shared Passageways: We also encourage City leaders and planners to consider amending the municipal code for to no longer require that all passageways be “located on the same lot as the building which it serves”. By changing the zoning code to allow shared, safe, multipurpose passageways, homeowners can bring needed housing into operation and improve housing availability citywide.
passageway
12’ Allowing for one shared passageway for the combined lots provides the necessary space for vehicle and pedestrian access.
parking
1/1+2 Consolidated parking creates covered stalls under new ADUs and opens up space for bike and car share opportunities.
property owner benefits Assembly for Greater Coverage: Small-scale and individual in nature, reimagining ADUs as a larger architectural project and housing strategy requires motivation and incentives. Encouraging participation for two- and four-lot CADUs, we propose that joint development trigger increased lot coverage allowances by 5% and 10% respectively. Understanding the challenges of cooperation and negotiation, additional building allowances makes each unit more viable, and encourages homeowners to see their granny flat as a part of community development rather than a discreet backyard project. As one ADU turns into two, and four-unit projects emerge down the street, CADUs allow for multiple approaches, phased construction, and bigger buildings. Parking Space: Completely divisive, especially on the crowded cul-de-sac streets of Elysian Valley, parking policies define L.A.’s urban development conundrum. With minimum additional capacity for parking, any new development in Frogtown must come up with a real solution for adding density, population, and visitors without increasing traffic or parking stress. Utilizing covered parking added by CADUs, we propose that parking requirements for accessory units be reduced by one space for each additional unit, or Units – 1.
Combined ADUs Community Benefits
legalizing existing ADUs
Working with existing ADUs, our proposal works to support individual and community character by working from existing conditions on the ground. Understanding current ADUs as the basis for further housing, this CADU strategy brings each into code compliance while expanding capacity for surrounding homes. Providing shared direct access and consolidated parking creates opportunities for each home to build, and minimizes individual requirement burdens.
ge Ave.
N. Coolid
Mellon Ave.
Blake Ave.
Fundamental to addressing concerns over neighborhood identity and housing stabilization, the City must recognize the built conditions of neighborhoods like Elysian Valley. Beyond compliance, acknowledging and legitimizing existing housing is the first and most important step in solving Los Angelesâ&#x20AC;&#x2122;s housing crisis. Only by including off-the-book units can the City begin to improve housing quality and availability, promote broader participation, and support locally-driven community development.
Denby Ave.
Existing ADU
ge Ave.
N. Coolid
Mellon Ave.
Blake Ave.
Key: Car Access + Parking Pedestrian Access Existing ADU
Denby Ave.
Shared Access + Parking
connectivity Amending zoning policy to facilitate thoughtful resource allocation generates new territories for community development. Consolidating primary passageways encourages participating homeowners to provide smaller through-block access in sideyards, increasing neighborhood connectivity. Utilizing these through-block passages and raised interior sidewalks, community members can access public space elevated along the spine of the block, overlooking the River.
ge Ave.
Mellon Ave.
Key: Car Access + Parking Pedestrian Access Existing ADU New ADU
New ADUs
Denby Ave.
Blake Ave.
N. Coolid
services
ge Ave.
Mellon Ave.
N. Coolid
Blake Ave.
This approach includes two new approaches to new services. First, public areas can serve as community gardens, pocket parks, and gathering places increasing access to public, communal, and green spaces. Secondly, flexible live/work spaces within new ADUs can also improve community access to business development opportunities by including flexible spaces that can be adapted for commercial use. By locating small commercial- friendly spaces within the neighborhood, the community can enable local jobs, support existing businesses, and provide access to food and basic services that unavailable in the retail island of Elysian Valley. Critically underserved, CADUâ&#x20AC;&#x2122;s can provide the density necessary to demand commercial amenities and transit connections.
Denby Ave.
Open Space + Live Work
Key: Car Access + Parking Pedestrian Access Existing ADU Live/Work Public Open Space
mobility
ge Ave.
N. Coolid
Mellon Ave.
Blake Ave.
A priority for this community, this project explores increasing accessibility through shared mobility alternatives. With very limited street parking, it is critical that growth incorporates public, multimodal and shared transit. Located at the eastern ends of blocks near the L.A. River Bike Path, bike share programs can support local neighborhood connectivity as well as increase ridership to the area. Car-share programs, located near Ripple Ave, limit vehicular traffic throughout the community while increasing mobility options for local resident
Mobility Key: Parking Car Share Bike Share
Denby Ave.
Floor Plans
1st Floor Plan scale 3/32”=1’
Key: Pedestrian Circulation Shared Access Shared Green Private Lawn Existing ADU Roof New ADU Roof Unit Type A Unit Type B Unit Type C Unit Type D
Ground Floor Plan scale 3/32”=1’
Key: Pedestrian Circulation Shared Access Shared Green Unit Type A Unit Type B Unit Type C Unit Type D
Floor Plans
Roof Plan scale 3/32”=1’
Key: Pedestrian Circulation Shared Access Shared Green Private Lawn Existing ADU Roof New ADU Roof
2nd Floor Plan scale 3/32”=1’
Key: Pedestrian Circulation Shared Access Shared Green Private Lawn Existing ADU Roof New ADU Roof Unit Type C
Aggregated Units- Block to Block Strategy e ak Bl
Guiding Principles
e. Av
accessibility With combinations of 2 or 4 lot cooperative developments along a street, there will be greater accessibility from one block to another. With long blocks limited by through access only on Blake Avenue and Ripple Street, this proposal allows for neighbors to walk to across two lots to access the next block over. As a result, this proposal enables smaller, more permeable blocks in an otherwise solid and long corridor. Key: Shared Access
New ADU
Pedestrian Circulation
Existing ADU
e. Av y nb
e D
K
e. Av x no
Aggregate Units- Shared Access and Public Space
Key: Pedestrian Circulation Shared Access Shared Green Private Lawn Existing ADU Roof New ADU Roof
Backyard Strategies
Backyard Strategies
Project Team: Elizabeth Timme, Stacey Rigley, Abby Stone, Cameron Robertson, Helen Leung Fabrication Team: Ross Hansen, Sal Vargas, Andrew Sieger Special Thanks: Danielle Rago, Sam Lubell, Vinit Mukhija