Accessorizing Boston Volume 2

ACCESSORIZING BOSTON V.2

The Architect’s, Planner’s, and Policy Maker’s Guide to Implementing Accessory Dwelling Units in Boston

appendix

This publication has been prepared as a part of the 2015 Master’s Research Studio in the Northeastern School of Architecture. All research and content in this publication was produced by the Accessory Dwelling Units research team.

Published by Northeastern University School of Architecture 360 Huntington Avenue Boston, Massachusetts 02215 Copyright 2015 by Northeastern University School of Architecture All rights reserved

2

accessory dwelling units

INTRODUCTION CITYWIDE OPPORTUNITY MAPPING + ANALYSIS NEIGHBORHOOD SCALE ANALYSIS BUILDING SCALE ANALYSIS CONSTRUCTION DETERMINANTS SOURCES APPENDIX -Municipal Case Studies -ADU Precedents -Small Construction Precedents

3

appendix / municipal case studies

2

MUNICIPAL CASE STUDIES

3

appendix / municipa al c case ase st stud udies

WHERE ARE ADUS LEGAL?

CITIES

PORTLAND, OR SEATTLE, WA BOISE, ID NORWALK, CT PHILADELPHIA, PA SAN FRANCISCO, CA BOULDER, CO PITTSBURG, PA NASHVILLE, TN LOS ANGELES, CA

SAN DIEGO, CA PHOENIX, AZ CHARLOTTE, NC AUSTIN, TX HOUSTON, TX

15 cities in tthe he u u.s.a. .s s.a .a. with w well-developed ellel l de ld velo lope ped pe d zoning code re regulations egu gulati tion o s that permi permit mitt ad mi a adus us information info orm r ation taken from accessorydwellings.org 4

accessory dwelling units

CITY OVERVIEW boston

MA

POPULATION [

= 100,000 people

]

LAND AREA [

13,340

912,791

264.9

3,358

97,385

24.7

3,800

659,042

504.03

1,300

1,560,297

134.1

619,360

133.0

852,469

46.87

4,375 18,187

668,342

83.87

7,969

603,502

44.39

13,590

nashville

TN

philadelphia

PA

portland

OR

san francisco

CA

seattle

WA

vancouver

BC

DENSITY

48.42

boulder

CO

]

655,844

austin

TX

25 = miles 2

11,653

5

appendix / municipal case studies

CITY ZONING MATRIX CLASSIFICATION CITIES

austin

TX

boulder

CO

nashville

TN

philadelphia

PA

portland

OR

san francisco

CA

seattle

WA

vancouver

BC

6

LABELS

PARKING REQUIRED [space]

DIMENSIONS MAX. HEIGHT [feet]

ATTACHED

adu

30

DETACHED

alley flat

ATTACHED

adu

district dependent

DETACHED

limited accessory unit ATTACHED

accessory apartment DETACHED

accessory dwelling ATTACHED

in-law suite DETACHED

adu

ATTACHED

adu

DETACHED

adu

ATTACHED

adu

DETACHED

adu

-

27

-

15

-

18

-

district dependent

adu

DETACHED

backyard cottage secondary suite DETACHED

laneway house

850+550 850 for 1st floor, 550 for 2nd

1,000

<20% primary unit area for lau

800/1000 dependent on lot size [10,000sf]

800

area of living space, not gfa

800

<75% primary unit area

600

RH-1 zone no limit in others

650/1000 12-23 range by

ATTACHED

ATTACHED

MAX. AREA [feet2]

lot width

-

district dependent

detached limit vs. attachted limit

500

or <99% primary area for attached

OCCUPANCY OWNER [on site]

TENANTS [#]

accessory dwelling units

building typology occupancy size typical lot area identifying features

ROWHOUSE 1-5 FAMILY 1,700 - 2,500 SF BACK ALLEY

boston

MA 7

appendix / municipal case studies

ROWHOUSE TYPOLOGY

BOSTON NEIGHBORHOODS

aerial photographs

SAMPLE PARCELS

where block type can be found

SAN FRANCISCO, CA

PHILADELPHIA, PA

SEATTLE, WA

SIDEWALK NASHVILLE, TN

8

2,500 - 4,000 sf

STREET 18' - 26'

PARCEL LAYOUT

dimensional diagram

75' - 115'

figure/ground diagram

NEIGHBOR

EAST BOSTON BEACON HILL BACK BAY SOUTH BOSTON SOUTH END

NEIGHBOR G O

BACK ALLEY

BLOCK TYPOLOGY

accessory dwelling units

building typology occupancy size typical lot area identifying features

TRIPLE DECKER 1-3 FAMILY 2,000 - 4,200 SF SMALL YARD

boston

MA 9

appendix / municipal case studies

TRIPLE DECKER TYPOLOGY BLOCK TYPOLOGY figure/ground diagram

aerial photographs

SAMPLE PARCELS

where block type can be found

SAN FRANCISCO, CA

PHILADELPHIA, PA

VANCOUVER, BC

SIDEWALK PORTLAND, OR

10

2,500-5,500 sf

STREET 25' - 75'

PARCEL LAYOUT

dimensional diagram

65' - 120'

NEIGHBOR

BOSTON NEIGHBORHOODS

NEIGHBOR

NEIGHBOR

ROXBURY N. DORCHESTER JAMAICA PLAIN S. DORCHESTER MATTAPAN

accessory dwelling units

building typology occupancy size typical lot area identifying features

VILLA 1 FAMILY 5,000 - 15,00 SF LARGE YARD

boston

MA 11

appendix / municipal case studies

VILLA TYPOLOGY

NEIGHBOR

BLOCK TYPOLOGY figure/ground diagram

75' - 140'

JAMAICA PLAIN WEST ROXBURY ROSLINDALE HYDE PARK

BOSTON NEIGHBORHOODS

aerial photographs

SAMPLE PARCELS

where block type can be found

12

BOULDER, CO

NASHVILLE, TN

AUSTIN, TX

1,800 - 4,200 sf

STREET 40' - 90'

PARCEL LAYOUT

dimensional diagram

accessory dwelling units

13

appendix / municipal case studies

ADU REGULATORY MECHANISMS

ADU-Specific Base Zoning Provisions for Existing Structures

ct

ur

e

Dependent on Base Zoning for Primary Structure

C

St Boulder Portland San Francisco Philadelphia Austin Seattle Nashville

ty si en /D nt

ou tC ni U

ac tb Se

Ya de Si

k

rd

fro

Se

m

tb

Pr

ac

im

ks

k ac tb Se rd

Ya ar Re

ar

y Municipality

Se d ar

tY on

Fr

Zo

ni

ng

Pr

ov

tb

is

ac

io

k

n

Municipal Zoning Prohibits This

14

ap

ru

No Specified Provisions

accessory dwelling units

Water Service Sewer System

Independent Systems Required

AD

U

Municipal Zoning Prohibits This Type

TY PE EX ST IS T RU IN C G TU P RE RI M C AR EX O ST IS N Y VE RU TIN RS C G TU D IO N RE ET AC N C E O H AD W N ED VE D C IT O RS IO N S IO N TR N U N C TI D EW ET O N AC CO H NS ED T ST RU RU CT C ION TU RE

Both Water and Sewer

Municipality Boulder Portland

*

San Francisco Philadelphia Austin Seattle Nashville

N/A

N/A

N/A

N/A

N/A

N/A

** N/A

**

* Separate water service requirement for sprinkler system, reviewed by Fire Department ** Services and utilities can either be shared and separately metered, or independently provided.

15

appendix / municipal case studies

ADU REGULATORY MECHANISMS Specified Entry Orientation Match Primary Structure Form Match Primary Structure Materials

No Provisions

AD

U

Municipal Zoning Prohibits This Type

TY PE EX ST IS RU TIN C G TU P RE RI M C AR EX O ST IS N Y VE RU TIN RS C G TU D IO E N RE T A N C C E O H AD W N ED VE D C IT O RS IO N IO N ST N R U N C E TI D W ET O N AC CO H NS ED T ST RU E RU CT AL NT L RA C ION TU ST N RE RU CE C OR TU I RE EN S TA TI O

N

Match Both Form and Materials

Municipality

*

Portland San Francisco Philadelphia Austin Seattle Nashville

** ***

**

**

** **

** **

** **

*

No significant exterior changes allowed during construction, up to 5% footprint expansion permitted.

**

Certain Overlay and Historic Districts requirements applicable.

*** Detached structure design standards apply.

16

Not Applicable

Boulder

accessory dwelling units

SAN FRANCISCO

SEATTLE

REAR LOT LINE

VARIES

REAR LOT LINE

NO REQUIREMENT

ADU

FRONT LOT LINE

FRONT LOT LINE

VARIES

FRONT LOT LINE

NO REQUIREMENT

SCENARIO (B)

PRIMARY STRUCTURE / ACCESSORY STRUCTURE SETBACKS

PRIMARY STRUCTURE SETBACKS / BASE CODE REQUIREMENTS

Municipal Zoning and ADU Requirements

5’-0”

5’-0” MINIMUM

VARIES

SCENARIO (A)

EXISTING PRIMARY STRUCTURE

SIDE LOT LINE

ADJACENT BUILDING 1

EXISTING PRIMARY STRUCTURE

5’-0”

5’-0”

ADU

SIDE LOT LINE

SIDE LOT LINE

REAR SETBACK

EXISTING PRIMARY STRUCTURE

ALLEY REAR LOT LINE

ADJACENT BUILDING 2

ADU

SIDE LOT LINE

5’-0”

VARIES

SIDE LOT LINE

SIDE LOT LINE

5’-0”

0

25

ACCESSORY STRUCTURE / LOT LINE SETBACKS

50

100

ENTRANCE ORIENTATION / REQUIREMENTS, IF ANY

September 28 2015

17

appendix / municipal case studies

ADU REGULATORY MECHANISMS PORTLAND

PHILADELPHIA

FRONT LOT LINE

SIDE LOT LINE

SIDE LOT LINE

ADU CONVERSION

EXISTING PRIMARY STRUCTURE

60’-0”

FRONT LOT LINE

VARIES

FRONT LOT LINE

VARIES

SCENARIO (A)

SCENARIO (B)

PRIMARY STRUCTURE / ACCESSORY STRUCTURE SETBACKS

PRIMARY STRUCTURE SETBACKS / BASE CODE REQUIREMENTS

Municipal Zoning and ADU Requirements

18

ADU

EXISTING PRIMARY STRUCTURE

6’-0”

SIDE LOT LINE

VARIES

SIDE LOT LINE

NO REQUIREMENT

0

25

ACCESSORY STRUCTURE / LOT LINE SETBACKS

50

100

ENTRANCE ORIENTATION REQUIREMENTS, IF ANY

September 28 2015

18’-0” MINIMUM

SIDE LOT LINE

ADU

EXISTING PRIMARY STRUCTURE

3’-0” MINIMUM

REAR LOT LINE

NO REQUIREMENT VARIES

SIDE LOT LINE

REAR LOT LINE

VARIES

REAR LOT LINE

accessory dwelling units

AUSTIN

BOULDER

NASHVILLE

REAR LOT LINE

REAR LOT LINE 3’-0”

ADU

20’0” MIN

5’-0”

ADU

20’0” MIN (X)

10’-0

15’-0

3’-0” MIN.

SIDE LOT LINE

SIDE LOT LINE

SIDE LOT LINE

ADU

10’0”

1/2 X

REAR LOT LINE

5’-0”

FRONT LOT LINE

SIDE LOT LINE

5’-0”

EXISTING PRIMARY STRUCTURE

5’-0”

20’-0”

SIDE LOT LINE

25’-0”

5’-0”

EXISTING PRIMARY STRUCTURE

VARIES

EXISTING PRIMARY STRUCTURE

SIDE LOT LINE

5’-0” MIN.

FRONT LOT LINE FRONT LOT LINE

PRIMARY STRUCTURE / ACCESSORY STRUCTURE SETBACKS

PRIMARY STRUCTURE SETBACKS / BASE CODE REQUIREMENTS

Municipal Zoning and ADU Requirements

0

25

ACCESSORY STRUCTURE / LOT LINE SETBACKS

50

100

ENTRANCE ORIENTATION / REQUIREMENTS, IF ANY

September 28 2015

19

appendix / municipal case studies

So you want to build an ADU ? requirements for a legal ADU in each city

austin

TX

initial application

CO

initial application

TN

initial application

site plan

building plans

$$$

PA

initial application

site plan

building plans

$$$

OR

initial application

site plan

building plans

$$$

site plan

building plans

$$$

site plan

building plans

$$$

owner convent

site plan

building plans

$$$

owner convent

boulder

nashville philadelphia

portland

san francisco

CA

seattle

20

meeting with DBI

WA

initial application

BC

initial application

vancouver

site survey

site survey

site plan

building plans

$$$

site plan

building plans

$$$

proof of ownership

plumbing fixture count

stormwater plan

energy calculations

accessory dwelling units

DESIGN

CDs

initial application

document set

austin

TX

ADU specfic

CO

ADU specfic

boulder

nashville

TN

PERMITTING applications forms

fees

city review

CONSTRUCTION permits

admin

inspection

ADU specfic

philadelphia

PA

portland

OR

ADU specfic

CA

ADU specfic

san francisco

seattle

WA

vancouver

BC

ADU specfic

ADU specfic 21

appendix / municipal case studies

“Getting the loan was easy. Getting the city to approve it was the hard part. I have

+

Billy Hines owner

building: converting 1912 carriage house into ADU in Portland

Jeff Brown architect

“It’s a good idea to have a carriage house. Save

a story of maddening government red

your money, get your credit together, and be prepared to get turned down and keep trying

tape I had to navigate through to get the

until you get it. You may not get it the first time.”

permits and plans approved.”

desgin one:

rejected

contested

500 square ft Brown designed

roof did not match existing structure

roof structure grandfathered in to new code

exception made

desgin two:

rejected

contested

500 square ft

ADU more than 1/3

only 1 1/2 ft bigger than

slightly modified design

area of main structure

1/3 the area

design review hearing

$600, notifications sent to all neighbors, and 8 months later desgin three:

approved

paid

500 square ft

sent in for permitting

$8,700 in permits

free from architect

alone

project finished $10,000 over budget

22

accessory dwelling units

+

Michael Worchel owner

building: ADU in Worchel’s backyard in Austin

Jeremy Ellis designer

desgin phase: 340 square ft Ellis designed

“There were quite a few hoops to jump through.The more hoops you have to jump through… the more changes you have to make during the process… the longer it takes to finish the project.”

approved sent in for permitting

building inspection Driveway found to be 6 inches too narrow

“We’ve had to turn down several jobs because people simply cant find area / money to put a parking spot”

paid $1,000 to follow permit laws

rejected had to add additional 6 inches to bring driveway to code

construction begins

paid re-poured eniter driveway to make it right

23

appendix / municipal case studies

24

accessory dwelling units

Kol Patterson

â&#x20AC;&#x153;Building legally requires more work that building

In other words, you can build a high quality project at

illegally and it comes at a cost. It gives more peace of mind, legal assurance, and better

low cost, if you have lots of time. You can build a high quality project in little time if you have lots of

financial payback to the homeowner for rental

money. And you can build quickly and cheaply if you

and resale.â&#x20AC;?

don't care about quality.

owner

building: designing new detacted ADU on

desgin : 3 months in design

paid

design one :

$3,500

800 square feet entirelly new structure

development

existing property with house

plans submitted

2 week waiting period

structure plan review meeting Area equaled 860 sq ft when counting stairs twice

approved : city to only count stairs once

rejected had to reduce area to

contested only to count stairs

under 800 sq ft

once, not at each level

approved sent in for permitting

paid** $4,250.33 in permits alone

design review hearing

project finished

25

ADU PRECEDENTS

27

appendix / adu precedents

28

accessory dwelling units

BARNACLE PROJECT

SQUARE FEET

LOCATION

USE

COST

ORGANIZATION

n/a

Main tenant area is located on second level, leaving ground floor open for circulation and owner’s workshop.

Melbourne, australia

Short-term rental

Athens, greece

Long term rental, part of existing apartment building.

n/a

Built-on roof existing structure. Light-weight to minimize structural requirements.

Rotterdam, ne

Temporary apartment

n/a

Attaches to existing structure.

“Leeches” utilities from existing structure

Leipzig, essen, and cologne, germany

Temporary housing or storage expansion

n/a

Suspended from the side of an existing building, accessed by existing opening

London, uk

Sleep pods for the homeless

n/a

Suspended from the side of an existing building, accessed by small drop down ladder

250 Square feet

100 Square feet

96 Square feet

29

appendix / adu precedents

PROJECT

SQUARE FEET

250 Square feet 30

LOCATION

USE

Melbourne, Australia

Short-term rental

COST

ORGANIZATION

Main tenant area is located on second level, leaving ground floor open for circulation and ownerâ&#x20AC;&#x2122;s workshop.

accessory dwelling units

0

10

20

40

31

appendix / adu precedents

PROJECT

32

SQUARE FEET

100 Square feet

LOCATION

USE

Athens, Greece

Long term rental, part of existing apartment building.

COST

ORGANIZATION

n/a

Built-on roof existing structure.

Light-weight to minimize structural requirements.

accessory dwelling units

0

10

20

40 33

appendix / adu precedents

PROJECT

34

SQUARE FEET

LOCATION

USE

Rotterdam, NE

Temporary apartment

COST n/a

ORGANIZATION Attaches to existing structure. “Leeches” utilities from existing structure

accessory dwelling units

35

appendix / adu precedents

PROJECT

SQUARE FEET

96 square feet 36

LOCATION

USE

Leipzig, Essen, and Cologne, Germany

Temporary housing or storage expansion

COST

ORGANIZATION

n/a

Suspended from the side of an existing building, accessed by existing opening

accessory dwelling units

37

appendix / adu precedents

PROJECT

SQUARE FEET

LOCATION

London, UK 38

USE Sleep pods for the homeless

COST

ORGANIZATION

n/a

Suspended from the side of an existing building, accessed by small drop down ladder

accessory dwelling units

0

10

20

40 39

appendix / adu precedents

40

accessory dwelling units

DETACHED PROJECT

SQUARE FEET

LOCATION

NE Portland, OR

USE

Long term rental

COST

ORGANIZATION

n/a

Located in the front corner of the yard, a raised portion of planting is used to Separate the adu from the host. Plantings are used to screen the neighbors house

n/a

Solid walls facing the main dwelling. Dropped down exterior space with plantings along perimeter to separate the adu from the host.

n/a

Plantings at the front of the adu screen views from the street. Siting in the backyard create a shared outdoor space.

704 Square feet

Vancouver, BC, Canada

Long term rental

California

Guest house, planned in-law

800 Square feet

469 Square feet

Seattle (suburbs),WA

Guest house / planned in-law apartment

King, Portland, OR

Additional rental unit on current rental property

350 Square feet

750 Square feet

$90,000

n/a

Adu is at the far side of the yard across from the garage of the main house. Entry is through the yard which is claimed by both structures.

Siting in the backyard create a shared outdoor space. Bike garage provides additional separation from the main house 41

appendix / adu precedents

PROJECT

SQUARE FEET

LOCATION

Ne Portland, OR 42

704 Square feet

USE

Long term rental

COST

ORGANIZATION

n/a

Located in the front corner of the yard, a raised portion of planting is used to Separate the adu from the host. Plantings are used to screen the neighbors house

accessory dwelling units

STREET

PRIMARY UNIT

0

10

20

40 43

appendix / adu precedents

Vancouver, BC, Canada 800 Square feet 44

Long term rental

n/a

Solid walls facing the main dwelling.

Dropped down exterior space with plantings along

accessory dwelling units

PRIMARY UNIT

SLOCAN STREET

ALLEY 19TH AVENUE 0

10

20

40

45

appendix / adu precedents

PROJECT

SQUARE FEET

LOCATION

California 46

469 Square feet

USE Guest house, planned in-law

SUSTAINABILITY ORGANIZATION

n/a

Plantings at the front of the adu screen views from the street.

Siting in the backyard create a shared outdoor space.

STREET

accessory dwelling units

PRIMARY UNIT

0

10

20

40 47

appendix / adu precedents

PROJECT

SQUARE FEET

LOCATION Seattle (suburbs),WA

350 Square feet 48

USE Guest house / planned in-law apartment

COST $90,000

ORGANIZATION

Adu is at the far side of the yard across from the garage of the main house. Entry is through the yard which is claimed by both structures.

EAST 25TH AVENUE

accessory dwelling units

PRIMARY UNIT

EAST CALHOUN STREET

0

10

20

40 49

appendix / adu precedents

PROJECT

SQUARE FEET

LOCATION King, Portland, OR

50

750 Square feet

USE Additional rental unit on current rental property

COST

n/a

ORGANIZATION Siting in the backyard create a shared outdoor space. Bike garage provides additional separation from the main house

accessory dwelling units

NORTHEAST 6TH AVENUE

PRIMARY UNIT

NORTHEAST PRESCOT AVENUE

0

10

20

40 51

accessory dwelling units

52

GARAGE PROJECT

accessory dwelling units

SQUARE FEET

LOCATION

COST

ORGANIZATION

$45,000

375 square feet

Solid walls face into backyard (except for window at bedroom).

Entry is located along side of the building, close to the neighborâ&#x20AC;&#x2122;s house.

$90,000

550 square feet

Solid walls face towards the host.

Clerestories and skylights provide light and privacy, screen wall at patio area.

$60,000

480 square feet

Wood fence and plantings at the street provide privacy for outdoor area at street. Adu is given the limited outdoor area not the host.

n/a

Small single car parking garage. Small portion of area in front of the garage can be used to set up plants or other screening elements for privacy.

Overlook, Portland, OR

NE Portland, OR

Portland, OR

Hackney, London, UK

USE

Long term rental

Long term rental, retain area for owners garden supplies storage.

Downsizing

Low-cost single occupancy unit

53

appendix / adu precedents

PROJECT

54

SQUARE FEET

LOCATION

USE

SUSTAINABILITY

Overlook, Portland, OR

Long term rental

$45,000

NORTH CONCORD AVENUE

accessory dwelling units

NORTH SUMNER STRRET ORGANIZATION

Solid walls face into backyard (except for window at bedroom). Entry is located along side of the building, close to the neighborâ&#x20AC;&#x2122;s house.

0

10

20

40

55

appendix / adu precedents

PROJECT

SQUARE FEET

550 Square feet 56

LOCATION

USE

COST

NE Portland, OR

Long term rental, retain area for owners garden supplies storage.

$90,000

ALLEY

SOUTHEAST ORANGE AVENUE

accessory dwelling units

ORGANIZATION Solid walls face towards the host. Clerestories and skylights provide light and privacy, screen wall at patio area.

0

10

20

40

57

appendix / adu precedents

PROJECT

SQUARE FEET

LOCATION Portland, OR

480 Square feet 58

USE Downsizing

COST

ORGANIZATION

$60,000

Wood fence and plantings at the street provide privacy for outdoor area at street. Adu is given the limited outdoor area not the host.

accessory dwelling units

SOUTHEAST GRANT COURT SOUTHEAST 34TH AVENUE

0

10

20

40 59

appendix / adu precedents

PROJECT

SQUARE FEET

LOCATION Hackney, London, UK

60

USE Low-cost single occupancy unit

COST

Na

ORGANIZATION Small single car parking garage. Small portion of area in front of the garage can be used to set up plants or other screening elements for privacy.

accessory dwelling units

PRIMARY UNIT

PARKING AREA

PRIMARY UNIT

STREET

0

10

20

40 61

appendix / adu precedents

62

accessory dwelling units

NEW BUILD TYPOLOGY PROJECT

SQUARE FEET

LOCATION

USE

COST

541 SW maplecrest drive, Portland, OR

Long term rental Eventual age-in-place unit

$40,000 Construction costs

576 Square feet

Sits on first lot of two owned by single family.

Accessed via a driveway, a stair along the side of the house, and a door on the second floor. Sits above garage.

$50,000 Construction costs

647 Square feet

Sits on second lot owned by single family. Accessed via a long driveway, a path along the side of the house, stairs at the back of the house, and a door on the second floor.

550 Square feet

Accessed via stair that faces the street. Porch faces street. Adu sits above garage and portion of pdu. Pdu entrance located on opposite side of house on ground floor.

543 SW maplecrest drive, Portland, OR

5946 NE 45th avenue, Portland, OR

5430 NE 19th avenue, Portland, OR

Long term rental Eventual age-in-place unit

Short term rental

Short term rental

Unknown

ORGANIZATION

$1,300 Per month rent

At back of site accessed by path from street. Fence immediately borders unit.

3 Bed units are located above adu.

$135,000 Construction costs

At back of site accessed by alley or path down from street. Entire â&#x20AC;&#x153;ground floorâ&#x20AC;? for adu. Takes advantage of slope for accessibility and increasing unit numbers.

450 Square feet 2750 University street, Eugene, OR 900 Square feet

Short term rental Eventual age-in-place

63

appendix / adu precedents

541 SW Maplecrest Drive, Portland, OR 576 Square feet 64

Sits on first lot of two owned by single family.

Long term rental $40,000 construction Accessed via a driveway, a Eventual age-in-place costs stair along the side of the unit house, and a door on the second floor. Sits above garage.

accessory dwelling units

65

appendix / adu precedents

543 SW Maplecrest Drive, Portland, OR 647 Square feet 66

Long term rental Eventual age-inplace unit

Sits on second lot owned by single family. $50,000 construction Accessed via a long costs driveway, a path along the side of the house, stairs at the back of the house, and a door on the second floor.

accessory dwelling units

67

appendix / adu precedents

5946 NE 45th Avenue, Portland, OR 550 square feet 68

Short term rental

unknown

Accessed via stair that faces the street. Porch faces street. ADU sits above garage and portion of PDU. PDU entrance located on opposite side of house on ground floor.

accessory dwelling units

69

appendix / adu precedents

450 Square feet 70

5430 NE 19th Avenue, Portland, OR

Short term rental

At back of site accessed by path from street. Fence $1,300 per month immediately borders unit. rent 3 Bed units are located above ADU.

accessory dwelling units

71

appendix / adu precedents

5430 Ne 19th avenue, Portland, or 72

450 Square feet

Short term rental

$1,300 Per month rent

At back of site accessed by path from street.

Fence immediately borders unit. 3 Bed units are located above adu.

accessory dwelling units

73

appendix / small unit precedents

74

SMALL UNIT PRECEDENT

75

accessory dwelling units

GROSS SQ FT

STORAGE VS. VOLUME

Area within dashed line.

NET SQ FT

Fold-down bed

Area within dashed line minus interior walls and stairs.

All multi-functional furniture, storage, and counterspace. ex: dark blue areas

Net area Gross area

UNIMPEDED SPACE

VOLUME

Net area - static furniture and door swing area.

Gross square feet x height of space Gross square feet Total volume

Total volume

DYNAMIC FURNITURE

NET VS. GROSS

AREA VS. VOLUME

Cubic volume of storage

DEDICATED PROGRAM Programmed spaces with only a single function. ex: bath, dining, kitchen

TOTAL PROGRAMMED

All programmed space within a unit.

If a space has multiple functions it is counted twice. ex: living room, bedroom

DEDICATED VS. PROGRAMMED Dedicated program area Total programmed area

OVERLAPPING FUNCTIONS SCALES OF FUNCTIONAL PROGRAM WITHIN UNIT

Smallest functional space

No overlapping function. (wall between spaces)

Largest functional space

No overlapping function. (no wall in-between, continuous space)

Embedded function. (alternating uses)

Separate functions within one space. (spaces can be used concurrently)

77

appendix / small unit precedents

MICRO NY:

HOUSE IN NADA:

Z-GLASS COTTAGE:

BEFORE

AFTER

LR

KC DR

BD DN BA

KT

BD

LR

BD

DR

BD

KC

BR

DR

LR

LT

LR BA

BA

KC

KNIGHTSBRIDGE MEWS HOUSE: BASEMENT (LIFT UP)

MOONLIGHT CABIN:

BASEMENT (LIFT DOWN)

GROUND FLOOR

UPPER LEVEL

GR

DR

BR

DR

DR

BD

BA

BD

KC

KC

KC LR GA

BR

BR

ALL I OWN:

GA

BD

LIFE EDITED APARTMENT:

TRANSFORMER LOFT: BEFORE DN

WS

BD

LR

FY

KC

BA

AFTER BA

DR

BEFORE

KC DR

AFTER

BA

KC DR

KT

BA

KC DR

LR BD BD

OS

HOUSE IN A SUITCASE: DAYTIME

BR

KC

DR

WS BD OF

DR

LR KC

BD

AFTER

BA

BR

LR

BD

076 SUSALOON: BEFORE

BD

DR

78

BD

NIGHTTIME

BD

KC

LR

CABIN LOFT:

LR BD

BD

LR

LR

BD

DR

OS

BD DG

accessory dwelling units

THE TINY PROJECT:

COLE GARAGE ADU:

MAIN FLOOR

LOFT

LR DR

DR

DR

KC

OF

LR

LR

BD

OF

KC

OF

BA BD

MICRO-LOFT:

GLASS LOFT:

SHACK AT HINKLE FARM:

MAIN FLOOR

MAIN FLOOR

AFTER

BEFORE

LOFT

LR

LR

KC

BA

BR

BA

DR BD

LOFT

BR

BA BD

KC

KC

DR KC

BD

DR LR

DR

LB

BD

LR

SWITCH: PARTITION 2

PARITITION 1

BEFORE

BEFORE

AFTER

WS

AFTER

WS DN

BD

ST

BD

LB

LB

MR

LB

BATHROOM CONVERSION: KT DN BA BD OF

LR

79

appendix / small unit precedents

se

s ew M

3

ge id r b ts gh i 3 n Kn w O lI Al

0

l Co

e

G

a ar

ge

A

a itc

5

DU

se

ou

H

Z-

G

a

in

la

ss

Su Co

a tt

i

M

t7

f

lo

ocr

ge

6

6 8 on 8 9 o l d sa Cho ite 10 u d S E a m 10 13 e o w f 12 o NY o se r r Li h 9 h u e S th o o H rm itc Ba icr e fo M d s Sw i y rs an M ve Tr i R

6.25

12.5

2 ft

2

Lo n ss se i a l G ou H

18.75

25

Storage Volume/Volume (%) 11 11 11 11 11 11 s er d n h NY ite ew orm oo itc M f al ro Ed 10 e ic Sw ns us g fe e a S Li rid us 9 Tr yM M sb Ho 9. ht e ig id ho rs -C Kn a ve ow 8 ft Sh lo Ri

ro ic

M

0 Area/Volume Ratio (%) 80

ss

Co

t

g ta

e

12

12 12 m o DU ho e A t Ba rag a 13 G .5 e se l 2 a 1 Co tc 12 a ui n ad S w N a O in lI in e e Al s s ou ou H H

G Z-

la

12.5

G

18.75

la

ss

f Lo

t2

3

25

a ad N

22

accessory dwelling units

94

se

m oo th a B

a itc

0 36 1,

in

e us

o

H

a

Su

y M

ro ic M

0

U

32

2,

Y N

0 97 2,

1,360 Volume (cubic feet)

e ol

C

160

G

e

g ta

t

ss

la

Co

s as

L

lI

Al

l

G

9

45

1

, t3

of

5

14

3,

n

w

O

fe

Li

e as

H

o

e us

in

a

i Su

y M

29

ro ic M Z-

Y N

G

la

ss

Co

t ot

le

G

383.25

3

ed

50

4 er

m

or

f ns

ag

e

a ar

37

ge

0

A

DU

37

5

0 50

,

0

4,

a Tr

5,155

0 33 C

6 ,9

it Ed

3,257.5

tc

om ho t Ba

AD

a

ar

G Z-

0

0 16

ge

30

se ou H

in

a ad N

8 45 5,

78

5,

8 89

o H ft lo ide s ro er ic M Riv

e us

0 6,

n oo al s Su

9 66 6,

ge id r b ts gh i Kn

7,052.5

0 45 0 it 2 Ed t 45 68 7 8 0 e a 5 0 f lof 8 1 i 4 0 L o6 72 69 ad 77 n e r5 N r ft 6 s w o , e c o i 6 O in L ou Ch M rm lI H se ass oon afo u Al e s l w l o o id G H sa an rs Sh Tr Su ve i R

829.75

o Ch aow Sh

8 78 7,

0

95

h

8,

itc

Sw

8,950

ed

606.5

s ew M

0 74 7,

ge id r b ts gh i Kn

s ew M

0 86

h

itc

3

05

1,

Sw

1,053

Area (square feet)

81

appendix / small unit precedents

M

l

ro

ic

80

t of

84 G

la

ss

f Lo

t8

.5

5 m

oo

h at

B

85

87

ge rid b ts gh i Kn

s ew M

94 4 o 9 h e C aag t ow Cot Sh 94 96 ss e U s la D G A ou ZH ge e a 97 d r i a rs G da 97 e a e v 98 l 7 N n 6 e Ri Co h 9 in loo d 9 98 as se sa ite NY itc itc 99 ou Su Ed ro Su 99 Sw H er fi e ic a n L M in w rm y e O fo s M us ll I o an A H Tr

89

90

95

100

Net/Gross Ratio (%)

0 U AD e 0 e g ag ta 1 ar ot G C ho C e s l s aCo Gla ow h Z S

G

l

s as

h itc

5

y M

Sw

0 Dynamic Furniture/Storage (%) 82

Lo

5 ft

8.75

ro ic M

Y N

9

se ou H

in

a ad N

10

on lo a s Su

17 e

id

s er iv

R

17.5

se

H

ou

19

er

21

s ew M

m or

ge 24 sf 21 ft rid 26 an wn o b r -l T O ts ted ro lI gh di ic l i E A M Kn ife L

26.25

26 e

s ca

31

it

in

a

Su

om ou ho t H Ba se

32

35

accessory dwelling units

66 s d w e A ite 63 3 M 66 62 n r6 e Ed age 8 Y o g da e N o fe 5 ar rid Na al rm Li ro G oft b s 69 o c n s i t ei le L h Su nsf h o M c s C it y ig us a s M la Tr Kn Ho Sw G 56

5

7 3.

3

m f oo -lo th cro a B Mi

4 t3

20

35

Z-

G

l

s as

C

t ot

e ag de

e iv

i rs

43

e us

o

H

R

50

46

DU

57

65

e as

itc

se

ou

H

in

a

Su

n

w

O

75

77

o Ch A aow Sh I ll

78

80

Unimpeded Space (%)

83

appendix / small unit precedents

U AD

37

4

5

se

a

tc ui

44

3

se

55

0 56 0 o 4 h 0 60 1 a in o ss 50 ide a-C er a 6 r G 7 e t la s f s ic w r m ad 24 7 le G 73 M -lo ive ho for N ou 6 66 Zs Co o y t H S r s R in of n 677 M ew ic an e L w M M Tr ous ss I O ed e g it la All H id G Ed br e s f ht Li ig n K Co

om ho t Ba

e ag

0 35

7 21

tt

g ra

e

217

S

a

Y N

6 48

ou

H

497

777

on lo a s Su

1,057

6 20 1, h

itc

7

33

1,

Sw

1,337

Total Programmed (square feet)

e

s 20 tca i m u o S o a 5 th Ba e in n 4 s w O ou H ll I A

37

d

fe

Li

ite Ed

49

1

y M

ro ic M

20 Total Dedicated Program (square feet) 84

Y N

5 18 f

ns

a Tr

er

m or

241.5

8 23

Z-

G

s la

s

Co

tt

a

ge

35

0

60

3 ft

DU

37

5

9

39

s ew M

3 43

A use 5 lo o- ge 47 o r e a H o g ic r M Ga ide Ch rid asb le ers t w o h o C Riv ig Sh Kn

463

0 60 24 a 6 0 ad ft 57 n N Lo on se i ass l lo a G ou s u H S

684.5

6

it

ch

Sw

706

70

accessory dwelling units

l Al

n

w

IO

e

s ou

H

e

7 in

s ca

8

it

a

Su

2 9.

om ho 11 t n Ba o lo sa u S

0

d

fe Li

ite Ed

25

22

Y N

38

0 r4

ro e ic m M or y f s M an Tr

Sw

50

itc

h

52

ge rid b ts gh i Kn

s ew M

59 se

e

id

s er iv

R

75

ou

H

t

f -lo

ro

ic

M

72

72

o Ch aow Sh

85

a ad N

98

0

DU

10

A

e ag

0

10

00 e ag ott t1 se r f u a C o Lo G s H s le as las o l C G G Zin

100

Dedicated/Programmemd Ratio (%)

85

appendix / small unit precedents

Bedrooms/Bathrooms

8’ 1” 5’ 0”

8’ 1”

6’ 8”

9’ 8”

9’ 10” 6’ 8” BEDROOM

10’ 11”

8’ 1”

5’ 0”

QUEEN SIZE BED, DOOR SWING OUT

QUEEN SIZE BED, DOOR SWING IN

QUEEN SIZE BED + NIGHTSTAND, DOOR SWING IN

QUEEN SIZE BED + NIGHTSTAND + DRESSER DOOR SWING IN

QUEEN SIZE BED + NIGHTSTAND + CLOSET DOOR SWING IN

fa = 33.3 ft2

fa = 49.0 ft2

fa = 54.0 ft2

fa = 78.2 ft2

fa = 88.2 ft2

3’ 0” 4’ 3”

BATHROOM

7’ 5”

6’ 8”

6’ 3”

7’ 4”

9’ 4”

2’ 6”

86

5’ 11”

5’ 11”

HALF BATH, SLIDING DOOR

FULL BATH W/ SHOWER, SLIDING DOOR

FULL BATH W/ SHOWER, DOOR SWING IN

FULL BATH W/ BATH, DOOR SWING IN

FULL BATH W/ BATH + DOUBLE SINK, DOOR SWING IN

fa = 15.6 ft2

fa = 28.0 ft2

fa = 30.9 ft2

fa = 39.4 ft2

fa = 43.9 ft2

accessory dwelling units

Kitchens

3’ 7” 4’ 1”

3’ 8”

5’ 7”

5’ 7” D/W

KITCHEN

6’ 7”

8’ 2”

5’ 10”

6’ 7”

6’ 3”

6’ 3”

3’ 7”

D/W

D/W

D/W

IN-LINE LAYOUT, SMALL FRIDGE+ SINK + RANGE/OVEN

U-SHAPED LAYOUT, SMALL FRIDGE+ SINK + RANGE/OVEN

GALLEY LAYOUT, SMALL FRIDGE+ SINK + RANGE/OVEN + DISHWASHER

IN-LINE LAYOUT, SMALL FRIDGE+ SINK + RANGE/OVEN + DISHWASHER

L-SHAPED LAYOUT, SMALL FRIDGE+ SINK + RANGE/OVEN + DISHWASHER

U-SHAPED LAYOUT, SMALL FRIDGE+ SINK + RANGE/OVEN + DISHWASHER

fa = 22.3 ft2

fa = 23.0 ft2

fa = 26.9 ft2

fa = 29.6 ft2

fa = 32.6 ft2

fa = 37.0 ft2

87

appendix / small unit precedents

8’ 1”

MURPHY BED

8’ 1”

MURPHY BED

MURPHY BED

15’ 0”

11’ 0”

6’ 8”

8’ 1”

fa = 54.0 ft2

D/W

D/W fa = 89.2 ft2

fa = 121.1 ft2

88

accessory dwelling units Volume

(cubic feet) 968

1,360 Area

LR

KC

KC

BD

1,053 (%)

12

0

BR

DAYTIME

121 Area/Volume Ratio

LR

BR

(square feet)

160

BD

8,950

Net vs. Gross

100

(%) 96

0

100

NIGHTTIME Total Programmed 217 FLOOR PLAN SCALE: 3/16”=1’0”

(square feet)

175

1,337 (square feet)

Total Dedicated Program 20

67

706 (%)

Dedicated/Programmed Ratio MURPHY BED

0

38

(%)

Unimpeded Space 0

100

100

43 (%)

Dynamic Furniture/Storage D/W

28

0

Storage Volume/Volume 0

fa = 121.1 ft2

7

100

(%) 100

89

appendix / small unit precedents

8’ 3”

5’ 0”

MURPHY BED

14’ 2”

9’ 10”

9’ 10”

MURPHY BED

6’ 7” fa = 26.9 ft2

90

fa = 77.7 ft2

D/W

4’ 4”

D/W 4’ 1”

4’ 1”

D/W

6’ 7”

6’ 7”

fa = 109.9 ft2

accessory dwelling units Volume 1,360

Area 160 KC

LR

LR

BD

DR

KC

OF

DR BR

110

1,053

Area/Volume Ratio

OF

(%)

12

100

Net vs. Gross BR

DAYTIME

8,950 (square feet)

0

BD

(cubic feet)

880

(%)

97

0

100

NIGHTTIME Total Programmed FLOOR PLAN SCALE: 3/16”=1’0”

217

(square feet)

187

1,337 (square feet)

Total Dedicated Program 20

50

706 (%)

Dedicated/Programmed Ratio 0

MURPHY BED

27

100

Unimpeded Space 0

(%) 100

20 (%)

Dynamic Furniture/Storage 0

100

D/W

30

Storage Volume/Volume 0

fa = 109.9 ft2

8

(%) 100

91

appendix / small unit precedents

Unit Aggregation

8’ 1”

8’ 1”

15’ 0”

11’ 0”

6’ 8”

8’ 1”

fa = 54.0 ft2

D/W

D/W fa = 89.2 ft2

fa = 121.1 ft2

92

accessory dwelling units Volume

(cubic feet) 968

1,360 Area KC

(square feet) 121

160

BD

8,950

1,053 (%)

Area/Volume Ratio 12

0

BR

Net vs. Gross

100

(%) 96

0

(square feet)

Total Programmed FLOOR PLAN SCALE: 3/16”=1’0”

217

121

1,337 (square feet)

Total Dedicated Program 121

20

706 (%)

Dedicated/Programmed Ratio

100

0

100

43 (%)

Dynamic Furniture/Storage D/W

0

0

100

Storage Volume/Volume 0

100

(%)

Unimpeded Space 0

100

7

(%) 100

fa = 121.1 ft2

93

appendix / small unit precedents

8’ 3”

14’ 2”

9’ 10”

9’ 10”

5’ 0”

6’ 7” fa = 26.9 ft2

94

fa = 77.7 ft2

D/W

4’ 4”

D/W 4’ 1”

4’ 1”

D/W

6’ 7”

6’ 7”

fa = 109.9 ft2

accessory dwelling units Volume 1,360

Area 160 KC

BD

(square feet) 1,053

Area/Volume Ratio

OF BR

8,950

110

100

Net vs. Gross

(%)

97

0

Total Programmed FLOOR PLAN SCALE: 3/16”=1’0”

(%)

12

0 DR

(cubic feet)

880

217

(square feet)

154

1,337 (square feet)

Total Dedicated Program 88

20

706 (%)

Dedicated/Programmed Ratio 0

57

Unimpeded Space 0

100

(%) 100

20 (%)

Dynamic Furniture/Storage 0

100

D/W

0

100

Storage Volume/Volume 0

8

(%) 100

fa = 109.9 ft2

95

appendix / small unit precedents

Cole Garage ADU | Naomi Cole | Portland, Oregon OVERVIEW - 1 bed, 1 bath - Full kitchen w/range, oven, and dishwasher - Washer/Dryer in unit DESIGN FEATURES - Efficient floorplan eliminates all designated circulation-only space - Service spaces adjacent to parti wall to supply infrastructure from main home - All floor area taken advantage of, mini â&#x20AC;&#x153;officeâ&#x20AC;? space carved out of nook in wall - Sliding doors eliminate need for swing clearances, leaving more usable space in rooms - Large windows meet egress requirements and supply entire apartments with natural light

far left: carve out office nook, slding bedroom door bottom center: kitchen w/ breakfast table center: bedroom top: exterior w/garden right: living room

96

LR DR

O OF

BD

BR

KC

accessory dwelling units

Volume

(cubic feet) 3,094

1,360 Area FLOOR PLAN SCALE: 3/16”=1’0”

8,950

(square feet) 375

160

1,053

Area/Volume Ratio

(%)

12

0

Net vs. Gross

100 (%) 96

0 Total Programmed

(square feet)

375

217

1,337 (square feet)

Total Dedicated Program 375

20

706 (%)

Dedicated/Programmed Ratio

100

0 Unimpeded Space

100

57 (%)

Dynamic Furniture/Storage 0

100

Storage Volume/Volume 0

100

(%)

0

0

100

5

(%) 100

97

appendix / small unit precedents

Knightsbridge Mews | Seth Stein | Knightsbridge, London, England OVERVIEW - 1 bed, 1.5 bath - Full kicthen - 2 car garage - Washer/Dryer in unit DESIGN FEATURES - Hydraulic car lift allows for two vehicles to park on-site, a key requirment in downtown London - When one or fewer cars in house, lift raises to reveal an additional living space in the elevator pit - Key living functions divided by level, kitchen, dining, living on lowest level, bedroom on uppermost level, parking and garden on street level - Glass floor on parking level helps diffuse natural light to basement living spaces - Vehicles act as ornament when parked in home and lowered to dining level - Maximizes floor area on tight plot with restrictive parking and facade regulation top left: dining room w/lift down bottom left: living space w/lift above top center: garage level bottom center: kitchen looking into dining room top right: car lift in section bottom right: exterior from garden

98

DR

GR

KC

KC

LR

FY BR

BASEMENT (LIFT UP)

BR

DR

GA

BASEMENT (LIFT DOWN)

BR

GA

GROUND FLOOR

BD

UPPER LEVEL

accessory dwelling units Volume

(cubic feet)

Total Programmed 7,740

1,360 Area

217

1,053

20

860 Area/Volume Ratio

(%)

Net vs. Gross

737

1,337 (square feet) 433

100

0

100

0

(%)

100

59

Unimpeded Space 89

(%) 66

26

Storage Volume/Volume 0

3

100

(%)

Dynamic Furniture/Storage 0

706 (%)

Dedicated/Programmed Ratio

11

0

(square feet)

Total Dedicated Program

(square feet)

160

0

8,950

100

(%) 100

HYDRAULIC CAR LIFT HYDRAULIC CAR LIFT

BASEMENT

GROUND FLOOR

UPPER FLOOR

99

appendix / small unit precedents

Cabin Loft | Funn Roberts | Los Angeles, CA OVERVIEW - 1 Bed / 1 Bath - Queen-sized Bed - Full Kitchen DESIGN FEATURES - The bed is on a counter-weight pulley, that allows it to be stored overhead during the day. The extra space allows for a fold down desk, and for the illusion that this is not a studio.

- The long and skinny bathroom and bedroom closet are hidden behind sliding panels along one wall of the unit - taking up as little space as possible, but avoiding making those rooms feel too cramped.

100

DR

BA

BD OF

LR KC

accessory dwelling units

Volume

(cubic feet) 3982

1,360 Area

(square feet) 362

160

9

100

Net vs. Gross

FLOOR PLAN SCALE: 3/16”=1’0”

1,053 (%)

Area/Volume Ratio 0

8,950

(%)

98

0

(square feet)

Total Programmed 396

217

1,337 (square feet)

Total Dedicated Program 297

20

706 (%)

Dedicated/Programmed Ratio

75

0

Unimpeded Space

100 (%)

Dynamic Furniture/Storage 29 Storage Volume/Volume 0

11

100

(%) 51

0

0

100

100 (%) 100

101

appendix / small unit precedents

The Tiny Project | Alek Lisefski (Owner) | Sebastopol, CA OVERVIEW - 1 Bed / 1 Bath - Laundry in Unit - Queen-sized Bed - Built to accommodate 2 adults and 1 dog DESIGN FEATURES - Raised roof allows for lofted bedroom space over Kitchen / Bath, and a more spacious feeling Living space - Built-in custom furniture / storage / shelving means no need to make standard furniture fit in such a small space, and items can be multi-purpose as needed - Convertable furniture: turn-down tables provide the residents the ability to change the function of spaces - from Living Room to Dining Room to Office

102

KC

DR

DR OF

LR

OF BD

BA

FIRST FLOOR

LOFT

LR

accessory dwelling units Volume

(cubic feet)

1,360 Area

(square feet)

160

0 FOLD-DOWN BUILT-IN SOFA DESKW/ STORAGE

(%) 100

9

Net vs. Gross

(%) 98

0

100

LADDER FOLD-DOWN TABLE BUILT-IN SHELVING

Total Programmed 217

(square feet) 345

1,337 (square feet)

Total Dedicated Program

LOFT SCALE: 3/16”=1’0” 20 BUILT-IN SHELVING

BUILT-IN SHELVING

1,053

219 Area/Volume Ratio

MAIN FLOOR SCALE: 3/16”=1’0”

SLIDING DOOR

8,950

2397.5

706

147 (%)

Dedicated/Programmed Ratio 0

100

43

OPEN TO BELOW (%)

Unimpeded Space BUILT-IN SHELVING

0

100

36 (%)

Dynamic Furniture/Storage 0

Storage Volume/Volume 0

100

22

8

(%) 100

103

appendix / small unit precedents

The Shack at Hinkle Farm | Broadhurst Architects | West Virginia OVERVIEW - 1 Bed / 1 Bath - Deck

LR

LR BA

BA DR

DESIGN FEATURES - One wall of the cabin is a roll-up garage door. When opened the cabin doubles in size, allowing for an additional living area - The cabin makes use of exterior space to visually and physically expand the interior

104

KC

BEFORE

BD

KC

AFTER

BD

DR

accessory dwelling units Volume

(cubic feet) 1950

1,360 Area

8,950

(square feet) 173

160

1,053 (%)

Area/Volume Ratio FLOOR PLAN SCALE: 3/16”=1’0”

9

0

100

Net vs. Gross

(%)

96

0

Total Programmed

(square feet)

294

217

1,337 (square feet)

Total Dedicated Program 39

20

706 (%)

Dedicated/Programmed Ratio 13

0

100

(%)

Unimpeded Space

44

0

100 (%)

Dynamic Furniture/Storage 0

0

Storage Volume/Volume 0

3

100

100

(%) 100

105

appendix / small unit precedents

Moonlight Cabin | Jackson Clements Burrows Architects | Victoria, Australia OVERVIEW - 2 Bed / 1 Bath - Kitchen - Dining - Living - Deck DESIGN FEATURES - All of the perminent features of the home are concentrated in the center, to open up the circulation space to be usable living space.

- The plan allows for 3 beds, one full size and two bunks - All of the openings in the exterior walls are doors. Opening all of the doors creates the sense of a larger interior space.

- The covered deck is an extension of the interior living space, and itâ&#x20AC;&#x2122;s wall can also be completely opened up to the exterior.

106

DR BA

BD KC LR

accessory dwelling units Volume

(cubic feet)

Total Programmed

1,360 Area

217

1,053

20

(square feet)

(%)

Area/Volume Ratio

Net vs. Gross 0

646

(%)

1,337

96

100

0

100

0

0

3

(%) 100

(square feet) 646 706 (%)

Dedicated/Programmed Ratio

9

Storage Volume/Volume

(square feet)

Total Dedicated Program 646

160

0

7106 8,950

100

Unimpeded Space

(%) 46

Dynamic Furniture/Storage 0 0

100 (%) 100

FLOOR PLAN

107

appendix / small unit precedents

Riverside House | Mizuishi Achitect Atelier | Suginami, Tokyo, Japan OVERVIEW - 2 Bed / 1 Bath - Full Kitchen - Parking Space - Kidâ&#x20AC;&#x2122;s Play Loft DESIGN FEATURES - Built for a couple and their kid.

- Ground floor acts as master bedroom.

- 3 plane hip roof maximizes volume.

- Projecting windows offer oppurtunity for built in furniture

108

DN BA

BD

KT

OF

BD LR

LT

accessory dwelling units Volume (cubic feet) 1,360

6,078

8,950

610

1,053

Area (square feet) 160

GD

100

DIN

10.4

SLI

R

Net vs. Gross (%)

GD

OO

SLI

DIN

GD

OO

R

OO

R

Area/Volume Ratio (%) 0

94

100

SLI

DIN

0

Total Programmed (square feet) 217

GROUND FLOOR

553

1,337

Total Dedicated Program (square feet) 20

399

706

Dedicated/Programmed Ratio (%)

LIVING FLOOR 0

72

100

Unimpeded Space (%) BUI SH LT IN ELV ES A CAB ND INE TS

46

100

Dynamic Furniture/Storage (%) 0

19

100

Storage Volume/Volume (%) 13

100

LAD

DER

0

BUI LT AN IN SH DC ABI ELVES NET S

BUI

LT I N

DES

K

0

109

appendix / small unit precedents

House in Nada | Fujiwaramuro Architects | Nada, Hyogo Prefecture, Japan OVERVIEW - 2 Bed / 1 Bath - Parking Space - Full Kitchen - Loft with Roof Access DESIGN FEATURES - A large light well provides light down to the garage.

- The dining table, benches , and floor are slatted to allow light through.

-Shelving along reachable areas of the light well provides ample storage.

-Open plan allows for more spacious feeling.

110

DN BA

KT

BD LR

BD

LT

accessory dwelling units GROUND FLOOR SCALE: NTS Volume

(cubic feet)

1,360 Area

8,950

682

1,053

(square feet)

160 Area/Volume Ratio 0

(%)

12.5

100

Net vs. Gross LIVING FLOOR SCALE: NTS

5,458

(%) 97

0

Total Programmed 217

(square feet) 614

1,337 (square feet) 600

Total Dedicated Program 20

98

Unimpeded Space

66

100

(%)

Dynamic Furniture/Storage 10

100

Storage Volume/Volume 0

100

(%)

0

0

706

(%)

Dedicated/Programmed Ratio 0

SLEEPING FLOOR SCALE: NTS

100

22

(%) 100

111

appendix / small unit precedents

Bathroom Conversion | Julie Nabucet & Marc Baillargeon | Paris, France OVERVIEW - Studio (Full Bath) - Full Kitchen - Split Level DESIGN FEATURES - Lower space acts as living, work and sleeping area.

- Coffee table and office chair may store under shelves and desk.

- Platform between levels may store bed as well as pull out ‘storage’ stair - Originally a student project to create a full studio out of a large bathroom.

KT DN BA

BD OF LR

PHOTOS AREA

112

accessory dwelling units Volume 1,360

1,360 Area

160

(cubic feet) 8,950

(square feet) 1,053

160 (%)

Area/Volume Ratio MAIN FLOOR SCALE: 1/4”=1’0”

0

11.8

Net vs. Gross

100

(%)

0

87.5

Total Programmed 217

(square feet)

217

1,337 (square feet)

Total Dedicated Program 20

20

706 (%)

Dedicated/Programmed Ratio 0

9.2

100

(%)

Unimpeded Space 0

33.75

100 (%)

Dynamic Furniture/Storage 0

32

Storage Volume/Volume 0

100

10

100

(%) 100

113

appendix / small unit precedents

Showa-Cho House | Fujiwarramuro Architects | Osaka, Japan OVERVIEW - 1 Bed / 1 Bath - Winter Courtyard - 1 Parking Space - Breakfast Bar for 6 DESIGN FEATURES - Double height living room with glass facade provides light through entire apartment.

- Split level design maximizes used volume.

- Cantilevered floor slab provides extra privacy to higher floors.

LR

DN

BD

KT

BA

PHOTOS AREA

114

LT

accessory dwelling units SLEEPING FLOOR UP Volume

(cubic feet) 7,788

1,360 Area

(square feet)

160

778

9.9

Net vs. Gross

1,053

(%)

Area/Volume Ratio 0

BATHROOM FLOOR

8,950

100

(%) 94

0

100

UP (square feet)

Total Programmed 217

560 (square feet)

Total Dedicated Program 20

KITCHEN/LIVING FLOOR

1,337

475

706 (%)

Dedicated/Programmed Ratio 0

85

UP

Unimpeded Space

(%)

0

78

100

(%)

Dynamic Furniture/Storage 0

100

01

100

PORCH

Storage Volume/Volume DN

0

08

(%) 100

115

appendix / small unit precedents

House in a Suitcase | Eva Prats + Ricardo Flores | Barcelona, Spain OVERVIEW - 0 beds, 1 bath - Kitchenette w/stove, mini-fridge DESIGN FEATURES - Weekend hideaway converted from community laundry on roof of existing apartment building - Infinitely flexible space, all furniture and storage built to hide away when unneeded - One room apartment revolves around two central cabinets that conceal the bed, couch, closets, sink, and stove - The studio changes character throughout the day based on the needs of the user - In the morning, the “master” bed rolls away into storage, leaving room next to the wardrobe for changing clothes - The guest bed partially rolls back into a sort of couch - The kitchen box features multiple folding surfaces for use as a dining table by the sink or a coffee table by the couch top left: fully unpacked kitchen and dining table bottom left: packed kitchen box top center: “master bed” sliding into storage top right: wardrobe and changing stool bottom: working physical model of full apartment

116

LR

B BD BR

BD

BD

KC

BR

LR DR KC

DAYTIME

DR BD

NIGHTTIME

accessory dwelling units

Volume

(cubic feet) 2,320

1,360

8,950

Area (square feet) 160

290

1,053

Area/Volume Ratio (%) 0

13

100

Net vs. Gross (%) 98

0

100

FLOOR PLAN SCALE: 3/16”=1’0” Total Programmed (square feet) 217

1,337

444

Total Dedicated Program (square feet)

SLIDE AWAY SOFA/ GUEST BED

20

37

706

WARDROBE FOLD AWAY TABLE BENCH/ STORAGE

STORAGE/ READING LAMPS

SLIDE AWAY BED

Dedicated/Programmed Ratio (%) 0

100

8

FOLD AWAY TABLE

Unimpeded Space (%) 0

75

100

Dynamic Furniture/Storage (%) 0

31

100

Storage Volume/Volume (%) 0

6

100

117

appendix / small unit precedents

Life Edited Studio | Caitlin Sandu | Soho, NY, NY OVERVIEW -Kitchen -Bathroom -Dining area -Living area -Sleeping area -Guest room

BA

KC DR

118

DR

LR

LR BD

DESIGN FEATURES -Convertable layout -Built-in cabinet system -Movable wall -Hidden furniture -Guest sleeping area -3 retractable beds -Built-in entry

BA

KC

BD BD

BEFORE

AFTER

BD

accessory dwelling units

Volume

(cubic feet)

1,360 Area

(square feet)

160

BUILT-IN

BUILT-IN SHELVING

0

1,053

450 Area/Volume Ratio

BUILT-IN SHELVING W/ 2 BEDS

8,950

4,050

(%)

100

11

SLIDING WALL

Net vs. Gross (%) 0

TRACKS

TRACKS

97 100

Total Programmed

(square feet)

677

217 Total Dedicated Program 20

SLIDING DOOR

(square feet)

706

149 Dedicated/Programmed Ratio

0

1,337

(%)

100

22

Unimpeded Space (%) BUILT-IN

BUILT-IN SHELVING W/ BED

0

MAIN FLOOR SCALE: 3/16”=1’0”

Dynamic Furniture/Storage 0

9

(%)

100

26

Storage Volume/Volume 0

100

56

(%)

100

119

appendix / small unit precedents

Micro-loft | Specht Harpman | UWS, NY, NY OVERVIEW -Kitchen -Bathroom -Dining area -Living area -Separate sleeping loft -Private outdoor terrace

BA

DR

DESIGN FEATURES -Tiered, platform design -provides light -25â&#x20AC;&#x2122; vertically -Stairs as storage -Concealed appliances -Built-in entry -Multi-purpose counters

120

KC

LR

LEVEL 1

BD

LEVEL 2

accessory dwelling units Volume

(cubic feet)

1,360

5,898 Area

(square feet)

160 STAIRS W/ STORAGE

OPEN TO ALLOW LIGHT

1,053

450 Area/Volume Ratio

0

8,950

(%)

100

8

Net vs. Gross (%) 0

84

Total Programmed STAIRS W/ STORAGE

100

(square feet)

217

1,337

500 Total Dedicated Program

20

(square feet)

706

360 Dedicated/Programmed Ratio

0

(%)

72

100

Unimpeded Space (%) 0 MULTI-USE COUNTER

Dynamic Furniture/Storage 0

0

7

(%)

100

24

Storage Volume/Volume SLIDING DOOR

100

34

(%)

100

STAIRS W/ STORAGE

121

appendix / small unit precedents

nsformer Studio | Studio Garneau | Chelsea, NY, NY ERVIEW hen room ng area ng area rate sleeping area k-in closet

SIGN FEATURES vertable layout t-in cabinet system able wall den furniture t-in entry ti-functional furniture den library

122

KC

KC

BA

DR

BA

DR

BD

LR

BD

LR

BEFORE

AFTER

accessory dwelling units

Volume

(cubic feet)

1,360 Area

(square feet)

160

1,053

500 Area/Volume Ratio

0

8,950

4,500

(%)

100

11

Net vs. Gross (%) BUILT-IN LIBRARY

0

Total Programmed

600 Total Dedicated Program

20

BUILT-IN

706

238

0

1,337

(square feet)

Dedicated/Programmed Ratio

BUILT-IN SHELVING W/ BED BUILT-IN

(square feet)

217 ADJUSTABLE TABLE

BUILT-IN

99 100

(%)

100

40

Unimpeded Space (%)

SLIDING WALL

0

63 Dynamic Furniture/Storage

0

0

12

(%)

100

21

Storage Volume/Volume

100

(%)

100

123

appendix / small unit precedents

My Micro NY | nArchitects | Kips Bay, NY, NY OVERVIEW -Kitchen -Bathroom -Dining area -Living area -Sleeping area -Balcony

LR BD

KC DR

BD LR

BA

124

BEFORE

DR BA

DESIGN FEATURES

-Compartmentalized design -Storage loft above -Built in cabinet system -Retractable bed -Pre-fabricated -Shared building amenities: -gardens -lounges -decks -laundry room -bike storage -fitness center -cafe

KC

AFTER

accessory dwelling units

Volume

(cubic feet)

1,360 Area

(square feet)

160

1,053

330 Area/Volume Ratio

0

8,950

2,970

(%)

100

11

Net vs. Gross (%)

BUILT-IN STORAGE W/ BED

0 FOLDDOWN TABLE

98 100

Total Programmed 217

(square feet)

Total Dedicated Program STORAGE LOFT ABOVE

1,337

486

20

(square feet)

706

185 Dedicated/Programmed Ratio

0

(%)

100

38 Unimpeded Space (%)

0

62 Dynamic Furniture/Storage

0

0

10

(%)

100

9

Storage Volume/Volume

100

(%)

100

125

appendix / small unit precedents

Z Glass Cottage | Tumbleweed Tiny House Co. DR

OVERVIEW - 1 bed, 1 bath - Full kitchen w/range, oven, and dishwasher - Washer/Dryer in unit DESIGN FEATURES - Small home plans for sale - Post/Pier foundation system makes design feasible for any number of environments and soil conditions - Great room can have flexible or house dynamic furniture to allow for more program in small space - Can become mobile home with proper design considerations, wide load permits necessary

126

BR

LR L R

KC

BD

accessory dwelling units Volume FLOOR PLAN SCALE: 3/16”=1’0”

(cubic feet) 3,145

1,360 Area

8,950

(square feet) 370

160

1,053 (%)

Area/Volume Ratio 12

0

Net vs. Gross

100

(%)

0

94 100

Total Programmed

(square feet)

350

217

1,337 (square feet)

Total Dedicated Program 350

20

706 (%)

Dedicated/Programmed Ratio

100

0

(%)

Unimpeded Space 0

100

43 (%)

Dynamic Furniture/Storage 0

0

100

Storage Volume/Volume 0

100

6

(%) 100

127

appendix / small unit precedents

076 Susaloon | Elii | Madrid OVERVIEW - takes an existing space and surrounds it with a funtional enclosure treating this space as a black box theater

BEFORE

AFTER WS

DR

OS

- fits a multitude of flexible spaces within this room - option to open up to certain other spaces in the dwelling to expand adjacent program and provide them with views of the city

DESIGN FEATURES - fold down & sliding devices used to define and divide spaces: 1. overall space (OS) 2. dining for residents (DR) 3. activity space (AS) 4. work space (WS) 5. dining for guests (DG) 6. sleeping for guests (BD)

128

AS DG

BD

accessory dwelling units

Volume(cubic feet) 1,360

MAIN FLOOR

6,669

8,950

741

1,053

Area (square feet) 160

Area/Volume Ratio 0

(%)

11

100

FOLD-DOWN BENCH SEATING FOLD-DOWN DESK

FOLD-DOWN BED FOLD-DOWN TABLE

BUILT-IN SHELVING

BUILT-IN SHELVING

BUILT-IN SHELVING

FOLD-DOWN TABLE

Net vs. Gross (%) 0

97 100

Total Programmed

(square feet)

217 SLIDING WALLS

1,206 1,337

Total Dedicated Program (square feet) 20

570

706

Dedicated/Programmed Ratio (%) 0

11

100

Unimpeded Space 0

(%)

63

100

Dynamic Furniture/Storage (%) 0

17

100

Storage Volume/Volume (%) 0

8

100

129

appendix / small unit precedents

Glass Loft | Peter Brachvogel OVERVIEW - 1 bed, 1 bath - Full kitchen w/range, oven, and dishwasher - Washer/Dryer in unit

DESIGN FEATURES - Sloped roof supports sleeping loft and storage on upper level without typical volume excess - Bar facing kitchen serves both as dining area and main circulation corridor - Double fireplace used in living room or on wrap around patio - Expansive glazing ideal in secluded environments with a view

130

MAIN FLOOR

LOFT

BR

KC

LR

DR

LB

BD

accessory dwelling units

MAIN FLOOR

Volume(cubic feet) 1,360

3,145

8,950

Area (square feet)

STORAGE

160

1,053

727

Area/Volume Ratio 0

(%)

23

Net vs. Gross

100

(%)

0

85

100

BUILT IN COAT RACK

Total Programmed

(square feet)

217

624

1,337

Total Dedicated Program (square feet) 20

LOFT

624

706

Dedicated/Programmed Ratio (%) 0

100

STORAGE BUILT IN BOOKSHELVES

Unimpeded Space (%) 0

58

100

Dynamic Furniture/Storage (%) 0

5

100

OPEN TO BELOW

Storage Volume/Volume (%) 0

22

100

131

appendix / small unit precedents

Switch | Yuko Shibata Office | Tokyo OVERVIEW - remodel of a residential space into a live/work space leaving original floor plan intact - all existing walls were load bearing so could not be altered

PARITITION 1 BEFORE

AFTER

LB

DN

LB

MR

DESIGN FEATURES - the addition of 2 mobile partitioins containing storage & a large door enabled the multi use function of the house - the 1st partition slides out over a multi-use table to split the dining room into a meeting room on one side & a library on the other as needed

PARTITION 2 BEFORE

- the 2nd partition pivots to convert the study room, otherwise joined with the bedroom, into a separate library adjacent to a working space

WS

BD

-bookshelves on this partition system double as doors for circulation from working room to library/study to bedroom

132

AFTER

ST

WS

BD

LB

accessory dwelling units

Volume(cubic feet) 1,360

MAIN FLOOR

8,950

Area (square feet) 160

1,053

Area/Volume Ratio

PIVOTING WALL

SLIDING WALL

BUILT-IN SHELVING

BUILT-IN SHELVING

0

(%)

11

Net vs. Gross

100

(%)

0

96

100

MULTI PURPOSE UR TABLE

BUILT-IN SHELVING

Total Programmed

(square feet)

217

1,337

Total Dedicated Program (square feet) 20

706

Dedicated/Programmed Ratio (%) 0

52

100

Unimpeded Space(%) 0

69

100

Dynamic Furniture/Storage (%) 0

5

100

Storage Volume/Volume (%) 0

9

100

133

appendix / small unit precedents

All I Own House | PKMN Architecture | Madrid

OVERLAPPING LIVING SPACES (as partitions slide)

OVERVIEW - creates an adaptable small live/work dwelling through the utilization of 3 wooden, suspended mobile & transformable containers housing all servent spaces in the dwelling - containers move on industrial railing system - containers are customizable & easily rearrangeable offering a variety of open spaces to adapt for specific uses & instances

DESIGN FEATURES - total of 121 sf of storage within containers to serve corresponding program: 1. 47 sf closet unit serving closet space (CS) 2. 47 sf bed/office unit serving bedroom space (BR) 3. 27 sf kitchen unit serving kitchen space (KT) - large adjacent outdoor & open spaces adjacent - “materializes the interior of the house through its inhabitant’s personal belongings”

134

DN

BD WS

KT

OS

DINING

WORKING

SLEEPING

accessory dwelling units

Volume(cubic feet) 1,360

3,969

8,950

Area (square feet)

MAIN FLOOR

160

1,053

458

Area/Volume Ratio (%) 12

100

Net vs. Gross (%)

BUILT-IN SHELVING

BUILT-IN SHELVING

BUILT-IN SHELVING

SLIDING WALLS

0

99

0

100

Total Programmed (square feet) 217 FOLD-DOWN DINING TABLE

667

1,337

Total Dedicated Program (square feet) 20

45

706

Dedicated/Programmed Ratio (%) 0

7

100

Unimpeded Space (%) 0

77

100

Dynamic Furniture/Storage (%) 0

21

100

Storage Volume/Volume (%) 0

3

100

135

SOURCES

3

sources

MUNICIPAL CASE STUDIES • www.accessorydwellings.org • https://www-static.bouldercolorado.gov/docs/103_ adu_attacment-1-201305080946.pdf • http://library.amlegal.com/nxt/gateway.dll/ Pennsylvania/philadelphia_pa/thephiladelphiacode?f= templates$fn=default.htm$3.0$vid=amlegal:philadelp hia_pa • http://plancheckncla.com/2009/12/adus-what-canbe-done/ • http://www.nashville.gov/mc/ordinances/ term_2011_2015/bl2014_769.htm • http://accessorydwellings.org/adu-regulations-bycity/ • http://edocs.publicworks.houstontx.gov/documents/ divisions/planning/hpc/garage_to_residence_ conversion.pdf • http://www.seattle.gov/dpd/permits/ commonprojects/motherinlawunits/default.htm • http://vancouver.ca/home-property-development/ building-your-laneway-house.aspx

4

ADU PRECEDENTS

accessory dwelling units

SMALL UNIT PRECEDENTS • http://www.pkmn.es/ALL-I-OWN-HOUSE • http://www.elii.es/eng/index.php?/work/076-susaloon/ • http://yukoshibata.com/intl/en/project/switch/008. htm • Pople, Nicolas; Small Houses: Contemporary Residential Architecture. Universe, First Edition, 2003.

Print. Pp 130-131 • Pople, Nicolas; Small Houses: Contemporary Residential Architecture. Universe, First Edition, 2003.

Print. Pp 114-117 • Menard, Lina. “Joe Wachunas & Naomi Cole’s ADU: Reworking the Garage.” Accessory Dwellings. 4 Apr. 2014. Web. 10 Nov. 2015. <http://accessorydwellings. org>.

• “PLAN #915-17.” HOUSEPLANS. Web. 10 Nov. 2015. <http://www.houseplans.com/>.

• http://www.dezeen.com/2011/10/31/house-inhorinouchi-by-kota-mizuishi/ • http://www.aplan.jp/works/nada/nada.htm • http://www.archdaily.com/345709/house-in-nadafujiwarramuro-architects/ • http://www.julienabucet.com/projets/appartement16m2/ • http://www.wired.com/2012/05/paris-apartment/ • http://www.archdaily.com/73463/house-in-showacho-fujiwaramuro-architects • http://www.aplan.jp/ • http://narchitects.com/work/my-micro-ny-2/

• http://openbuildings.com/buildings/my-micro-nyprofile-44863# • http://www.lifeedited.com/see-full-set-of-officiallifeedited-apartment-photos/ • http://www.studiogarneau.com/architecture/ transformer.html#slide-0photos/ • http://www.remodelista.com/architects-designers/ firms/architecture-studio-garneau0photos/ • http://www.spechtharpman.com/residential/ west_73rd_street_residence.phpstudiogarneau0photos/ • http://inhabitat.com/nyc/clever-425-sq-ftmanhattan-micro-loft-stacks-upwards-for-more-space/ manhattan-micro-loft-specht-harpman-9/

5