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
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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