missing middle housing: responding to the demand for walkable urban living
TRANSCRIPT
Missing Middle Housing: Responding to the Demand for Walkable Urban Living Daniel Parolek Principal, Opticos Design, Inc.
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Why Are We Still Building “Polaroids” of Housing?
1
Defining Missing Middle Housing
3
Small Footprint, High-Quality, Density
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What Can Fill the Gap Between Supply and Demand?
Missing Middle
Housing
?
Neighborhoods are the foundation of a new land development code. Therefore we need to understand the shared and unique characteristics of these places. Whether considering the residential or commercial components.
Missing Middle Housing: Needed to Meet the Demand
Single Unit Detached
Mid-Rise Missing Middle Housing Types
Duplex Triplex & Fourplex
Bungalow Court
Townhouse Live/Work
Courtyard Apartment
In all instances, the FBC components are used.
Townhouses
“The Missing Middle:” New Orleans, LA
Duplex
Small Lot, Small Unit, Single-Family Fourplex
Responding to Market Demand
Every pre-1940s neighborhood in the country has these types of housing.
“The Missing Middle:” Duluth, MN
Fourplex
Duplex Rowhouses
Mansion Apartment
These vary based on climate, culture, and building materials.
“The Missing Middle:” Cincinnati, Ohio
These vary based on climate, culture, and building materials.
Duplexes: Stacked
Typical Lot Size Density
60’ x 125’ 12 DU/Acre
60’ x 100’ 14 DU/Acre
55’ x 85’ 19 DU/Acre
Four/Sixplexes
Typical Lot Size Density (4 units/lot) Density (6 units/lot)
75’ x 125’ 18 DU/Acre 27 DU/Acre
60’ x 125’ 24 DU/Acre 35 DU/Acre
60’ x 100’ 28 DU/Acre NAThis type is ubiquitous in most historic neighborhoods: four units for two stories or six for three stories is typical.
Bungalow Courts: They Create Community
Typical Lot Sizes Density (5 units/lot) Density (6 units/lot)
100’ x 125’ 17 DU/Acre 20 DU/Acre
100’ x 100’ 22 DU/Acre 26 DU/Acre
80’ x 100’ 25 DU/Acre 33 DU/Acre
Courtyard Apartments
Typical Lot Sizes Density (8 units/lot) Density (14 units/lot)
110’ x 125’ 26 DU/Acre 46 DU/Acre
110’ x 110’ 29 DU/Acre 50 DU/Acre
120’ x 135 22 DU/Acre DU/Acre
Recently Built Examples
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Mansion Apartment: Six Units
East Beach, Norfolk, VA: Brown Design Studio
Fourplex Habersham, Beaufort County, SC: Brown Design Studio
Mansion Apartment: Four Units
Fourplex/Sixplex
Squirrel’s Nest, Grass Valley, CA: Allison Ramsey Architects
Stacked Duplex
Habersham, Beaufort County, SC: Brown Design Studio
Cottage Court
East Beach, Norfolk, VA: Allison Ramsey Architects
Live/Work: Three Potential Streams of Income
South Main, Buena Vista, CO: Opticos Design
Can you guess how dense this residential building is?
Important Characteristics
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2
“What Can I��� Walk To?” ���Likely First Question from Potential Buyers
3
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Trading
Size Place
30%
gap between supply & demand
Social and Commercial Hubs
Nightlife & Vibrancy
Entertainment
Evolving “Hubs”
New Centers
Habersham, Beaufort County, SC
3 Less Parking���Possible Because of Context
3
30
95’
Units Density
9 22 DU/Acre
1.5 Parking Spaces Per Unit Max
Missing MIddle Housing © 2013 Opticos Design, Inc.
Any More Parking Compromises the Design
95’
195’
1.5 Parking Spaces Per Unit Max
95’
195’
Must move beyond subsidized housing as the only tool
Population Over 65 years old
17%by 2020
4 Smaller Units���Necessary to Hit the Market’s Sweet Spot
3
35
Small, But Not This Small……………
650 –1,000 Square Feet
Responding to the Shift in Household Demographics
Well-Designed Smaller Spaces
Tall Ceilings Make Small Spaces Feel Better
Allison Ramsey Architects
Quality vs. Quantity
Indoor/Outdoor Spaces
Can Help Achieve Affordable Housing & Diversity Goals
Opticos Design, Inc. Household Income:
$23,000 To Afford this House
4 Where and How?
3
43
Greenfield Context
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Podded Housing: Little Value in Community/Place
Street and Block Network
Townhouse"18 du/acre
Single Family 9-13 du/acre
Courtyard 30 du/acre
Mews House"15 du/acre
Blended Densities
Infill Context
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© 2013 Opticos Design, Inc. |
Existing Condition
© 2013 Opticos Design, Inc. |
Compatible Courtyard Building Infill
Blending Types = High Value Community
650-1,000 Square Feet
2 Closing Thoughts���Other Considerations
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Article in Best in American Living
http://opticosdesign.com/wp-content/uploads/2014/02/nahb_bal_2014winter-mm-article-only.pdf
Missing Middle Housing: Responding to the Demand for Walkable Urban Living
http://www.smartgrowth.org/nationalconversation/compendium/
12_Parolek_Missing_Middle_Housing_020713.pdf
Article in Smart Growth America
Don’t Forget About Multigenerational Housing
Don’t Forget About Green Building Technology
Form-Based Coding: Alternative to Conventional Zoning
Modern Housing Types
=
Missing Middle Housing
View the latest issue of Best in American Living at www.bes9namericanliving.com
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