Tag: Affordable Housing

Could Accessory Dwelling Units Be a Solution, Albeit Small, to Housing Shortage?

An increasing number of jurisdictions, including Denver, Englewood, Boulder, Golden and Arvada, are allowing the construction of a second dwelling unit for homes zoned for single-family. The common term for them is “Accessory Dwelling Unit” or ADU. Golden, unlike the other cities, allows an ADU on properties zoned for either one or two dwelling units.

The ordinances that allow such units include rules that distinguish a home with an ADU from, say, a duplex. For example, they cannot have their owned legal description and can’t have separate water and sewer connections.

Sixty-two ADUs have been approved under Golden’s 2009 ADU ordinance. Denver has permitted 263 ADUs just since Jan. 1, 2016.

Arvada had Jefferson County’s first ADU ordinance, enacted in 2007. Its key points were:

> The property owner must live on site, in either the main house or in the ADU.

> The ADU is limited to 800 SF, or 40% of main home’s size. Minimum size is 200 SF.

> No more than 1 bedroom is allowed.

> No more than two persons may live in a unit up to 600 SF, or three persons in a unit between 600 and 800 SF.

> One on-site parking space is required.

> The ADU’s design must be consistent with that of the principal unit, and the entrance, if visible from the street, must be clearly subordinate to the primary home’s entrance.

These are only some of the requirements with which a homeowner must comply when adding an ADU to his or her property.

The cities differ in some of their requirements. For example, Arvada forbids a home business in an accessory dwelling unit, but Golden’s code does not reference that usage.

ADUs can be within the primary structure (such as a walk-out basement) or in a separate structure, either above a detached garage or as a standalone structure. 

There are many uses for ADUs. One use is to create a rental unit, helping homeowners with their ownership costs. Another is to provide a “mother-in-law” unit that provides an elderly family member with independent living but in close proximity to family. Conversely, an elderly homeowner might use an ADU to provide living quarters for a caregiver who needs to be close by. Ditto for a family which has hired a nanny for their young children.

In Golden, each ADU requires an allocation under Golden’s 1% growth limitation. Only Boulder, among the other cities that allow ADUs, has such an ordinance.

California, with its high housing costs, appears to be the national leader in the adoption of ADUs. Here’s some useful information from an article I found online from the New York and Michigan Solutions Journalism Collaborative:

Parts of California have welcomed ADUs for decades while others operated under much stricter rules. This created a complex patchwork of local regulations that was difficult for residents and builders to navigate. The new laws relaxed regulations around setback requirements, minimum lot sizes and other elements that previously made building ADUs difficult in some areas.

Legislative changes at the state and local levels appear to have opened the floodgates for ADU permits in parts of California, including San Jose, where ADU permits issued per year went from 192 in 2018 to 416 in 2019, according to www.BuildinganADU.com.

In Redwood City, a smaller city in the Bay Area, ADU permit issuance doubled during the same period.

The idea appears to be popular among older homeowners: 84 percent of people 50 and older would construct an ADU in order to provide a home for a loved one in need of care, and according to a 2018 study on ADUs by AARP.

The federal government backed the idea of accessory dwellings in the 1990s, with a Task Force on Regulatory Barriers to Affordable Housing recommending removing restrictions on accessory apartments to enable elders to age in place, according to 2008 research in the Journal of Aging and Policy.

Data on the effectiveness of ADUs for caregiving families is scarce, beyond anecdotal evidence and numbers illuminating their popularity in cities where they’re legal and encouraged.

California’s openness to ADUs is part of the state’s strategy to tackle its crushing housing market, which with runaway prices and low housing stock threatens to shut out residents who’ve been living in Bay Area cities like San Francisco or San Jose for decades.

I have become familiar with a local company, Verdant Living, that specializes in the construction of ADUs, or “backyard bungalows.”  Their website is www.VerdantLiving.us. Owner John Phillips pointed me toward another useful website, www.AccessoryDwellings.org.

Up for Growth Promotes Affordable Housing and ‘Accessible Growth’

Up for Growth Action describes itself as the only federal advocacy campaign focused solely on breaking down the barriers to affordable and market-rate housing.

“Housing was on the ballot on November 3,” said Mike Kingsella, executive director of the organization. “The next Congress and new administration cannot afford to ignore the immediate and long-term challenges of housing in the United States, because we have a housing shortage that affects nearly every aspect of Americans’ lives. We will be on the front lines of advancing a bipartisan, pro-housing agenda that increases access to high-quality housing in vibrant neighborhoods at prices all Americans can afford,” he said. Their work “supports the creation of affordable homes, jobs, and transit-oriented development — all critical to our country’s economic recovery and growth.”

Up for Growth Action believes that America’s housing crisis is driven by two separate, but interrelated challenges: the nation’s increasing income inequality that prevents widespread access to quality and affordable housing, and a shortage of homes, requiring proactive legislation. The organization focuses on policies that enable communities to build housing needed to meet the country’s 7.3-million-home shortage, as shown by Up for Growth’s research . 

“Improving housing accessibility and affordability across the full spectrum of American society is critical in transforming the communities in which we live, work, play and invest,” said UP for Growth’s Chuck Leitner. “Driving the real estate investment and operating industry’s deeper engagement in addressing these and other housing issues is fundamental in the process and is why our mission is so important.”

Up for Growth Action supports policies focused on tearing down systemic barriers to housing development such as exclusionary zoning, and increasing access to capital for affordable housing development. The organization promotes what it calls “accessible growth” – prioritizing housing production in areas of high economic opportunity, areas that leverage investments in transportation and infrastructure, and in areas where jobs already exist.

Though a relatively new organization, Up for Growth Action already boasts progress in enacting its legislative agenda. In my Oct. 15th column I wrote about its YIMBY (Yes in my Backyard) proposal that was passed by the US House of Representatives but stalled in the Republican-controlled Senate.

The incoming Biden-Harris administration has already outlined a comprehensive housing plan that is aligned with Up for Growth Action, including a focus on reducing exclusionary zoning to increase housing stock, direct investment in housing, and recognizing the relationship between where people live and their wellbeing.