Missing Middle Housing: Responding to the Demand for Walkable Urban Living

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?

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Defining Missing Middle Housing

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Small Footprint, High-Quality, Density

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What Can Fill the Gap Between Supply and Demand?

Missing Middle

Housing

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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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“What Can I��� Walk To?” ���Likely First Question from Potential Buyers

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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

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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

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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?

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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

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Missing Middle Housing

The Market is Waiting.

Will You Respond?

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