Accessory Dwelling Unit
Update
MNAPA Annual Conference
River Edge Convention Center
St. Cloud, MN
September 28-30, 2011
Today we’ll review
• Evolving demographic trends that may influence
demand for ADUs, other shared housing
• Related national information
• Examples of modular ADUs
• Dialogue on ADU-related issues, concerns
Potential trend - shift in
home occupancy
• Many current seniors are aging in place in
homes
• MN 65/+ ownership - nearly 80% (MN
Board on Aging’s “Survey of Older
Minnesotans”)
• A % of boomers may age in place far longer than
parents’ generation
• May take a variety of forms
– Continued single-household residency
Potential trend - shift in
home occupancy, con’t.
– Various types of shared housing
• By related individuals
• By unrelated individuals, e.g.,
–“Golden Girls/Guys”
–Roommate matching
–Caregiving assistance
• By persons of similar, different ages
Trend - increase in
single boomers
• MN Dept. of Human Services, MN Board on
Aging, MN Dept. of Health
– Conducted major initiative during previous
decade (“Transform 2010”)
– Purpose • Analyze demographic trends
• Begin repositioning policies, programs,
services
Trend - increase in
single boomers, con’t.
• Key finding
– Far higher % of boomers single in older years
vs. past generations
– % of single Minnesotans living along expected
to double between 2000 and 2030
• Current level - all-time high for state
• Due to 30-year trends - those never married,
didn’t remarry
Trend - increase in
single boomers, con’t.
• U.S. Census Bureau data
– 33% of 55- to 64-year olds were single in
2010, compared to 30% in 2000
• Pew Research Center data (2010)
– 27.4% of adults 65/+ living along
Trend - multi-generational living
• Data show these arrangements increasing
• Key report on subject - “The Return of the MultiGenerational Family Household” (Pew Research
Center, 2010)
• Analyzed Census and American Community
Survey data
Trend - multi-generational
living, con’t.
• U.S. population living in multi-generational
households
– 1980 - 28 million (12%)
– 2008 - 49 million (16%)
• Of the 49 million in 2008
– 47% two adult generations
– 47% three/more adult generations
– 6% “skipped” generation
Trend - multi-generational
living, con’t.
Trend - multi-generational
living, con’t.
• Age breakdown of U.S. multi-generational
households
– About 1 in 5 ages 25-34
– Also about 1 in 5 ages 65/+
• Growth reflects factors including
– Later marriage age
– “Boomerang” young adults
– Increase in immigrant populations
Trend - multi-generational
living, con’t.
• Recession’s impact - 2.6 million increase in
multi-generational households 2007 - 2008
• Time magazine, Oct. 3, 2011 issue:
“A recent government survey showed that
5.9 million people ages 25-34 live with their
parents, up from 4.7 million prerecession.”
MN Medicaid development
• Medicaid (aka Medical Assistance in MN) services for low-income persons
– Acute and chronic/long-term care needs
– Many - acute needs; major expense - chronic
• Costs are shared roughly 50/50 between
federal, state governments
– Huge issue in national budget debates
– Very, very large piece of MN’s budget,
shortfall
MN Medicaid
development, con’t.
• Historic model - delivery in hospitals, state
institutions, clinics, etc. (began later 1960s)
– States requested - “waive” regulations
• Apply to assist chronic needs in certain
target populations
– “Home and Community-Based Waivers”
• Major federal/state Medicaid/Waiver reform
being explored around the country
– States seeking budget/regulatory relief
MN Medicaid
development, con’t.
• MN now preparing “Global Waiver” application
– Legislature supports
– Redirect MN Waiver delivery 180 degrees
– Make home/community-based support the
default; institutional only for limited highneeds exceptions
– Goal - complete for submittal to federal
government early in 2012
Possible impacts
• Multiple households in existing homes may
increase going forward, e.g.,
– Could be related, unrelated individuals
– Could be similar ages or age spread
• Elderly care/assistance costs may play a role
– $70,000/+ per year nursing home
– $30,000-40,000/+ per year assisted living
– Adult day care
• If Global Waiver OKd, could play a role
• Other end of age spectrum - child care costs
National ADU inquiries
• Checked with APA and National Association of
Home Builders
– Neither has data on trends in ADU
ordinances, construction
– NAHB did provide:
“In the fourth quarter of 2010, a summary of NAHB
remodelers reported that 68% of the respondent
remodelers were involved with aging-in-place projects.”
AIA surveymulti-generational housing
• Quarterly surveys on industry issues, involves
about 500 architectural firms
• 3rd quarter 2010 “Home Design Trend Survey” on community/neighborhood design
• % reporting popularity of multi-generational
housing increasing minus those reporting
decreasing - 47%
• (May be existing homes, new construction)
AIA survey accessibility/UD
• Similar survey in 4th quarter 2010 on kitchen and
bath trends
• % reporting popularity of adaptable/UD features
increasing minus those reporting decreasing
– Kitchens - 24%
– Baths - 44%
• (Again, may be existing homes, new
construction)
Status within states
• States identified (via Web, literature) with
– Laws mandating/regulating ADUs: California,
Vermont, Washington
– Model guidelines, voluntary promotion,
resource materials, etc.: Massachusetts,
Florida, Delaware
• Metro mandates - e.g., Portland, OR regional
government
• Range of counties, cities in states with/without
mandates
Status within states, con’t.
• Laws, initiatives from past decades - address
multiple issues, e.g.,
– Affordable housing/rental housing (often in
high-cost markets)
– Support for older individuals
• More recently - smart growth, sustainability
Modular units, small-house
ADU designs
• Have been monitoring past few years
• May be new focus area for modular home
industry
• However, appearance may/may not meet many
local ADU design, etc., requirements
Med Cottage
www.n2care.com
At a glance
Approximately 300 sq. ft.
Electricity and water connected directly to home utilities
Environmental
Room temperature
Room oxygen
Lighting for both interior and exterior
Water temperature
Water levels in both tub and sink
Door latching system
Smoke/carbon monoxide detection
Communication
Web cam and voice communications by computer or cell phone
Movement locator through an ankle or wrist bracelet
Feet Sweep
Interactive monitoring service by an alert necklace
Medical support monitoring for vitals
Medicine consumption monitoring and notification
Monitor liquid consumption
Pathogen Protection
Positive pressure system for patient protection
Negative pressure system for pathogen containment
Air filtration
Protective clothing dispenser
Hazardous waste disposal
FabCab (Fabulous Cabin)
Seattle, WA
www.fabcab.com
550 sq. ft., 1 BR, 1 bath
Exterior kit - $49,000 Interior kit - $28,900
Other kits: 848 sq. ft. (1 BR, 1 bath), 1,029 sq. ft. (2 BR, 1 bath),
1,337 sq. ft. (3 BR, 2 bath)
Exterior Kits
*Machine-milled and pre-cut
timber-frame structure.
*Can be sent as a kit of parts frame components, wall and roof
Structural Insulated Panels,
doors, windows, siding, as well
as finishes, fixtures, and
appliances.
*Shipped to customer’s building
site, erected/built by licensed
contractor.
Interior Kits
*All models universally
designed - wide doors,
curbless showers, stepless
entries, ergonomic cabinets,
flexible floor plans.
1,600 sq. ft. version displayed at 2010 Seattle Home Show
Photo credits: Fab Cab Design, copyright Dale Lang
Microhouse
Taunton model
About 800 sq. ft.
www.microhousenw.com
(Seattle, WA architectural firm)
Larson+Shores Architects, Inc.
San Francisco, CA firm - www.larsonshoresarch.com
“Bungalow” - 538 sq. ft.
“Carriage” - 490 sq. ft.
Metro concept exploration
• Late-2000s Dakota County initiative
– “Living Longer and Stronger in Dakota
County” - to prepare for boomer age wave
• Looked at a many ways to promote aging in
place in key focus areas - finances,
health/wellness, transportation, etc.
• Housing work group explored single- and multifamily issues, community connections
Metro concept exploration, con’t.
• Looked into ADU and “ECHO housing”
– ECHO (“Elderly Cottage Housing
Opportunity”) - self-contained, usually
removable unit
• Discussed if east metro demonstration possible
• Also discussed possibly conducting ADU design
competition
• Overall initiative curtailed due to recession,
budget cuts, etc.
From Taunton Press
By Michael Litchfield (a founder of
“Fine Homebuilding” magazine)
Chapter 1: Is an In-Law Unit Right for
You?
Chapter 2: Designing In-Laws
Chapter 3: Choosing Appliances,
Fixtures, Materials
Chapter 4: Plans and Permits
Chapter 5: Basement In-Law Units
Chapter 6: Garage Conversions
Chapter 7: Stand-Alone In-Laws
Chapter 8: Bump-outs, Carve-outs,
and Attics
If of interest...
• “You Tube” interview by Michael Litchfield of
David Foster
– Foster - core member of “Affordable Housing
Advocates” - prime organizer promoting
adoption of Santa Clara, CA ADU ordinance
– On “You Tube” at: “In-Laws, Outlaws and
Granny Flats” (www.cozydigs)
MN ADU ordinance review
• Looked at
– Greater MN communities around 20,000/+
– Metro, other Greater MN communities
• Came up with 20 locations with varying types of
ordinances - view as sample of universe...
• Contacted the MN Builders Association, Builders
Association of the Twin Cities - no data
Community contacts
• Visited with around half
– Reason for designing ordinance
• Parties wanting to develop ADUs
• Timely/proactive policy
• Deal with illegal units
– Demand
• Light - e.g., few/year (when a conditional
use)
– Identified a few communities exploring or
drafting ordinances in process
Feature - regulation
• Slightly under three-quarters handle as
conditional/interim use, administrative review
• A few
– Permitted vs. conditional use by zone
– Allow as permitted uses
– Handle as variance or accessory use
– Require periodic registration/certification
• A couple - deed restrictions
• Councils in a few cases - can revise standards
Features - occupancy, owner
• A few
– Establish maximum numbers of occupants
• From 2 - 4
– Only permit relatives to live in ADU
• About a quarter require owner to live in PU
(primary unit)
• About a third - owner can live in either unit
Feature - development conditions
• About three-quarters - only one ADU per lot
• About a quarter - ADU only permitted in PU or
addition
– One - floor plan must be capable of
conversion back to PU use
• Around a quarter permit only in home/above
garage or above garage
• A third - PU and ADU ownership can't be
separated
Feature - development
conditions, con’t.
• About half set some type of siting standards
• A few:
– Have standards on if/when garage conversion
permitted
– Require that there’s no adverse impact on
neighborhood
– Require city license if used as rental property
– Set an address standard - either the same or
separate from PU
Feature - development
conditions, con’t.
• About a quarter - standards connected with
home occupations
– Either permitting or not, and in which unit
• A few - ADU must be constructed after the PU,
or conditionally concurrent
• One has density standard - not permitted if 3 in
1/2-mile radius
Features - lot size,
building area ratio
• About half set lot size - range from 2,500 sq. ft.
to 5 acres; varies by zone in some cases
– Concentrate in the 8,000 - 11,000 sq. ft. range
• A few have building area ratios
– Maximum 25 - 30% of lot
Feature - minimum/
maximum unit size
• Over three quarters set minimum/maximum unit
size
– 200 - 300 sq. ft. - minimum
– Range from 500 - 1,800 sq. ft. maximum
• Over a third - 800 - 950 sq. ft.
– A number handled maximum as
• % of PU’s sq. ftge.
• Lesser of a maximum % of PU's sq. ftge. or
maximum sq. ft. standard
Features - exterior design, height
• Three-quarters required compatibility with PU
appearance or single-family character, e.g.,
– Materials, color, trim, door style, window
orientation, roof pitch, eaves, etc.
• A few addressed exterior stairs - either not
permitting or setting requirements
• Height maximum typically PU’s or lesser %,
separate standard if garage ADU
Feature - interior design
• About a quarter - required at least kitchen, bath
• A few set maximum number of bedrooms - 2
Feature - parking, utilities
• About three-quarters addressed parking – Typical - 1 or 2 spaces in addition to PU’s
requirement
– One - based on matching bedroom count
• A few - total combined with PU’s requirement
• A few also stipulated no additional drive serving
ADU
• Utilities - half required city sewer and water
connection, a few no separate metering
Dialogue about...
• ADU issues of interest, concern
• Expectation in relation to demographic trends
highlighted
• Demand for ADUs going forward
– Economic impact
• In footprint, addition vs. free-standing?
– In early stage of demographic impact?
Thanks for the opportunity to present!
Diane Sprague
Lifetime Home Project
PO Box 17097
Minneapolis, MN 55417
612.722.3048
www.lifetimehome.us