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Accessory Dwelling Unit

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[[File:What-is-an-ADU.png|thumb|right|600px500px|Types of ADU]]
An accessory dwelling unit is a simple and old idea: having a second small dwelling right on the same grounds, or attached to or inside, your regular single-family a detached house, such as. For example: 
*an apartment over the garage
*a tiny house cottage (on a foundation) in the backyard
*a basement apartment
Definition source:&nbsp;In May, Portland ADU expert Kol Peterson declared "'''[ https:2019/05/accessorydwellings.org16/what2019-adusis-arethe-andyear-whyof-peopleadu-buildfinancing-theminnovation/2019 is the Year of ADU Financing Innovation]'''" [Peterson 2019&nbsp;&nbsp;<blockquote>''"Financing ADUs has remained a major barrier to their proliferation. But a decade from now, 2019 will be recalled as the year that kickstarted ADU financing innovation.'' ''Organizations, individuals, and companies across the country are now looking intensely at innovative methods for financing ADUs. 1,000 flowers are blooming and this is a great thing for ADUs."''</blockquote> <div style="clear: both">&nbsp;</div>
= Alternative names =
Accessory dwelling unit&nbsp;(ADU)&nbsp;is the official name adopted by the State of California as of&nbsp;September 2017. &nbsp;Other jurisdictions may differ in terminology.&nbsp;Over time ADUs have assumed&nbsp;many names depending on cultural, regional, or communal consensus. Here are just a few terms synonymous with ADU used to describe "second units" on single-family properties. (source:&nbsp;[]):
*accessory apartment
=== What if homeowners could subdivide their lots by-right? ===
== A Place for You - Multnomah County (Portland) ==
Project page: []:[now empty - noted 9 Sept 2019].
"The [ Multnomah Idea Lab (MIL)] is a learning lab within Multnomah County’s Department of County Human Services. [ Enhabit] is managing the $350,000 pilot project on behalf of the County. Enhabit (formerly Clean Energy Works), has spent years working with governments, utilities and residential customers on energy-efficiency, seismic and other home-improvement projects. Enhabit’s role in A Place For You includes overseeing design and installation, working on site selection, and serving as a point of contact for participants.
How it Works<br/> "The County has contracted with Enhabit to manage a pilot project to design and install ADUs in four privately owned yards. A homeless family would live there rent free for five years. At the end of that time, homeowners would have unrestricted use of the ADUs. Family tenants would be referred through [ A Home For Everyone’s (AHFE)] Homeless Families’ Coordinated Access system. A Home for Everyone is a community-wide plan for addressing homelessness through a mix of strategies including prevention, housing placement and shelter. During the five years, families would receive full social service support through AHFE.
Qualifying Criteria<br/> "Details are still being worked out. But we expect to give preference to properties within close proximity to key services such as public transit, public schools, a grocery store and day care.
Benefits to Homeowners
*We’re working to ensure limited-to-no costs for homeowners
*We expect to offer a tax abatement for the years the ADU is part of the project
*Privacy away from a shelter or doubled-up living situation
*Stability for children who can attend the same school
*Increased social networking, community building, and hope
== LA County - Second Dwelling Unit Pilot Program (2017-) ==
<blockquote>''"An innovative new Los Angeles County pilot project is underway. As part of the County’s Homeless Initiative, the Second Dwelling Unit (Accessory Dwelling Unit) Pilot Program is exploring ways to make it possible for homeowners to construct housing for homeless families and individuals. An architectural competition is being planned. And we’re on a fast track: The goal is to identify the winning projects and finish construction within 18 months.'' ''"The pilot program is only available for properties in the unincorporated areas of Los Angeles County (properties that are not located within any city). Additional details of the program, approved on Aug. 15, 2017, by the Board of Supervisors, can be found here. The application period for the pilot program has closed."'' ''"The County will provide a maximum subsidy of $75,000 per unit to build 2-3 new ADUs. The County will provide a maximum subsidy of $50,000 per unit to preserve 2-3 existing unpermitted ADUs. The subsidy will be provided in the form of a soft loan or forgivable loan tied to a commitment to rent the ADU to a homeless family/individual or participant in the housing choice voucher program.'' ''What is the purpose of the design competition?:<br/> The design competition will help raise awareness of the importance of accessory dwelling units as an affordable housing strategy, explore the role of design in creating cost savings, and help get community buy-in around accessory dwelling units.'' ''What is the potential to permit new and existing accessory dwelling units?<br/> There are tens of thousands of potential sites in the unincorporated areas.''</blockquote>
== San Mateo County (San Francisco peninsula) ==
Subsidized loan program for homeowners creating ADUs who agree to rent them to low-income households.&nbsp;
<blockquote>''"For a limited time, the County of San Mateo will provide eligible homeowners in unincorporated areas with the opportunity to explore the feasibility of improving the condition of an unpermitted secondary unit without incurring fines, penalties, or code enforcement action that<br/> typically result from unpermitted construction.'' ''Am I eligible to participate in the Second Unit Amnesty Program?<br/> Any second unit created without some or all necessary approvals will potentially be eligible for the program, subject to the following conditions: the property must be located in the unincorporated area of San Mateo County; only one unit per property will be eligible; units must be in “R” (residential zones); and units must have been both built prior to January 2017 and occupied prior to February 2018."''</blockquote>
== Additional Dwelling Unit Loan (Boston, 2017-) == [;] Pilot ran Oct 2017 - May 2019, was extended into permanent program in May 2019.&nbsp;&nbsp;<br/> Boston's program is so far limited to internal ADUs, i.e. within the envelope of an existing house.&nbsp; Pilot:&nbsp;<br/> Owners of single-family homes, duplexes and triplexes could&nbsp;qualify to receive a loan up to $30,000 for an ADU remodeling project. Loan amount is based on estimated cost of the project. The loan has no monthly payments and does not become due until the owner sells, transfers ownership, or undertakes a cash-out refinance of the home. The loans are interest-free and offer gap funding to eligible Boston homeowners who wish to create an ADU in their homes in the pilot areas of East Boston, Jamaica Plain, and Mattapan. "On May 8, Boston Zoning Commission approved a citywide zoning text amendment that scaled the pilot program citywide and made it permanent. In addition, Mayor Walsh announced funding for the expansion of the ADU program as part of his Fiscal Year (FY20) budget recommendations. This $650,000 investment will provide zero-interest loans for income-eligible homeowners. For more information see the [ overview presentation below]." Mayor’s FY20 budget includes $650,000 to create ADU loans program:&nbsp; *No-interest loans up to $30K *for income-eligible homeowners *Create approximately 21 ADUs  &nbsp; == City of San Jose &nbsp;- ADU Forgivable Loan Program (2019) == Accessory Dwelling Unit Forgivable Loan Program.&nbsp; Considered at City Council meeting Tuesday September 10, 2019:&nbsp;<br/> Meeting info: []. Details from: City of San José, Housing Department:&nbsp;[ Memorandum on Agreement with Housing Trust Silicon Valley for the &nbsp;Accessory Dwelling Unit Forgivable Loan Program]. 29 August 2019:<blockquote>''Tenants household income must be no more than 120% of Area Median Income (AMI) or below at the time of initial occupancy and for any subsequent new tenant. Rents will be set at 30% of 90% of the AMI based on the size of the ADU per the City of San Jose Income and Rent Limit Table (Attachment A).&nbsp;'' [YIMBYwiki note: no attachment was included. We think this refers to [ city HCD Income and Rent Limit Tables]].&nbsp; ''Owners will be required to provide a one-year written lease and annual rent increases will be capped at five percent per year or the annual increase in the area median income, whichever is less. Exceptions will be made in the case where a tenant holds a Housing Choice Voucher. The loan will be considered in default if the owner fails to rent the ADU or lists the ADU in any short-term rental services such as AirBnB.'' ''As a result, staff have consolidated all ADU information for all development service partner departments onto a single shared website ([]).''</blockquote> &nbsp; &nbsp;
== Santa Cruz - Habitat for Humanity - Santa CruzADU program ==
project discussed in Kol Peters, Backdoor Revolution, 2018.
== Portland: "A Legal Path for Tiny Houses on Wheels" proposal (2015) ==
from Orange Splot / Eli Spevak, now Vice-chair of City of Portland Planning and Sustainability Commission:
<blockquote>'''''Proposal'''<br/> Create a legal path for the siting and occupancy of Tiny Houses on Wheels (THOWs) that meet sanitary and life safety requirements.''</blockquote> <blockquote>'''''Motivation'''<br/> This proposal would legalize a new form of small, safe, low-cost, environmentally-friendly, and discreet housing that furthers important city goals, including:''
*''•Providing affordable rental opportunities for homeless and/or low-income residents requiring little or no public subsidy;''
*''&nbsp;Supporting extended family and other community living situations that don’t always fit well within traditional single family homes; and''
*''&nbsp;Creating opportunities for people to live in the City of Portland with much smaller environmental footprints than is achievable through more traditional residential development forms.''
'''''Context''':&nbsp;<br/> Tiny houses on wheels are technically vehicles, not buildings. In residential zones within the City of Portland, vehicles can be parked on private property. Portland’s property maintenance code, however, does not allow such vehicles to be used for ‘habitable’ purposes. This proposal would allow for the<br/> habitation of these structures if they meet location, setback, lot coverage, and other requirements of detached accessory structures and meet specific life safety performance standards. It would not extend to accessory structures on a foundation for which building permits are required.''</blockquote> <blockquote>'''''Implementation'''<br/> This proposal would establish Tiny Houses on Wheels (THOWs) as either accessory dwelling units or detached accessory structures under the zoning code. It would also create an allowance within the property maintenance code for the legal habitation of these structures."&nbsp; &nbsp;''[Spevak 2015].&nbsp;</blockquote>
<blockquote>'''''Other Zoning Code sections:'''''<br/> ''• Designate THOWs connected to fresh water and sewer as detached accessory dwelling units. Allow one of these per property by right. Allow up to one per thousand square feet of site area through a Type II conditional use permit (to allow for little tiny house communities).'' ''• Designate THOWs not connected to fresh water or sewer as habitable detached accessory<br/> structures. These would be functionally equivalent to detached bedrooms and regulated as<br/> such, meaning that more than one could be allowed on a property so long as site coverage<br/> maximums and other zoning code requirements are met.''</blockquote>
the discussions around this were described here:<br/> Steve Law. "Picture Tiny Houses in Big Numbers: Legalizing them could spur more affordable housing,ease gentrification and displacement." Portland Tribune, April 20, 2017. [Law 2017].<blockquote>Tiny houses could "take off" if Portland homeowners, residents and entrepreneurs knew it was legal to site them in people's yards, says Eli Spevak, a member of the Portland Planning and Sustainability Commission who has developed tiny homes, ADUs and co-housing projects.</blockquote> <blockquote>"It benefits the homeowner (who can collect rent), and it benefits the person living there," says Eric, a tiny house resident and activist in Northeast Portland, who asked that his last name not be used so he won't get evicted.</blockquote> <blockquote>'''Cheaper, smaller than ADUs'''</blockquote> <blockquote>The typical ADU built in Portland at the maximum 800 square feet now costs about $180,000, says Kol Peterson, who operates the blog and is working on a book on ADUs.</blockquote> <blockquote>A typical tiny house on wheels has about 120 square feet of floor space, plus the sleeping loft(s), and can cost as little as $30,000, Peterson says. He and his wife own one of the few places where it's legal to stay in a tiny house in Portland because it's commercially zoned — Caravan, the Tiny House Hotel, on Northeast Alberta Street. The newest arrival there, a fashionable tiny house on wheels built by Colin Bardon, cost about $50,000, Bardon said.</blockquote> <blockquote>Ironically, banks will loan money to build a tiny house on wheels but not ADUs, because tiny houses can be repossessed if the loan isn't paid off. Portlanders building ADUs must scrounge up the cash or borrow against their home equity, if they have enough.</blockquote> <blockquote>Though ADUs could be built smaller and more cheaply, it's hard to pay for today's construction costs by charging rents under $1,000.</blockquote> <blockquote>Having tiny houses available for rent "would open up a whole market in the $300 a month to $800 a month range for a lot of people" who have nowhere else to go, says Eric, who has built four of them." [...]</blockquote> <blockquote>'''Models for Portland'''</blockquote> <blockquote>Some local activists say Portland could legalize tiny houses by adapting Fresno's ordinance, which would require sewer, water and electrical hookups that meet code.</blockquote> <blockquote>Peterson, the ADU expert, suggests a simpler idea of adapting Eugene's camping ordinance, which allows residents to offer space on their property to people in tents, RVs or tiny houses, as long as they don't charge rent. The rent prohibition would have to be lifted to enable people to finance new tiny houses here on a large scale.</blockquote> <blockquote>Some tiny house owners suggest the city legalize them as "detached bedrooms," where residents share use of the main house's kitchen and bathroom.</blockquote> <blockquote>Several activists suggest tiny house advocates be enlisted to sit down with Portland city officials and hammer out changes to city regulations to legalize the units.</blockquote> <blockquote>Spevak and other advocates tried to do that with former Mayor Charlie Hales, and prepared a draft proposal called [ A Legal Path for Tiny Houses on Wheels]. That suggested that sewer, water and electrical hookups be required, or that tiny homes be allowed as accessory bedrooms. Their proposal called for changes to the property maintenance code so that tiny-house living would be legal if specified safety provisions were met, relating to emergency exits, handrails, smoke and carbon monoxide detectors, and weatherproofing.</blockquote> <blockquote>Hales and his aide said they'd work on the idea, Spevak says, but "it didn't happen."</blockquote> <blockquote>'''Now up to Wheeler'''</blockquote> <blockquote>Last August, when the city Bureau of Development Services demanded that a Northeast Portland couple vacate their tiny house in a family member's yard, Mayor-elect Ted Wheeler told KGW News he sympathized with the couple and wanted to do something about the problem.</blockquote> <blockquote>Wheeler's general goal is that there should be more opportunity for tiny houses as a place to live legally, says Nathan Howard, a policy adviser to the mayor. "We're not yet ready on specifics," Howard says, though he's been following news of the Fresno ordinance.</blockquote> <blockquote>Wheeler supports increasing density via infill with duplexes, triplexes, garden apartments and ADUs, says Michael Cox, the mayor's spokesman. But so far, tiny homes have been viewed more as an "alternate shelter option," Cox says. One example: Wheeler is supporting a tiny house "pod" village for homeless women in North Portland's Kenton neighborhood as a pilot project, which could be replicated.</blockquote> <blockquote>Wheeler wants more "flexibility" to site tiny houses in neighborhoods where they are welcomed, Cox says, but notes they may not go over well in some areas.</blockquote> <blockquote>The Bureau of Development Services is discussing ideas for permitting and inspecting tiny homes, but that relates specifically to a Blanchet House project to train people how to build 30 homes, says Matt Wickstrom, a senior city planner for the bureau.</blockquote> <blockquote>There don't appear to be any broader efforts underway by that bureau or the Bureau of Planning and Sustainability to undertake the kind of effort needed to rewrite city codes to legalize tiny houses on wheels. Eric, the tiny house resident and builder from Northeast Portland, says he's "disappointed that Portland is dragging its feet" on legalizing them.</blockquote> &nbsp; == City of Los Angeles proposed ADU ordinance (2018-) ==
City Clerk tracking page for updates:&nbsp;[].<br/> Note you can subscribe to&nbsp;email updates about any new activity, by clicking on the envelope icon at center.&nbsp;&nbsp;
See updates at&nbsp; []&nbsp;for some amendments relating to roof pitch, etc.&nbsp;
== <br/> New Starter Homes proposal (Portland, 2018-) ==
see: McCormick, Tim. "[ New Starter Homes: creating a network of highly affordable, detachable, ownable, 'starter,' smart, tiny homes in Portland]." Proposal, initial version August 2018, ongoing updates.
= References =
*[[ |]] - Portland-based portal for ADU info, probably the top information reference existing. &nbsp;Run by Kol Peters and Eli Spevak, alternative housing / ADU&nbsp;leaders.<br/> &nbsp;*Boston, City of. "[ Additional Dwelling Units]." Pilot ran Oct 2017 - May 2019). [;]<br/> &nbsp; *Boston, City of. "[ Additional Dwelling Unit: Public Meetings presentation]."&nbsp;May 10, 2019.&nbsp;[].<br/> &nbsp;
*Boulder, Colorado [City of]. "Accessory Dwelling Units (ADUs).&nbsp;[].<br/> &nbsp;
*Dineen, J. K. "[ New trend: Random spaces in existing buildings becoming rental housing]." ''San Francisco Chronicle,&nbsp;''10 Dec 2017.&nbsp;[].<br/> &nbsp;
*Los Angeles, City of, Department of City Planning. [2018a]. "Recommendation Report" [on Case CPC-2016-4345-CA, Accessory Dwelling Units ordinance]. July 12, 2018.&nbsp; [].<br/> &nbsp;
*Los Angeles, City of. [2018b]. "Proposed Accessory Dwelling Unit Ordinance:&nbsp;CPC-2016-4345-CA Exhibit A."&nbsp; November 29, 2018.&nbsp;[].&nbsp;<br/> &nbsp;
*Los Angeles County. Department of Regional Planning. "[ Second Dwelling Unit (Accessory Dwelling Unit) Pilot Program]." 2017. [].<br/> &nbsp;
*Law, Steve. "[ Picture Tiny Houses in Big Numbers: Legalizing them could spur more affordable housing,ease gentrification and displacement]." Portland Tribune, April 20, 2017.<br/> [].&nbsp; [ alt copy].&nbsp;<br/> &nbsp;
*McCormick, Kathleen. "ADUs for all the right reasons." [Boulder] ''Daily Camera,&nbsp;''5 Jan 2018.&nbsp;[].<br/> &nbsp;
*McCormick, Tim. "New Starter Homes: creating a network of highly affordable, detachable, ownable, 'starter,' smart, tiny homes in Portland." Proposal, initial version August 2018, ongoing updates. Accessed 8 Sept 2019.&nbsp;&nbsp;[[|]].&nbsp;<br/> &nbsp;
*Medina, Jennifer. "[ A Novel Solution for the Homeless: House Them in Backyards]." [on Multnomah County and Los Angeles pilots of subsidized ADUs for the homeless]. New York Times, Oct 29, 2018. [;]<br/> &nbsp;
*Monahan, &nbsp;Rachel. “[ Are Tiny Houses a Solution to the Rental Crisis—Or Just a Good-Looking Symptom of It?]” Willamette Week [Portland, OR], 25 October 2017. [].<br/> &nbsp;
*Peterson, Kol. declared "[ 2019 is the Year of ADU Financing Innovation]." '''', May 16, 2019. [].<br/> &nbsp;
*Regan, Matt.&nbsp;"Techonomics: New California Laws with Matt Regan of the Bay Area Council." (interview on&nbsp;KGO 810, 30 Sept 2016).<br/> [;]<br/> &nbsp;
*San José, City of, Mayor's Office. "[ Mayor Liccardo, Council Colleagues, and the City of San José Announce New Portal and Expedited Services to Transform San José into California’s Friendliest ADU City]." Press release, August 27, 2019. [].<br/> &nbsp;
*San José, City of, Housing Department. [ Memorandum on Agreement with Housing Trust Silicon Valley for the &nbsp;Accessory Dwelling Unit Forgivable Loan Program]. 29 August 2019.&nbsp;<br/> [].<br/> &nbsp;
*San Mateo County. "[ Second Unit Amnesty Program and Rehabilitation Loan]". &nbsp;[].<br/> &nbsp;
*Scheinin, Richard. “[ Bank funds ‘granny’ units project in affordable housing experiment for San Jose, L.A].” Mercury News, October 9, 2017. [].<br/> &nbsp;
*Spevak, Eli, et al. "[ A Legal Path for Tiny Houses on Wheels]." discussion document, 2015.<br/> [].<br/> &nbsp;
*Toor, Will. "[ It's time for council to act on granny flats and backyard cottages.]" ''[Boulder] Daily Camera,&nbsp;''9 Dec 2017.&nbsp;[].<br/> &nbsp;
*Wegmann, Jake. "[ Insights to Guide the Future of ADU Development.]" [keynote at 2017 Build Small Live Large conference].&nbsp;[;]

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