Accessory Dwelling Units (ADU)

1. Accessory Dwelling Units (ADU) Smart Growth / Smart Energy Toolkit

2. What is an ADU? • An Accessory Dwelling Unit is a secondary housing unit on the same property as a main residence. • ADUs are also called accessory apartments, in-law apartments, family apartments, or secondary units. • ADUs are not duplexes : • Size of ADU is subsidiary to the main residence • Owner of ADU usually lives on the property • ADUs are self-contained

3. Why consider an ADU bylaw? • Shrinking household size • Rising real estate costs • Aging population • Neighborhood stability • Character of neighborhoods • Environmental benefits

4. What does it do for you? • Municipality: • Increases tax revenue • Minimizes subsidies required for affordable units • Maximizes use of existing infrastructure and services • Keeps growing and aging families together • Preserves of existing housing/historic structures • Promotes safer and stable neighborhoods

5. Who benefits from ADUs? • Homeowners – rental income • Middle-income tenants – more units • Local businesses – employee housing • Real estate firms – rental stock • Residential contractors – remodeling • Lending institutions – home improvement loans

6. Affordable ADUs • Local Initiative Program can be an instrument for affordability • ADU qualification conditions for MA Subsidized Housing Inventory (SHI) • Unit approved by local bylaw and DHCD • Unit occupied by income-eligible tenant (≤80% of area median income) • Unit rented at affordable price over term of control • For SHI details, contact Department of Housing and Community Development at www.mass.gov/dhcd

7. Who typically chooses to build ADUs? • Older singles/couples • Middle-aged "empty nesters" • Younger singles/couples • Single working parents • People who travel often

8. How and where are ADUs built? • Apartments in single-family homes • Additions to homes • Conversion of garages or barns • Free-standing cottages • Designed into new construction

9. ADUs and Neighborhood Type Traditional Neighborhood Blocks Features: • Shallow lots, with or without alley • Carriage houses and garages at the back of the lot • Original carriage houses small single bay buildings • ADUs sited along alley frontage or rear property line

10. ADUs and Neighborhood Type Transitional Neighborhood Blocks Features: • Pre-war grid blocks with pre- and post war housing • Deep lots • Garages located in rear yards • ADUs placed within garage zone in rear yards

11. ADUs and Neighborhood Type Suburban Neighborhood Blocks Features: • Cul-de-sac blocks • Small yards • Parking in front of lot with 20’ driveway parking • ADUs sited in rear lot areas on bigger lots and/or garage conversions

12. ADU Option 1: Apartments within Single-Family Homes

13. ADU Option 2: Additions to Single-Family Homes

14. ADU Option 3: Conversion of Garages, Barns, Outbuildings

15. ADU Option 4: Construction of New Outbuildings

16. ADU Option 5: Designed into New Construction

17. Regulation of ADUs • Zoning ordinance/bylaw • Specifies ADU conversion standards • As-of-Right • For interior alterations • Special Permit • For exterior changes and out buildings • Licensing • Periodic appraisal of ADU via renewal or for change in ownership

18. Issues relating to ADUs • Eligible tenants • Can be restricted to family members, low-income; or unrestricted • Maximum persons or bedrooms allowed • Varies between 1 to 2 bedrooms with up to 3 people • Homes eligible for ADU’s • Need for restricting ADU’s to certain percentage? • Permitting • Special Permit, Site Plan Review or by right

19. Issues relating to ADUs • Minimum lot size • Maximum interior floor space of ADU • Setback • Ingress/ Egress • Wastewater and stormwater management • Parking • Consider allowing waiver if transit is a reasonable option

20. Issues relating to ADUs • Recording at the Registry of Deeds/ Land Court • Can submit the document to the Building Commissioner prior to issuing an occupancy permit. • Annual compliance/ temporary status • No requirement for annual compliance/ renewal. Instead, use change in ownership as trigger for renewal of the ADU.

21. Launching an ADU program • Resident task force • Data gathering • Community support • Sponsoring organization • Education for homeowners

22. Summary of ADU Benefits • Creates new housing using existing infrastructure and services • Reduces energy consumption • Generates community dollars through home equity • Reduces costs for the elderly • Preserves housing stock and neighborhood stability

23. Selected MA communities with ADU bylaws • Case studies • Pelham, rural community • Lexington, suburban community • Northampton, urban community

24. Additional Information • MA Housing Partnership (MHP)http://www.mhp.net • MA Department of Housing and Community Development (DHCD)http://www.mass.gov/dhcd/ • Background on Subsidized Housing Inventoryhttp://www.mass.gov/dhcd • Older Americans Act websitewww.aoa.dhhs.gov

25. Additional Information • ‘Taking the Initiative – A Guidebook on Creating Local Affordable Housing Strategies’, CHAPA and MHP, Chapter 3, pp. 49-51 (March 2003)http://www.mhp.net/uploads/resources/taking_the_initiative_guidebook__ch._111.pdf • ‘Granny Flats Add Flexibility and Affordability’, New Urban News Ithaca, NY, New Urban Publications, (2001)http://www.newurbannews.com/accessory.html • ‘Accessory Apartments’, Leo L. Cram, Missouri Gerontology Institute, University of Missouri (1993)http://muextension.missouri.edu/explore/aging/gg0014.htm