Strategies to Expand Housing Opportunities in Lebanon County.
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Transcript of Strategies to Expand Housing Opportunities in Lebanon County.
![Page 1: Strategies to Expand Housing Opportunities in Lebanon County.](https://reader035.fdocuments.us/reader035/viewer/2022070306/55173002550346f5558b5d52/html5/thumbnails/1.jpg)
Strategies to Expand Housing Opportunities in Lebanon County
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Our Elders17% - residents 65+
30% - households include residents 65+
11% - households are 65+ living alone
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Personal Impacts of Aging–Reduced hearing & vision
–Decreased muscle strength & endurance
–Decreased mobility & increased risk of falls
–Mental health conditions
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“80% of elders …..want to stay in their own homes and never move.”
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Project Goal: Expand affordable housing –Accessory Dwelling Units (ADU)
–Visitability
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Accessory Dwelling Units
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ADU Characteristics
Separate living space with kitchen and bathroom facilities that is subordinate to a single family residence.
Attached or detached from primary dwelling
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Other Common Names
• Conversion Apartments• Accessory Apartments• In-Laws Quarters• Granny Flats• Carriage House• ECHO (Elder Cottage
Housing Opportunity)
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History of ADUs•More common in early 20th
century single-family housing
•Post WWII suburban growth emphasized single family development and
prohibited ADUs
•Many unpermittedADUs exist in U.S.
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ADUs Have Been Utilized Even Longer
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ADU Types and Designs
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Interior ADUs• Located within primary dwelling• Converts existing space attics/basements.
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Interior ADU
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ADUs by Addition•Living spaces added on to primary dwelling. •Located at side or rear of primary structure. •Extra bedrooms or attached garage
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Detached ADUs•Structurally separate
from primary dwelling.
•Constructed over existing accessory structures or
•Built as separate units from accessory and residential structures.
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ADU Benefits for the Family
•Keep families together
•Increase monitoring capacity for caregivers
•Relieve financial burden of mortgage payments and maintenance expenses
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ADU Community Benefits•Increases housing options
•Increase affordable housing without public subsidy
•Dispersal of affordable housing
•Fosters community
•Smart growth goals
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Basic Principles•Don’t over
regulate•Provide clear
standards
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Lebanon County Ordinances
•Conversion apartments▫8 municipalities
•ECHO ▫3 municipalities
•Limited zones
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Approaches for Lebanon County Zoning•Permit by right
▫Conversions ▫Detached structures▫ECHO (Elder Cottage Housing
Opportunity)•Fewer special exemption/conditional
permits •Allow in broad range of zones
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Monitoring
•Allow for inspections▫Annual▫Code compliance▫Change of use▫Change of ownership
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Design Standards•Setbacks
▫Meet requirements of primary unit•Lot size
▫Conforms with primary SFR requirement•Size of ADU
▫Maximum of 800 sq. ft. or no more than 35% of living area
•Bedrooms▫1 bedroom
•Kitchen & bathroom facility
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Design Standards• Parking
▫One off-street parking space required
• Height▫Primary unit should be
higher than ADU• Appearance
▫Consistent architectural character
• Entrance▫ADU primary entrance
should not be accessed from main facade
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Utilities•Multiple utility meters
allowed for:▫Water/Sewer ▫Electric
•Septic System/Well require certificate of capacity
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Occupancy
•Owner ▫Lives in either primary unit or ADU
•Familial relationship with renter▫None required
•Renting allowed
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VisitAbilityA movement to change home construction practices so that virtually all new homes offer a few specific features making the home easier for mobility-impaired people to live in and visit. –Concrete Change.org
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Disability Statistics
Source: 2009 ACS
PennsylvaniaAge >5 years: 14.7% with a disabilityAge > 65 years: 51.4% with a disability
Source: JAPA 2008
NationwideA SF house built in 2000 has a 60% chance of being home to a disabled resident.
And a 91% chance of having a disabled visitor.
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3-Main Elements of VisitAbility
Zero-Step Entrance
Doors and Hallways: 32” min width
At least ½ Bathroom on the Main Floor
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Zero-Step EntranceMax Slope of the approach 1:12
http://universaldesign.org/author/sarah/page/2
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Inaccessible SitesExcessive Slope
No Driveway
Lack of Rear Access
Masonbrosconstruction.com
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32” Wide Doorways & Hallways
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First-Floor Bathroom
http://www.visitabilitypa.com/visitability/bathroom.php4
http://www.equalrightscenter.org
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History of Regulations1992 Atlanta, GA: City Ordinance for publicly funded homes
2001 Vermont: Comprehensive Mandatory Law
2002 Pima County, AZ: All new Single-Family homes By 2006 11,000 visitable homes constructed
1992-2008 Nationwide: 57 local and State laws enacted
2006 PA: Residential Visitability Design Tax Credit provides up to $2,500 credit to the property owner
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Pennsylvania’s Visitability Requirements-Voluntary
No-Step Entrance with a threshold < ¾”
Entry Doors min. width 32”
Interior circulation 36” min. and Interior doorways 32” min.
1 bathroom with 30” x 48” min. clear floor space www.stpete.org
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VisitAbility Construction Costs6 builders constructed 13 VisitAble houses in PA
• Site Work: $ 559.00
• Foundation: $ 841.00
• Garage: $ 54.00• Framing: $ 184.00• Interior: $ 122.00• Bath: $ 238.00• Total $1,660.00Average
Renovation Costs $6,000 - $8,000
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Questions?