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Strategies to Expand Housing Opportunities in Lebanon County

Strategies to Expand Housing Opportunities in Lebanon County. Our Elders. 17% - residents 65+ 30% - households include residents 65+ 11% - households are 65+ living alone. Personal Impacts of Aging. Reduced hearing & vision Decreased muscle strength & endurance

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Strategies to Expand Housing Opportunities in Lebanon County

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  1. Strategies to Expand Housing Opportunities in Lebanon County

  2. Our Elders 17% - residents 65+ 30% - households include residents 65+ 11% - households are 65+ living alone

  3. Personal Impacts of Aging • Reduced hearing & vision • Decreased muscle strength & endurance • Decreased mobility & increased risk of falls • Mental health conditions

  4. “80% of elders …..want to stay in their own homes and never move.”

  5. Project Goal: Expand affordable housing • Accessory Dwelling Units (ADU) • Visitability

  6. Accessory Dwelling Units

  7. ADU Characteristics Separate living space with kitchen and bathroom facilities that is subordinate to a single family residence. Attached or detached from primary dwelling

  8. Other Common Names • Conversion Apartments • Accessory Apartments • In-Laws Quarters • Granny Flats • Carriage House • ECHO (Elder Cottage Housing Opportunity)

  9. History of ADUs • More common in early 20th century single-family housing • Post WWII suburban growth emphasized single family development and prohibited ADUs • Many unpermitted ADUs exist in U.S.

  10. ADUs Have Been Utilized Even Longer

  11. ADU Types and Designs

  12. Interior ADUs • Located within primary dwelling • Converts existing space attics/basements.

  13. Interior ADU

  14. ADUs by Addition •Living spaces added on to primary dwelling. •Located at side or rear of primary structure. •Extra bedrooms or attached garage

  15. Detached ADUs • Structurally separate from primary dwelling. • Constructed over existing accessory structures or • Built as separate units from accessory and residential structures.

  16. ADU Benefits for the Family • Keep families together • Increase monitoring capacity for caregivers • Relieve financial burden of mortgage payments and maintenance expenses

  17. ADU Community Benefits • Increases housing options • Increase affordable housing without public subsidy • Dispersal of affordable housing • Fosters community • Smart growth goals

  18. Basic Principles • Don’t over regulate • Provide clear standards

  19. Lebanon County Ordinances • Conversion apartments • 8 municipalities • ECHO • 3 municipalities • Limited zones

  20. 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

  21. Monitoring • Allow for inspections • Annual • Code compliance • Change of use • Change of ownership

  22. 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

  23. 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

  24. Utilities • Multiple utility meters allowed for: • Water/Sewer • Electric • Septic System/Well require certificate of capacity

  25. Occupancy • Owner • Lives in either primary unit or ADU • Familial relationship with renter • None required • Renting allowed

  26. VisitAbility A 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

  27. Disability Statistics Source: 2009 ACS Pennsylvania Age >5 years: 14.7% with a disability Age > 65 years: 51.4% with a disability Source: JAPA 2008 Nationwide A 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.

  28. 3-Main Elements of VisitAbility Zero-Step Entrance Doors and Hallways: 32” min width At least ½ Bathroom on the Main Floor

  29. Zero-Step Entrance Max Slope of the approach 1:12 http://universaldesign.org/author/sarah/page/2

  30. Inaccessible Sites Excessive Slope No Driveway Lack of Rear Access Masonbrosconstruction.com

  31. 32” Wide Doorways & Hallways

  32. First-Floor Bathroom http://www.visitabilitypa.com/visitability/bathroom.php4 http://www.equalrightscenter.org

  33. History of Regulations 1992 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

  34. 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

  35. VisitAbility Construction Costs 6 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 $1,660.00 Average Renovation Costs $6,000 - $8,000

  36. Questions?

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