Chapter 1: Introduction
This project is a multi-disciplinary evaluation of Accessory Dwelling Units (ADUs) and Accessory Structures, in Olympia, Washington. There are two clear sides to the research. The first evaluates the effectiveness of ADU code and protocol, and investigates ways that other cities have increased the permitting efficiency for ADUs. The other side focuses on Accessory Structure dwelling units, the accepted city protocol, and the necessity for clear standards in the Accessory Structure zoning code.
Why does this matter?
ADUs and Accessory Structure dwellings are a form of micro-infill development and offer increased housing options for a changing population demographic, within single-family zoned neighborhoods. ADUs are recently being accepted as infill development in planning literature (Wegman, 2011). ADU zoning code is a style of housing that works in conjunction with the largest resource in the United States, single-family neighborhoods. Zoning standards vary considerably based on local regulation, so focusing on the idiosyncrasies of a single case study location is necessary. The in-depth evaluation of a medium sized city will provide good case study research for other similar sized cities.
“Regardless of what the law says on paper, maintenance of housing standards depends on active enforcement. A “poor” law well observed produces better results than a “good” law poorly enforced” (Woodruff, 1954). This curt and powerful statement reinforces the notion that municipalities should seek to find a balance between getting codes in touch with what citizens are doing and citizens in touch with what codes are promoting. This research acts as an information outlet between these two entities. Comparing the intentions of a law and the reality of the results is a necessary evaluation mechanism for successful policy.
What is the setting?
The City of Olympia, Washington has a population of about 50,000 citizens, located as the base of the Puget Sound in central, western Washington. Based on data from City of Olympia Comprehensive plan, 72% of the acreage inside of city limits is zoned for single family residential housing (City of Olympia, 2006). Olympia has a progressive Accessory Dwelling Unit (ADU) ordinance from 1995 that was inspired by the Washington State Growth Management Act (GMA) from 1990. Based on the low number of ADU permits issued, less than 2 per year on average, Olympia is ripe for an evaluation of the zoning code for ADUs.
What were the methods?
Three methods were utilized to prepare this evaluation. The first was a literature review of planning literature, ADU case studies, and government documents about additional dwelling expansion in single-family neighborhoods. The second method was an analysis of the Northwest Multiple Listing Service (NWMLS) Real Estate database to locate “Functional ADUs” and then cross check properties with city records for permitted ADUs and Accessory Structures. The third method involved interviews with City of Olympia employees to better understand the environment and city protocol for small structure and conversion apartment dwelling units, and an interview with a micro-developer from Portland, Oregon.
What are the conclusions and recommendations?
The zoning code for Accessory Structures needs a standard Accessory Structure dwelling zoning classification. This is an easy step the city can take to clarify the zoning code to increase citizen understanding. Secondly, the city should take advantage of the upcoming review of the Olympia Comprehensive plan, in 2013, to make headway on a revised ADU code, streamlined protocol, and incentives program. “People are building ADUs to meet pent up demand and provide for a family need regardless of the legislation in place,” (Hickey, 2010). Olympia has significant potential to replicate a successful development model and benefit from the synergy of community engagement and strategic incentives.
