92The Neighborhood Model: Building Block for the Development Areas

Section 6

9. MIXED HOUSING TYPES AND AFFORDABILITY

MIXED HOUSING TYPES

Mixing housing types successfully requires first understanding how housing translates intodensity (dwelling units per acre). The Land Use Plan for the County describes two generalcategories of density: Neighborhood Density contains a recommended range of 3 � 6 dwellingunits per acre. Urban Density contains a recommended range of 6 � 34 dwelling units peracre. These two types of density generally translate into housing types. Low density housingusually develops in a range of 1 � 2 dwellings per acre. The category of 3 � 6 dwelling unitsper acre can range from small to large houses on relatively small lots to attached housing(duplex-type units). Six units per acre usually includes small single-family homes and duplexesor two unit attached housing. Over 6 units per acre usually results in townhouses, gardenapartments, and high density apartments. Figures 6:78 � 6:80 show some of these typicalhousing types.

Figure 6:78 Six units peracre is considered a small-lot single family house.

Figure 6:79 9 to 14 unitsper acre suggests town-houses.

Figure 6:80 20 units peracre and above impliesmulti-family housing.

93

The Neighborhood Model: Building Block for the Development AreasDesign Approaches

Figure 6.83 At HarborTown, a new communityin Memphis, Tennessee, atypical street features agarden apartmentbuilding next to �shotgun� houses (excellentstarter homes), which arein turn, next to small lotsingle family houses, inthis case, �zero lot linehouses.�

Figure 6.81 AtWyndcrest, a newcommunity in SilverSpring, Maryland, singlefamily houses, duplexesand townhouses all sharethe view of aneighborhood green.

Figure 6.82 An exampleof four different units andunit sizes arranged toresemble a family farmcompound suggests howcreative approaches canbe employed at all scales.

Mix housing types within the same development.

Most new residential developments contain asingle type of housing. Single family residentialsubdivisions generally have little variation in lotsize or housing type along a street or cul-de-sac.Mixing lot sizes and housing sizes along thesame street and in the same block adds physicalvariety to a street and increases density. Ratherthan segregate incomes, it allows for a mixture ofincomes within blocks of a development.

Provide more opportunities for variety of Blocks,Lots, and Fronts.

Blocks play an important role in the creation oflots and pedestrian friendly environments. Theyaccommodate a range of building types anddensities and have the ability to support a varietyof uses. Several different types of blocks aredescribed and illustrated on the pages thatfollow. These illustrations provide opportunitiesfor different housing-type mixes. Developersshould look toward the many creative andimaginative ways to achieve different housing-type mixes.

Townhouse,detached garage

Figure 6.84 At King Farmin Rockville, Md. each blockhas a min. of 3 housing typeswithin it.

Smalltownhouse

Townhousewithattachedgarage

AffordableUnit

ManorHouse,6-7 Units

Multi-family

Single family40� lot,detachedgarage

Singlefamily on50� lot

Duplex,attachedgarage

To increase density to support expanding populations in the Development Areas and achieve a bettermix of housing, the following approaches are suggested:

94The Neighborhood Model: Building Block for the Development Areas

Section 6

BLOCK TYPES

The Elongated Block

Definition: An elongated block is a rectangularblock which is generally twice as long as it isdeep. It contains a central T-shaped alley.

Features:• While its width is generally about 220 feet

wide, its length can vary from 200 � 600 feet.• Depth of lots can also vary.• It allows for an infinite variety of lot widths

within a block and flexibility to readjust theproduct to the marketplace.

• The alley may be placed off-center resultingin lots of different depths on either side.

• Land uses and densities may be changedacross alleys (as opposed to thoroughfares).

• Blocks may be bent.

Varying the Block Length: The length of theblock can be adjusted to accommodate commer-cial and pedestrian needs. One strategy wouldbe:• Shorter towards the Center (200 � 300 feet in

length)• Longer toward the General Area (300 � 400

feet in length)• Longer still at the Fringe (400 � 600 feet in

length)

Varying the Block Depth: Block depth dependson the intended activity and requirements forparking• For low-density residential uses, such as

single-family detached units and attachedunits, a block depth of 220 feet from r.o.w.line to r.o.w. line provides for 100-foot-deeplots and 20 feet of width for an alley.

• For townhouse and multifamily �plex� unitswith �tuck under� parking, the lot depthcould be 70 feet. If like units are back-to-back, the block depth can be reduced to 160feet.

• Commercial blocks and blocks accommodat-ing multifamily buildings with parking lotscould be sized to accommodate an expectedparking load. Commercial blocks are usuallydouble the depth of a residential block;however, this dimension should be refinedfor the use.

• Blocks that change function, land use anddensity across alleys should be sizedaccording to the requirements of each landuse and density. This will result in alleysthat are off-center within the block, which isappropriate.

Figure 6:85 The Elongated Block.

95

The Neighborhood Model: Building Block for the Development AreasDesign Approaches

The Irregular Block

Definition: An irregular block is one whoserectangular shape is varied and curved to providedifferent length and width. The block size is notprescribed.

Features:• It has unlimited variations.• It allows for changes in terrain.

Multiple uses on ablock

Townhouse Lots

Multifamily units

Elongated Block

Irregular Block(with centeropen)

IrregularBlock(with pocketpark)

Retail Use

NeighborhoodGreen

Single FamilyLots

THE LOTWith the block as a

structuring element,Master Plans can

suggest the standardsgoverning the

�platting,� or themaking of individual

lots. Illustrations in theMaster Plans can

provide a guide toindividual developers in

producing their ownsite plans. The

following lot typesillustrate different waysto achieve a mixture of

housing types in aneighborhood: Estate

Lots, Village LotsCottage Lots, Duplex

Lots, and Townhouse,Live / Work Lots. Inaddition Commercial

lots, while not shownhere, have their own

physical features whichcan be placed within the

Neighborhood Model.

Regular Block

• It is also known as the �organic� blockbecause it was originally created by asubdivision of land located between well-used paths. It achieves a picturesque effectwhile negotiating sloping terrain andirregular property lines.

• Frontages of adjacent blocks need not beparallel.

• In the case of excessive block depth, it ispossible to use a Close to provide an opencenter.

Figure 6:86 An illustration of apossible plan for a neighborhoodcombining regular and irregularblocks.

96The Neighborhood Model: Building Block for the Development Areas

Section 6

Figure 6.87 LOT TYPES: ESTATE LOTS, COTTAGE LOTS AND VILLAGE LOTS

End grain

Figure 6.88 LOT TYPES: LIVE/WORK LOTS, TOWNHOUSE LOTS ANDDUPLEX LOTS

Side Street with Parking

FrontStreet

TOWNHOUSELOT

DUPLEX LOT

Hollywood Drive

LIVE / WORKLOTS

Alle

y

Alle

y

Side Street

Side Street Build-to Line

Side Street

FrontStreet

VILLAGE LOT

ESTATE LOT

Shared Driveway

COTTAGE LOT

Leadwalk

Recessed Garage

Alle

y

LOT TYPESThe residential lot allows for different types of housing and commercial structures as illustrated below:

97

The Neighborhood Model: Building Block for the Development AreasDesign Approaches

Figure 6.90 LOT TYPES: COMMERCIAL LOTS

Figure 6.89 LOT TYPES: MULTIFAMILY LOTS AND PLEX LOTS

Rear Parking

Side StreetParking

EntryCourt

Enclosing Fence or Wall

Triplex

�2 OVER 2� LOT

Alle

y

FrontStreet

Pad sites in front of �Big Box Retail�

FreestandingCommercialStructures

FrontStreet

Alle

y

Alle

y

98The Neighborhood Model: Building Block for the Development Areas

Section 6

Plex

N/A

If all units selfpark, can be amin. of 75ft.

In rear - tuckunder parking,one additionaltandem space-access is fromalley only

Cottage Lot

40�-50�*

100-120�

Alley loadedattached ordetached.Consider�HollywoodDrives.�

All lot types.

0� on one side.10� on the otherside.

32�

Village Lot

50�-70�

100-150�

Alley accesspreferred

Plex LotsCottage lotTownhouse lotDuplex LotLive-work lotVillage LotEstate Lot

Estate Lot

70�-90�

> 110�

Alley or frontaccess.

If front access, thengarage must berecessed (as inVillage Lots

Cottage Lot (whenestate lot is alleyloaded)Village LotEstate Lot

5� min for structures less than 2stories

15� min forstructures 2 stories orhigher

40�

Duplex Lot

25�-40�*

90-110�

Alley access- attached ordetached

All butEstate lots

Adjoined onone side 5�setbacks**

32�

Possible Lot Features by Type

Lot Type

Width

Depth

Garage andParking

Can Back Up To:

Min. Side Yard:

**Max Width of Primary Facade:

99

The Neighborhood Model: Building Block for the Development AreasDesign Approaches

* Add 8� to all side street lots.** If Fire Suppression is provided. (sprinkler).Lead walks are suggested at all houses (Lead walk - the path from the house to the sidewalk parallel to the street).

Multifamily

N/A

As determined byparking requirement.Min. of 150ft

In rear - can beaccessed from alley,side street or frontdriveway

Multifamily LotsDuplex LotsTownhouse LotsLive/work LotsCottage LotsCommercial Lots

Commercial

N/A

Minimum 130�determined byparkingrequirements.

Surface or structurebehind buildingpreferred. Some sideparking is allowed.

Multifamily LotsTownhouse LotsLive/work LotsPlex LotsCommercial Lots

Townhouse Lot

16�-24�*

70-110�

Alley access -attached ordetached

All but Estate lots

N/ANo maximumstring lengths.

N/A

Live/work Lot

16�-24�*

90-110�

Alley access - garagediscouraged to allowfor continuousparking

All but Estate lots

N/A

N/A

100The Neighborhood Model: Building Block for the Development Areas

Section 6

AFFORDABILITY

There are several different approaches to providing affordable housing in the DevelopmentAreas and these options are described below:

1. Scatter affordable housing throughout aneighborhood rather than concentrating itin enclaves

A mix of diverse housing, including affordablehousing is shown in Figure 6:91 and 6:92 whichshows it is possible to provide diversity within ahighly marketable development. The illustrationsof Wyndcrest, a contemporary development inSandy Spring, Maryland, contained single familyhouses selling at over $300,000 in 1996 withsubsidized townhouses at $80,000 and a numberof products in-between. Wyndcrest was highlysuccessful both from the point of view of thedeveloper as well as from a community designperspective.

2. Make affordable housing look like all theother housing with the only difference beingin size

It is important that affordable housing look likemarket rate housing. Not only does this providea dignified presence on the street, but it avoidsthe stigma often associated with housingdevelopments that are clearly �affordable.� This�blending in� helps maintain overall propertyvalues and allows for a variety of uses andreuses over time. Figures 6:93 and 6:94 show aproposal for several blocks known as �NorthVillage� in Alexandria, where market rate town-houses are intermingled with apartments in�manor houses.� These manor houses areessentially buildings that look like large cityhouses. Each manor house contains from 6 � 7units, many of which are subsidized. Viewing theensemble from the street, it is impossible to tellthat subsidized or affordable housing is locatedwithin the block.

Figures 6:93 & 6:94North Village, a redevelopedcommunity in Alexandria,Virginia features affordable,multifamily units with thelook of large single familyhomes. Some of these units�residents receive publicassistance with funding.

Figures 6:91 & 6:92Wyndcrest, in MontgomeryCounty, Maryland gracefullydemonstrates a creativeapproach to mixed income.Plan courtesy of D/P-ZArchitects and TownPlanners

101

The Neighborhood Model: Building Block for the Development AreasDesign Approaches

Figure 6:96

3. Encourage the construction of accessoryapartments in ancillary structures

While this method may never be the primarysource for the production of affordable housing,it does offer a �natural� method of providingunits for certain consumers. University studentsand young professionals, in particular, often findthis type of housing quite amenable, providingan additional revenue stream for owners (SeeFigure 6:96).

Figure 6:95 This newresidence in the OrchardVillage neighborhood of

Chattanooga, Tennessee ispart of a dignified group of

affordable housing. Thedensity is 6.8 units per acre.

(Image from Good Neigh-bors: Affordable Family

Housing)