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We interpreted the results of a survey of accessory dwelling unit (ADU) owners in Portland, Oregon. By
comparing survey responses to Census summaries and other data, we made an initial investigation into
some common claims and questions about the effects of ADUs. This analysis finds that in Portland:
1. ADUs do provide housing. At any one time about 80% of ADUs are in use as long-term residences.
The remaining 20% have alternative uses, but can be converted to housing with no further
construction or permitting. Changing uses is part of the attraction for owners.
2. Most properties with ADUs (64%) are occupied by their owner, even though Portland has no
requirement they do so.
3. ADUs seem to be at least as attractive to renters as apartments in multifamily buildings, and may be
preferred by them.
4. ADUs are likely to have a low environmental impact compared to other dwellings. Their median area
per resident is 44% lower than newly constructed single family residences, and some ADUs have a
notable number of above-code green features.
5. ADUs are associated with an average of 0.93 cars per dwelling, lower than the Portland average of
1.31 for all new rentals. Of those 0.93, an average of 0.46 are parked on the street. Since ADUs are
also extremely rare, ADUs have had negligible impact on parking conditions citywide. ADUs may be
as effective in reducing vehicles owned per household as transit-oriented developments.
6. ADUs do serve older persons, both as places to live and assets to own, but not to a greater extent than
other forms of housing. However, many Portland ADUs are owned by 55-64 year-olds, who will be
65+ in a decade. The beneficial effect of ADUs for older persons will likely be larger then.
7. ADUs support the community economically through one-time construction costs, averaging $78,760
per unit, and ongoing property taxes, estimated to average $1134/yr (using recent tax levy rates).
8. The claim that ADUs provide affordable rental housing is a complex one to evaluate. Housing
affordability has been defined in many ways, and ADUs have unusual properties as rentals. 18% of
Portland ADUs are occupied for free or extremely low cost. This unregulated, volunteer affordable
housing has been created with little subsidy or intervention from the government. Meanwhile, about
80% of ADUs rent for market rates, or a slight premium, compared to apartments of similar size and
location.
9. Financial gain through rental income is the most common motivation for the homeowner-developers
who create ADUs, followed by housing for a family member or helper. Construction costs, design
constraints and financing are the most common barriers to ADU development.
Overall, ADUs seem to differ from other housing in the individualistic ways they are created, owned, and
managed by typical homeowners rather than developers and investors. In Portland, this grassroots,
nonprofessionalized kind of development appears to be providing a variety of benefits to owners and
community.
Executive Summary from 2013 Accessory Dwelling Unit Survey in Portland, Oregon
Evaluation and interpretation of a survey of ADU owners
See Bend Development Code (BDC) 3.6.200.B at bendoregon.gov/citycode for detailed requirements.
Eligibility
ADUs are permitted uses on residentially-zoned lots or parcels with a single-family dwelling or townhome.
A maximum of one ADU is allowed per lot or parcel.
The City recommends that the applicant complete their due diligence by checking any applicable private
Conditions, Covenants, and Restrictions (CC&Rs) that may limit ADUs on the subject property. The City
does not enforce or monitor private CC&Rs.
ADUs in NorthWest Crossing must comply with special standards outlined in BDC 2.7.300. For all other
properties, the standards of BDC 3.6.200 apply, summarized below.
Sizing Limits
Maximum Floor Area
if property is 6,000 sq ft. or less: 600 sq. ft. of enclosed floor area
if property is greater than 6,000 sq ft.: 800 sq. ft. of enclosed floor area
Maximum Floor Area Ratio (FAR)
(for all buildings on site) 0.55
Review BDC 3.6.200B for guidance on calculating FAR.
Adhere to existing lot coverage requirements for
Maximum Lot Coverage:
your zoning district (see BDC Chapter 2.1)
Adhere to ADU design standards (see pg. 2) and
Building Setbacks: setback requirements for your zoning district
(see BDC Chapter 2.1)
Maximum Height for detached ADU
if Primary Dwelling Unit 25 ft. or taller: 25 ft.
if Primary Dwelling Unit is less than 25 ft.: Height of the Primary Dwelling Unit
Maximum Height for attached1 ADU: Height for zoning district (see BDC Chapter 2.1)
1 Attached means that the building is connected to another building by a common wall that is fully enclosed for 25% of
the length of the side of both buildings.
Design Standards
For detached ADUs:
Minimum distance from primary single-family dwelling unit: 6 ft.
For second story ADUs over 600 sq. ft.
and abutting an SR 2 , RL, or RS zoned property:
Minimum setback for exterior staircases doorways, and outdoor living
areas oriented towards the exterior of the abutting property: 10 ft.
Updated 07/07/2016
2 Accessory Dwelling Strategies LLC, accessorydwellingstrategies.com
Site Improvements (BDC 4.2.400)
Parking and Driveways: Required parking areas and driveways must be paved
If property is not served by City of A will-serve letter is required from the serving water district
Bend Water Call Avion at 541-382-5342 or Roats at 541-382-3029
If property is on a septic system Septic Authorization Form signed by City of Bend and
and over 300 from City of Bend Deschutes County required
sewer
If property is on a septic system Connection to City of Bend sewer main will be required.
and less than 300 from City of
Bend sewer
Parking
Three spaces: One for ADU, two for primary dwelling
Minimum On-Site Spaces: One space may be on-street if on-street parking
credit is permitted (see BDC 3.3.300)
Minimum Dimensions
If stall is at 90 degrees: 9 x 20 ft.
If stall is parallel and on private property: 9 x 22 ft.
For stalls at other angles See BDC 3.3.300.E.1
Minimum Backup Distance for Alley Parking: 24 ft.
Updated 07/07/2016
3 Accessory Dwelling Strategies LLC, accessorydwellingstrategies.com
City of Bend
Building Safety Division
Community Development Department
710 NW Wall Street Bend, OR 97701
ph: (541) 388-5528 fax: (541) 388-5519 email: bendcdd@bendoregon.gov
Residential Submittal Requirements / Checklist
Check each box to verify requirements are met. (Plan check fee is required at time of submittal.)
I General
Plan orientation as landscaped for reading left to right.
All plans to follow prescribed naming conventions (see eplans user manual).
Each sheet to be uploaded into eplans as separate file.
Supporting document files will be uploaded into eplans as multi-page file.
File types can be PDF or DWF.
Reserve space for City stamps (see eplans user manual).
Completed permit application and this checklist must be uploaded with submittal.
II Site Plan (site plans are not required for projects consisting of only internal remodels)
Legible, including North arrow and drawn to scale (such as 1"=20').
Orientation of footprint matches floor plan (ie garage left).
Property line locations, existing easements with dimensions, tree locations & trunk diameter.
Show location of existing and proposed utilities (water, sewer, power, gas, phone, cable/broadband) with dimensions to
property line and surrounding items. Note above grade items, including cabinets, vaults, pedestals and poles.
Show all adjacent street names.
Show outline of existing and proposed structures with distances to property lines and between structures; setbacks
shall be identified with written dimensions and drawn to scale. Include any cantilevers and eaves.
Indicate height of all structures inclusive of roof ridgelines (from finished grade).
Show building and garage entrances; driveway and access from street. Indicate driveway material (concrete, etc.).
Include catch basins/crosspipes/drywells and any sidewalks adjacent to property.
Indicate and show breakdown of building surface coverage calculations (square footage of lot, building footprint and
percentage of lot coverage). Include formula for 5% exclusion of decks and covered porches.
Include floor area ratio (FAR); may not exceed 50% of lot area, see Development Code for details.
If on septic system, show drainfield location. Submit completed septic authorization form.
Indicate elevation at property corners.
For slopes greater than 10%, show contours.
For lots with 4 ft. or more of elevation change across the building footprint, show existing and proposed elevations
at the building corners.
Show site drainage using arrows to indicate direction of flow; show methods and locations for onsite drainage detention.
Show gutters w/ down-spout locations if applicable.
For lots with impervious surface greater than 5,000 sq ft, projects disturbing more than one acre, or projects proposing
a UIC (underground injection control), include drainage calcuations (sq footage of impervious surface X .2).
III Plans
Plans must be legible, drawn to scale (such as 1/4"=1') and shall include the following:
Residential Energy Checklist.
Foundation plan showing all structural elements, including hold-down locations.
Elevations accurately representing building site and grading (1 for each side of building showing existing and
finished grades) with dimensions from finished grade to peak of highest point on roof. For sloped lots,
provide dimension at each corner and mid-point for all four elevations.
Typical cross sections for the living space & garage space.
Lateral bracing design per 602.10 or engineered design.
Any engineering provided must contain a current engineer signed stamp and design criteria.
All items from the engineering packet must be included on all appropriate plan sheets.
Detailed floor plans with square footage; include location of heat source and water heater as well as type (gas or elect.).
Indicate emergency egress windows with required dimensions and sill heights for bedrooms and basements.
By signing I acknowledge that all information contained in this checklist is true to the best of my knowledge.
Agent/Builder (I certify that I sign this application personally OR Owner
on my own behalf and as agent for the landowner.)
49'
BOW 94.0'
1 foot radius per inch of tree diameter K WALL
(measured 41/2 feet above the ground)
98.0' 5' MIN.
C Proposed on-site new tree TO CENTER
with species and size 4'X5'
DRYWELL
D Existing street tree to
H
TO CENTER
be retained or removed O
10' MIN.
10'X10' 3" ABS
E Proposed street tree PAVED RAIN DRAIN
PATIO 1' ROOF OVERHANG
F Right-of-way configuration 98.5'
(sidewalk, planting strip, curb
and street name)
98.5'
G Existing and proposed locations
100.0'
of underground utilities
31'
J Finished grade elevations at property
corners and building corners 5' 40' 5'
TO BE REMOVED CONCRETE
DRIVEWAY H
IMPERVIOUS AREA G AND WALK I
DRIVEWAY.........................360 SQ FT
PATIO .................................100 SQ FT 100.0' 100.0'
WALK ...................................90 SQ FT
ROOF AREA
2'
SIDEWALK TO BE REMOVED
5'
BUILDING COVERAGE D
BUILDING
FOOTPRINT....................1,196 SQ FT CURB OR EDGE 3' 18' 3'
OF PAVEMENT EXISTING STREET
LEGAL DESCRIPTION 1" COPPER WATER TREE TO REMAIN
PARCEL 1, 4" ABS SEWER 10" WATER AND BE PROTECTED
PARTITION PLAT 1992-X,
8" SEWER
R-12345X MH
N SE NEIGHBORHOOD STREET
PROJECT ADDRESS
3030 SE NEIGHBORHOOD STREET
PORTLAND, OR 97207 SITE PLAN SCALE 1" = 10'
N
Existing wall
Existing wall to be removed
New opening
New wall
Sample Floor Plan Opening infill
Sample Elevations
ll ADU must have its own USPS matling address separate from mam
residence
ll ADU must be mtended for use as a pnmary res1dence
3 Your verifier wtll inspect your home and perform dtagnostic tests to
evaluate energy performance
4 Once the home has been built and venfied your verifier will update the
proJect model w1th mspection details and performance results confirm
your incentives and issue the final EPS
'
11 Accessory Dwelling Strategies LLC, accessorydwellingstrategies.com
II
...._ ___ _,..)
The Permit and the ADU Design Build, Time and Cost Breakdown
Six and a half weeks after submitting the permit application to the City of Portland, we
have gotten the permit! Needless to say, I am thrilled to move forward with the
construction phase.
We're going to be moving really fast now, so I'll be posting frequent updates of the
construction process. In the next two days, I'll post pictures and videos of the
groundbreaking, excavation, and foundation wall forms.
This post however, is about the costs and time of this initial phase of the project, as well
as the cost of the ADU project overall. I know that cost is the most major factor for
everyone who is considering such a project. So, I'll be transparently reporting on the costs
of this project so that others have a good sense of the costs involved.
To start, it is very noteworthy that Portland has temporarily waived all System
Development Charges for ADUs. System Development Charges, which are the city's
administrative fees for transportation, water, and waste management for all new
construction projects, typically ran $10,000 for ADUs. This policy has obviously been a
major recent incentive for many residents to consider building new ADUs (or legalize
their existing ADUs).
Portland took this measure to actively promote ADUs to add density to the urban core.
This is one the many laudable urban planning policies that consistently keeps Portland
near the top of the list for being on the nation's most livable, walkable, and bike-able
cities.
ADU Costs
One of the goals for this project is to build high-quality custom construction at a
relatively low cost; partially by making better design decisions, and partially by sourcing
Building an Accessory Dwelling Unit on Your Property in Portland Class
Here is a time and cost breakdown of the design phase that I just completed, which
amounted to $8,196.
Generally speaking, custom high quality construction costs $150-200 sq. ft. My original
goal was to get the whole project done for $100 sq ft, but it's looks like I won't be able to
get the project costs that low.
Here are my current cost projections. If I am able to stick to this budget of $88,196, the
project will cost ~$110 sq ft.
Of course, there's a well-known rule of thumb that says that you should always expect to
pay 20% more than what you estimated, and that the project will take twice as long as
you had hoped.
Building To Code
Many people are interested in building ADU's and the daunting capital expense is their
only deterrent. I know that some have converted garages into livable spaces for as little as
$20K without a permit, and that others spend up to $200K to build an ADU from scratch
with a permit. Since this post comes in conjunction with the permit, I've attached the line
item Portland BDS permit fees below for reference, which, for this project, amounted to
$4,205.38.
If you're considering whether and how to build a new structure in accordance with the
city's rules , I've found that the City of Portland BDS is great about answering questions
about new construction by phone or in person. So, don't hesitate to sit down with them
and talk frankly about your ideas--you don't even have to give them your address if you're
still trying to decide how to proceed.
The City Of Portland permit costs amounted to $4,205.38 for this project.
I'm curious to understand how this permit fee compares other permit fees around the
country, and whether the fees are structured on a per sq ft basis.
Building an Accessory Dwelling Unit on Your Property in Portland Class
There's a huge range of tactics that effect project cost. But, my Sustainable Home
Professional instructor introduced me to a great rule of thumb, called the Project
Management Triangle:
'There are three relational pillars in every design/build project: Quality, Cost, and Time-
and it's hard to optimize all three pillars.'
In other words, you can build a high quality project at low cost, if you have lots of time.
You can build a high quality project in little time if you have lots of money. And you can
build quickly and cheaply if you don't care about quality.
Finding that sweet spot in the middle is really tough. But, that doesn't mean we can't try!
I'll define a 'passive choice' as the expected behavioral choice that a self-interested or
apathetic person would reasonably make.
Optimally, individuals' passive choices will collectively result in the best societal
outcome. It is in our best interest to design systems where individuals' passive choices are
the most regenerative for society. Collectively, we should design for the adoption of
individual behaviors that benefit everyone, whether or not the individual is actively
choosing to be virtuous.
For example, if driving to work is cheaper and quicker than taking the bus or biking, then
more people will surely choose to drive.
Conversely, if driving to work takes more time and costs more money than taking the bus
or biking, then more people will choose these alternatives.
Generally speaking, marketing the adoption of energy efficiency choices is easier than
marketing behavioral change. For example, most environmentalists understand that
driving alone has a bigger environmental footprint than taking the bus. But, if youre
accustomed to the ease and costs of driving alone to work, it is difficult to force yourself
to change your behavior to take a bus every day. Therefore, a policy that asks citizens to
drive alone less, is not as pragmatic as a policy that encourages us to purchase a more
efficient vehicle.
If we want people to get out of the habit of driving their car alone for their daily
commute, then driving alone cannot be the passive choice. Biking or taking transit must
actually become the best way for people to get to work in terms of cost and time savings.
If we are to bike or bus to work, society must strive to make it the more compelling
option, the passive choice.
Many environmentalists advocate for behavior change and there is a place for that. But,
out of pessimism, mixed with a cup of pragmatism, I prefer to advocate for design
change.
ADUs have the potential to help us passively make virtuous societal choices in the face
of many looming environmental threats, not the least of which is climate change. The
building and transportation sectors are the two most energy intensive sectors in the US.
Smaller, urban infill housing represents an energy cure in the building and transportation
sector. Compact, infill housing is akin to surgery intended to fix the clogged arteries of
the building and transportation sector.
Urban density is a prerequisite for a robust and healthy transit system. ADUs have
potential to organically add density to the urban core in a meaningful, personalized,
creative way.
Building an Accessory Dwelling Unit on Your Property in Portland Class
ADUs are, by definition, smaller than the average residential dwelling; and building
smaller is arguably the single most significant factor in building greener.
ADUs have the potential for a rapid payback period. In my case, I am striving for a five
year payback period, a period which qualifies as a good business investment.
Economically, ADUs are a shot in the arm for a homeowner's personal financial
portfolio, the city's tax base and the state's unemployment rate. They also could help
satiate the nation's thirst for creating US-based "green" jobs in a down economy.
Whether or not I cared about the green house gas reduction benefits or the benefits to the
local economy, my self-interested choice to build an ADU is a societally virtuous one.
Much residential "green building" attention has been placed on material selection,
alternative power sources, and mechanical efficiencies. These choices all play a role in
Building an Accessory Dwelling Unit on Your Property in Portland Class
Smaller houses can take many forms, and the three common forms that I'll mention in
this post, all achieve notable reductions in terms of their environmental lifecycle impact
reductions: Multi-family, ADU, and "Tiny Houses"
Let's begin with a recent EPA-sponsored report about the energy impacts of residential
housing choices. As stated on the introductory page,
"Buildings and transportation together account for about 70 percent of energy use in the
United States and are responsible for about 62 percent of U.S. greenhouse gas
emissions"
The findings in this report illustrate that certifiably green buildings are not as significant
in reducing that energy as where you build (Conventional Suburban Development or
Transit Oriented Development) and the housing type (Single Family Detached, Single
Family Attached, and Multi-Family). The report findings are summarized well in this rich
graphic.
For me, Im beholden to my innate desire to design and build something on my own
terms. There are strong correlations between the size of average Single Family Detached,
Single Family Attached, and Multi-Family homes. However, the impact of housing size
perhaps has a more direct correlation to energy use than those building type descriptions.
From 1950, to 2008, the average sq ft per person has increased from 259 ft to 961 ft, a
372% increase.
I have extracted some graphics from a presentation about the findings from the Oregon
DEQ report, "Life Cycle Approach to Prioritizing Methods of Preventing Waste from the
Residential Construction Sector in the State of Oregon". I anticipate that this
groundbreaking report will prove to be pivotal in the green building movement and will
help to instigate a shift toward an emphasis on living smaller.
I believe ADUs will naturally become more and more popular where there is sufficient
housing demand and where they are allowed by zoning laws. With a few exceptions in
the US, ADUs are not legal.
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OPTIONS
1 2 3
Finance with an Finance based Finance
existing or new on existing independently
main house home equity of main home
One mortgage for the entire Home equity loans and home Besides personal loans, credit
property. Loans based on as equity lines of credit provide cards, and family loans there
completed value of the main home funding to build an ADU if you arent any currently established
+ future ADU, which provides the have sufficient equity built up second mortgage options for
funds needed to construct the ADU. in your main home. These are people who dont have sufficient
considered second mortgages. equity (option 2) or dont want
to refinance (option 1).
With this kind of contract the engineer and/or contractor agrees to do the a described and
specified project for a fixed price. Also named "Fixed Fee Contract". Often used in
engineering contracts.
A Fixed Fee or Lump Sum Contract is suitable if the scope and schedule of the project
are sufficiently defined to allow the consulting engineer to estimate project costs.
This kind of contract is based on estimated quantities of items included in the project and
their unit prices. The final price of the project is dependent on the quantities needed to
carry out the work.
In general this contract is only suitable for construction and supplier projects where the
different types of items, but not their numbers, can be accurately identified in the contract
documents.
It is not unusual to combine a Unit Price Contract for parts of the project with a Lump
Sum Contract or other types of contracts.
A contract agreement wherein the purchaser agrees to pay the cost of all labor and
materials plus an amount for contractor overhead and profit (usually as a percentage of
the labor and material cost). The contracts may be specified as
This types of contracts are favored where the scope of the work is indeterminate or highly
uncertain and the kinds of labor, material and equipment needed are also uncertain.
Under this arrangement complete records of all time and materials spent by the contractor
on the work must be maintained.
Compensation is based on a fixed sum independent the final project cost. The customer
agrees to reimburse the contractor's actual costs, regardless of amount, and in addition
pay a negotiated fee independent of the amount of the actual costs.
Compensation is based on a fixed sum of money. The total project cost will not exceed an
agreed upper limit.
Compensation is based on a fixed sum of money. A bonus is given if the project finish
below budget, ahead of schedule etc.
Cost + Fixed Fee with Guaranteed Maximum Price and Bonus Contract
Compensation is based on a fixed sum of money. The total project cost will not exceed an
agreed upper limit and a bonus is given if the project is finished below budget, ahead of
schedule etc.
Cost + Fixed Fee with Agreement for Sharing Any Cost Savings Contract
Compensation is based on a fixed sum of money. Any cost savings are shared with the
buyer and the contractor.
Incentive Contracts
Fixed Price Incentive Contracts are preferred when contract costs and performance
requirements are reasonably certain.
Cost Reimbursement Contract provides the initially negotiated fee to be adjusted later by
a formula based on the relationship of total allowable costs to total target costs. This type
of contract specifies a target cost, a target fee, minimum and maximum fees, and a fee
adjustment formula. After project performance, the fee payable to the contractor is
determined in accordance with the formula.
A Practitioners Guide to
Appraising ADUs
An accessory dwelling unit (ADU) is a small self-contained dwelling, typically with its
own entrance, cooking, and bathing facilities, that shares the site of a larger, single-unit
dwelling. ADUs may be attached, as in the case of a basement apartment, or detached,
as in the case of a backyard cottage. An ADU is not a separate property; it has the same
owner as the primary dwelling.
Because ADUs are an emerging type of residential development with unique legal uses,
real estate appraisers frequently misunderstand how to account for them. We
recommend you follow these four steps when appraising any property with an ADU.
ADU Configurations:
ADUs may be detached, as in the case of a backyard cottage (figure 1), or attached, as
in the case of a basement (figure 2), garage conversion (figure 3), garage conversion
above garage (figure 4), attic conversion (figure 5), or addition.
For tax rebates on energy efficient appliances, visit Oregons Department of Energy
For local green building programs, certifications, and professionals, check out Earth
Advantage http://www.earthadvantage.org/
For energy rebate and incentive programs, check out Energy Trust of Oregon
http://energytrust.org/ Contact ETO about NW Energy Star to find building verifiers
for your ADU newhomes@energytrust.org or 1 8772830698.
Tiny House on Wheels Resources
ADU Resources
General Contractors and Design Professionals
30 Accessory Dwelling Strategies LLC, accessorydwellingstrategies.com