|
replaced with a microwave or reinstalled after the zoning option to divide their houses into two units.
<br />inspector has Deft. Gellen believes the greatest potential for conversions lies
<br />Brian Wiese, senior planner in Nantucket, suspects that with young couples buying houses they could not afford
<br />there are many units in his community that owners rent only without extra rental income. But young or old, converting
<br />seasonally. Since accessory apartments are, by definition, part of a home into a second unit is a daunting task. It
<br />hidden, it is hard to keep track of their numbers. Ultimately, involves working with government officials, possibly
<br />the local government must trust homeowners. This may be speaking at a public
<br />too much to expect because renting, especially in places such meeting, hiring ...'" 1. New patio for
<br /> .'~ o-~ apamment.
<br />as Nantucket, can be lucrative. Even when accessory units
<br />are legally used, homeowners must pay increased property ~'~" 2. New side entr3.' with
<br />taxes, a strong incentive to keep quiet. [i ~,x,,,,,,, optional porch.
<br />Government officials can also expect enforcement '~, ,a°'~ 3. New windows of size,
<br />problems if they limit residency in the second unit to people ~ d shape and height to
<br />who are elderly, handicapped, or related to the primary ] ~''' match existing.
<br />homeowner. Such requirements, according to Hare, ma5, [ ..'I'1, 4. Shutters on front
<br />hinder the building of second units since owners ma), ~ [[ 3..1 windows w match
<br />have difficulty finding tenants who meet the right crite- i-~.-' house,
<br />ria. This added responsibilty may also limit a home's ~ 5. New wall with gate to
<br />salability. ~'.
<br />Density Concerns
<br />One factor government officials and neighbors often cite in
<br />opposing accessory conversions is increased density. Extra 6~,,~Additional parking
<br />units, they say, mean an increase in on-street par'king and GARAGE ~~space with grass pavers.
<br />traffic congestion. A report by the Ontario Ministry of APARTMENT
<br />Housing about parking problems in areas with accessory units AFTER
<br /> ~ a contractor, screening
<br />
<br />suggests these fears are unfounded.
<br /> Although parking needs rise with unit size, parking
<br />problems are generally not created by accessory units, the
<br />report said. Most serious neighborhood parking shortages
<br />were reported in areas close to shopping and other amenities.
<br />The extra demand, therefore, is most likely from visitors. In
<br />other cases, crowded streets resulted from residents using
<br />garages for storage, not for automobiles.
<br /> The study also suggests ways for municipalities to
<br />alleviate parking problems. These include legalizing front-
<br />yard and tandem parking (one car behind another), legalizing
<br />rental of surplus parking spaces and garages to neighbors,
<br />and establishing a central registry of parking spaces to bring
<br />together renters and owners.
<br /> Neighbors generally did not perceive a loss of open space
<br />due to intensification, the report also found. Few residents
<br />convened yards to parking areas, and, when they did, these
<br />areas had been attractively landscaped.
<br />
<br />A Step Beyond
<br />Changing a community's preconceptions about accessory
<br />units can be done, says Hare. It just takes time. He believes
<br />there are two phases involved in changing a zoning ordi-
<br />nance to promote accessory units. The first phase is getting
<br />the units accepted, even with what might appear to be
<br />unreasonable restrictions. As time passes, neighbors who
<br />originally opposed the ordinance find that the rate of conver-
<br />sion is rather low and that their streets have not become
<br />blighted. A few years later, there can be a second push to
<br />ease restrictions, such as increasing the number of accessory
<br />apartments allowed, streamlining application.processing,
<br />reducing fees, or dropping age restrictions.
<br /> Once an adequate ordinance is in place, publicity may be
<br />needed to get the ball roiling and units constructed. A few
<br />communities, including Mount Pleasant, New York, Green-
<br />wich, Connecticut, and Sonoma County, California, have
<br />launched campaigns to let homeowners know they have the
<br />
<br /> CONVERSION
<br /> tenants, and setting rental
<br />policies. Hare sees the need for a coordinating service to help
<br />people through the process, and suggests that this could be
<br />undertaken by groups that would benefit from an increase in
<br />accessory units, such as remade]ers, real estate professionals,
<br />and advocates for aging and handicapped people and lower-
<br />cost housing.
<br /> It may take perseverance and political savvy to get a good
<br />accessory housing ordinance up and working, But the long-
<br />term rewards could be worth the effort. C.K.
<br />
<br />Swallowing an Elephant
<br />
<br />The 248 residents of Laytonsville, Maryland, face a momen-
<br />tous decision. The town is located in affluent Montgomery
<br />County, in a large area of agriculturally zoned land that has
<br />attracted the attention of hungry developers. Landowners in
<br />the area--among them the Mars Corporation~want the town
<br />to annex 1,468 acres of farmland for a development of up to
<br />520 luxury detached houses, expected to sell for over
<br />$500,000 each. The development could increase the town's
<br />population tenfold.
<br /> The proposal has split the community. Some residents see
<br />an opportunity to share in the affluence of the new subdivi-
<br />sion. The developers have offered amenities such as a library,
<br />new parks, and a new town hall. Other residents oppose the
<br />destruction of their town's rural character and the loss of both
<br />a valued quality of life and the control they have always had
<br />over their public lives. Many are alan'ned at the fiscal respon-
<br />sibilities that may ultimately result from the development.
<br /> The Montgomery County planning board seconds those
<br />concerns. Board members feel that the developers have done
<br />insufficient testing in the area of water and sewer service,
<br />and that proposed new wells and septic tanks will be insuffi-
<br />
<br />
<br />
|