Humans can be a creative lot when they need to be, which is a good thing because that’s how we solve difficult problems! And right now, affordable housing is a difficult problem.
As I’ve written about previously, one of the approaches that a number of states and cities are taking is to increase the number of housing units being built on the theory of supply-and-demand. Since many citizens object to increasing density or allowing varied housing types in their neighborhoods, these jurisdictions are mandating that housing allowed cannot be exclusively single-family residential. Often, it is the semantics of the issue, calling the new development proposals high-density or multi-family that seems to cause the problems.
A recent posting in the Urban Land Institute’s Solution File presents a concept called Horizontal Multi Family Detached (HMFD), which essentially is a development at multi-family density levels but built as single-story, detached units. They are essentially small, closely spaced single-family housing units. Hmmm. Calling them thus, can they make inroads in our communities? Maybe.
We’ve heard lots lately about the “missing middle” and how it should be allowed in many traditional neighborhoods. This HMFD (I’d call it HSFD to get over the stigma of the tag “multi-family”) concept may be another arrow in the quiver.
Helping citizens to understand and get used to the concept of missing middle or HSFD in traditional neighborhoods may take some work on the part of local officials. To that end, let me share with you a recent paragraph that has recently been included in the draft general plan update for Kaysville City (full disclosure: I’m on the Planning Commission there).
In a section in the plan title “Character Areas,” the various land use areas identified in the future land use map are more completely defined. For single-family areas, the plan says this:
“Single Family Residential Character Areas comprise the majority of both existing and future development in Kaysville. These areas consist of established neighborhoods with a range of single-family residential uses, types and forms, and are often auto-oriented in nature. Neighborhood street layouts vary, with older neighborhoods and the historic core marked by traditional street grids and newer neighborhoods utilizing meandering or cul-de-sac road layouts and block patterns.
As Kaysville is largely a family-oriented bedroom community, this character area is consistent with established values that are hoped to be maintained into the future. Larger vacant and undeveloped properties are encouraged to develop as Conservation Subdivisions, which would provide a variety of single-family housing types and forms, and clustering development and open space in a manner the can preserve the small town, pastoral and open feel of the City.”
The point of this language is to allow for a variety of housing types in single-family areas, not just large-lot single-family detached homes, per the concepts discussed above.
It takes all kinds!