Neil Heller
@nbrhoodwrkshop
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Principal at Neighborhood Workshop. Small-scale Developer. Faculty with the Incremental Development Alliance. Coined the term, ACU - accessory commercial unit.
Portland, OR
Joined January 2011
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Density vs tree canopy:
This neighborhood I'm in in Mexico City has so much tree canopy alongside immense density. Can't even hardly see through to the streets from above.
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The built results of Portland’s liberalization of single-dwelling zones now allowing up to four units by-right. A little bit of market research demonstrates that these sell for 60-80% less than a new build single-detached in the same neighborhood.
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The dream of the affordable starter home can be found in Portland. We haven’t seen these sales prices in a decade.
#smallscale
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Reminder that NIMBYs vehemently opposed this mixed-use project despite traditional design, high quality materials, and compact walkable form.
Signs with a monster-toothed building were put up. One NIMBY even played guitar at council singing about saving the ‘heart’ of the town.
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Years ago, during Portland's single-dwelling zones update, I did financial modeling to demonstrate how increased density will result in better priced housing options.
The results are borne out in today's new construction listings and my analyses proved true.
The math did not lie
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Let’s say every window is a unit plus the three single detached and compare unit count in scenarios: 48 vs 31
Housing abundance over pseudo aesthetics.
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Car-free living in the Phoenix area.
Culdesac, Tempe, AZ is cute, has built-in amenities, and adjacent transportation options.
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Portland’s Waypost is a bar and live music venue in an ACU (accessory commercial unit). All neighborhoods should have front yard bars.
#smallscale
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What if...
ok, hang on, hang on...
my front yard was an small to-go restaurant??
#acu
#smallscale
#LegalizeIt
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@SallyAnn_12
Love these so much. Some of us are promoting a revival of these types in residential neighborhoods, calling them ACUs - Accessory Commercial Units:
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Sharing this example of a pizza shop ACU (accessory commercial unit).
ACUs are a particularly useful unit type when existing residential structures are found on a well-trafficked corridor.
Allowing these help to retain existing structures by extending the financial viability.
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Where else has either eliminated or liberalized their single-family zones? So far, I have:
Minneapolis
South Bend
Buffalo
Raleigh
Durham
Portland
St. Paul
Albuquerque
Tacoma
Atlanta
Sacramento
#YIMBY
#apartmentbans
#zoning
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Accessory Commercial Units for affordable workspace and walkable neighborhoods.
#smallscale
#incremental
#acu
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When your city allows two ADUs and you have limited lot area, consider a stacked duplex ADU.
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I walked an urban half marathon today and saw some nice ACUs (accessory commercial units), or front yard businesses. One was a vegan restaurant, the other pizza, and one a boutique shop.
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@crisptwundo
Tremendous amounts of energy to stop something that they now have tacos and ice cream at like nothing ever happened. Amazing.
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@wanyeburkett
@davidnwelton
Look, I have nothing against lights but how do we know it’s the *correct* light?
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The small house in disrepair is not an affordable housing strategy because as soon as it hits the market it is already unaffordable due to the value of the underlying land. I ran development proformas exploring other options.
#missingmiddlehousing
#yimby
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Holy smokes! Look at this ACU (accessory commercial unit) recently shared with me.
And don't think I'm not proposing these in every town I work with. Expect to see these start to popup as towns and cities work to enable small-scale.
#acu
#smallscale
#incrementaldevelopment
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How much do current zoning standards contribute to inflated rents? This example suggests two changes to the standards resulting in a discount to rents by 25% while making the same return rates.
Also, infeasible —> feasible
#missingmiddlehousing
#buildsmalllivelarge
#smallscale
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@alxcharlesdukes
@mnolangray
The architect rightly deserves mention, and his name is Rob Sharp,
@sharp_architect
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I find the ‘preference’ for single-family homes angle questionable, if not dubious. Particularly when we haven’t been legally allowed to build much of anything else since 1959.
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In a 10-acre section of the neighborhood, a local small-scale developer is infilling with
#middlehousing
resulting in a 2334% increase in municipal revenue.
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Whoa, someone alerted me to Pomona, CA zoning update that includes ACUs. 🥹 let's goo!
The ACU revolution is here, my friends.
#ACU
#smallscale
#pomona
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South Bend has invested in and supported small-scale developers and we are seeing the outcomes.
The first two buildings in what will be only South Bend's second cottage court are now under construction on Harrison Avenue. Made up of a group of small detached homes arranged around a shared courtyard visible from the street, a cottage court was last built here a century ago.
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@TimRobe51935098
Less expensive to buyers.
For developers, sell one large single-detached for 700k or four units at $435 each.
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1-4 units is considered a house by the FHA, VA, Fannie Mae, & Freddie Mac - can be purchased with a standard 30-yr mortgage. Our zoning should reflect this and allow a 4plex on residential lots, otherwise our banks will be more committed to housing choice than our zoning code.
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This Portland building was vehemently opposed by NIMBYs. The developer reduced the height to appease the resistance. The building also includes affordable units. No concessions were good enough.
NIMBYism IS NOT ABOUT DESIGN OR SCALE OR AFFORDABILITY
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ACUs (Accessory Commercial Units) are suggested as
@StrongTowns
#2
of 5 Ways to Help Small Businesses.
#acu
#smallscale
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@andersem
Two detached condos on a 25x100 lot. The one up front is 832sf 2-bed/2-ba at $399k.
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In India, they have the caste system. In England, they have the class system. Here in the US, we have single-family zoning.
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Want to support local small business? Allow inexpensive commercial space to be built in front of houses on a primary corridor.
Every neighborhood should have a walkable donut shop in an accessory commercial unit (ACU).
@_bailey_g
This street is full of these rad "accessory commercial units" (as coined by
@nbrhoodwrkshop
)
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@kaseyklimes
Gorgeous. Here now and sat on a bench in the treed median eating a pastry. Felt like I wasn’t even in the city.
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What a beauty.
Northwest District, Portland, Oregon.
@_bailey_g
This street is full of these rad "accessory commercial units" (as coined by
@nbrhoodwrkshop
)
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Portland’s recently updated and more flexible zoning has demonstrated results with rent growth rate falling from 7% to 2% saving renters thousands of dollars.
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A neighborhood coffee shop could fit in the front yard space of a residential building. I’ve been calling these, ACUs or, Accessory Commercial Units.
#smallscale
#acu
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Tomorrow is the big day! Portland commissioners are projected to adopt some of the most progressive single-family zoning reform in the country.
I am proud for my part in financially modeling the "deeper affordability" to prove it as a viable option.
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Housing options that would be re-legalized in Portland’s single-family zones.
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@suparmi_dwi
Wow, thanks for sharing this term. I did some research and found this cool write-up on warungs.
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We have a cultural disconnect between the Portland Police and the public. Only strong leadership can change that
#pdxmayor
#pdxjustice
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Portland’s famous breakfast spot, Bertie Lou’s is located in an ACU (accessory commercial unit)
#smallscale
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It’s fun to have your heroes all in one spot at
#YIMBYtown
2022. The great
@alfred_twu
and
@andersem
!
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@berkie1
@Val_Plante
@AvenueMontRoyal
This is a whole row of lively ACUs - accessory commercial units - in the front yard of these townhouses. So beautiful.
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1-4 units is considered single-family by the feds. Why don’t the local zoning codes of cities feel the same?
@nbrhoodwrkshop
@HutchinsMatt
It’s true. I have one of those FHA loans that allows 1-4 units and up to 49% commercial all with a conventional single family mortgage.
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I made some maps demonstrating the proliferation of Portland's exclusionary single-family zoning over time (1927-2018). Ideally, we crack these zones open to offer more
#missingmiddle
housing choice.
#YIMBY
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@Macarr7
@tristonezidore
@CITYOFCARMELIN
It’s ok if a single street design does not solve all social ills in one fell swoop. I think we often put too so much pressure on a single project that our expectations become unrealistic.
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@stevemouzon
@mbvbelize
Reminds me of these you shared sometime back. I really like this arrangement.
#4
-plex
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Thrilled to have played a part in making the case for affordable 6-plexes in our single-family zones. This amendment aligns policy with desired development outcomes.
#missingmiddle
#infill
#affordability
Residential Infill Project update thread.
Tomorrow City Council will discuss potential amendments, including the Deeper Affordability Bonus we've been championing. That would allow sixplexes, if half of the units are affordable at 60% MFI for rentals or 80% MFI for ownership.
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@Jadentheman1
You should look up sun angles. Lots of shade created by moving the buildings closer because they don’t have to be separated by parking lots.
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I am testifying this morning to the New Hampshire State Legislature in support of House Bill 341, ‘the 4-plex is a house’ bill.
This Bill would allow up to four units to be built in all single-dwelling zones statewide.
#livabledensity
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┏━━┓┏━━┓┏━━┓┏━━┓
┗━┓┃┃┏┓┃┗━┓┃┃┏┓┃
┏━┛┃┃┃┃┃┏━┛┃┃┃┃┃
ｍａｋｅ h o u s i n g l e g a l
┃┏━┛┃┃┃┃┃┏━┛┃┃┃┃
┃┗━┓┃┗┛┃┃┗━┓┃┗┛┃
┗━━┛┗━━┛┗━━┛┗━━┛
#HousingForAll
#LegalizeIt
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Today I learned that Japan has perfected the ACU - Accessory Commercial Unit.
#acu
#incrementaldevelopment
#missingmiddlecommercial
There's a dearth of small scale retail space available in most N.A. cities.
Humans are wired to like cozy, fine-grained urbanism, like these cafes in Japan. It feels good, AND it makes financial sense. Many small business, can't afford super sized retail bays.
More of this >
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This diagram expands on the middle housing concept to include small scale, incremental approach to n-hood amenities.
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Less architectural masterpieces and more straightforward buildings that build wealth and income for local residents.
Came across this barber shop last week in Morro Bay; can't be much bigger than a 12' x 20'. It's no architectural masterpiece, but it's stellar incremental economic development. Anyone have any similar examples?
@StrongTowns
@NewUrbanism
@clmarohn
@nbrhoodwrkshop
@mnolangray
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My
#YIMBYtown
session: You’re a YIMBY? Great, why aren’t you a developer yet?
Starts at 1:30p in room 328. See you there!
#smallscale
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More-plex Four-plex
@carywesterbeck
is a doer.
I really wish this was permitted on every corner lot in Seattle. Imagine these in your neighborhood. A small shop, 4-plex, built in 1 year (courtesy of
@carywesterbeck
)
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Hey, my most recent zoning reform project is getting some press:
“St. Paul's recent legalization of up to four units per lot city-wide showcases a smarter, more thoughtful future for zoning reform.”
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@The_Outs1ders
Correct, no parking provided for residents but there is a visitor parking area. Seems like a brave concept considering the location but maybe this is exactly what this metro area needs to see.
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With
@sarahforpdx
as mayor, I am confident that bold, healthy ideas will be proposed and explored.
@sarah2020
This is smart. Too bad Portland is too risk averse to take bold action now that would save countless lives in the future.
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@mnolangray
South Bend, Indiana - their focus and support of local, small-scale developers is going to be a huge game changing example for the way cities should be doing things.
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So exciting to see what started with a site plan that I was coloring as the master planner is now built and even having people move into their new affordable houses.
I researched the vernacular architecture of the area and matched unit types to lot types.
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Beautiful ACU from Portland.
Not sure if I've ever seen more architectural respect for one's predecessors as this building shows for this tree!
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Today, I would have been part of a small developer talk at
@YIMBYtown
.
Thank you to
@Sightline
for your support and the hard work of
@MadelineKovacs
and
@ambrown
for putting together what would have been the top convening of urban-policy-minded folks from around the country.
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76th & Everett.
Here’s how our Safe Streets are holding up.
@Jonathan_Maus
@PBOTinfo
@ChloeEudalyPDX
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Why did Seattle do a 1:1 highway conversion?
this waterfront highway is the most tragic thing seattle has ever done
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1-4 units is a single family house per the Feds and the banks so why not per your local zoning code?
Making fourplexes legal makes small developers competitive. Not everyone can finance a tower, but more companies can build missing middle housing.
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@mnolangray
@CheapoCrappy
I have a whole nation of single-family zoning to disrupt. I ain’t got time for this!
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@GPageOBRag
@mnolangray
Are you implying that the developer earns the owners equity and HOA fees after original purchase?
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ACUs - Accessory Commercial Units are a real thing in Montreal.
262-274 avenue Fairmount Ouest, Le Plateau-Mont-Royal
Built in 1910.
4 units. 3 stories. 909 m2.
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I've just wrapped up a project in Houston running pro formas and funding strategies for various NOAH redevelopment scenarios, but the built environment is unlike anything I've ever seen. The whole area is carpeted with low-rise garden apartments as far as the eye can see. Wild!
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Auxiliary, Accessory, Adorable - the A is flexible but either way the time of the ACU rebirth is here!
Auxiliary Commercial Unit (ACU): This is a classic ACU office, built in front of a home in Portland. Over time, it could be retail, a restaurant, or a bar as well.
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It’s a bad day when my city (Portland) makes the cover image for a highway boondoggle article. SMDH🤦♀️
@nomorefreeways
@sarahforpdx
@chrisformetro
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Reminder that NIMBYs also vehemently opposed this highly traditional and contextual building. It wasn’t that they were against affordable housing, it just “wasn’t the right spot”.
Reminder that NIMBYs vehemently opposed this mixed-use project despite traditional design, high quality materials, and compact walkable form.
Signs with a monster-toothed building were put up. One NIMBY even played guitar at council singing about saving the ‘heart’ of the town.
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@BeezyManzell
Ohhh, you are looking at the 2-story 6-plex in the diagram and using the 2,100sqft from the house at the top? The actual unit square feet modeled for the affordable 6-plex was 1,028 and the overall building height was three stories. I include an image for reference.
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