HOUSING CHOICE
( is )
ABUNDANT
( Lower costs by making more homes legal and buildable. )
UNSUBSIDIZED
( Workforce housing without federal subsidies, preserving essential public resources. )
ATTAINABLE
( Feasible to build and realistically affordable for residents. )
RESPONSIBLE
( Built near existing infrastructure to protect land and cut travel. )
( hover for def. )
HOUSING CHOICE
( is )
ABUNDANT
( Lower costs by making more homes legal and buildable. )
UNSUBSIDIZED
( Workforce housing without federal subsidies, preserving essential public resources. )
ATTAINABLE
( Feasible to build and realistically affordable for residents. )
RESPONSIBLE
( Built near existing infrastructure to protect land and cut travel. )
( hover for def. )
UNSUBSIDIZED
avoiding federal subsidies, providing workforce housing to remove strain on existing essential subsidies
UNSUBSIDIZED
avoiding federal subsidies, providing workforce housing to remove strain on existing essential subsidies
ABUNDANT
( simply making it legal and feasible to build more housing )
UNSUBSIDIZED
( avoiding federal subsidies, providing workforce housing to remove strain on existing essential subsidies )
ATTAINABLE
( feasible to build and feasible to afford )
RESPONSIBLE
( densifying around existing infrastructure, protecting natural resources, and reducing transportation costs. )
HOUSING CHOICE
( is )
THE CHALLENGES
HOUSING MISMATCH
The United States is suffering from a housing mismatch.
We have an oversupply of large single family homes,
and a deficit of small format housing choices, causing prices to soar. While some of this can be attributed to zoning codes constraining supply, much can also be said for transformative demographic shifts.
In 1960, 56% of American households were not traditional nuclear families, by 2023 number rose to 82%
13%
30%
8%
4%
16%
7%
18%
13%
30%
8%
4%
16%
7%
18%
However, 72% of American house units cater to nuclear families.
LIVING SPACE PER PERSON
1058 SQ.FT.
2024
1950
292 SQ.FT.
The average home today provides over 1,000 SF of living space per person; this is 3.5x the amount of living space per person provided a few generations ago. This increase in home sizes directly correlates to increases in home prices. Further, we have delivered fewer and fewer starter homes (homes less than 1,400 SF) over the past 50 years. Today, less than 10% of homes built are smaller than 1,400 SF, despite the demand.
2024
1058 SQ.FT.
1950
292 SQ.FT.
A DECLINE OF HOMES UNDER 1,400 SF
LIVING SPACE PER PERSON
LIVING SPACE PER PERSON
1058 SQ.FT.
2024
1950
292 SQ.FT.
THE INCOME LADDER
When there aren’t enough homes, everybody competes for what’s available. Those at the highest income levels are forced to buy down the housing ladder into the next most desirable neighborhood. This puts pressure on each successive neighborhood. The largest deficit exists in housing for those between 75-125% Annual Median Income (AMI). The highly limited housing in this band is often bought or rented by those in higher income brackets, leaving those falling into that demographic with few if any housing options.
UNMET DEMAND
A majority of individuals—across all age groups—want to live in walkable communities. The problem is, less than 10% of housing stock is located in walkable neighborhoods. This creates increased demand for a small amount of neighborhoods, which further drives up home prices in these desirable areas.
We like to say: it’s not a shortage of walkable neighborhoods, but a shortage of housing in walkable neighborhoods.
We have an oversupply of large single family homes, and a deficit of small format housing choices.
We need to build more housing that matches our current needs:
small, attainable, and in walkable neighborhoods.
THE VARIABLES
IRC vs. IBC
Understanding the distinction between the IRC and IBC is crucial for creating successful, responsible, and attainable housing choice.
IBC buildings trigger far more stringent and costly requirements. As a result, small IBC buildings are often financially unworkable, even at high rents.
IRC (International Residential Code) covers single-family homes, dublexes, townhomes, and accessory structures up to three stories.
Built by single-family contractors
Simpler permitting for building & site
traditional single family residential parking, tax & Trash Pick up
Smoke alarms, simple fire-rated seperations
simpler insulation & hvac requirements
residential stormwater (if any) & lot coverage requirements
single-faMILY UTILITY CONNECTIONS
IBC (International Building Code) govers multifamily (3+ units), commercial, and mixed-use buildings.
TYPICALLY REQUIRES A COMMERCIAL CONTRACTOR & SUBCONTRACTORS
MORE ENGINEERING & PERMITTING REQUIREMENTS
"COMMERCIAL" PARKING REQUIREMENTS, TAX CLASSIFICATION, MUNICIPAL TRASH, ETC.
fIRE-RATED SEPARATIONS + NFPA 13/13R SPRINKLERS + COMMERCIAL ALARM SYSTEMS
"COMMERCIAL" AIRFLOW & BUILDING PERFORMANCE REQUIREMENTS
ON-SITE STORMWATER DETENTION, GRADING, & LOT COVERAGE REQUIREMENTS
MORE COMPLEX CONNECTION REQUIREMENTS, CAN REQUIRE BACKFLOW PREVENTERS, ONSITE TRANSFORMERS,
MORE COMPLEX CONNECTION REQUIREMENTS, CAN REQUIRE BACKFLOW PREVENTERS, ONSITE TRANSFORMERS,
FHA, ADA, UFAS, ANSI = REQUIREMENTS UNFAMILIAR TO RESIDENTIAL CONTRACTORS
HOME OWNERSHIP or ATTAINABLE RENTAL
First, we determine the ownership goals for your project. Are we promoting homeownership, increasing rental attainability, or both? If homeownership is the primary goal, we often focus on small IRC cottages that can be built and sold fee-simple, assuming local subdivision ordinances allow it. For rental projects, we can still use these cottages, but we also draw from a wide range of “missing middle” options. These include two- and three-story walkup buildings, or “plexes,” such as fourplexes, sixplexes, and twelveplexes. Plexes usually fall under the IBC, which adds complexity and cost, but the additional units often make up for it.
WE BELIEVE IN
For KUA, expanding housing choice means
expanding housing variety.
This means providing more housing at a
variety of price points in walkable neighborhoods.
It means a
variety of housing styles and sizes.
homeownership
that is more
atttainable.
It means a
variety of rental options
that are more affordable and
OUR APPROACH
HOUSING CHOICE CATALOGUE
We’ve put in years of hard work refining our Housing Choice Companion- a catalogue of small-format cottages that come as singles, two-packs, and four-packs. These structures are designed to nestle together on larger sites, forming delightful cottage courts, typically at a density of 12-18 units per acre. Think of them as the adorable puppies of the housing world—simple, cute, and easy to build, with good porches that invite community interaction. We design these cottages with 2-foot construction intervals and incorporate a variety of effective practices taught in our Incremental Development classes. This step is crucial because our refined catalogue allows clients to explore our Housing Choice Companion and select their preferred units in advance.
single unit cottages
Multi unit townhomes
multi unit plexes
KEY —
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— single unit cottages —
— single unit cottages —
— single unit cottages —
— Multi unit townhomes —
— Multi unit townhomes —
HIBISCUS
1 Unit
Bedrooms
Square Feet
Porch SF
Porch Layout
Design Options
Add Ons
1
576 SF
84 SF
Bathrooms
Stories
Units
1
2
1
SITE STUDIES
ATTAINABLE CONSTRUCTION
Another invaluable resource in our toolkit is our stock cottage and “plex” construction documents library. This allows us to provide attainable construction drawings based on finished products. The designs are intentionally straightforward and familiar, making them fit seamlessly into most communities. We can easily modify them to comply with local building codes and aesthetics—whether it’s tweaking porches, exterior finishes, or trim to ensure compatibility. Sure, there are costs associated with these modifications, but when our base design fees are reasonable, the math tends to work out favorably. It’s a win-win situation for everyone involved!
WORK WITH US
WORK WITH US
By adding more housing options, we are not just addressing a crisis; we are fostering communities where diversity flourishes and where every resident has the opportunity to thrive. Housing is a fundamental right, and it is our duty as architects and urban designers to champion solutions that dismantle barriers and promote equity.
So let’s embark on this journey together! Reach out to us, and let’s explore how we can harness our combined passions and expertise to create housing solutions that truly make a difference. After all, the goal is to ensure that everyone has a place to call home—a place that reflects their identity and nurtures their aspirations.
Together, we can reshape our neighborhoods, making them more accessible and attainable for all. Here’s to building a future where every community member can find their place in a vibrant, diverse, and equitable landscape.
Let’s connect and make it happen!