CLANTON MICRO
RALEIGH NC
MULTI FAMILY
2023
How can we make housing more affordable in cities?
A complex question to which there are no one-line answers. As American Cities face a crisis of housing affordability, the underlying fabric of our cities must undergo a dramatic transformation in order to maintain socioeconomic diversity. While the required transformation includes fundamental policy changes not addressable at project level (infrastructure, transportation, financing, etc.), there are tools available to developers and architects that can move the needle towards affordability.
Clanton Street Micro is a 34-unit apartment project that addresses the affordability issue through three separate approaches, each of which are only recently enabled through text changes in Raleigh’s zoning code (most notably TC-20-21 Missing Middle 2.0, among others).
1. Density: One theory of housing affordability argues that increasing the supply of housing units in a given area can alleviate market shortage, increasing competition among landlords, which can in turn help lower rental prices. In Clanton Street Micro, the project’s site is currently occupied by just one single-family home, and a 34-unit building would represent a significant contribution to density. (Density, by the way, is a pre-requisite to financial viability of mass transit)
2. Smaller Units: A well-designed apartment can provide comfortable living conditions despite a sub-market footprint. With a sufficient base of renters who welcome the corresponding lifestyle choices, smaller units with a proportionally small price tag can create new housing options, which in turn opens up the neighborhood to a wider range of socio-economic profiles. In Clanton Street Micro, the units are only 360 SF, and must be designed efficiently to do more with less. Rather than relying on superficial solutions like transformer furniture pieces, the unit design begins at building design stage, strategizing around acceptable unit width-to-depth ratios, structural spans, and a building massing design that lends itself to better natural light access. The units feature no cumbersome fold-up beds, expanding tables or moving walls, but are designed with dimensional precision to create ergonomic spaces that eliminate excess in area use.
3. Inclusionary Zoning & Rent Control: Recently adopted provisions in Raleigh’s zoning code includes density bonuses(unit count & max height) for providing affordable units in a portion of the project. 20% of the bonus units are dedicated to households making less than 60% Area Median Income, and rent is fixed to HUD’s HOME program guidelines for 30 years. Inclusionary zoning practices like this are becoming more commonplace across American cities, and they can improve a project’s financial viability while further contributing to densification.
We believe affordable cities are not a destination but a sign post, and every project can help move us closer.