HomeMy WebLinkAbout2024-01107 - Chapter 172 Parking Requirements (Amendment) (10)
CityClerk
From:Clark Eckels <clark.eckels@gmail.com>
Sent:Tuesday, April 15, 2025 11:31 AM
To:Stafford, Bob; Jones, D'Andre; Moore, Sarah; Jones, Monique; Bunch, Sarah; Berna,
Scott; Wiederkehr, Mike; Turk, Teresa
Cc:CityClerk; Rawn, Molly
Subject:Please Oppose Increased Parking Mandates
Attachments:The+Housing-Ready+City.pdf
CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize
the sender and know the content is safe.
Dear City Council & Mayor Rawn,
I am writing to express my strong personal opposition to the parking ordinance, Agenda Item B.1. at tonight's city
council meeting.
10 years ago, Fayetteville was a national leader in parking reform when the city council decided to eliminate all
commercial parking minimums and establish the current by right reductions to residential minimums. This ordinance
would walk back some of that progress, create more barriers to housing, and goes against best practices. Cities across
the US and North America have eliminated parking minimums entirely. In the United States alone, 86 cities (56 under
100k people) including Rogers have eliminated all parking minimums. Eliminating residential parking minimums is one of
the simplest and most impactful policies that we could make.
A year ago, the City Council recognized that we are in a housing crisis. Why are we working on policies that serve to
make the crisis worse? Fayetteville is a notoriously difficult place to build housing and we should be making it easier, not
more difficult, especially for local small scale developers. I can appreciate that the authors of this ordinance attempted
to make it less impactful for smaller developments, but in most cases, it still offers a lower maximum reduction than
allowed by current code and removes by right reductions. It also removes the incentives to achieve reductions by
building in proximity to transit, building compact spaces, as well as bicycle and motorcycle parking.
Small local developers are harmed the most by these costly developmental delays and expensive parking mandates.
These large out of state developers have the resources to make it through lengthy developmental delays and to build
large parking garages. We've already seen that large developers who can't fit all the required parking on site are
perfectly willing to buy up neighboring property to use solely for parking, potentially displacing even more residents.
Valuable land that could be used for housing and other productive uses.
If the intention is to manage parking, we should be creating and enforcing residential parking districts, like we have done
with the sororities and residents around Wilson Park. If the intention is to dissuade or regulate these large out of state
developers who are displacing people and building huge student focused/dorm style apartment blocks, let's find a way
to address them head on. This ordinance does not accomplish either goal and works against our city's long term goals of
affordability, walkability, safety, and climate protection.
If we're actually serious about tackling the housing crisis, we should be working with the Housing Crisis Task Force as
well as enacting the policies laid out in the Strong Towns Housing Ready Toolkit.
1. Allow single-family home conversion to duplex or triplex, by right.
2. Permit backyard cottages in all residential zones.
3. Legalize starter homes in all residential zones.
1
4. Eliminate minimum lot size requirements in existing neighborhoods.
5. Repeal parking mandates for housing.
6. Streamline the approval process
I believe that Fayetteville has reforms 2 & 3 on the books, however, this ordinance works fully in opposition to reforms 5
& 6 and I urge you to oppose it. Thank you for all that you do for our city.
Sincerely,
Clark Eckels
2
The Housing-Ready City:
A Toolkit for Local Code
Reform
3
What Is the Housing Trap?
Introduction
4
Checklist for a Housing-Ready City5
Policy #1: Allow Single-Family Home Conversion to Duplex or Triplex, by Right6
Policy #2: Permit Backyard Cottages in All Residential Zones10
Policy #3: Legalize Starter Homes in All Residential Zones14
Policy #4: Eliminate Minimum Lot Size Requirements in Existing Neighborhoods
Policy #5: Repeal Parking Mandates for Housing
Policy #6: Streamline the Approval Process
Building a Housing-Ready City Is in the Hands of Local Leaders
Partners and Resource Links
Tell us what your city is doing to become Housing Ready at strongtowns.org/housingready
18
22
26
30
32
Table of Contents
2
Housing affordability is one of the most pressing challenges facing cities today. Home prices have
soared, rental costs continue to rise, and for many, the dream of stable housing feels increasingly
out of reach.
At the same time, solutions often feel distant — many cities are waiting for state or federal
interventions that never seem to fully materialize. But the reality is clear: Cities don’t have to wait.
Local governments have the power, the tools and the authority to take meaningful action right now.
This toolkit is designed to help cities take that first critical step. The goal is simple — get more
housing built. Specifically, this toolkit focuses on local regulatory reform, making it easier to
implement the ideas outlined in the bestselling book “Escaping the Housing Trap.”
To be successful, housing reforms need to improve people’s lives — especially those who may be
skeptical of change. This toolkit presents approaches that feel familiar, practical and beneficial to
the very people who may otherwise resist them. The changes we recommend are so reasonable
and mainstream that they feel like the commonsense solutions they are, rather than another set of
extreme reforms forced on unwilling neighborhoods.
While we recognize that housing advocates will play a crucial role in bringing these ideas forward,
elected officials and technical staff are the people who will ultimately get this done. We can’t wait
for someone else to solve this problem for us. We need to do it ourselves.
By taking the steps in this toolkit, your city can position itself as a
leader in tackling the housing crisis. You will set your community up to
attract and retain the talent, entrepreneurs and investment that build
prosperity. You can lead your city out of the housing trap.
Introduction
Tell us what your city is doing to become Housing Ready at strongtowns.org/housingready
֤Photo: Sightline Institute֜
3
4
The housing market is in crisis. Home prices have been rising
rapidly for years, surging even more since the 2020 global
pandemic. Today, it is increasingly difficult for people across
all income levels to find an affordable place to live. To alleviate
this crisis, home prices must come down.
At the same time, rising housing prices are critical to the
stability of our financial system. Housing-related financial
products form the reserves and collateral of banks, pension
funds and other financial institutions. A meaningful drop in
housing prices poses serious economic risks.
This tension forms the housing trap. Prices must fall if homes
are to become affordable, yet prices can’t fall — not broadly
or for any sustained period of time — without creating deep
economic turmoil.
In “Escaping the Housing Trap,” we outline how cities can lead
the way out by focusing on three key actions:
• Filling the gap in housing supply with affordable, adaptable,
entry-level homes.
• Empowering local, small-scale developers to build these
homes instead of relying solely on large developers.
• Creating a responsive housing finance market that meets
local needs and capacities.
This toolkit focuses on the first key action.
Breaking out of the housing trap isn’t easy, but it’s achievable
— if cities are ready to take the lead. Local governments have
the authority and tools to drive meaningful change. Now, let’s
get started on the path to becoming a Housing-Ready City.
Learn more at housingtrap.org
What Is the Housing Trap?
4
Becoming a Housing-Ready City means removing barriers that prevent more housing from being
built in your community. While there are many reforms cities can pursue, we have identified six
essential changes that every city needs to implement. These changes are achievable — local
governments have the unilateral authority to make them all happen right now.
Cities that are seeking increased housing options, greater affordability and a stronger local
economy must implement the following changes:
Achieve each of these steps and you will be a Housing-Ready city. These changes will be
described in detail in the following sections.
Allow single-family home conversion to duplex or triplex, by right.
Simplify zoning codes to allow homeowners to create additional housing within
existing structures without burdensome approvals.
Permit backyard cottages in all residential zones.
Enable property owners to add accessory dwelling units (ADUs) to increase
housing options in established neighborhoods.
Legalize starter homes in all residential zones.
Remove zoning restrictions that limit the construction of smaller (400-800
square feet), more affordable homes for first-time buyers and downsizers.
Eliminate minimum lot size requirements in existing neighborhoods.
Allow for more efficient land use by removing artificial barriers that limit the
number of homes that can be built.
Repeal parking mandates for housing.
Let property owners decide how much parking is needed, reducing unnecessary
costs and land use requirements.
Streamline the approval process.
Create a clear, efficient process to ensure approvals for conversions, cottages
and starter homes happen within 24 hours.
Checklist for a Housing-Ready City
If your city is taking steps to become housing ready, we want to hear about it and tell your
story. Share your progress at strongtowns.org/housingready
5
Allow single-family home conversion to duplex or triplex, by right.
Policy #1
Converting single-family homes into duplexes or
triplexes is one of the simplest, quickest and most
effective ways to increase housing availability without
altering the character of a neighborhood.
Many homes already have the layout and space to
accommodate additional units with minimal changes
— such as adding an entrance, kitchen or bathroom. In
some cases, it’s as easy as converting a spare bedroom
into an efficiency apartment. These conversions typically
retain the home’s original exterior, ensuring they blend
seamlessly into the neighborhood while maintaining its
scale and aesthetic.
Cities can facilitate this by allowing conversions by right,
eliminating the need for costly and time-consuming
approvals. This flexibility empowers homeowners to
maximize their property potential, generate additional
income, and offer more affordable housing options
within their community.
Has your city made it possible for people to convert single-family residences into duplexes?
Tell us about it at strongtowns.org/housingready
6
Implementation
Making this change is straightforward. The city’s zoning ordinance needs to be updated to allow
duplexes and triplexes in areas where single-family homes are currently permitted. Once this
zoning change is made, homeowners can move forward with conversions without requiring special
approvals or variances.
Steps To Implement:
1.Amend the zoning code. Update the ordinance to permit duplexes and triplexes in all
residential zones where single-family homes are allowed.
2.Adjust permitting procedures. Ensure the permitting process is clear and accessible,
treating conversions like standard home improvement projects.
3.Communicate the change. Provide simple, clear information to homeowners and
builders about the new opportunities and how they can take advantage of them.
Duplex
conversions can
add housing
without significant
changes to the
neighborhood’s
feel. (Photo:
Sightline Institute)
Policy ֫Լנ Allow single-family home conversion to duplex or triplex, by right.7
Private, Peaceful Homes That Boost Neighborhood Property Values
Results
Monte Anderson’s “Multigenerational Roommate
House” is only legal because of a technicality. But
it shows how making single-family to duplex and
triplex conversions legal by right can nurture a
healthier housing market.
Anderson lives in a first-ring suburb of Dallas,
Texas, in a large house originally built for a
1970s-era nuclear family — mom, dad and
2.6 kids. Multiunit homes are technically not
allowed in the neighborhood. But after Anderson
purchased it in 2021, he applied some savvy
interpretation of local zoning rules to transform
it into a legal, owner-occupied, multiunit home
for five single adults ranging in age from almost
20 to over 70.
Each unit has a separate entrance, bathroom and
kitchenette where the occupants can enjoy their
own privacy. In many ways, this is a return to
traditional housing patterns. Multigenerational
and roommate living was more common in
American cities before restrictive zoning laws
made it illegal to have more than one household
in a single-family home. By allowing homeowners
to convert existing houses into duplexes or
triplexes, cities can give residents the flexibility
to live where they want at a price they can
afford.
In a neighborhood where zoning allows duplexes
by right, a homeowner with an aging parent could
create a small, independent living unit instead
of paying $5,000 a month for an assisted living
facility. A young adult just starting out could
afford to stay in their neighborhood rather than
being priced out of the community they grew
up in. And people like Anderson, who love the
energy of having people around but also value
their privacy, can enjoy both.
Allowing duplex conversions isn’t just good for
homeowners — it’s a boon for cities. Anderson
purchased his property for about $300,000
when it was a run-down, outdated house. After
converting it into a multiunit home, it is now
valued at over $1.2 million. That’s a quadrupling
of taxable value — without requiring the city to
build new infrastructure, extend roads or increase
public services.
The Dallas, Texas
home Anderson
converted to
accommodate up
to five households
still looks and feels
like the single-
family residence it
was built to be.
Policy ֫Լנ Allow single-family home conversion to duplex or triplex, by right.8
In cities that make this type of housing legal
by right, thousands of stagnant properties
can be improved, raising property values,
increasing tax revenue and revitalizing
aging neighborhoods. Instead, zoning laws
force homeowners to jump through absurd
bureaucratic hoops to make these modest,
commonsense changes.
Anderson had to design his house around these
outdated rules, installing hotel suite-style doors
that lock from each side to technically maintain
a single-family designation. He also had to
avoid installing full kitchens in secondary units
because they would trigger a “multifamily”
classification. These legal gymnastics only add
cost and complexity.
“It’s ridiculous that this kind of housing isn’t
legal everywhere,” Anderson says. “Nobody
wants these big empty houses just sitting there,
deteriorating. This is a way to make better use
of what we already have.”
This isn’t about turning neighborhoods into
high-rise apartment districts. It’s about giving
families and individuals more housing choices
while keeping communities strong and intact.
When a homeowner like Anderson can legally
and affordably create housing that meets
modern needs, everyone wins.
Monte Anderson is a managing partner at Neighborhood Evolution and president
of Options Real Estate Investments, specializing in sustainable neighborhood
development in Southern Dallas and Northern Ellis counties.
Featured:
The floor plan
of Anderson’s
“Multigenerational
Roommate
House.” Each
unit has a
private entrance,
bathroom, and
kitchenette.
Policy ֫Լנ Allow single-family home conversion to duplex or triplex, by right.9
Permit backyard cottages in all residential zones.
Policy #2
Backyard cottages, also known as accessory dwelling
units (ADUs), offer a low-impact way to increase housing
supply while preserving the character of neighborhoods.
These units, often tucked behind existing homes,
can provide flexible living spaces for extended family
members, produce rental income, or accommodate
downsizing homeowners. Backyard cottages
are designed to fit within the scale of existing
neighborhoods, making use of underutilized yard space
without overwhelming existing infrastructure.
Allowing them by right in all residential zones simplifies
the process for homeowners and encourages organic,
small-scale growth within the community.
Has your city permitted backyard cottages? Tell us about it at strongtowns.org/housingready
10
Opening the way for backyard cottages — also known as accessory dwelling units or ADUs — is
simple. Begin by updating the city zoning code to allow backyard cottages as a permitted use in all
residential zones.
Steps To Implement:
1.Amend the zoning code. Update the ordinance to permit backyard cottages (ADUs)
in all residential zones, ensuring they are treated as a permitted use without requiring
special approvals.
2.Establish clear guidelines. Define reasonable standards for size, setbacks and design
to ensure compatibility with existing homes while maintaining flexibility.
3.Simplify the permitting process. Treat ADU applications like other minor home
improvements, ensuring a straightforward and predictable approval process.
4.Educate homeowners. Provide clear information on how property owners can add
backyard cottages, including design standards, utility connections and financing
options.
Implementation
Homeowners can
turn unused space
into charming
backyard cottages
to accommodate
loved ones or
bring in extra
income—all while
addressing a city’s
housing needs.
(Photo: Sightline
Institute)
Policy ֫2נ Permit backyard cottages in all residential zones.11
Independence and Support for Young People and Seniors
Results
Backyard cottages provide affordable housing
options that adapt to people’s changing needs.
Legalizing this form of development can improve
residents’ quality of life and help families stay
connected, all while increasing housing supply
and affordability without large-scale disruption to
the community.
A family of adult children in Fayetteville,
Arkansas, learned this firsthand. When their
aging mother was diagnosed with dementia,
they faced a difficult choice: place their mother
in a sterile, expensive memory care facility or
risk her safety as she struggled to maintain her
independent life. Not willing to sacrifice her
safety or her independence and joy, they created
an alternative: They built a backyard cottage on
one sibling’s property, creating a modest but
dignified space where their mother could live
independently for as long as possible.
Familiar surroundings and faces are critical
for seniors with memory issues, and this
environment allowed their mother to thrive. She
could maintain her routines while staying safe
and connected to her family, a scenario infinitely
preferable to institutional care. Looking back,
the family recognized that being able to build a
second cottage would have helped even further,
providing space for a full-time caretaker to stay in
later years.
While building a backyard cottage was the perfect
solution for the family, zoning restrictions
meant that it was only possible through creative
loopholes. The unit had to be connected to the
main house and lack a stove to avoid qualifying as
a full “dwelling unit.” This was a stark reminder
that many zoning laws — designed under
When family
members need
space and
independence,
they often must
go far from home
to find a place
they can afford. A
backyard cottage
can be the sweet
spot between
being close to
family and being
too close to family.
(Photo: Sightline
Institute)
This piece was contributed by Alli Thurmond Quinlan.
Policy ֫2נ Permit backyard cottages in all residential zones.12
the guise of maintaining “safe and desirable”
neighborhoods — were hamstringing families’
ability to adapt to life’s challenges.
This family’s story became a turning point in
the city’s push to reform its restrictive zoning
codes. In 2018, Fayetteville legalized two ADUs
per lot, as well as eliminating owner-occupancy
and parking requirements. Instead of limiting the
housing supply, they focused on legislating actual
problems — for instance, over-occupancy, illegal
parking or noise complaints. Homeowners can
now adapt their properties to meet their changing
needs, adding a rental unit for extra income, a
space for aging parents, a second unit to start a
small home business in, or a starter home for a
young adult. This flexibility fosters both family
stability and broader housing affordability.
The success of these reforms was rooted in a
willingness to listen — to hear the stories of
families navigating complex challenges and to
recognize the systemic barriers they faced. It’s
a testament to the power of incremental change
and the importance of putting people at the
center of planning decisions.
As cities continue to grapple with housing
crises, aging populations and shifting family
dynamics, these lessons remain deeply relevant.
By embracing flexibility, fostering connection
and prioritizing human needs, we can build
communities that are not just places to live, but
places to thrive.
Alli Thurmond Quinlan, the acting director of the Incremental Development
Alliance, is an architect, landscape architect and small infill developer.
Contributor:
Policy ֫2נ Permit backyard cottages in all residential zones.13
Legalize starter homes in all residential zones.
Policy #3
Starter homes — small, affordable homes typically for
first-time buyers — were once a staple of American
neighborhoods but have become increasingly rare due
to restrictive zoning laws and financial incentives for
larger structures.
Legalizing starter homes in all residential zones
means removing regulatory barriers that prevent
the construction of smaller homes on smaller lots.
These homes provide an accessible entry point to
homeownership for individuals, young families and
retirees looking to downsize. Designed for gradual
expansion, they offer the flexibility to grow with the
homeowner’s needs over time.
Starter homes blend seamlessly into existing
neighborhoods, offering an attractive, entry-level
housing option that ensures communities remain
accessible to people at different life stages.
Has your city legalized starter homes? Tell us about it at strongtowns.org/housingready
14
To allow starter homes in all residential zones, cities need to update their zoning codes to eliminate
housing size restrictions or any minimum dwelling size requirements.
Steps To Implement:
1.Amend the zoning code. Update the ordinance to remove all minimum dwelling size
requirements in all residential zones.
2.Establish clear guidelines. Define reasonable standards for setbacks, lot coverage
and design to ensure new homes fit within existing neighborhoods.
3.Simplify the permitting process. Treat starter home applications like any other
residential construction project, with a clear and predictable approval process.
4.Educate homeowners and builders. Provide accessible information on how to take
advantage of the updated regulations.
Implementation
Policy ֫3נ Legalize starter homes in all residential zones.15
Homeownership Within the Reach of Young Families
Results
Mark and Fawn Gottschalks’ shotgun house
exemplifies how small, adaptable homes (also
known as starter homes) can address today’s
housing challenges.
In many towns, it would be illegal to build this
kind of house. Thanks to zoning reform, though,
this property could give the Gottschalks an
affordable entrance into homeownership that was
just right for their family.
Built in 1989 on a modest 3,000-square-foot lot in
Pensacola, Florida, the 850-square-foot shotgun
house is charming and practical. Upon taking
possession, the Gottschalks’ budget allowed
them to update the kitchen and bedrooms to
meet their immediate needs. They’ve left the
attic undeveloped for now, but it offers potential
for conversion into a third bedroom. They’re
thinking about adding a backyard cottage in
the future, as family needs arise. Pensacola’s
zoning reforms have made this all possible.
This flexibility allows the house to adapt as the
Gottschalks family grows, proving that small
homes can evolve without losing their appeal.
The Gottschalks’ house sits within walking
distance of a daycare, parks, schools and
local baseball games, offering conveniences
that outweigh any desire for extra space. The
neighborhood is zoned C-2 (general commercial),
reflecting Pensacola’s recognition that residences
and businesses benefit from proximity. This
ensures that Mark and Fawn experience a
community that is adapting and changing in
fruitful ways. Their small home is not out of place
Small houses—less
than 1,000 square
feet—on small
lots used to be a
standard building
block for cities. They
were affordable
for residents and
efficient for providing
utilities and services
to. Now, they are all
but illegal to build
in most American
cities.
This piece was contributed by Norm Van Eeden Petersman.
Policy #3: Legalize starter homes in all residential zones.16
— it is part of the eclectic mix of housing that is
characteristic of dynamic neighborhoods.
Downtown Pensacola’s population growth —
from 500 to over 6,000 residents in two decades
— demonstrates the power of diverse housing
options. Mark and Fawn’s home embodies this
vision, showing how small housing solutions
integrate seamlessly into revitalization efforts.
Inspired by resourceful designs of the past,
small homes such as the Gottschalks’ create
opportunities for individuals and families to build
stable, connected lives. Mark and Fawn know it’s
the starting point they need for a bright future in
Pensacola.
Norm Van Eeden Petersman is the director of Movement Building at Strong Towns.
An expert speaker for the Strong Towns movement, he has toured the United States
and Canada delivering insights on how to build strong towns.
Contributor:
Policy ֫3נ Legalize starter homes in all residential zones.17
Eliminate minimum lot size requirements in existing neighborhoods.
Policy #4
Minimum lot size requirements often create unnecessary
barriers to development, making housing more
expensive and limiting opportunities for growth. In
established neighborhoods with existing infrastructure
— such as roads, sewer and water — these rules prevent
natural, incremental development that would otherwise
fit within the existing community fabric.
Eliminating minimum lot sizes in these areas allows
property owners to make better use of their land
without compromising neighborhood character. Rather
than leading to dramatic changes, removing lot size
restrictions simply allows for smaller, more affordable
homes to be built and financed, providing more
opportunities for people to live in desirable locations
without the high costs associated with large lots.
A common concern is that eliminating minimum lot sizes
could result in extreme changes, such as overcrowding
or incompatible development. In reality, what happens
is more modest: Homeowners can add a smaller home,
build a backyard cottage or split a lot to create new
housing options. This allows communities to grow in a
gradual, predictable way without large-scale disruptions.
Financially, this reform benefits both residents and
cities. For homeowners, it unlocks the potential to
create additional housing that meets their needs while
remaining affordable. For cities, it brings more properties
into productive use, boosting tax revenue without the
need for costly infrastructure expansions.
Ultimately, eliminating minimum lot size requirements
in existing neighborhoods is about providing flexibility.
Cities can allow for responsible growth that aligns with
the existing neighborhood, giving people more choices
while maintaining the character and scale of their
community.
Has your city eliminated minimum lot sizes in established neighborhoods? Tell us about it at strongtowns.org/housingready
18
To eliminate minimum lot size requirements in existing neighborhoods, cities need to update their
zoning codes to remove restrictions that mandate a minimum lot size for development.
Steps To Implement:
1.Amend the zoning code. Update ordinances to eliminate minimum lot size
requirements in established neighborhoods with existing road, water and sewer
infrastructure. To define an established neighborhood, specify that it was platted prior
to a set date, such as “platted prior to 2024.” This change is intended to apply only to
existing neighborhoods, not new developments.
2.Simplify the subdivision process. Allow property owners to subdivide lots with
minimal administrative steps and cost. Approve subdivisions with a survey and
description of the property, instead of requiring a master plan approved by a planning
commission or public hearing.
3.Educate the public. Provide clear, accessible information about how these changes
will optimize land use and create more housing opportunities while preserving
neighborhood character.
Implementation
Policy ֫4נ Eliminate minimum lot size requirements in existing neighborhoods.19
More Flexibility in Housing Development
Results
The South Street Cottages project in Fayetteville,
Arkansas, began with the acknowledgment that
reducing minimum lot sizes could unlock the
potential for smaller, more affordable homes
while meeting the needs of the community.
By working with the city to reduce minimum lot
sizes, we were able to build 28 homes on a parcel
that would have otherwise only accommodated
seven. Each home sold quickly, with attainable
total prices. Best of all, many of the buyers were
young families, retirees and single professionals
who might otherwise have been shut out of the
housing market.
In 2016, I joined the Incremental Development
Alliance and moved from renovating and flipping
old houses on the side to tackling my first
land and new construction development. In
collaboration with forward-thinking city officials
and planners, I identified a site that was well-
suited for a pilot project: an oversized parcel in
a walkable neighborhood close to public transit,
schools and parks.
The existing zoning required minimum lot
sizes of 10,000 square feet, which would have
limited the number of homes we could build and
driven up per-unit costs. I proposed rezoning
the area to one of our town’s downtown zoning
districts. This would allow for very small lot
width minimums (18 feet) and no minimum lot
sizes — a dramatic change, but one grounded in
thoughtful design and community engagement.
To build community support, I held workshops
and listening sessions with residents — the most
popular was a pop-up petting zoo where after-
school classes could pet goats and learn about
civic engagement and the development process.
We addressed neighbors’ concerns face-to-face
and emphasized the benefits of smaller lots, such
as attracting first-time homebuyers and creating
a neighborhood that feels cohesive and human-
scaled.
Once the reduced lot sizes were approved, we set
out to design homes that were both affordable
and desirable. Being a hillside town meant that
Reducing minimum lot size
requirements in Fayetteville,
Arkansas, resulted in a
28-home neighborhood,
complete with continuous
sidewalks, street trees and
business space, where
previous ordinances would
have only allowed seven
homes. (Photo: Joshua Duke
Photography)
This piece was contributed by Alli Thurmond Quinlan.
Policy ֫4נ Eliminate minimum lot size requirements in existing neighborhoods.20
the site sloped significantly from the back corner
to the street. As both an architect and a landscape
architect, I designed this topography into terraces
to create a series of small-lot single-family
homes, some of which had garage apartments. I
tucked a townhouse courtyard into the back and
put a small, mixed-use building in the corner.
The smaller lots naturally lent themselves to
compact, efficient designs for households of
one or two people. The largest corner home had
three bedrooms and a playroom. Each home was
designed to maximize usable space, with open
floor plans, high ceilings and plenty of natural
light. By minimizing setbacks and carefully
planning shared green spaces, we created a sense
of community while maintaining privacy for
individual homeowners.
Smaller homes naturally mean lower utility
bills. We also incorporated elements like high-
performance insulation and native landscaping
to further reduce environmental impact. These
features not only appealed to buyers but also
helped lower ongoing costs, making the homes
even more accessible to residents on a budget.
I’ve slowly developed the street-facing houses
in sets of three over the last eight years. These
houses sit on lots as small as 1,500 square feet —
a fraction of the lot minimum allowed under the
previous zoning — and range in size from 500
square feet to 2,200 square feet. Two of them met
federal affordability standards without subsidy.
This affordability is directly achieved by
their small size and small lot — the price per
square foot is high for the neighborhood and
has caused many older neighboring homes to
appreciate in value in response.
Critically, these homes can be purchased
outright with typical, federally backed 30-year
mortgages because they’re on conforming,
fee-simple platted lots. In many cases, where
small lots are not allowed, developers resort to
creating condominium regimes to achieve higher
density. While condos can be a viable solution,
they often come with added complexity: shared
ownership structures, homeowners’ associations,
and monthly fees that can be a barrier for some
buyers.
So far, the project has been a resounding success.
Continuous sidewalks shaded by native Overcup
Oak street trees now connect neighbors. Front
porches brought up to the street encourage
neighborly interactions. Lush, carefully
designed front gardens make the density of the
neighborhood feel cozy and lovable.
Reducing minimum lot sizes isn’t just about
making homes smaller — it’s about making
affordable housing a reality for all.
Alli Thurmond Quinlan,
the acting director of the
Incremental Development
Alliance, is an architect,
landscape architect and
small infill developer.
Contributor:
Policy ֫4נ Eliminate minimum lot size requirements in existing neighborhoods.21
Repeal parking mandates for housing.
Policy #5
Mandatory parking requirements add significant costs
to housing projects and take up valuable land that
could otherwise be used for homes or community
spaces. They often result in unnecessary and
underutilized parking spaces that do little to enhance the
neighborhood.
Repealing parking mandates allows property owners to
determine the appropriate amount of parking based on
actual demand rather than outdated, one-size-fits-all
regulations. In many cases, especially in walkable or
transit-friendly areas, residents require far less parking
than current mandates dictate.
Eliminating these requirements not only makes housing
more affordable but also gives people more options in
how they get around.
Has your city repealed parking mandates? Tell us about it at strongtowns.org/housingready
22
To repeal parking mandates for housing, cities need to update their zoning codes to remove all
parking requirements in residential zones.
Steps To Implement:
1.Amend the zoning code. Remove all references to minimum parking requirements for
residential properties in the zoning ordinance.
2.Consider adding a clarification. While removing the standards is sufficient, cities may
choose to explicitly state “Parking Requirements: None” in the code for added clarity.
3.Communicate the change. Provide clear information to homeowners, developers and
businesses about the benefits of parking flexibility and the new regulations. Evaluate
potential impacts and ensure city officials and the public understand that removing
mandates does not prohibit parking; it simply allows for flexibility and choice.
Implementation
Policy ֫5נ Repeal parking mandates for housing.23
Less Unused Pavement; More Homes
Results
The Finley Street Cottages project in Atlanta,
Georgia, shows how parking mandates can
prevent desperately needed development — and
how removing those mandates makes housing
more attainable and affordable.
Atlanta is struggling with a growing housing
crisis. Despite public investment in transit and
job creation, many neighborhoods are locked in
their current state. Vacant lots remain vacant,
rental properties become run down, and the few
projects that are completed are expensive and
don’t align with the character of the community.
The Finley Street Cottages project was conceived
as a response to these local struggles. The
development team at Kronberg Urbanists +
Architects had the opportunity to redevelop two
blighted lots in the heart of the city into a cottage
court. The new development was an opportunity
to build affordable and walkable housing that
could serve the workforce and foster a connected
community. At the scale of two lots, the
redevelopment was small enough not to require
subsidies, and the neighborhood’s zoning code
already allowed for this type of development.
Ideally, the cottage court would emulate the
traditional patterns of the neighborhood and
grow incrementally over time.
Following the traditional pattern of the
neighborhood, utilizing existing zoning, and
not relying on subsidies or grants should have
made this a straightforward project, one that
could represent the community and provide a
place for new residents to call home. However,
as the project team sketched out the site plan
and developed a financial analysis, they quickly
encountered a significant roadblock: Atlanta’s
stringent parking requirements.
The existing parking mandates required a
substantial portion of the land to be dedicated
to parking spaces, which increased costs and
reduced the available space for housing units.
This made it nearly impossible to achieve
This piece was contributed by Edward Erfurt.
After the
city reduced
minimum parking
requirements,
Kronberg Urbanists +
Architects was able
to move forward with
a plan that produced
more homes at more
affordable rental
rates.
Policy ֫Ձנ Repeal parking mandates for housing.24
the desired affordability. The team realized that,
under conventional approaches, the math simply
didn’t work.
Atlanta’s parking code had the unintended
consequence of locking the downtown
neighborhoods in time. The natural pattern of
development through incremental steps was
replaced with giant leaps or, worse, decline. The
Finley Street Cottages exposed this unintended
consequence and shined a light on a struggle that
could be addressed at the most local level.
Atlanta officials recognized that the need for
more attainable housing was more important
than an abundance of parking, and they
decided to reevaluate and change the parking
requirements. This kind of policy adjustment
can be completed in a matter of weeks, and it’s a
game-changer for neighborhood development.
With the new parking requirements in place,
the Finley Street Cottages team was able to
reconfigure the site plan. The reduced need for
parking spaces freed up land, allowing for more
housing units and additional green space. This
not only made the project financially viable but
also aligned with the developers’ goal of creating
a walkable and connected neighborhood.
After the city reduced minimum parking
requirements, the Finley Street Cottages project
was able to offer rents that were 20% to 60%
more affordable. The development’s location
within a 15-minute bicycle radius of essential
services and amenities further enhanced its
appeal, promoting a vibrant and sustainable
community.
Atlanta officials’ decision to reduce parking
requirements was instrumental in making the
Finley Street Cottages project possible. This is an
example of how local governments can address
local needs by removing self-imposed barriers.
Edward Erfurt is Strong Towns’ chief technical advisor. He is a trained
architect and passionate urban designer with over 20 years of public- and
private-sector experience.
Kronberg Urbanists + Architects is a multidisciplinary design studio that
utilizes architecture, urban design, real estate development, and policy to
make neighborhoods better.
Contributor:
Featured:
Policy ֫5נ Repeal parking mandates for housing.25
Streamline the approval process.
Policy #6
One of the biggest barriers to new housing is the lengthy
and complex approval process. Simplifying this process
— by offering clear, predictable timelines and reducing
unnecessary bureaucracy — empowers homeowners
and small-scale developers to contribute to the housing
supply efficiently.
Cities can implement 24-hour approvals for
straightforward projects like duplex conversions,
backyard cottages and starter homes, making it easier
and faster to get housing built. A streamlined process
reduces costs, encourages development, and provides
communities with the homes they need without
unnecessary and costly delays.
By adopting these reforms, cities can take a proactive
role in addressing housing challenges, ensuring their
communities remain affordable, resilient and prosperous.
Has your city streamlined approvals for new housing? Tell us about it at strongtowns.org/housingready
26
Streamlining the approval process for housing projects requires a hands-on approach to identify
and eliminate unnecessary delays. Cities can achieve this by proactively testing their own systems
to uncover friction points and find innovative solutions that lead to faster, more efficient approvals.
Steps To Implement:
1.Submit a test application. A city official should submit a sample application for a
duplex conversion, backyard cottage or starter home to experience the process
firsthand and identify bottlenecks.
2.Identify friction points. Analyze each step to pinpoint delays and inefficiencies, asking
questions such as:
• What are the biggest obstacles?
• Are there redundant steps that can be eliminated or simplified?
• What information could be requested up front to expedite the process?
• Are approvals being routed to the right people at the right time?
• Can some reviews be conducted concurrently rather than sequentially?
3.Evaluate necessity and impact. For each identified step, determine whether it is
essential or if approvals could proceed without it, ensuring only critical reviews are
retained.
4.Coordinate post-approval processes. If certain steps are necessary but not critical to
initial approval, explore options to coordinate them after approval to avoid unnecessary
delays.
5.Revise and refine the process. Based on insights gained, adjust submission
requirements, improve communication between departments, and set clear timelines
for faster approvals.
6.Educate stakeholders. Provide guidance to applicants on how to navigate the
streamlined process effectively, ensuring transparency and ease of compliance.
Implementation
Policy ֫6נ Streamline the approval process.27
Rapid, Incremental Housing Development
Results
Tim Corcoran and the city of South Bend,
Indiana, have been blazing the trail for
incremental development for years. On
Corcoran’s first day as South Bend’s planning
director in 2016, he famously found the first
zoning rule he would take down. He hasn’t
stopped since that first day.
Corcoran calls his approach “proactivism” — and
clarifies that this is, in fact, a word. He looked
it up. To him, this means working closely with
developers toward their shared goal of building a
healthy local housing market.
This proactivism has boosted South Bend’s
reputation as a model community for incremental
development, showing other cities how policies
can accelerate development without sacrificing
quality or community input.
South Bend has implemented several of the
strategies identified in this toolkit. It legalized
accessory dwelling units (ADUs, also known as
backyard cottages or granny flats) citywide in
2020. It removed off-street parking requirements.
And, while it hasn’t eliminated minimum lot
sizes, it has lowered them.
Perhaps the tactic they are known best for is their
preapproved plans.
Corcoran is clear that South Bend’s preapproved
permits did not start with the goal of expediting
permitting. It started with the proactive goal of
Housing
templates from
South Bend’s
Pre-Approved
Plan Catalog.
(Source: City of
South Bend)
Policy ֫Ճנ Streamline the approval process.28
helping those in his community who wanted to
help South Bend.
Well-meaning residents were proposing infill
development projects that were completely
out of character with the neighborhoods they
would be located in. For example, some residents
submitted plans that would place ranch houses
in the middle of older, denser housing stock.
Corcoran, the proactive planner, understood the
reactions that were headed his department’s way
if he didn’t direct the resources at his disposal to
address this coming problem.
The city developed five preapproved housing
designs that anyone could use — completely free
of charge.
The first set of preapproved plans featured a
variety of housing types: ADUs, a standard-sized
house (suitable for most lots), a house that could
fit on a 30-foot-wide lot, a sixplex, and a stacked
duplex.
The city made the plans, and then produced pro
formas to make sure the plans would pencil out
in the real world.
In preparing to share his story, Corcoran asked
his building department, “How fast can you
permit a (preapproved plan) home?” Their
response: “20 minutes.”
The zoning department admitted that they may
take a little longer — “as long as it takes to check
emails.”
South Bend’s success stems from a local
government that sees itself as a development
partner rather than a bureaucratic gatekeeper.
The city has become a trusted partner in shaping
housing solutions, with more preapproved
building plans now available (including plans for
two townhouses and a bungalow).
South Bend isn’t stopping anytime soon.
Corcoran was proud to share that the St. Joseph
County’s Parade of Homes recently awarded one
of the city’s preapproved designs — the stacked
duplex — “Best in Show” for the under $1 million
category. It’s clear that, with good leadership,
incremental, locally led housing initiatives can
deliver high-quality, desirable homes — and do so
quickly.
Tim Corcoran is the director of Planning & Community Resources for the city of
South Bend, Indiana.
Featured:
Policy ֫6נ Streamline the approval process.29
Building a Housing-Ready City Is in the Hands of Local Leaders
To understand how one city leader can spearhead
the housing reforms your city needs, look
no further than Rebekah Kik, the deputy city
manager for the city of Kalamazoo, Michigan.
Kik began to notice the “broken teeth” pattern
of vacancy in Kalamazoo’s neighborhoods 10
years ago, during her daily bike rides to work.
There were no bike lanes back then, so she would
weave through residential streets looking for safe
routes. She began to wonder why there were so
many empty lots. Why were there blocks without
housing? Why was no one rebuilding homes on
them?
She learned that efforts to fight blight in the city,
led by a state land bank program, had involved
tearing buildings down to make way for new
housing. However, no one could build new homes
to replace them because of prohibitive zoning
rules.
Every empty lot represented one less home
for residents and fewer resources for the city.
Outside developers weren’t coming any time
soon. Community members needed to be
empowered to rebuild their neighborhoods
themselves.
A city planner at the time, Kik began asking
questions. How was the city partnering with
neighborhoods? How could they incorporate
This piece was contributed by Tiffany Owens Reed.
30
community training or resources into those
partnerships? What about preapproved plans?
For the past 10 years, she has poured herself into
answering these questions.
After a conversation with the mayor, Kik got
to work. First, she pulled her planning team
together to work on simple text amendments to
the zoning code that would make building easier.
Then she helped develop and advance a housing
reform package in collaboration with state and
county agencies, as well as partner organizations
like the Incremental Development Alliance.
The reform package took five years to fully build
out and activate. It legalized accessory dwelling
units citywide, reduced parking minimums,
and greatly reduced setback requirements and
minimum lot sizes, among other reforms. It
also included preapproved plans that small
developers could adopt making it easier to start
projects quickly instead of having to wait on
various approvals. These plans were inspired by
traditional American architecture already found
in the neighborhood. In 2019, Kik launched a
Housing Development Fund to help would-be
small developers get projects off the ground by
providing gap funding at an extremely low rate.
The work was more than technical policy-writing
and ordinance-editing, though. It also involved
engaging with the community about the changes
that were being made and how they positively
impacted residents. Like many cities, Kalamazoo
residents had anxieties about zoning changes.
However, through personal conversations at
community meetings and office hours, Kik and
her team were able to answer their questions and
demonstrate how the community would benefit
from the changes.
For city leaders who want to make changes but
feel overwhelmed, or those who are worried
about community response, Kik advises not
trying to embrace major overhauls right away.
“Just start with the next smallest thing.”
Ultimately, when it comes to housing reform,
Kik’s goal is to “see our community building the
community.” She wants to empower local small-
scale builders to build the housing and businesses
that the city needs to be more resilient. So far,
they’ve welcomed 48 new homes and have about
12 local builders interested in building more.
She remembers when the first house went up on
an empty lot in the summer of 2019. Even though
most people had no idea how much work had
gone into making the home possible, Kik stood
there with a huge sense of accomplishment and
hope: “It just made my heart so much lighter,
lifting the weight of that huge barrier.”
Rebekah Kik is the deputy city manager of Kalamazoo, Michigan.
Tiffany Owens Reed is the host of The Bottom-Up Revolution podcast. A graduate
of The King’s College and former journalist, she is a New Yorker at heart, currently
living in Texas.
Featured:
Contributor
31
This toolkit was assembled by Strong Towns with help from our partners:
For more resources, or to tell us about the work your place is doing to become a Housing-Ready City, go to strongtowns.org/housingready
This toolkit was made possible by thousands of Strong Towns members across the
continent. Join them at strongtowns.org/membership
Parking Reform Network | parkingreform.org
In partnership with allied organizations, Parking Reform Network
accelerates the adoption of critical parking reforms through
research, coalition-building, and direct advocacy.
Neighborhood Evolution | neighborhoodevolution.com
Neighborhood Evolution is a development consulting group of
small-scale developers, designers, community advocates, and urban
planners committed to giving locals what they need to take action.
Kronberg Urbanists + Architects | kronbergua.com
Kronberg Urbanists + Architects is a multidisciplinary design studio
that utilizes architecture, urban design, real estate development, and
policy to make neighborhoods better.
Incremental Development Alliance | incrementaldevelopment.org
Inc Dev is an Alliance of practitioners who train small developers,
helping citizens strengthen their own neighborhoods and helping
city champions get the kind of development their community wants.
Strong Towns | strongtowns.org
Յ44ֽ21Յֽ16Յ1
1ԻԻ1 ďingwood Street Studio 116
Brainerd, MN 564Ի1
32