One of the many benefits of allowing pocket neighborhoods and cottage courts is being able to share high land costs. That, and sharing child care duties, are primary reasons that Phil Levin and Kristen Berman created “Radish”, a pocket neighborhood in Oakland.
Phil founded Live Near Friends, a website advising people on which steps to take to eventually live near friends and family and live happier by focusing on the hard part of finding appropriate real estate, setting up community standards, and arranging rent and legal concerns. He also is a co-founder of Culdesac, in Tempe, Arizona, an apartment complex with a traditional design of close-together buildings and shops near transit.
Phil takes Kirsten Dirksen, who produces videos about uncommon homes, on a tour of Radish, where the viewer can meet the residents, and learn about the architecture of the buildings and outdoor space plus a little about the process to combine two lots into what he calls a “friend compound”.
I previously wrote about cottage courts and how the Chicago zoning code does not allow them, primarily by disallowing more than one house per property. For Chicago, cottage courts can additionally offer the benefit of achieving the same density as a series of two-flats – so as not to reduce the population or population capacity of a neighborhood – while responding to the demand for detached housing and yards – which are putting pressure on two-flats and leading to their deconversions or teardowns. Two-flats have been a typical way for Chicagoans to live in a multigenerational setting, something that cottage courts can also promote.
Radish comprises two properties that started with two existing apartment buildings and an existing backyard house. Levin et. al. added another backyard house (ADU), a small building for a coworking office and shared kitchen (called “Blueberry” on the site plan below), and an RV for housing guests. All of those additions encircle a large shared space with a grassy yard, communal and scattered seating, a fire pit, a hot tub, and a sauna, separated from the car parking area by a privacy fence.
In total, there are eight dwelling units on the property in four houses on an 18,589 s.f. set of two parcels. That lot area is the equivalent of six standard size lots in Chicago, on which 12-18 dwelling units will typically be found. But, that large lot size is atypical for Oakland.
Another aspect of cottage courts is that they can facilitate sharing food, high-cost resources (like a hot tub), and child care. Phil, the other residents, and even former residents who live nearby and stop by during the filming, describe how the cooking and child care is shared in the video. Phil’s blog details how he and his wife, Kristen, “built Radish to be a great place to have kids”.
Stay tuned for another blog post on this topic. I worked with Jamin Nollsch to create a cottage court site plan specific for Chicagoans to pair with a memo and sample ordinance that I wrote to promote legalizing this form of housing and living here.
