Shared Goal

Akron residents have greater access to safe, well-maintained, and affordable housing.

Outcome

More Housing for All

The Problem

Many Akron neighborhoods contain a mix of housing types.

On the same block, it is common to see single-family homes, duplexes, and small apartment buildings. Some larger homes have also been divided into multiple units over time.

However, current zoning rules in much of Akron allow only one housing unit per lot. This is often called single-family zoning.

Because of this rule, some housing types that already exist in Akron neighborhoods—such as duplexes or small multi-unit buildings—are difficult to build or create by converting existing homes today.

In other words, a block that already contains a mix of single-family homes and duplexes may not allow a new duplex to be built there today under current zoning rules.

A homeowner who wants to convert a large house into two units or build a small additional home on their property may need special permission from the city.

This process, called applying for a variance, can take time and may require public hearings and additional fees for property owners.

Because of these requirements, many housing projects never move forward.

One idea for addressing this issue is to update zoning rules to allow a mix of housing types and uses in the same neighborhood. 

This proposal focuses on updating zoning rules to this kind of approach–also known as “form-based code.” 

The Community Proposal

This proposal would update Akron's zoning rules using an approach called form-based code. Unlike traditional zoning, which separates different uses into different areas, form-based code focuses on allowing a mix of housing types and uses in the same neighborhood. 

It could also prioritize walkable neighborhoods, with buildings that have a clear relationship to the street, visible front doors, and parking tucked away rather than out front. 

For example, a homeowner might convert a large house into two homes, build a small backyard cottage for a family member, or construct a small multi-unit building that is similar in height and size to nearby homes.

New homes would still need to follow rules about building height, size, and placement so they fit the surrounding block.

Zoning systems that focus on how buildings look and fit into a neighborhood are called form-based codes. Under this proposal, Akron could expand the use of form-based zoning across more parts of the city.

The proposal would also review zoning rules that currently allow only one housing unit per lot.

Those rules could be updated so certain housing types—such as duplexes, townhomes, small apartment buildings, or smaller secondary homes built on the same property as a primary house—are allowed in more neighborhoods.

These smaller secondary homes are called accessory dwelling units, often shortened to ADUs. Examples include backyard cottages, garage apartments, or in-law suites.

This proposal would not eliminate zoning rules. Instead, it would change what types of homes are allowed while still setting clear standards for building height, size, and placement.

Possible Approaches

If Akron updated its zoning system, local officials would decide how the new rules operate. Possible approaches could include:

Allowing more housing types without special approval
Duplexes, triplexes, or small apartment buildings could be allowed in more neighborhoods without requiring special approvals.

Expanding form-based zoning areas
The city could gradually expand zoning rules that focus on building design and neighborhood fit rather than on what the land can be used for (residential, commercial, etc.) 

Allowing accessory dwelling units
Homeowners could be allowed to add smaller secondary homes on their property, such as backyard cottages or in-law suites.

Updating lot and building standards
Rules about lot size, building height, or setbacks could be adjusted so that common housing types are easier to build.

The specific approaches would be determined later if the proposal moves forward.

Benefits & Tradeoffs

Every proposal involves possible benefits and tradeoffs. The points below highlight several that Delegates may want to consider.

Possible Benefits

More housing choices in more neighborhoods
Form-based code could create more housing options for renters, first-time buyers, seniors, and smaller households.

Easier development of smaller housing projects
Allowing common housing types without special approval may reduce the need for variances and make it easier for homeowners and small builders to add housing. What used to take pages of complicated rules could be replaced with a few clear standards and a diagram.

Improved accessibility and walkability
Form-based code could make it easier to build housing near high-frequency bus lines and to add apartments and mixed-use buildings in business districts.

Possible Tradeoffs

Zoning changes may not produce new housing on their own
Updating zoning rules doesn't automatically create more housing. If construction costs or financing don't work out, projects still won't get built.

Concerns about neighborhood character or infrastructure
Some residents may worry about increased density, parking demand, or impacts on services such as schools, roads, or utilities.

Time and expense
Zoning changes don't happen in a vacuum or overnight. The city needs residents at the table. Bringing people into the process, alongside the technical work, takes a lot of time and money.

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