Brief

A design competition for innovative and accessible duplex designs, meant to serve as models for Missing Middle housing in the Omaha metro that can provide affordability while serving the increasing number of residents over the age of 50.

Like many communities, the Omaha metro area is experiencing an affordable housing crisis. And due to rapid increases in housing prices, rent, and property tax, many older residents are stuck in homes that were not designed to accommodate aging in place. More diverse housing options designed with the needs of all residents in mind will be necessary to create both affordability and accessibility.

Because duplexes are allowed in a wide range of residential zones, can be built under residential code standards, and have the same permit submission requirements as single-family homes, duplexes are an ideal starting point for accelerating the production of Missing Middle housing in the Omaha metro. Similar to Accessory Dwelling Units (ADUs), duplexes also have inherent features that lend themselves to aging in place. For example, a duplex can provide an older resident with the ability to live adjacent to an adult child or caretaker, or provide a supplemental source of income that makes it easier to remain in a neighborhood as property values rise. 

Duplex by Design is a companion to Omaha by Design’s  Affordable by Design program, which leverages design innovation to create affordability. The first iteration of Affordable by Design resulted in the Affordable by Design Playbook, a book of plans for innovative single-family homes which were specifically designed to accommodate a wide range of ages and abilities through universal design. A second Playbook chapter featuring Missing Middle housing designs is currently in progress. The results of Duplex by Design will become another chapter in this growing body of local design knowledge. The competition will also build on the success of AARP Nebraska’s An ADU for U competition, a similar competition centered on Accessory Dwelling Units that was completed in 2023.  

One of the challenges surrounding duplexes, as well as other Missing Middle housing types, is negative community perception. There are many reasons for this perception, but design quality is a key driver. This competition can play a key role in shining a spotlight on how duplexes can be designed as high-quality additions to existing neighborhoods, providing choice and affordability while maintaining the character of Omaha’s neighborhoods.