314 E 16th St.

Butterfly's first study for this duplex lot in Costa Mesa was a pair of large conventional townhouses. Maximizing floor area came at a cost: no real open space, too little parking, and bulky buildings that made the site feel like “just another development”.

So we changed course. Drawing on our Accessory Dwelling Unit (ADU) catalog and California's by-right ADU legislation, we doubled the lot's density from two units to four and designed an intimately scaled community of small detached homes.

Four distinct floor plans ranging from one to three bedrooms, all of them from Butterfly's catalog of standard ADU designs.

3 Bed, 2 Bath, 1000 Sq Ft

Duplex, Attached 1-Car Garage

2 Bed, 2 Bath, 800 Sq Ft

Duplex, Attached 1-Car Garage

2 Bed, 2 Bath, 750 Sq Ft

Detached ADU, Uncovered Parking

1 Bed, 1 Bath, 500 Sq Ft

Detached ADU, Uncovered Parking

Hybrid of Single Family & Multifamily Living

The plan takes precedent from the bungalow courts of the early 20th century. Historic bungalow courts were organized around a shared garden; we organized this site around what today's residents value most: parking and a private yard for every home. The modest footprints make this possible, creating a sense of balance and privacy uncommon in multifamily living.

The result is a true hybrid: detached single-family living with the density of multifamily. Demand for this kind of housing is strong, and it has drawn a wide mix of residents, from students and young professionals to people relocating for work and longtime locals looking to downsize. This is Middle housing that blends into its neighborhood: beautifully landscaped, intimately sized, and a genuine alternative to the traditional offerings in the housing market.

Parking

1:1 Ratio

Privacy

No Shared Walls

Outdoor Space

Dedicated space