DADU open house - August 8th

 11040 1st Ave NW - Thursday August 8th from 5-7 pm

Broadview Backyard Cottage

The new DADU code changes go into effect on August 8th.  To celebrate join us for a tour of one of our recently completed backyard cottages. This 2 bedroom, 2 bath cottage is nearing completion and it is for rent. Ownership of this cottage will ultimately be segregated from the primary residence using a condo agreement.

Entrance to the cottage is from the alley between 1st Ave NW and Palatine Ave N.

2447 5th Ave W - open house today from noon to 4:00 pm

Queen Anne backyard cottage

Considering building a backyard cottage? You can try living in one before you build.  This newly completed 2 bedroom 1 1/2 bath backyard cottage is located on the top of Queen Anne Hill. The owner is hosting an open house for prospective tenants today from noon to 4:00 pm.  If you want try living in a cottage but would like a shorter commitment, there are many cottages available as short term rentals including the Eastlake Cottage at 2352 Franklin Ave E and Wren's Cottage at 2603 19th Ave S.

city council to vote on DADU rule change today

A backyard cottage in Eastlake, adjacent to new town houses

Seattle city council is scheduled to vote at their 2:00 pm meeting today on a host of measures meant to increase the number of accessory dwelling units (ADUs) and detached accessory dwelling units (DADUs). The proposed code changes and amendments will be voted on individually.  Given the makeup of the city council and support from the Mayor, all of the measures in favor of increasing the number of ADUs and DADUs are likely to pass. Once they pass implementation will take place some time between August and November of this year.

In 2010 Colette and her family purchased her childhood Craftsman home in Seattle’s Eastlake neighborhood.  As Colette and Chris noticed similar houses nearby being replaced by rows of apartment buildings, they considered ways to preserve their own home and history. That meant improving and maintaining the original house, and also creating an income stream to secure their options for the future. A backyard cottage turned out to be just what they were looking for.

eastlake backyard cottage

How did the idea of building a backyard cottage come about?

Colette: My husband Chris and I moved back to Seattle in 2010 with our two children and were able to buy my childhood home from my family. The home needed extensive work so we did it at a very slow pace. Once the main house was close to being finished we noticed that many houses on our block were being sold to developers. What was once a quiet Craftsman lined street was turning into rows of apartment buildings.

That got us thinking about how to preserve my childhood home and invest and grow with the neighborhood. It was simple: build a backyard cottage and use it as a short-term rental to pay off the new debt, and later have a guest house. We also began to see it as a great investment into our retirement and something we can leave to our kids. We can live in the cottage when the kids are gone, or perhaps we can fly off to Italy and let the cottage and house support us in our next stage of life. The cottage suddenly gave us positive options for the future. 

entry looking towards the kitchen

What did you enjoy most about the process?

Colette: I loved every part of the process. Because our lot was small and there were only a certain number of ways to build our structure, the design part became quite easy. Bruce and Stefan [of microhouse] were great at listening to what we wanted and were always willing to change things to get them right. 

At one point in the build we had some large joists delivered that were used as our entryway ceiling and our loft floor. Garrick, our builder, set them up for me and loaned me his sander so I could work on them before they were installed. I really enjoyed that they allowed me access to work on projects for the cottage.

I was also able to design the inside of the cottage to fit furniture I was buying along the way. Walls were made to fit vanities and all the lighting was installed to my specifications for the fixtures I had bought. 

living room looking towards the entry What challenges did you face during the process?

Colette: My biggest challenge in this process was my neighbor. They didn’t like what we were doing. They objected to noise, dust, and anything that needed to go over their property line. It became quite ugly and it was a sad break to a 30-year friendship.

For me, living through construction was pretty fun. It was great to look out the kitchen window and watch walls go up. Garrick and I became friends and it was easy to have him around. He was missed when the project ended. 

How long did the process take?

Colette: It took about a year to get the plans down just right. The build began just before fall of 2017 and ended in the spring of 2018.

the master bedroom opens up onto a private patio

master bedroom on lower floor, bath beyond

master bath beyond

Is there anything you would do differently if you had to do it over?

Colette: If we ever decide to build again I would work with Bruce, Stefan and Garrick again. It was truly a pleasure. 

2nd bedroom located on the 3rd floor

What’s your favorite thing about your cottage?

Colette: I love the size of our cottage. It looks narrow and small from the outside, but when you enter it seems much, much larger. It feels like a trick of the eye. I love the shiplap wall we built as a focal point. I love that the appliances all fit into the kitchen I assembled. I love that I was very much a part of the build and that my ideas and creativity were used throughout. 

a full bath located off of the entry

DADU proposed code change amendments

a DADU used as a short term rental prior to grandfather's retirement

As city council prepares to vote on the proposed code changes to Seattle's single family zones even amendments have been proposed.  These include owner occupancy restrictions for short term rentals and allowance for bike parking. 

Here is what we think is important.

• The proposed code changes would remove the owner occupancy requirement. An amendment would add a 1 year requirement for the 2nd ADU. We believe that owner occupancy should be required for all properties with ADUS for a period of time.

The impact to removing the occupancy requirement is unknown. The environmental impact statement (EIS) prepared as part of the lawsuit doesn't appear to adequately predict the impact from removing this requirement. Detractors note that the EIS does not take into account the increasing trend to sell ADUs and their primary residence separately using a condominium or land-lease agreement. Owner occupancy for a period of time (3 years) is good and should minimize the destruction of naturally occurring affordable housing by speculative developers.  

• Owner occupancy should be required for all properties used as short-term rentals.

An amendment proposed by Lisa Herbold would prohibit short term rental use for new ADUs. It would be far better to maintain the owner occupancy requirement. Allowing owner's flexibility is crucial to long term planning for those contemplating building an ADU.  The higher rate of return for a short term rental (STR) allows more ADU's and DADUs to be built.  A majority of the homeowner's we work with plan to use their cottages as short term rental at some point.  The magnolia cottage pictured above was rented out as a STR for a few years, which paid for construction, prior to the owner's father moving in.

• SDCI should closely monitor ADU construction and report annually to City Council. 

Two proposed amendment would monitor ADU permitting and use.

• Garage Space should be included in FAR calculations. 

The current proposal would allow the exclusion of up to 1,000 sq. ft. of garage space for ADUs. This is effectively a parking subsidy. Consider limiting the exempted area to 200 sq. ft. or enough space for one car. One proposed amendment would allow 25 sq. ft. to be excluded for bike parking, seems unnecessary.  

Comments may be submitted to Seattle Council Member Lisa Herbold  <lisa.herbold@seattle.gov>

ADU Tour - consider biking

tangletown backyard cottage 

Joining us for the AIA ADU tour tomorrow? Consider biking, it is good for the planet and it will save you a lot of time looking for parking.  There are 900 registered participants which will make parking a challenge for most locations. It also makes this the largest ADU tour in the country.

• tour rules: no smoking, no strollers inside the ADU, no shoes on in the ADU. 

backyard cottage public hearing June 11th

This DADU was built for a grandparent in the Bryant neighborhood

Seattle City Council will hold a public hearing to discuss the proposed code changes Tuesday, June 11th at 5:30pm in council chambers. Discussion and possible vote on amendments and the proposed legislation will be held on June 28th at 2:00pm.

City council has proposed significant changes to the Seattle Land-Use Code with the aim of increasing the construction of backyard cottages (DADUs) and attached accessory dwelling units (ADUs). These changes, in the making for years now, have been delayed by a lawsuit and appeal brought about under SEPA regulations. What do these changes really mean for Seattle and for ADUs?

The proposed code changes include many items that are minor which could and should have been completed years ago. These include modest increases in size and height of allowed cottages, details about dormers, and the location of entries. The more significant changes proposed are as follows:

• Allowing two ADUs on one lot
• Removing the off-street parking requirement
• Removing the owner-occupancy requirement
• Increasing the household size limit for a lot with two ADUs
• Establishing a new limit on the maximum size of single-family dwellings equal to one half of the lot size (FAR = 0.5)

Owner Occupancy

Of these we believe the owner-occupancy requirement is most important. Currently the owner is required to live on the property for a minimum of six months of the year.

The impact to removing the occupancy requirement is unknown. The environmental impact statement (EIS) prepared as part of the lawsuit doesn't appear to adequately predict the impact from removing this requirement. Detractors believe that it will lead to the destruction of large numbers of existing homes and their replacement with duplexes and triplexes. They also note an increasing trend to sell ADUs and their primary residence separately using a condominium or land-lease agreement.

Our Recommendations:

• The original proposal to sunset owner occupancy after a period of time (3 years) is good and should minimize the destruction of naturally occurring affordable housing by speculative developers.
• Owner occupancy should be required for all properties used as short-term rentals.
• SDCI should closely monitor ADU construction and report annually to City Council.

The builder plans to maintain ownership of this DADU and sell the primary residence using a condominium agreement 

Floor Area Ratio Limits
The EIS finds that the most significant way to reduce tear-downs (i.e the removal of naturally occurring affordable housing) will occur by introducing a floor area ratio (FAR) limit. Currently the size of new houses is limited by setbacks and height limits. The trend in new construction is for very large houses (with correspondingly large price tags), which are typically beyond the means of median income earners. The FAR limit would reduce the size of what can be built but exclude ADUs and DADUs from the restriction. The goal being to prevent tear-downs and to encourage rather the construction of ADUs and DADUs.

Our Recommendations:

• Approve a FAR limit of 0.5 for new construction.
• Exemption of ADUs and DADUs from the FAR limit.

The City Council will hold a public hearing to discuss these proposed changes on Tuesday, June 11th at 5:30pm in council chambers. Discussion and potential vote on the amendments and proposed legislation will be held on June 28th at 2:00pm.

We encourage you to voice your opinion with your council members and look forward to moving ahead with sensible legislation.