Backyard Cottages

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BLOGGING A SEATTLE BACKYARD COTTAGE – CONSTRUCTION START – a CAST architecture case study project

July 30, 2010 in Architecture, Backyard Cottages, CAST Projects, Materials, Sustainability by Tim Hammer | No comments

beam-ends

Kate and Ric have begun construction on their backyard cottage… They have been working hard the last few weeks and have enlisted the help of a few friends and colleagues along the way. A few key players have been helping guide us through the process:

  • Rusty Borromeo of Borromeo Construction LLC is providing his general contractor and construction expertise
  • James Jenkins of O’Brien & Company is contributing his green building knowledge and will be our Built Green Verifier  – we are aiming for 5 star Built Green certification
  • Cory Fraser of LFD Structural Engineering LLC provided the calculations and engineering for our plan set

Ric has been doing a wonderful job of photographing the process and has put together a few galleries of the construction process thus far (all images in this post are © 2010 Ric Cochrane). He has also agreed to write up a blog post on the experience thus far – so stay tuned for that!

DECONSTRUCTION GALLERY
An existing shed (that was a bit worse for wear) was painstakingly deconstructed and all reusable and recyclable materials were sorted and stacked
deconstruction

LABOR OF LOVE – THE FOUNDATION
Digging in the dirt and other fun activities – the true definition of ’sweat equity!’
slab

LUMBER FROM THE BONE-YARD
Salvaged beams, columns and decking are being purchased from Bruce Borjesson of Pacific Resources
boneyard

Phinney Ridge backyard cottage

March 10, 2010 in Architecture, Backyard Cottages, CAST Projects, Design Links by Matt Hutchins | No comments

phinney ridge backyard cottage

phinney ridge backyard cottage

We have been working with a couple who are planning on moving out of the original house, and into a new backyard cottage.  We’re pushing the limits within the ordinance–almost exactly 800 square feet–in order to build a 2 bed room, bath and a half cottage. Although the house is small, the spaces inside feel just right.  And we’ll be able to include a lot of high finish touches and crisp details because we aren’t spending money on lots of square footage. Having a finite perimeter and volume really focuses the mind on the priorities of the design.

The character of the house the client’s wanted is very craftsman and the scale and roofline fits right in with the neighborhood in general–certainly not the scary developer vision that opponents of the ordinance summoned during the public hearings.  It reinforces that these projects are for people with a vested interest in both their property and their neighborhood and are very sensitive to the impact on their neighbors.

Here is another view which shows off the walkout patio off the dining space, the entry mudroom and the band of windows that wrap the living room, dining and kitchen:

seattle backyard cottage in phinney ridge

seattle backyard cottage in phinney ridge

We are also going to integrate a rain water harvesting system, radiant floors on a super efficient combination boiler, vaulted ceiling upstairs, and a extra height crawlspace with a rat slab to make up for some of the storage space lost in the downsizing.  For floor plans, follow the jump below:

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BLOGGING A SEATTLE BACKYARD COTTAGE – DESIGN DEVELOPMENT
a CAST architecture case study project

February 1, 2010 in Architecture, Backyard Cottages, CAST Projects by Tim Hammer | 3 comments

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We’ve completed the second round of design on our CAST architecture case study backyard cottage.

The plan has been fine tuned to optimize it for advanced framing. We adjusted the spaces to work better with Kate and Ric’s needs and have started looking at potential materials and finishes.

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BACKYARD COTTAGES PROFILED ON THE SEATTLE CHANNEL

January 29, 2010 in Architecture, Backyard Cottages, News and Events, Seattle Land Use Code by Tim Hammer | No comments

The Seattle channel recently interviewed myself and CAST clients Kate Lichtanstein and Ric Cochrane regarding the backyard cottage we are currently working on together. They included our project in a broader story that profiles an owner of a recently completed backyard cottage and gives a basic outline of the new Seattle backyard cottage ordinance.


Seattle Channel Video can be played in Flash Player 9 and up

SEATTLE BACKYARD COTTAGE QUICK START GUIDE

January 20, 2010 in Backyard Cottage Quick Start Guide, Backyard Cottages, Seattle Land Use Code by Tim Hammer | 1 comment

Are you considering building a backyard cottage?

We’ve put together a Seattle Backyard Cottage Quick Start Guide* to help homeowners better understand Seattle’s citywide backyard cottage ordinance and the opportunities available to them.

The first step is to figure out whether or not your lot is large enough to qualify for a backyard cottage. The chart below outlines the minimum requirements for lot area and dimensions.
lot_dimensions

BASIC SITE REQUIREMENTS:
Minimum Lot Size 4000 sq.ft.
Minimum Lot Width 25 feet
Minimum Lot Depth 70 feet

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The next step is to figure out what portion of your lot is buildable under the backyard cottage ordinance. Setbacks, yard requirements and maximum lot coverage all factor into whether or not a cottage is feasible.
BUILDABLE-AREA

SETBACKS AND YARDS:
Setback from lot lines 5′ unless adjacent to an alley in which case the setback is 0
Setback from other structures 5′
Maximum Lot Coverage

SMC 23.44.010

 Lots less than 5,000 sq. ft. – 1,000 sq. ft. + 15% of lot area
Lots 5,000 sq. ft. or more - 35% of lot area
Maximum Rear Yard Coverage 40% of the area required for the rear yard.
Maximum Front Yard Coverage Cottages not allowed in front yard.
Off Street Parking
SMC 23.44.016		 One space required – some exceptions apply.
Entry Location May not be located on the side facing the nearest lot line unless that lot line abuts an alley or other public right of way.

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Once you’ve verified that your lot can accommodate a backyard cottage the next step is to take a look at the the floor area and height restrictions in order to determine if you can meet your objectives within those boundaries.
GROSS-FLOOR-AREA-3

FLOOR AREA:
Gross Floor Area
SMC 23.86.007		 800′ square feet max.

Gross Sq. Ft. is measured from interior finished surface to interior finished surface. If you are planning a two story structure the floor area of each story counts toward the total.

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There are three factors that set the height limit for your cottage, the width of your lot, the type of roof you choose and the height of your home.

MAX-HEIGHT-EXISTINGdadu-height-limit-SMALL

HEIGHT LIMITS:
Lot width
< 30′ 30′-35′ 36′-40′ 41′-50′ 50′ <
Max base height 12′ 14′ 15′ 16 16
Max height with pitched roof 15′ 21′ 22′ 22′ 23′
Max height with shed or butterfly 15′ 18′ 19′ 20′ 20′
Max height above peak of existing home 15′ 15′ 15′ 15′ 15′

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REFERENCES
CAST Architecture tim@CASTarchitecture.com

Feel free to email me with any questions you may have regarding Seattle’s Citywide backyard cottage ordinance
Seattle Department of Planning and Development (DPD) Seattle Backyard Cottage Ordinance

This is the definitive legal document covering Seattle Backyard Cottages.
DPD’s Land Use Q&A Service

Any ambiguities or clarifications unanswered by the ordinance document (above) can be addressed through the DPD’s Land Use Q&A Service
DPD CAM 116B – Establishing a Backyard Cottage

The DPD’s client assistance memo (CAM) outlining the citywide backyard cottage ordinance. CAMs are guides intended to help people navigate the building permit processes in the city of Seattle.
A Guide to Building a Backyard Cottage in Southeast Seattle

This is an out of date but very useful guide put together by the DPD for Backyard Cottages in Southeast Seattle. The ordinance the guide was written for has changed (proceed with caution) but the value of the guide is still intact. It covers many of the issues you are likely to encounter and does a good job of mapping out design considerations you should be aware of.
*This guide is intended as an overview of the backyard cottage ordinance and does not include detailed conditions and restrictions that may affect individual properties. As such, it should only be used as a basic starting point for planning. If you would like to move forward with the design and permitting of a backyard cottage for your home we recommend careful scrutiny of the entire ordinance and the assistance of an architect or design professional.spacerDownload guide as a printable pdf Download guide as a printable pdf
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Demographics of a Seattle Backyard Cottage

January 15, 2010 in Backyard Cottages, Seattle Land Use Code by Tim Hammer | No comments

demographicsWe’ve seen an unexpected level of interest in backyard cottages in the 2 months since the new ordinance has been in effect. Perhaps the most interesting thing about the projects is the diversity of needs for each one…

We have a young couple with a small house on a large lot that would like an outbuilding with a workshop and guestroom. We have a couple planning to build and occupy a cottage in their backyard in order to open up their home for their children and grandchildren to live in. We have a third couple who have separated but are committed to raising their children together. They currently live in the same house and believe that adding a backyard cottage to the property will maintain the proximity they need to raise their children together while providing them the space they need as individuals.

In a bit of a surprise, we have yet to see anyone looking to build a cottage for the sole purpose of rental income. Although one of the guys here at the office has been running the numbers and is strongly considering building a cottage for rent in his backyard.

BLOGGING A SEATTLE BACKYARD COTTAGE – SCHEMATIC DESIGN
a CAST architecture case study project

January 15, 2010 in Architecture, Backyard Cottages, CAST Projects, Seattle Land Use Code by Tim Hammer | No comments

intro-image

We’ve completed the first round of design on our CAST architecture case study backyard cottage.

Kate and Ric’s cottage is intended to serve as an art studio, workshop and guest house. It is also designed so that it may function as a rental home if needed. Our initial round of planning looked at how the spaces might work as a rental thinking that those functional requirements would be more restrictive than the requirements for an art studio and workshop.

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CAST PREFAB BACKYARD COTTAGE

December 23, 2009 in Architecture, Backyard Cottages, CAST Projects by Tim Hammer | 6 comments

view_2

We can’t seem to get enough of Seattle’s new citywide backyard cottage ordinance…

In addition to the two custom solutions we are currently working on we’ve also started up plans for a prefabricated backyard cottage. Designed to be trucked to your home and assembled in minimal time, this compact home is your ticket to instant gratification. If you are looking for a space to make art, stash guests on extended stays or earn a little rental income – look no further…

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Seattle Backyard cottages – The the dpd posts a new cam

December 15, 2009 in Architecture, Backyard Cottages, Seattle Land Use Code by Tim Hammer | No comments

CAM-116B

The Department of Planning and Development (DPD) has posted a new client assistance memo (CAM) to outline the citywide backyard cottage ordinance. CAMs are guides intended to help people navigate the building permit processes in the city of Seattle.

CAM 116B, Establishing a Backyard Cottage (Detached Accessory Dwelling Unit)
“This Client Assistance Memo (CAM) explains the requirements and process for establishing a detached accessory dwelling unit (also called a DADU or mother-in-law unit) on an owner-occupied Single Family zoned lot in southeast Seattle.”

If you are considering building a cottage in your backyard it is still worth reviewing the DPD’s older, more comprehensive (but now somewhat inaccurate) publication: “A Guide to Building a Backyard Cottage in Southeast Seattle.”

BLOGGING A SEATTLE BACKYARD COTTAGE –
a CAST architecture case study project

November 25, 2009 in Architecture, Backyard Cottages, CAST Projects, Materials, Seattle Land Use Code, Sustainability by Tim Hammer | 2 comments

house

Greenwood resident Kate Lichtenstein contacted us last spring to help her design a backyard studio / guest house for her modest 650 square foot 1920’s one bedroom home (shown above). While the home’s scale fits nicely with Kate’s desire to have a simple and ecologically responsible lifestyle it falls a little short when it comes to a rough and ready workshop space for art, bicycle repair, ski tuning and building projects. Kate’s home also lacks the space for a home office / guest room – something that she would like to integrate into the new structure.

Our initial goal was to have her project under construction by late summer 2009 but we were unable to get the project off the ground by that time. In hindsight, the stalling of the project turned out to be a stroke of luck…

In March of 2009 Seattle Mayor Greg Nickels proposed legislation that would allow Seattle homeowners to construct backyard cottages on their property. The legislation was reviewed and ultimately passed by the Seattle city council on November 2nd 2009 (with a 9 to 0 vote too! Kudos to Seattle voters for electing progressive urbanists for city council members!).

For Kate the ordinance has opened up new possibilities for a structure that can both accommodate her current needs and provide a potential source of income as a rental unit if her finances ever fall on hard times. Besides allowing for a legal detached rental unit the ordinance also allows for the construction of a two story structure – an arrangement that will work well for Kate’s needs and will help to preserve the spaciousness of her backyard.

Kate is planning to build with a mind toward sustainability and has a special interest in using recycled building materials whenever possible (she is, at this time, planning to write a parallel blog on the topic of recycled building materials). For us at CAST architecture Kate’s project is an exciting chance to test out the new backyard cottage ordinance and work with a client who is committed to building green. We see her project as an excellent opportunity to provide the general public with information about the process of designing and building a backyard cottage in Seattle. Kate and her partner Ric Cochrane are always game for an adventure and have graciously agreed to allow us to share their experience with you. To that end, we are planning to blog about Kate’s project as we travel through the design and construction process. Please subscribe to our feed if you would like to follow along in future posts…

kate_and-_ric_racing

This is a photo I noticed on Kate and Ric's fridge during my last visit. I felt it was a great visual summary of their adventurous spirits and the fact that it was held up by magnets that say "reduce, reuse, recycle" and "save water" was singular! The photos were taken during a cyclocross race last summer - Kate is on the left and Ric is on the right.

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