The Sunset Substation: a new pocket park for Seattle

January 21, 2010 in Architecture, CAST Projects, News and Events, Sustainability by Matt Hutchins | No comments

We are very excited to begin a new project for the Sunset Hill neighborhood to transform an abandoned City Light substation parcel into a pocket park.  Based on the input from the community thus far, the program is very intriguing:  a community space with an artist-in-residence caretaker, powered by a serious photovoltaic array.

There may be more or different elements as the project evolves in the community design process, and as we navigate through various City agencies and funding sources, but fundamentally this has all the values we expound as a firm:  sustainable building, energized public space, housing options/density, and  an interactive process that invests people in the civic life of their neighborhood.

In 2008, I designed a structure with a similar program for a Dwell Magazine conceptual competition:

Crissy Field House

Crissy Field House

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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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Interbay P-Patch published in new book

December 21, 2009 in Architecture, CAST Projects, News and Events, Sustainability by Matt Hutchins | No comments

p-patch-book-cover

We are very excited to see this survey of Seattle’s urban community gardens, especially since the Interbay P-Patch is included as one of the case studies.  The P-Patch is one of my personal favorites because of the impact it has had in strengthening this vital community, and has been instrumental in showing other neighborhoods how to implement their own community garden.

Further, the P-Patch really showed us just how satisfying working on these small pro bono projects can be. Since the P-Patch, we’ll donated about 5% of our yearly output to pro bono causes, including daycares, parks, and community centers and hope that we’ll have more opportunities to help concerned citizen groups visualize and build a better city.

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WASTE NOT alley installation in the Stranger

December 17, 2009 in CAST Projects, News and Events, Sustainability by Matt Hutchins | No comments

alley-bottle-detail

Our installation just got linked on the Stranger’s SLOG.

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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.”

Sammamish House construction images

December 9, 2009 in Architecture, CAST Projects by Matt Hutchins | No comments

screen-porchWe have been working on a house remodel in Sammamish for the last year and a half and it is finally closing in on completion, so I fiqured I post some construction photos from my site visit this morning.  One my favorite elements is a screen porch off the dining room, partially because it is a great example of the client’s vital participation in the process, and part because it is going to be such a wonderful place to hang out.  The screen porch was born in programming when we were discussing how half the family loved hanging out outdoors, but the other half hated the bugs.  In order to keep the family together, the screen porch was the simple solution.  Connected to the dining room via a large panel siding door, framed with care so that the structure is all exposed, it cuts to the soul of the house they wanted:  engaged with the outdoors, family-centric, with a elegant simplicity that highlighted the materials and craft.

Next summer: the landscaping with a stairway that bridges across a simple water feature.

IMG_4176The family room is also starting to come together.  The room has a band of 6′ windows that wrap around three walls with bench seats below, a slate fireplace, and a coffered ceiling.  The bench seats will have leather cushions and storage underneath for games etc, making it the perfect cozy hang out spot.

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WASTE NOT–an installation in Pioneer Square Alley

December 3, 2009 in Architecture, News and Events, Sustainability by Matt Hutchins | 4 comments

alley

The big opening is tonight from 5 to 9, between 1st and 2nd just south of Pioneer Square–

Yesterday we hoisted the installation in place. While we still have to do lighting, the impact is great! From the end of the alley, the installation looks like a lonely cloud hovering there, and only once you get beneath it can you see the message “WASTE NOT.”

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