The Right Size Home - Housing Innovation in Washington

The Right Size Home
Housing Innovation in Washington
A Project of
The Housing Partnership
With the Support of the
Washington State Housing Finance
Commission
Contents
Introduction
1
Cottage cluster
Pine Street Cottages – Seattle
6
Poulsbo Place Cottages – Poulsbo
8
Cottages with carriage units
Ravenna Cottages – Seattle
11
The Treehouse – Port Townsend
14
Ashworth Cottages – Seattle
16
Small lot detached
Greenbrier – Woodinville
18
Kirkland Bungalows – Kirkland
21
Cherrywood Lane – Renton
23
Detached accessory housing
Woodside – Fairwood
25
Small multiplex
Malden Court – Seattle
27
Townhouse
Interlake I – Seattle
29
Triangle Townhomes – Tacoma
31
Auto Court
305 Bellevue Way – Bellevue
34
The Housing Partnership is a non-profit organization (officially known as the King County Housing Alliance) dedicated
to increasing the supply of affordable market rate housing in King County. This is achieved, in part, through policies of
local government that foster increased housing development while preserving affordability and neighborhood character.
The Partnership pursues these goals by: (a) building public awareness of housing affordability issues; (b) promoting design
and regulatory solutions; and (c) acting as a convener of public, private and community leaders. The Partnership's officers
for 2005 are: Rich Bennion, HomeStreet Bank, Chair; Paige Miller, Port of Seattle, Vice Chair; Gary Ackerman, Foster
Pepper & Shefelman, Secretary; Tom Witte, Bank of America, Treasurer. For more information about the Housing
Partnership, call 425-453-5123 or visit our website: wwww.thehousingparnterhip.org
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The Right Size Home
Page 1
The Right Size Home
Housing Innovation in Washington
Welcome to The Right Size Home.
The purpose of this catalog is to show examples of innovative ways to meet a variety of housing
needs in our state. The projects demonstrate how housing innovation can be a win-win-win: buyers
and renters have more choices, communities get new housing that fits well into existing
neighborhoods and we succeed in goals under the Growth Management Act (GMA). The projects
were selected to further all three of those objectives:
More choices: the right size for the customer. A large, growing, and underserved market exists
for housing types that lie between typical low-density subdivisions and high density multi-family
complexes. Examples show a net density (excluding roads, parks, etc) of mostly between 12 and
30 units per acre.
Community fit: the right size for the neighborhood. The emphasis is on housing types that
can work well in infill sites. Although some of the examples are part of larger subdivisions or
master planned communities, all can be adapted to fit on the small parcels that hold so much
potential for new housing.
Consistent with GMA: the right size for the future. In order to preserve rural and resource
areas and make the most effective use of infrastructure, as called for in the GMA, we need to use
land in the most efficient way possible.
A further criterion for selecting projects is the financial success of the development. If money is no
object, a developer can be highly innovative. These projects show how builders can innovate while
meeting the housing needs of their customers and the financial requirements of their businesses.
Innovative housing is often very site-specific, responding to the parcel itself, its neighborhood and
market, so these models may not be exactly replicable in many settings. We hope, however, that they
serve as an inspiration for imaginative builders and local governments who can adapt the underlying
principles to find the right size for their markets and communities.
A few things to note
What constitutes innovation?
Innovation does not necessarily suggest development that is radical or unusual. The goal is not to
provide “adventurous” housing: the vast majority of people are very conservative when they invest in
homes or income properties. Rather, the innovation comes from efficient and creative use of spaces,
features and amenities, both within the overall development and the individual homes. Innovative
housing seeks the right size for each market segment, offering just the things it needs. The result is
housing that costs less, uses less land, has lower impacts on the environment, and often provides
opportunities for social interaction.
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The Right Size Home
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These models are for targeted markets
These examples show choices. The dominant housing models of today – large-lot single family and
large multifamily complexes – will continue to be the most common housing types available: they are
the right size for many households. But both market research and experience shows that a large
number of individuals and families are looking for something different, and they have few choices in
today’s market. So while these models are not for everyone, they have all found eager buyers and
renters.
The challenge of affordability
The mission of The Housing Partnership is to promote housing affordability. In the absence of huge
increases in public subsidies, however, affordability will continue to be an outcome of the interaction
of supply and demand. Simply put, if we are to keep housing prices in Washington State from
continuing to rise at double-digit rates, we need a substantial increase in supply at all levels of the
market. And with the limitations on land availability – due to both urban growth lines and
infrastructure capacity – the only way to get that supply increase is through more efficient use of the
land that is developable.
Few of the projects shown here would be considered “affordable” by standard measures tied to
median incomes. They are all, however, more affordable than the lower density alternatives that
could have been built in their place. And by contributing more to the overall housing supply than the
low density alternatives, they do more to take pressure off the market.
The need for quality
When these housing types are allowed in infill settings, they will generally cause some change in the
look and feel of the neighborhood. An important way to mitigate the impacts of such change is to
ensure that the projects have high quality in design, construction, materials and landscaping. The
examples shown have been selected because they illustrate the care that builders and developers
should take when working in infill settings.
Quality vs. quantity of space
One of the trade-offs in the
residential real estate business is
the quality of space versus the
quantity of space. Figure 1
shows how many types of
housing typically fit within this
trade-off. The shaded boxes
indicate housing types described
in this catalog.
Figure 1
Quality
of
Space
HIgh-rise
apartment/
condo
City mansions,
Gold Coast,
country estates
Luxury
townhouse
Mid-rise
apartment/
condo
Detached
accessory
Urban Walk-up
apartment/
condo
Low income
singles SRO
Cottage/
carriage
Housing
Suburban
walk-up
apartment/
condo
Low income
families
attached &
detached
Single family
move up
Urban
entry level
townhouse
Suburban
entry level
townhouse
Single family
small lot
Moderate
income
single family
Quantity
of Space
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The Right Size Home
Housing types
Cottage cluster
Cottage clusters typically feature between four and twelve units, often less than
1,000 square feet, but rarely larger than 1,200 square feet. The units are built
around common open space, with minimal private yards. Most have parking in
separate areas or structures near the entrance, in order to minimize space taken up
by driveways.
Cottages with
Carriage Units
Some cottage cluster projects build carriage units over the separate, detached
garages, to take advantage of the airspace above these structures. Carriage houses
are typically between two and four attached units.
Small lot
detached
When the lot size of subdivisions falls below about 4,500 square feet, the
development should become qualitatively different. The planning of the site, the
design of streets, sidewalks and parks, and the design of the homes themselves all
must adapt to the more compact layout.
Detached
accessory
These small apartments are often built over detached garages, but are sometimes
stand-alone cottages. Under the GMA, larger jurisdictions must allow accessory
housing, but only some jurisdictions allow those units to be detached from the
primary residence.
Small multiplex
The strict separation between single family housing and multi-family can be
overcome by permitting small multiplexes with a design and scale that allows them
to fit into neighborhoods.
Adaptive reuse
Old commercial buildings that can no longer serve their original purpose can be
adapted to accommodate housing.
Townhouse
Townhouses, while not a new or unusual concept, have become the workhorses of
urban infill and affordability. The challenge is developing designs that provide
attractive street fronts and do not overwhelm their surroundings.
Auto court
In compact developments where parking is attached to the units, an auto court
presents an attractive street front and saves paved space by clustering garage
entrances around a central court.
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The data
The project descriptions follow the same basic template, although not all data points are relevant to
all projects. The templates include:
Unit Size
Approximate size or range of sizes of the living spaces. Because this information
comes from a variety of sources, it will not consistently use gross or net square feet.
Density
Where possible, density is shown as both units/acre and lot size. Net density
calculation excludes public streets, parks, and other public spaces. Gross density
calculation is based on the entire site, including public spaces. Lot sizes include
private driveways and areas available for community use through easements.
Parking
This includes enclosed parking, on-site uncovered parking and, where possible, onstreet parking built as part of the development process.
Access
Some projects have conventional access directly off public streets. Others have
unusual access, via driveway easements, auto courts, pathways, woonerfs or alleys.
Open Space
A major feature of many of these innovative projects is the emphasis on community
open space in lieu of private open space. Private open space is noted, where
possible.
Spec level
This provides an overall sense of the quality of the interior fixtures and finishes.
Prices &
Ownership
Prices shown are the original sales prices, with the dates noted. With “fee simple”
ownership, each home owns its own lot, even if just the strip of land under the unit.
Fee simple projects frequently have owners associations that care for tracts of land
(such as parks, private roads, stormwater ponds) owned in common. In
condominium ownership, all the land is held in common, as are common spaces
within the building. In order to control maintenance of exteriors and landscaping,
many cottage and small lot projects have condominium ownership even though the
units are not attached.
Market
Because these projects emphasize some features over others, they tend to be aimed
at specific market niches.
Entitlement
Many of the projects have been built under existing zoning and development
regulations. Others have needed zoning or regulatory changes or have been built
under demonstration programs. Some are part of planned unit developments or
master planned communities, where the developer was able to start from scratch.
Financing
Because nearly all the projects are unrestricted, market-rate developments, they use
conventional equity and debt financing. A couple have used public subsidies.
Key Innovations
These points of demonstration will vary by project. Some projects include a
number of unusual features, and some are simply very good examples of their type.
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Please be courteous!
All of these projects show the homes and neighborhoods of real residents. While people tend to be
proud of their homes and often eager to show them off, no one likes to have their privacy and security
invaded. If you want to visit any of these projects, please stay on public spaces unless accompanied
by an escort or invited by a resident.
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Page 6
Urban High Density Cottages
Pine Street Cottages – 1916/1992
Developer:
Architect:
Kucher/Rutherford
Marcia Gamble Guthrie
Ten renovated cottages around a central green space in Central Seattle.
Unit Size
Range from 501 to 521 sf
Density
28.5 units/acre gross, including off-street
surface parking area
Parking
12 spaces in on-site surface parking area
behind secured gate.
Access
Parking area is accessed off city street.
Eight cottages have front doors on city
street and rear doors on courtyard. Two
cottages accessed only from courtyard.
Open Space
All units have private porches facing
onto a shared 1,700 sf courtyard.
Prices &
Ownership
Condominium ownership. Units
originally sold between $85,500 and
$89,500.
All units have re-sold at least once since
1992. Average annual appreciation: 10.1
percent.
Re-sales and
appreciation
Market
The small unit size makes the cottages suitable for singles.
Entitlement
The current zoning is SF-5000, but the much higher density cottage project was grandfathered and allowed to
stay as a renovation project. It could not be built on the site from scratch..
Financing
Conventional construction and mortgage financing.
Key
Innovations
High density detached housing. The density of the project is very high for detached housing, but the small
footprint of the units, combined with efficient use of the site, makes it very livable.
Trading interior space for amenities. This project was among the first to demonstrate the existence of a market
segment for detached housing that was willing to trade off interior space for interior and exterior amenities.
Affordability. Even with the high cost of renovation (it might have been more cost-effective to start from
scratch), the units were relatively affordable. This was achieved through low per-unit land cost and the small
size of the units.
Small but livable spaces. The units are quite small, but the use of vaulted ceilings and lofts gives an open,
spacious feeling.
Project located at 22nd Ave and East Pine Street, in Seattle’s Capitol Hill neighborhood. The entry is gated
– do not enter the property without an escort. Please respect the privacy of the residents and neighbors
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Back porches all face
the community yard
With the site on a
corner, eight of the
ten cottages face the
street.
The land is in
condominium
ownership, ensuring
uniform care of the
landscaping.
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Small Lot Detached Homes
Poulsbo Place Cottages – 2001
Developer:
Architect:
Security Properties
Mithun
Community of 45 cottages in six clusters, located near downtown Poulsbo.
Home Size
Cottages range from 870 to 1,265 sf
Density
Gross density, including private roads
and common greens, of approx. 12
units/acre
Parking
One enclosed space per unit. 21 units
have attached garages, 24 have garages
in in separate buildings. On-street guest
parking.
Access
Units accessed from public streets or
private road. Internal walkways provide
access on one side, and in some cases, on
both sides.
Open Space
All units have a private front yard and
face a common green on the rear side.
Prices &
Ownership
Cottages sold between $140,000 and $180,000 in 1999, 2000. Ownership is fee simple.
Re-sales and
appreciation
A number of units have re-sold since 2001. Average annual appreciation: 8.5 percent
Market
The primary target market was empty-nesters and retirees. Some younger commuters live in the project.
Entitlement
The entire 17.3 acre Poulsbo Place development, of which the cottages are one part, was built as a planned unit
development on a former military/public housing site.
Financing
Conventional construction and mortgage financing. No restrictions on buyers or ownership.
Key
Innovations
Affordability. Low per-unit land cost, efficient site design, and scale combined to make the units relatively
affordable. The typical empty-nest buyer could potentially pocket a significant amount of cash by selling a
larger home and moving into one of the cottages.
Large cottage community. The project shows how the cluster concept can be extended to a larger development,
offering the intimacy of a smaller cluster, but the economies of scale of a larger development.
Attached and detached parking. Where parking can be efficiently provided as an attached garage directly off
the street, that is provided. Units without direct street access use remote garages. Buyers had a choice of the
convenience of an attached garage, or being away from the street and having a detached garage.
Contextual detailing. Building design details and colors were chosen to fit with the Scandinavian heritage of
Poulsbo.
Poulsbo Place is located at Jensen Way NE and NE Sunset St., near downtown Poulsbo.
Please respect the privacy of the residents and neighbors
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All units have
walkways on at least
one side.
Clusters on common
greens range from
five to ten units.
Many units face
directly onto existing
public streets.
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Site Plan
Units off-street with
detached garages
Units on-street
with attached
garages
Private road
Public Streets
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Cottages with Carriage Houses
Ravenna Cottages – 2001
Developer:
Architect:
Threshold Housing
Paul Pierce
Development of six cottages plus three carriage units on a shy quarter acre in North Seattle.
Unit Size
Six cottages – 900 sf
Three carriage – 850
Density
37 units/acre
Parking
One per unit. Separate structure
Access
Gate on street. Garages off alley. No on-site
access required
Open Space
Six-foot side yard for four cottages. 1500 sf
courtyard
Spec level
Medium-high. Hardwood floors, tile counters,
tile tub, cat 5 wire.
Prices &
Ownership
Cottage: $288,000 to $310,000. Carriage: $258,000 to $258,000. Condominium ownership
Re-sales and
appreciation
Five units have re-sold since 2001. Average annual appreciation: 5.6 percent
Market
Cottage housing is a niche market that appeals to those willing to trade quantity of space for quality of space.
Like most cottage projects, Ravenna was aimed at single professionals, although one unit was sold to a retired
couple. Cottages provide greater privacy than stacked flat condominiums or townhouses, and lower
maintenance than the older, detached housing in the neighborhood.
Entitlement
The property is zoned for single family housing on 5000 square foot lots. The project was built under a
demonstration program sponsored by the City of Seattle. The exception to zoning was granted administratively
under the demonstration program, but the project still had to undergo SEPA review and Design Review.
Financing
Threshold, although a non-profit developer, uses conventional financing in order to illustrate the for-profit
potential of its model projects. Ravenna Cottages was financed with private equity and bank debt. .
Key
Innovations
High density detached housing. This is very high density, for detached housing. 37 units/acre (or 31, if the
alley is counted) usually means stacked flats or townhouses. This project shows that the privacy of detached
structures can be had at high densities.
Economical access. By having all parking along the alley, no property was used for drives or access.
Detaching parking from units did not affect marketability.
Carriage units. Placing units over the garage structure made use of the airspace that would otherwise have
gone to waste. The carriage structure also blocks some freeway noise.
Small but livable spaces. The units are quite small for detached housing, but the efficient layout and use of
natural light makes them very livable. .
Common open space. The landscape and structures of the courtyard provide both private spaces and
community gathering space.
Neighborhood fit. Decisions about design, materials and colors were all made with the neighborhood context
in mind. Although obviously newer, the project fits well with its surroundings.
Project located at 6318 Fifth Avenue NE, Seattle. The entry is gated – do not enter without an escort.
Please respect the privacy of the residents and neighbors
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Ravenna Cottages
Paved Alley
Garage with carriage units
Cottages
Courtyard
Street
Cottage elevation,
looking south from
courtyard
Southeast cottage
and entry gazebo,
looking east from
street
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Courtyard and center
carriage unit, looking
east from entry
gazebo
South cottages and
garden area of
courtyard
North cottages and
courtyard, looking
west from south
carriage unit.
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Cottages with Carriage Houses
Treehouse Neighborhood – 2004
Developer:
Architect:
Planner:
QED Builders
Richard Berg
Buck & Gordon
Development of thirty cottages on a wooded three-block site in Port Townsend, near Fort Worden
Unit Size
28 cottages – 900 sf – 1400 sf
Two studios– 550 sf over garage
Density
7.5 units/acre, gross.
Parking
One or two per unit. Parking next to or
under units.
Access
Streets through the development are city
rights-of-way. Some public on-street
parking.
Open Space
Cottages grouped into clusters of 7-10
cottages around common “back yard”.
Spec level
Varies. Units were mostly pre-sold and
finishes determined by owners.
Prices &
Ownership
$175,000 to $300,000
Condominium ownership
Market
Cottage housing is a niche market that appeals to those willing to trade quantity of space for quality of space.
In Port Townsend, the market for these units consisted mostly of empty-nest couples and single people. The
larger units were included to attempt to attract some families, which was successful in only one instance.
Entitlement
The property is zoned for single family houses or townhouses on 3000 square foot lots. The project was
developed as a Planned Unit Development, under which the City of Port Townsend zoning code allows
modification of development standards in exchange for innovative design and features that further the goals
oulined in the Comprehensive Plan, i.e. increased open space or housing diversity.
Financing
Conventional construction and mortgage financing. No restrictions on buyers or ownership.
Key
Innovations
Housing arranged to create shared open space. The overall density of the property as it was zoned was not
changed. The major innovation was that the houses were clustered together and pulled close to the streets, to
create larger, shared back yards or “commons” areas. Cottages were located to preserve existing mature fir,
cedar, and madrona trees as much as possible.
Narrow streets for multiple types of traffic. The streets were intentionally kept narrow (18’ to 20’) and
envisioned as shared circulation for use by cars, pedestrians, and bicycles. The narrow, winding streets keep
the car speeds quite low, usually 15 mph or less. Public or “guest” on-street parking is typically perpendicular
to the street in groups of 2-3 spaces.
Small but livable spaces. The units are quite small for detached housing, but the efficient layout and use of
natural light makes them very livable.
Neighborhood fit. Decisions about design, materials and colors were all made with the neighborhood context
in mind. Although obviously newer, the project fits well with its surroundings. There are numerous examples
scattered around Port Townsend of small houses and cottages from the 1910’s, through the ‘40’s, and exterior
treatment and details were modeled after these precedents.
Project located at Spruce and “W” Streets in Port Townsend. The streets in the neighborhood are
public. Please respect the privacy of the residents and neighbors.
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Many large trees were
retained, and new
landscaping has
retained the woodsy
feel of the site.
Some units have
attached parking
directly off the street.
The site has four
distinct clusters, each
with its own central
green.
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Cottages with Carriage Houses
Ashworth Cottages – 2006
Developer:
Architect:
Pryde Johnson Urban Environments
Runberg Architecture Group
Development of 12 cottages plus eight carriage units on three fourths acre in North Central Seattle.
Unit Size
12 cottages ranging from 1,100 to 1,400
sf, and eight carriage units, each
approximately 1,100 sf.
Density
1 unit/1,730 sf of lot area, including
internal circulation and common spaces.
Parking
28 on site parking spaces.
Access
Six cottages face the streets, and four of
those have front garages. The remaining
units’ parking is accessed through two
driveways, one off each adjacent street.
Units facing onto the interior common
space are accessed via porches and
entries fronting the common space. .
Open Space
Cottages have private side and front yards, and six cottages have private rear yards. Common open space in
two connected central courtyards of approx. 2,000 sf each.
Spec level
High—Stainless steel appliances, aluminum/woodclad windows, hardwood floors, stained glass detailing, brick
fireplaces, etc.
Prices &
Ownership
Fee simple ownership. Prices TBD
Market
Young professionals, “empty nesters”
Entitlement
The project required a contract rezone from SF 5000 to Lowrise 1 zoning. The project was granted a DNS for
SEPA, and went through design review.
Financing
Conventional construction and mortgage financing.
Key
Innovations
High density detached housing. The project mixes cottages with attached four-plex carriage units and achieves
a density more typically found with townhouses.
Neighborhood character. Although the site will have more units than would be allowed by the original SF5000
zoning, the new houses will be much more consistent with the existing homes in the area. If the site were
developed to existing zoning, the resulting houses would be at least twice the size of the houses in the area.
Common open space. The open space is broken into two distinct areas. The eastern courtyard, with the
common house has a more formal feel, and the western courtyard, with a water feature and bird and butterfly
garden, has a more informal, natural feel. The two courtyards are linked, and the entire site can be traversed
from one street front to the other.
Efficient access. Four units have garages off the streets. The rest of the parking is clustered off two driveways,
minimizing the amount of site used for access.
LEED for Homes Pilot Project. The project has been selected to be a pilot project for the new LEED for
Homes Pilot Program, projected to achieve at least a silver rating. The project will also be applying for
certification from Seattle’s BuiltGreen program.
Project located at 8016 Ashworth Ave N, Seattle. The courtyard and drives are private -- do not enter
without an escort. Please respect the privacy of the residents and neighbors
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The site plan takes advantage of the full block-width site to split the access and create a
continuous walkway from one street to the other.
The six cottages that face the streets (three on each street) are of a design and scale
similar to the homes in the neighborhood, presenting an uninterrupted streetfront.
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Small Lot Detached Homes
Greenbrier – 2003
Developer:
Architect:
CamWest Development
Dahlin Group
Development of 70 detached homes and cottages in north Woodinville
Unit Size
Houses range from 1370 sf to 1800 sf.,
with three & four bedrooms, two baths.
Cottages range from 510 sf to 990 sf
Density
The 70 detached units of Greenbrier were
built on about six acres, for a gross
density of about 11.5 units/acre. Lot
sizes range from 1910 sf to 3645 sf for
the houses, and from 1415 sf to 1587 for
the cottages.
Parking
Houses all have a two-car tandem
garage. Cottages share a surface parking
lot. Limited on-street guest parking.
Access
The project contains private roads that
connect to a public road.
Open Space
All units have private yards. A half-acre park is in the center of the development.
Spec level
Affordable housing. Energy efficient gas fireplace with tile surround, wood floor entries, maple
shake-style cabinets
Prices &
Ownership
All houses and cottages on fee simple lots. All market rate houses sold for $230,580.
Re-sales and
appreciation
A number of units have re-sold since occupied in 2002 and 2003. Average annual appreciation of
about 16 percent
Market
The houses were targeted at first-time buyers and families with moderate incomes. .
Entitlement
Underlying zoning R-8 (8 units per acre/residential). Of the total 22-acre county-owned property, half
of the land will be developed, with the other half preserved in its natural state to preserve wetlands
and benefit salmon and other wildlife. Development team was selected by King County through a
competitive process.
Financing
.Market rate homes used conventional mortgage financing. Affordable components managed through
A Regional Coalition for Housing (ARCH)
Key
Innovations
High density detached housing. The project shows how to create a new compact neighborhood that
works well for families. The houses are small, but very functional, and provide good value for
moderate income buyers on the Eastside.
Very small lot sizes. This shows that there is a market for homes on very small lots. Because many of
the very small lots back onto public open space, they feel more spacious. The park, easily accessed by
sidewalks, presents recreational opportunities for children who outgrow their small back yards.
Affordability. By starting with county-owned land and operating very efficiently, the developer was
able to sell the units for moderate prices. The spec levels were kept low, allowing owners the option
of improving them later.
Project located at N. Woodinville Way and 144th Ave. NE in Woodinville
Please respect the privacy of the residents and neighbors
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Two of Greenbrier’s
500 sf cottages, seen
from their central
courtyard
The half-acre park is
easily accessible
from all homes in the
development.
20-foot streets
provide a more
intimate feel, but do
no allow on-street
parking.
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Site Plan -- Greenbrier
Greenbrier Heights Senior
Apartments
Greenbrier Family
Apartments
Senior housing
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Small Lot Detached Homes
Kirkland Bungalows – 2005
Developer:
Architect:
CamWest Development
Mithun
Community of 15 detached homes in Kirkland’s North Rose Hill neighborhood.
Home Size
All homes are approx. 1500 square feet.
All have two bedrooms, two-and-half
bath, and single car garage.
Density
Seven units/acre gross density, including
community open space and public street.
Lot sizes range from 2,350 to 4,100
square feet.
Parking
One-car garages in each home. At least
one space on each driveway apron and
parking on one side of the plat road
serving the community.
Access
The community includes a public street
that connects to existing streets on both
ends. Four homes have shared
driveways.
Open Space
Three park areas are surrounded by four to six homes. The park areas range in size from 3,200 to 5,000
square feet. Other open spaces include open space/ landscape/ storm water tracts and equal approximately
6,500 and 7,899 square feet.
Spec level
Exteriors include shingles, board & batten, lap siding, front porches, columns, brackets, and planter ledges.
The interiors include hardwood, granite tile bathrooms, and extensive wood millwork.
Prices &
Ownership
Fee simple ownership. Priced from $450,000 to $470,000, before custom upgrades.
Market
With two bedrooms, a single car garage and small private yards, these homes are aimed primarily at singles
and couples.
Entitlement
The community was developed as part of a Low Impact Development Demonstration Program sponsored by
the City of Kirkland, and was therefore given a 50% density bonus. With he underlying zoning of RSX7,200 the property would otherwise have accommodated eight or nine homes.
Financing
Conventional construction and mortgage financing. No restrictions on buyers or ownership
Key
Innovations
Higher density detached housing. This community shows a neighborhood of smaller more affordable homes,
and common open space as an alternative to larger, more expensive homes built in the area.
Affordability. While not affordable in an absolute sense, homes are much less expensive than new
construction homes in the area (mid-$700,000s). Because they include the expensive parts (kitchens,
bathrooms) but less of the inexpensive space (bedrooms, bonus rooms),per-square-foot cost is somewhat
higher than the larger homes.
Sense of community. Fifteen homes on gently sloping, curved street with impressive architecture, ample
common open space and increased landscaping between the sidewalks and street has a distinct identity and
enough critical mass to create a true sense of community
Common open space. The small individual lot sizes mean less maintenance for the owners, while the
common areas provide recreation and a sense of openness.
The Kirkland Bungalows are located at 132nd Ave. NE and NE 97th St. in Kirkland
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Landscape and
streetscape details
work to provide a
sense of community
Four units have
shared driveways off
the main road.
Half of the 40-foot
right of way is used
for sidewalks and
plantings.
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The Housing Partnership
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Small Lot Detached
Cherrywood Lane – 1998
Developer:
Architect:
Northward Homes
John Lane
Development of 63 detached homes on small lots in Renton.
Unit Size
Detached homes range from 1,490 sf to
1,960 sf.
Density
63 units on approx. 10 acres for gross
density of 6.3 units/acre. Lot sizes range
from approx. 3,100 to 4,100 sf. Net
density approx. 12.5 units/acre
Parking
All units have two-car garages. Frontloaded houses have parking on driveway
aprons. Guest parking spaces on street.
Access
All homes on public streets within the
development. 25 homes have alleyaccess, with the remainder front-loaded.
Open Space
All homes have private side yards.
Front-loaded homes have rear yards. A
half-acre park, with play area, is in the
center of the development.
Prices &
Ownership
Fee simple. Prices ranged from $196,000 to $230,000 in 1998.
Re-sales and
appreciation
Many units have re-sold since 1998. Average annual appreciation: approx 7.5 percent
Market
First time homebuyers. Empty-nest downsizers..
Entitlement
The project was built through a demonstration program with the City of Renton..
Financing
Conventional construction and mortgage financing
Key
Innovations
Family-oriented small lot housing. Although the private yards in the project are small, the park and
streetscapes are friendly for children. The loop road is efficient, but does not encourage pass-through
traffic, making the interior of the project feel safe
Community open space. The half-acre park is much larger and more functional than the typical tot-lot
that would be included in a development of this size. Its central location, with 20 houses either fronting
directly on it, or across the street, makes it very useable.
Narrow streets and right-of-way. The basic street width in the development is 20 feet, with some areas
30 feet wide to accommodate on-street parking. Total right-of-way is 40 feet. (A nearby development
with conventional cul-de-sac design has 55-foot right-of-way, 32 foot streets and no planting strips.)
Narrower streets provide a more intimate neighborhood feel, while allowing for landscaping in planting
strips, and encouraging slower speeds.
Project located at NE 6th Street and Duvall Ave. NE, Renton.
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The half-acre park in
the center of the
development makes it
a child-friendly
neighborhood.
25 of the homes have
garages on alleys.
The rest are frontloaded.
The basic street width
is 20 feet, but cutaways are provided
for on-street parking.
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The Housing Partnership
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Detached Accessory
Woodside – 2003
Developer:
Architect:
Northward Homes
John Lane
A subdivision of single family homes in Fairwood where some homes have optional carriage units
above detached garages.
Unit Size
Carriage units over two-car garages have
approx. 410 sf of living space
Density
Overall subdivision density of about six
units/acre gross, including roads, parks,
stormwater facilities. Homes with
carriage units have lot sizes ranging from
about 3,800 sf to 4,200 sf.
Parking
All homes have two car garages, some
have carriage units on top. No additional
on-site parking for carriage unit. Onstreet parking in front of all homes.
Access
All garages with carriage units are
detached from homes and are on alleys.
Open Space
All homes have private yards. Because
carriage unit is over garage it does not
affect open space.
Prices &
Ownership
Homes with carriage units were priced
around $350,000 before custom
additions. The optional carriage unit
added about $19,000 to the price.
Market
The neighborhood itself was targeted at move-up buyers. A variety of buyers chose the carriage unit option.
Entitlement
The subdivision was created under the King Count subdivision code. King County’s code allows detached
accessory housing only on lots larger than 10,000 square feet, so these carriage units are not considered
separate residences.
Financing
Conventional construction and mortgage financing..
Key
Innovations
Optional carriage unit. The carriage units were an option added on top of a two-car detached garage that would
be built in any case. Thus, site planning and development would not be affected by the later decision by the
buyer about whether they want the carriage unit or not. This kept the market for the subdivision as wide as
possible while providing dozens of additional living spaces.
Affordable housing in neighborhood setting. Carriage houses in a single family neighborhood offer an
opportunity to live in a small, affordable unit while enjoying the amenities of a quiet setting. Although these
particular units were not intended by the developer to be rented on the open market (the King County code
does not allow it), they do provide detached, private living spaces for extended family members. The model
could easily be adapted to provide inexpensive rental housing through a code change and the addition of
separate utility services.
The section of Woodside with carriage units begins at the corner of Parkside Way SE and SE 171st Place,
in the Fairwood neighborhood, SE of Renton. Please respect the privacy of the residents and neighbors
The Housing Partnership
Some buyers chose
to add a carriage unit
during pre-sales,
while others chose to
simply have a two-car
detached garage.
All garages and
carriage units face an
alley, making them
invisible from the
streetside.
The units have
enough separation
from the main house
to provide ample light
and air.
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The Housing Partnership
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Small Multi-family
Malden Court Condominium – 1996
Developer:
Architect:
Threshold Housing
Stickney, Murphy Romine
Ten townhouse units in two buildings over recessed parking in Seattle’s Capitol Hill neighborhood.
Unit Size
Townhouse units from 777 to 1010
square feet
Density
43 units/acre
Parking
12 on-site spaces in recessed parking
area below courtyard.. On-street parking
in front of buildings
Access
Project opens directly onto Malden
Avenue. Driveway between buildings
serves parking area.
Open Space
Common courtyard between buildings,
partially covering parking area.
Prices &
Ownership
$153,000 to $169,000
Condominium ownership
Re-sales and
appreciation
Five units have re-sold since 1996. Average annual appreciation: 10.1 percent
Market
Mostly single adults. Some couples. Wide age range..
Entitlement
The parcel lies in an Lowrise-3 zone, and the density was permitted outright. The project did require a special
exception for height.
Financing
Conventional construction financing and market rate condominium sales.
Key
Innovations
Neighborhood fit. Although the project is located in a lowrise multi-family zone, it would fit very well into a
single family zone. The two buildings are designed to resemble the large, craftsman-style mansions of Capitol
Hill, and at 10,000 square feet, the site would accommodate two such houses if it were in one of Seattle’s
ubiquitous sf-5,000 zones.
Design. The units are generously sized for the neighborhood, but offer the residents an alternative to either
standard stacked-flat buildings or row houses.
Parking. The recessed parking area provides an alternative to either surface parking or expensive underground
parking. Individual direct-access garages would have been impractical for the layout of the units.
Project located at 414 Malden Avenue E, Seattle. Do not enter the property without an escort.
Please respect the privacy of the residents and neighbors
The Housing Partnership
A central courtyard
spans the area
between the two
buildings over the
parking area
The parking area is
shielded from the
street, but mostly
open, eliminating the
need for ventilation.
The extra height
allowed for the
project permitted
both partially
recessed parking
below, and generous
ceiling heights.
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The Housing Partnership
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Townhouse
Interlake I – 2004
Developer:
Architect:
Prescott Homes
Ron Novion
Sixteen townhouses, clustered around two auto courts, north of Greenlake in Seattle. A good
example of the most common form of urban infill development.
Unit Size
1,420 to 1,620 sf
Density
30 units/acre gross. The entire site is
platted, and auto courts are via easement,
so gross and net density and the same.
Parking
Single car direct entry garage
Access
All garages off auto courts, each serving
eight units.
Open Space
Each unit has a patio/yard of approx. 200
sf, plus a balcony. Additional 100 sf per
unit of open space located on the site.
Spec level
Medium-high. Hardwood floors, granite
counters, stainless appliances.
Prices &
Ownership
Sold in 2004 for between $260,000 and
$302,000. Units are on individual fee
simple lots of approx. 1,500 sf.
1 unit has re-sold since 2004, for $320,000.
Re-sales and
appreciation
Market
Primarily single buyers, some couples. For many of the buyers this was their first home purchase..
Entitlement
The project is in an L-1 zone, which allows about 27 units per acre, or a 1,600 sf average minimum lot size.
Because the project too place on three individual lots, the developer was able to round up the unit count and
gain a small amount of additional density..
Financing
Conventional construction and mortgage financing..
Key
Innovations
Small scale infill. The project shows how to create a cohesive development on a small infill site. The entire
site consists of two distinct eight unit groups, each of which sits on approximately 13,000 square feet of land.
The developer is currently building an eight-unit townhome project on the same block.
First-time buyer affordability. This project shows how higher density, efficient use of land and economical
construction methods can produce well-appointed new-construction housing that is affordable at about 100
percent of the area median income. The same model could be priced and spec’ed lower in areas with less
expensive land.
Attractive streetscape. Exterior detailing and finishes, combined with a site plan that uses auto courts instead
of direct street access, create an appealing streetscape.
Project located on Interlake Ave. N. at N. 85th St. in Seattle. The auto courts are private property.
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Architectural
detailing helps soften
the visual impact of
going to the full 35foot height allowed in
the zone
The central auto court
serves eight garages,
hiding access from
the street and
allowing each unit to
have a private yard.
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The Housing Partnership
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Townhouse
Triangle Townhomes – 2005
Developer:
Architect:
Catapult Community Development
Johnston Architects
Development of 26 townhouses on a unique parcel in Tacoma’s Theater District
Home Size
26 townhouses ranging from 1692 to
2929 sf. All are 3-floor units.
Density
36.4 units/acre on a .7 acre site
Parking
. 18 two-car garages, 7 single-car
garages, additional on-street parking
Access
Garages off courtyards on street and on
project through-street (woonerf)
Street- and through-street ground-level
front-door access.
Open Space
All 26 homes with roof decks or garden
patios
Spec level
High. Hardwood floors, granite counters,
Prices &
Ownership
400,000 to $535,000 Fee simple.
Market
Triangle Townhomes is the first townhouse project in the Downtown Tacoma Central Business District. While
condominium development is well established in the downtown area, residential projects that offer zero-lot-line
ownership and street-friendly designs are thus far nonexistent. Townhouses provide greater density than
traditional single-family detached designs without sacrificing the attraction of a single-unit-access front door
and discretionary entry..
Entitlement
The property is zoned DCC – Downtown Commercial Core – with a height restriction of 400 feet.
Financing
Conventional construction and mortgage financing. No restrictions on buyers or ownership
Key
Innovations
Built Green. The Triangle Townhomes are certified with the highest possible Built Green rating, a program of
the Master Builders Association of Pierce County. The project uses salvaged wood and counters made of
Richlite®, a paper-based material produced with phenolic resins, which are organic and non-toxic
Community orientation. All homes are designed to encourage interaction with the surrounding neighborhood.
The project creates a visual anchor for the neighborhood while encouraging investment and increasing security
Window treatments & natural lighting. Each home at Triangle features substantial natural daylight, utilizing
durable, double-hung wood windows. Energy-saving heating systems augment the open floor plans and
abundant natural ventilation. Translucent garage doors fill street-level courtyards with ambient light
Pervious surfaces. A concerted effort has been made to decrease impervious surfaces wherever possible by
employing pervious paving stones that facilitate stormwater management and enhance aesthetic appeal.
Pervious pavers are used in all garage courtyards and other landscaped areas.
Zero-lot-line Ownership. As opposed to conventional townhouse formats in which separating walls and land
are shared, Triangle utilized a double-wall system that allows lot-line to lot-line ownership of structure and
land.
Triangle Townhomes are located between 6th Ave., Fawcett Ave. and Baker St. in downtown Tacoma
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The Right Size Home
Page 32
Rendering, looking east from the corner of 6th Avenue & Fawcett Avenue
Site plan, showing woonerf through center of project
Alley, or “woonerf,”
through the project
The Housing Partnership
The Right Size Home
Page 33
Above: Woonerf elevation, looking north
from center of site
Left: Unit elevation
The Housing Partnership
The Right Size Home
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Auto Court – Duplex
305 Bellevue Way – 2006
Developer:
Architect:
Prescott Homes
The Hackworth Group
Six duplex townhouses and one detached house clustered around an auto court in downtown
Bellevue.
Unit Size
Six duplexes from 1,470 to 1,620 sf.
One detached home 2255 sf
Density
21 units/acre gross. The entire site is
platted, and auto courts are via easement,
so gross and net density and the same.
Parking
Two car garages in each unit. Two guest
spaces on-site
Access
All garages off an auto court served by a
public street.
Spec level
High
Prices &
Ownership
Prices expected to range from $490,000
to $660,000. Fee simple ownership
Market
Project is expected to appeal to singles,
working couples and empty
nester/retirees.
Entitlement
The site is zoned for up to 30 units/acre, so the project is less than the allowed density. A planned unit
development process was necessary to allow full platting of the entire property, which is not normally allowed
in this zone.
Financing
Conventional construction and mortgage financing..
Key
Innovations
Maximize open space. The arrangement of duplexes on an auto court allows attached parking while
minimizing the space taken up by paving.
Maximize light and air. The use of duplexes allows units to have light on three sides. While the site could
accommodate higher density under the existing zoning, the duplex arrangement provides greater value for the
customer than a more traditional townhouse plan.
Project will be located at the corner of SE 3rd Street and Bellevue Way.
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The Right Size Home
Page 35
Elevations looking south from SE Third Street
Northeast duplex unit
Driveway
entrance to
auto court
Northwest duplex unit
Driveway
entrance to
auto court
Front doors
facing street
The Housing Partnership
Site Plan
The Right Size Home
Page 36