BIGGEST ADU TREND IN 2022 - DADU'S SOLD AS CONDOS

Most existing lots with a DADU are too small to be sub-divided under Seattle's land-use code.  However, while the city of Seattle may restrict ownership of that lot to one entity if that entity is a condo association, the DADU and the primary residence can be owned separately and sold separately.  It is in the words of one developer a "game changer" in residential development allowing up to three separate units on a single family zoned lot.   

Attorney Terrance Wilson and UW Real Estate instructor Jeff McCann discuss the topic of Accessory Dwelling Units (ADUs & DADUs) in the latest episode of Real Leaders in Real Estate.  With his wealth of knowledge of the City's code, Terrance describes how the condo process can be overlaied, and an owner (or investor) can tap into this opportunity to sell off parts of their property to increase equity or profits. 

 How to sell a DADU as a condo.

https://youtu.be/5TXLk13thW4 .

DADU Open House Sunday November 7th (noon-2 pm)

We will have another DADU open house on Sunday November 7th from (noon to 2:00 pm) in Magnolia. This DADU features 1 bedroom/1 bath with the main living space on the 2nd floor and a flex space and garage on the ground floor.

Address: 3245 27th Ave W, Seattle, WA

It is possible to view this DADUs discreetly from the alley. Please be respectful of the privacy of the owners. Please do not park in the alley. Also, if parking on 27th Ave W try to avoid parking directly in front of 3249 27th Ave W (which is for sale).

SEATTLE DADUs - TOP TRENDS FOR 2020

2019 brought sweeping new code changes to Seattle's Backyard Cottage/DADUs. Here's what we are expecting to see more of in 2020.

1. Family Sized 

Seattle’s newly adopted land-use code now allows cottages to be taller and larger – up to 1,000 sq. ft. in size. With this extra space many new cottages are being designed and built with 2 or even 3 bedrooms. Up until now, most cottages were designed for aging parents or as rentals to accommodate an individual or couple. These new larger cottages are often being designed for families with children — such as a 900 sq. ft. cottage we are designing in Ballard for a family of five and a 1,000 sq. ft. cottage for a family of four. In both cases the owners will move into the new cottages with their families and rent out the existing primary residence.

2. Extra Units

The new code now allows a DADU and an ADU.  (previously only

one or the other was allowed). Many people who have existing ADUs are exploring the option of adding DADU to their properties.  There are limitations with the new rules to keep in mind. Adding a 2nd ADU to an existing single family residence will likely trigger extensive building code driven upgrades, including adding sprinklers to the entire structure.  If the new second unit is a DADU the DADU will need to meet green building standards or made affordable to and reserved solely for "income-eligible" households for a period of 50 years.

3. Maximizing the value of your property

With housing prices and rents in Seattle still at all-time highs, many people including building developers are seeking to unleash the potential of their back yards.  For example, one developer is planning to add DADUs to their entire portfolio of existing rental properties. This is possible now that owner occupancy is no longer required. 

Builders of new residences are also adding DADUs and AADUs.  We are currently working on one project where the existing residence is being remodeled and an ADU added. The existing lot is then being divided and a new residence, with an AADU and DADU, is being built on the newly created lot.  This development is taking advantage of an over sized lot to create density in a desirable neighborhood while preserving and updating the existing historic home.

4. Going Condo

The use of condominium agreements to sell the primary residence and the DADU separately is probably the biggest trend of 2019 and will only continue.  While creating a DADU adds value to a property as a whole,  an even higher value can be obtained by selling the primary residence and the DADU separately.

5. Building Value

Building a DADU is a significant long term investment. Designing to achieve the maximum potential for the individual lot in light of zoning restrictions and the unique goals of their owners is and will continue to be the best way to achieve the highest value for this investment. Assisting to prioritize goals and achieve potential is in light of code restrictions and construction cost trade-offs is a challenge we enjoy and that we look forward to continuing in 2020. 

LAURELHURST DADU - SERENITY ACHIEVED AFTER HEAVY LIFTING

This 575 sq ft backyard cottage features a green roof, open web trusses, a compact kitchen, and a bedroom below.  

Our overarching goal in designing cottages is to create spaces that are inviting to live in. Here that goal was achieved in no small part by the use of natural light and complementary finishes. The plan itself in many ways is a quite simple 14ft x 28ft box. Modifications of that box to take advantage of its surroundings make it live large.  

The serene exterior of this DADU illustrates one of our favorite design principles. Difficult sites often have the greatest potential. This cottage is located on a steeply sloping environmentally critical area (ECA) site. The fist challenge was that the buildable area is located below and behind the main house and the only access was via a narrow concrete stairway. However, the little used yard nestled in among mature trees was the best and only possible location for the cottage.  

Protecting the view for the primary residence was another challenge. To achieve this we flipped the plan with the main living space on the ground floor and placed the bedroom below and accessed via a ships ladder. The bedroom itself features a sliding glass door and abundant natural light. To increase the sense of openness and add warmth we utilized exposed joists for the ceiling. We also used this technique upstairs which features open web trusses. The cottage itself is quite small but feels larger in part because of the aforementioned trusses but also the abundant use of windows which allowed us to "bring the outside in". Here we benefited from the mature trees and integrated landscaping. The site design and retaining walls were shaped by the need to keep as much of the excavated earth on site as possible. Soil removal had to be done by hand, often in buckets, up a narrow stair and carried to the street.

This 575 sq ft backyard cottage features a green roof, open web trusses, a compact kitchen, and a ship’s ladder to the bedroom below (also accessible via stairs from outside). The primary view of the cottage from the main house was from above. We used a green roof for environmental reasons and to provide an attractive vista.

The use of open web trusses allowed us to create a light and airy space while providing the required support the weight of the green roof.

The sloping site allowed us to locate a daylight bedroom in the basement. The lower level basement is accessed via a ships ladder.

The daylight basement room is cozy and light filled.

The limited access meant that large equipment could not access the site. As a result, all excavation had to be done by hand and excess soil was removed in buckets.