building permit: first pass

We recently started the process of applying for building permits for our house and we learned about some significant issues related to building there.  There are two major issues and the solution to them both requires the cooperation of our future neighbors. 



When the neighborhood was first built, there were symmetrical, 5000 square foot lots with alleys running between them. Over time the lots got broken up, leaving things like our tiny little lot. The originally sized lots all had access to water and sewer via the numbered streets which run north and south. 

problemo #1
Our lots address is on the named street, not the numbered street.  There’s no sewer or water in the named street. 

problemo #2
It turns out that, technically, our lot is too small to put a single family residence on.  Our lot is about 1500 square feet and in low rise three zones you can only build one house per 1600 square feet.  Surprisingly, this is not a situation where rounding applies.  Perversely, a strict interpretation of the code says our lot is not too small for a two unit duplex. 

proposed solutions
We could solve problemo #1 by bringing water up the named street to our lot.  This is probably prohibitively expensive though because we’d have to pay for an 8” water main (for the benefit of other future houses on the named street) rather than just a 3/4” water line.  Also we’d have to completely re-pave the concrete street and put in ramps on the curbed sidewalk…   EXPENSIVE.

We could solve problemo #2 by getting a variance.  It sounds like we would have no problem from the city on this, but we would have to submit it to review by the neighbors.

The third solution, which we are pursuing now, would solve both problems.  In this scenario, we convince the neighbors to agree to let us merge our two lots into a parent lot with two unit lots using the existing lot boundaries.  Town houses are built like this and the unit lots are then sold separately.  The land use code (which is basically the set of formulas that define the buildable area and required yard and setback sizes) is applied to the parent lot, rather than the individual unit lots.  We would also need to create a utility easement in the neighbor’s side yard where we could put in our water and sewer lines to connect with the numbered street.

Jack has done a lot of leg work talking to people at the Department of Public Works, SDOT and Seattle Public Utilities and we’re still figuring out the implications.  It would have some small  effect on the ways the neighbors could remodel and rebuild their house.  We’re meeting with them soon, and so far we have the impression that they would rather have a house than a vacant lot next door.  Oh and we’ll probably have to sweeten the deal with some extra $$$, which is okay.  It will still be less than installing a water main!

Let’s hope the neighbors agree!