Planning Comm PKT 09-21-2005
City of Federal Way
PLANNING COMMISSION
September 21, 2005 City Hall
7:00 p.m. Council Chambers
AGENDA
1. CALL TO ORDER
2. ROLLCALL
3. APPROVAL OF MINUTES
4. AUDIENCE COMMENT
5. ADMINISTRATIVE REPORT
6. COMMISSION BUSINESS
. WORKSHOP
Cottage Housing Code Amendment
7. ADDITIONAL BUSINESS
8. AUDIENCE COMMENT
9. ADJOURN
Commissioners City Staff
John Caulfield, Chair Hope Elder, Vice-Chair Kathy McClung, CDS Director
Dini Due/os Dave Osaki Margaret Clark, Senior Planner
William Drake Merle Pfeifer E. Tina Piety, Administrative Assistant
Lawson Bronson Christine Nelson (Alternate #1) 253-835-2601
Tony Moore (Alternate #2) Pam Duncan-Pierce (Alternate #3) }flJllYJ;l.D.'!d]gi.kmll!'lD'JJJ.!11
K:\Planning Commission\2005\Agenda 09-21.05.doc
CITY OF FEDERAL WAY
PLANNING COMMISSION
August 17, 2005 City Hall
7:00 p.m. Council Chambers
MEETING MINUTES
Commissioners present: Hope Elder, Dave Osaki, Dini Duclos, Merle Pfeifer, Bill Drake, and Lawson Bronson.
Commissioners absent: John Caulfield (excused). Alternate Commissioners present: Christine Nelson and Pam
Duncan-Pierce. Alternate Commissioners absent: Tony Moore (unexcused). Staff present: Development Services
Director Kathy McClung, Assistant City Attorney Amy Jo Pearsall, Contract Planner Janet Shull, and
Administrative Assistant E. Tina Piety.
Vice-Chair Elder called the meeting to order at 7:00 p.m.
ApPROVAL OF MINUTES
Commissioner Duclos moved (and it was seconded) to adopt the July 27,2005, minutes as presented. The motion
carried (unanimous).
AUDIENCE COMMENT
None
ADMINISTRATIVE REpORT
None
COMMISSION BUSINESS
PUBLIC HEARING - Neighborhood Business (BN) Code Amendment
Ms. Shull delivered the staff presentation. The staff's recommendation has taken into account the Commission's
suggestions/comments from the Workshop and citizen comments. The proposed amendments include new
definitions, new uses for the BN zone, some minor changes to the BN zone, and some housekeeping changes
intended for clarification.
Commissioner Duclos (and other Commissioners) thanked the staff for taking the Commission's suggestions/
comments into account while developing the staff recommendation. Commissioner Osaki commented that Note #2
of the self-service storage facilities chart seems to indicate that if a lot is larger than three acres, it cannot have a
self-service storage facility, is this the intent? Ms. Shull responded that the intent is to limit the self-service storage
use to three acres, but the lot itself can be larger. Staff will clarify this language to make the intent clear.
Commissioner Bronson asked why the change is recommended regarding bay doors. Ms. McClung explained that
under the current code, applicants assume the restriction on bay doors refers to all uses, while the original intent
was to limit the restriction to vehicle service or repair. The recommendation spells out this limitation. The meeting
was opened to public testimony.
K\Planning Connnission\2005\Meeting Sl1lTIITIar)' 08-17-05.doc
Planning Commission Minutes Page 2 August 17, 2005
Vilma Taylor - She owns Velma Signs, which is a family owned business and has been in Federal Way
for about 20 years. She supports the proposed amendments and would like her property included in the
changes so that it will be in conformance. She has employees that live in Federal Way and is supportive
of the community and wants to see her children continue her business in Federal Way.
Denise Hamel- She is representing Brian Lawler and spoke in favor of the proposed amendment for the
self-service storage facilities. Overall, they are pleased with the amendment, but h--ave two
requests/suggestions. They would like to see outside "covered storage" allowed for large recreational
vehicles and boats. There is a need for storage for such vehicles and fully enclosed storage would be
expensive. The storage could be three-sided and could be oriented away from residential areas. In
addition, they would like to have one or two moving trucks allowed. This truck, or trucks, would not be a
fleet of rental vehicles; instead, it would be used to just move items in and oU,t of the self-storage facility.
Commissioner Pfeifer moved (and it was seconded) to send a recommendation of adoption of the amendments as
proposed to the Land UsefTransportation Committee. The motion, as amended below, was carried (unanimous).
Commissioner Duclos asked for staff's opinion on the covered storage and moving truck issues. Ms. Shull
responded that staff had researched both of these issues. Currently, outdoor storage (the covered storage) is not
permitted for any use in the BN zone. The use is allowed in other zones, as are self-service storage facilities. In
addition, covered storage is not allowed by other cities in compatible zones. Storage of commercial vehicles
(moving truck) is also not currently allowed for any use in the BN zone. Staff felt that allowing a moving truck
would open the door for storage of other types of commercial vehicles. For these reasons, staff decided not to
propose allowing covered storage and moving trucks.
The Commission discussed the covered storage and moving truck issues. Commissioner Duclos moved (and it was
seconded) to amend the motion to allow one moving truck at self-service storage facilities, exclusively to serve the
customers. The motion carried (unanimous) as amended below. Commissioner Bronson moved (and it was
seconded) to amend the amendment to the motion to state that the moving truck cannot be so large as to require a
commercial driver's license. The motion carried (unanimous).
Commissioner Bronson asked why the requirement that self-service storage facilities have the appearance of a
pitched roof? Ms. Shull responded that the appearance of a pitched roof would blend in better with the surrounding
residential uses. Ms. McClung commented that any non-residential uses allowed in residential zones (churches,
schools, etc.) are required to have the appearance of a pitched roof.
ADDITIONAL BUSINESS
The next meeting will be a Workshop on Cottage Housing to be held September 21, 19995. Ms. McClung
commented that the staff is working on developing downtown code amendments in response to the Interim Zoning
Ordinance. Staff is inviting all property and business owners in the City Center to a meeting on this issue next
week. Staff will also be meeting with the Federal Way Chamber next week on this issue.
AUDIENCE COMMENT
None
ADJOURN
The meeting was adjourned at 7:53 p.m.
K:\Planning Commission\2005\Meeting Summary 08~ 17 -05.doc
~
CITY OF ~
Federal Way
DRAFT COTTAGE HOUSING ORDINANCE
For Discussion by Planning Commission
September 21, 2005
1. INTRODUCTION:
Cottage housing, as the term is commonly used, refers to small detached single-family units grouped
around a common open space. Typical characteristics include community oriented design,
construction characteristics of single-family housing, higher density, shared parking facilities and
architectural design standards.
The term "cottage housing" is relatively new, but the concept is not. Bungalow Court and Pine Street
Cottages in Seattle have existed for some time. Recently a number of cities, mostly in north King
County, have developed cottage housing ordinances. These include Kirkland, Seattle, Redmond,
Shoreline and Langley. We understand that Kent and Burien are in the process of developing
ordinances. New cottage housing developments have been built in Shoreline, Redmond, Seattle,
Langley, Pau1sbo, Bainbridge Island and Port Townsend within the last several years (see Attachment
D, photos and site plans).
Cottage housing is sometimes confused with 'cluster housing'. Cluster housing allows units to be
clustered on a usable part of a site to avoid un-buildable sensitive portions of the site like wetlands,
streams and their buffers. Cluster houses are not limited in size and cluster developments do not
typically include the characteristics of cottage housing such as shared central open space and
community oriented design.
2. BACKGROUNDIRESEARCH
On February 15,2005, Land Use &Transportation Committee (LUTe) placed consideration of
cottage housing on the Planning Commission's 2005 work program. On April 18, 2005 an
informational presentation on cottage housing was made to LUTC. The committee directed staff to
proceed with creation of a draft ordinance.
We have reviewed copies of cottage housing codes adopted by other local jurisdictions. Attachment
B (cottage housing matrix) compares the cottage housing development standards of these
jurisdictions. Most are very similar, in form and content.
The draft ordinance is primarily taken from the existing examples noted above, with modifications
where we felt improvements could be made.
Cottages in other communities seem to have been received with mixed results from neighbors. Two
projects built in Kirkland, Danielson Grove and Kirkland Bungalows have sold quickly and do not
appear to have generated significant community opposition (see Attachment C, Articles). Seven
cottage housing developments, totaling 55 units have been built in Shoreline. The units have sold
well, but some of the projects have generated opposition from neighbors. As a result, Shoreline has
placed a moratorium on cottage housing pending further review. Projects in Langley, Redmond,
Bainbridge Island and Seattle seem to have been well accepted by the community.
3. DRAFT CODE
Major Components
The major components of the draft code are hi-lighted below.
. Density
In the multi-family zones cottage housing is permitted at one unit per 2,500 square feet. In the
RS 7.2 and 5.0 zones, cottage housing is allowed at twice the density permitted in the underlying
zone. In the RS 7.2 zone, lots would be 3,600 square feet and 2,500 square feet in the RS 5.0
zone. Given the higher density, a number of provisions are incorporated to address compatibility
with larger surrounding lots (see compatibility heading below).
. Cottage Size
Maximum cottage size is 1,100 square feet, 800 square feet on the ground floor. We looked at
allowing some larger units (something LUTC expressed interest in), but felt that would
contradict the cottage housing premise, which allows higher density, but requires smaller
unit size as a trade-off.
. Site Design
- 75% of units must abut a centrally located common open space area.
- Common open space must have cottages on at least two sides
These provisions are typical of existing codes.
. Common Open Space
- 500 square feet per unit
- Improved for passive or active recreational use
- No dimension less than lO-feet
These provisions are typical of existing codes.
. Private Open Space
- 400 square feet per unit
- No dimension less than 5-feet
Intent is to ensure some private yard space for each individual unit. These provisions are similar
to existing codes.
. Cottage Design Standards
- 6: 12 roof pitch
BN Zone Review Page 2
- Cottages abutting public roads shall have an entrance and covered porch oriented towards
the road.
- All cottages shall have an entrance and covered porch oriented towards common open
space.
- Attached garages not allowed except in limited circumstances.
- 18-foot height, with top of roof not exceeding 25-feet.
The intent of these provisions is to ensure attractive streetscapes, compatibility with adjacent uses
and community oriented design. The provision requiring entries and covered porches oriented
towards the public road is something new not contained in other codes we reviewed. We feel this
is a compatibility issue - ensuring that those units abutting public roads will present an attractive
appearance from off-site. The rest of these provisions are typical of existing codes.
. Parking
- 1.5 spaces required
- On-street parking counted towards required parking
- Size of garages and surface parking lots limited
- Location of parking regulated
- Surface parking lots visible from public right-of-way or adjacent residential uses
screened with landscaping.
These provisions are primarily intended to address compatibility issues. Again these are typical
of examples in existing codes, with a few tweaks.
. Compatibility
The following provisions are intended to address compatibility with surrounding lower density
residential development.
- Locational criteria - minimum separation of 660 feet between cottage housing
developments.
- Maximum size of cottage housing developments - 16 cottages
- Maximum square footage of cottages - 1,100 square feet
- Maximum height of cottages - 18- feet (25' to ridge)
- Minimum roof pitch - 6: 12
- Entry and porch orientation - to public roads
- Parking location and screening regulations
All of the above regulations are unique to cottage housing and would not apply to a conventional
subdivision. The concept is to offset the real and/or perceived impacts associated with higher
density development by regulating the form and layout of cottage housing developments to
minimize impacts.
. Procedural Requirements
Cottage housing developments may be subdivisions, with each cottage on its own lot of record or
condominium developments with all cottages individually owned but located on one lot of record.
In the multi-family RM zones cottage housing could also be developed as a multi-family concept,
with all units on one lot of record under one ownership (rentals).
BN Zone Review Page 3
For those projects proposed as subdivisions, obviously they will go through the subdivision
process. The process requires multiple notices, comment periods and public meetings to allow
neighbors and other interested parties an opportunity for input. For this reason no additional
permitting requirements are proposed.
In the RS zones, cottage housing developments that are condominium projects, (with no
subdivision proposed) are subject to Use Process IV permitting requirements. Use Process IV
requires public notice and includes a public hearing before the Hearing Examiner to allow for
public input.
Condominium or multi-family cottage housing developments in the RM zones are subject to a
less intensive permitting process, Use Process III. This is appropriate because cottage housing
should be less intensive than the multi-family uses that are already permitted in the zone through
Use Process III.
Exhibits
A: Draft Code
B: Cottage Housing Matrix
c: Cottage Housing Articles
D: Photos & Site Plans of Built Projects
BN Zone Review Page 4
Article .
-
COTTAGE HOUSING
22-xxxx Sections:
22-xxxx Purpose
22-xxxx Applicability
22-xxxx Development Standards
22-xxxx Modifications
22-xxxx Purpose.
The purpose of this Article is to: (1) provide a housing type that is responsive to
changing household demographics (e.g., retirees, small families, single parent
households, single person households); (2) provide opportunities for affordable housing
within single-family neighborhoods; (3) encourage creation of functional usable open
space in residential communities; (4) promote neighborhood interaction and safety
through design; (5) ensure compatibility with neighboring uses; and (6) provide
opportunities for infill development consistent with goals of the Growth Management
Act.
22-xxxx Applicability .
Other articles of this chapter shall be applicable to Cottage Housing
Developments (CHDs). Where a conflict arises the provisions of this article shall
control. CHDs are permitted in the RS 5.0 and 7.2 zones and all RM zones.
22-xxxx Development Standards.
CHDs shall be subject to the following development standards.
(a) Cottage Housing Development Size.
(1) CHDs are not permitted on lots less than one acre in size.
(2) CHDs shall contain clusters consisting of a minimum of 4 cottages and a
maximum of 16 cottages. In RS 5.0 and 7.2 zones, no more than 16
cottages are permitted in a stand alone CHD. In the RS zones up to 16
cottages may be integrated into a conventional subdivision.
(b) Locational Criteria.
(1) CHDs shall be separated by a minimum of 660 feet.
(c) Density.
(1) Subdivided lots in RS 5.0 and 7.2 zones. Minimum lot size shall be one
half of that required by the underlying zone.
(2) Condominium style projects in RS 5.0 and 7.2 zones. The number of
cottages permitted in a condominium style project shall be equal to the
number oflots that may be created pursuant to subsection (c)(l) above.
(3) Subdivided, condominium or multifamily projects in the RM zones. One
cottage is permitted for each 2,500 square feet of lot area for
EXHIBIT A
PAGE I OF ~
condominium and multi-family projects. Minimum lot size for subdivided
lots is 2,500 square feet.
(d) Cottage Housing Unit Size.
(1) Cottages shall not exceed a floor area of 1,100 square feet.
(2) Floor area of the first floor shall not exceed 800 square feet.
(3) Floor area is the area within the surrounding exterior walls, but excluding
space where the floor to ceiling height is less than six feet.
(e) Common Open Space.
(1) A minimum of 500 square feet of common open space shall be provided
per cottage.
(2) Common open space within a CHD shall be a minimum of3,000 square
feet in size, regardless of number of cottages.
(3) No dimension of a common open space area intended to satisfy the
minimum square footage requirement shall be less than 10-feet.
(4) In subdivisions and short subdivisions, common open space shall be
located in a separate tract or tracts.
(5) Required cornmon open space shall be divided into no more than two
separate areas per cluster of units.
(6) Common open space shall be improved for passive or active recreational
use. Examples may include, but are not limited to courtyards, orchards,
landscaped picnic areas, gazebos, barbeque facilities or gardens. Common
open space may include amenities such as seating, trails, covered shelters
or water features.
(f) Private open space. Each cottage shall provide a minimum of 400 square feet
of private yard space.
(1) Examples include lawn area, courtyards and patios.
(2) No dimension of a private open space area intended to satisfy the
minimum square footage requirement shall be less than 5-feet.
(g) Site Design.
(1) A minimum of 75 percent of cottages shall abut the common open space.
(2) Common open spaces shall have cottages abutting at least two sides.
(3) Lots in CHDs are not required to abut a right-of-way.
(4) Flexible street design is encouraged where appropriate in cottage housing
developments. Examples may include use of private streets, reduced width
streets, on-street parking and other options consistent with the purposes of
this article.
(h) Cottage Design Standards.
(1) Cottages shall have a minimum 6:12 roof pitch.
(2) Each cottage abutting a public right-of-way shall have a primary entry and
covered porch, a minimum of 80 square feet in size, oriented towards the
public right-of-way. If abutting more than one public right-of-way, the
applicant shall determine which right-of-way the entrance and covered
porch shall be oriented towards.
(3) Each cottage shall have an entry and covered porch oriented towards the
common open space. If subject to (h)(2) above, this may be a secondary
entrance with covered porch, a minimum of 40 square feet in size. If not
EXHIBIT A
PAGE L OF ,
subject to (h)(2) above this shall be a primary entrance with covered
porch, a minimum of 80 square feet in size.
(4) Cottages shall not include attached garages unless the garage abuts an
alley or shared parking lot. The first 200 square feet of attached garage
space shall not be counted towards maximum size allowance (detached
garages shall not count towards maximum size allowance).
(5) Detached garages and carports associated with individual cottages shall
not exceed 500 square feet in size.
(i) Parking.
(1) Each cottage shall have a minimum of one designated parking space.
(2) A minimum of 1.5 parking spaces per cottage shall be provided for the
entire development. This may include a mixture of designated and
undesignated parking spaces.
(3) All or a portion of new on-street parking provided as a component of the
development may be counted towards minimum parking requirements if
the Director finds that such parking configuration will result in adequate
parking for the CHD.
(4) Garages and carports shall have a minimum 6: 12 roof pitch.
(5) No individual garage or carport may exceed 4 parking spaces.
(6) Garages and carports shall be located to the rear of cottages.
(7) Individual surface parking lots shall not exceed 8 parking spaces.
(8) Parking may occupy no more than 50 percent of site frontage on a public
right-of-way, except in the case of an alley or on-street parking, in which
case no restriction applies.
(9) Surface parking lots shall be setback 20-feet from front property lines and
10- feet from external side and rear property lines.
10) Surface parking lots visible from a public right-of-way (not including
alleys) or adjacent single-family uses or zones shall be screened by
landscaping pursuant to FWCC 22-1567(e) and/or architectural features.
(j) Height. Cottages shall not exceed 18 feet in height, as defined in FWCC 22-1,
"height of structure" and in no case shall the ridge of the roof exceed 25 feet
from average building elevation.
(k) Setbacks. Cottages shall be subject to the setback requirements of the
underlying zone, except that front yard setbacks from internal streets shall be
15-feet. Buildings within CHDs shall be separated by a minimum of 10-feet,
not including projections, as identified in FWCC 22-1133(4). Cottages and
accessory buildings shall be separated by six feet.
(I) Lot Coverage. Lot coverage in CHDs shall not exceed 60 percent of gross site
area. Paved components of common open space areas and walkways shall not
be counted in lot coverage calculations.
(m) General Provisions.
(I) A community building, not exceeding 1,500 square feet, may be provided
for the residents ofthe CHD. Roof pitch, architecture, materials and
colors shall be similar to that ofthe cottages within the CHD.
(2) An existing single-family home incorporated into a CHD, that does not
meet the requirements of this article is permitted to remain on a site
~XHfBIT ^'
PAGE 3 OF G7
developed for cottage housing. Modifications or additions to the structure
not consistent with the provisions of this Article shall not be permitted.
(3) Accessory Dwelling Units are not permitted in CHDs.
(4) CHDs may not utilize the cluster subdivision provisions ofFWCC 20-154.
(5) For those CHDs processed as fonnal or short subdivisions, all
developrnent standards of this article shall be reviewed by the Director as
a component of the preliminary plat or short plat review process. For all
other CHDs the development standards of this article shall be reviewed as
a component of process III or IV review. In either case this shall include
review of conceptual building elevations.
22-xxxx Modifications.
Applicants may request modifications to the open space, site design, cottage
design standards and parking provisions of this article. The Director of Community
Development may modify the above referenced provisions of this article if all of the
following apply:
(a) The site is constrained due to unusual shape, topography or critical areas.
(b) The modification is consistent with the purpose of the article as stated in
FWCC 22-xxxx.
(c) The modification will not result in a project that is less compatible with
neighboring land uses.
EXHIBIT A
PAGE LI OF 0
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Cottage r
cottage housing development Project applicant is Notification of City shall participate
may contain community buildings required to hold a meeting shall be in neighborhood
that are clearly incidental in use or minimum of one mailed to property meetings.
size and relate to the dwelling units. neighborhood owners within 500
Such community buildings shall be meeting held early in feet of the proposal
located on the same site as the permit review and a sign will be
cottage housing development and process. posted on site.
be commonly owned by the
residents.
Shall be clearly incidental in use Neighborhood Normal publiShing
and size to the cottages and shall meeting, including and posting after
be commonly owned by the City staff attendance, application
residents of the cottage required prior to received. Mailing
application for of notice to
Process liB review adjacent residents
and property
owners within 500
feet.
EXHIBIT B
PAGE 5 OF G
The eXHIBIT
cottage. expe 1
Patrick Hagerty/Journal photos
Joan Voves, 70, the first resident to move into Danielson Grove in will be asked this fall if they want to allow the cottage-style home~ at
Kirkland, waters her flowers Thursday on her porch. Kirkland resident Danielson Grove, below, to be built across the city.
'This is different,
,more neighborly'
By Lori Yarosh
Journal Reporter
KIRKLAND - Joan Voves sold her
1925 Craftsman bungalow in the sought-
after neighborhood west of Market
Street. after million-dollar mansions
replaced smaller houses on three sides. '
She never saw her new neighbors
or their children, the 70-year-old Voves
recalls. vative housing dem()nstrationprojects" while houses remain for sale.
When she moved into a cottage-style intended to test thepublie's appetite Danielson Grove includes 16 energy-
home at Danielson Grove in Kirkland for developments other than traditional efficient cottage-style homes, each with
two weeks ago, she gave away her large homes on suburban lots. a small private yard arranged around a
lawnmower, planted marigolds and All Kirkland residents will be asked commons. Parking is a short walk away.
began to meet people again. this fall whether such nontraditional ,Kirkland Bungalows features 15
"This is different, more neighborly," housing should be allowed in neigh- cottage-style homes along one side of
she said. "This is what I was looking borhoods across the city, but right a curving street, with attached one-car
for." now is the' best time to get a look at
: ' V oves moved into one of two "inno- the two North Rose Hill projects, See COTTAGE. A7
One goal of alternative housing projects proposed in Kirkland is to offer a community atmosphere lacking In modern developments.
'Cottage-style' ho.m'es mulled
Kirkland projects Kirkland officials begin examineraf-apublic hearing in the $250,000 to $450,000
wondering in recent years, at 7 p.m. Jan. -14, said Ron range, in an area where new
would offer small~r, are so.many new homes Hanson,projectplanner. home prices start at
cheaper housing designed forfamllies that are In .wntten comments to $500,000, Pruitt said.
large and rich? the planning department,
. . .' some questioned whether Less expense, up\leep
By Lori 'arosh 'Plann~d on Rose Hili. the Camwest design was Danielson Grove would
Journal Reporter Daruelson Grove, a group really any different from cater to the 60 percent of
of homes planned on Rose conventional homes. households in America made
KIRKLAND - At 61 and Hill, is the latest project "Hthe developer can sell up of one or two people,
retired, her children grown, intended to provide an alter- 15 houses for the same price Pruitt said. Most want a sin-
Thea Benjamin was seeking native, . they could've sold 10, gle-family style experience
smaller quarters than her The homes would b'e whtit's the advantage to the without the expense and
suburban Carnation home smaller and- cheaper than neighborhood?" Betty Lou upkeep of a large home.
and its half-acre lot. conventional houses, and Crampton wrote. T hat's jus t w hat
She wanted just enough could help Kirkland resi- It's a question city offi- Benjamin wanted, and she
yard "to plant what I'd like dents decide whether to Cials will have to examine. found the prospect of a "cre-
to plant," she,said, but not so embrace similar 'alternative ated community" intriguing.
much that she'd need a lawn housing pr'ojects in the Landscaped courtyards "Now, you see twO" and
mower. future. Danielson Grove is the three-car garages" from the
Benjamin found what she' A public hearing win be se.condinnovative project. street, she says. "Everybody
was looking for at Conover scheduled b efo're the Named. after longtime Rose has a fenced back yard. It's
Commons, a "cottage-style" ~kland 'hearing. examiner Hill residents and former ' not real conduCive to a sense
development being built in in early 2004 on The Cottage owners of the property, it of community." .
Redmond by The Cottage Co. Co.'s plans fora 16-unit would feature 14 1,500- Per square foot,the cot-
Soon, if the city approves development on 2.2 acres at square-foot houses and two tage-style houses are'proba-
two demonstration projects, 10510 128th Ave. N.E. I,Ooocsquiue-foot cottages bly more expensive than
similar homes .wUl be' avail- The Kirkland City Council built around two landscaped conventional homes, "but
able in. Kirkland. paved the way for the project courtyards. it's less expensive than most
More than half of U.S. last year, when it adopted The development would of what you find in the area; "
households cgntain singles, an otdinanceauthorizing five provide an alternative to the she says. "It has a.little dif-
single~parent families, Innovatfve Housing demon- "institutional style" of typi- ferentfocus, a little different
seniors or young couples on stration projects. cal condominiums and, the li(estyle."
modest incomes, according The projects must .be large size of traditional sin- Abl t d. I
to 2000 Census data. So why, cheaper and smaller than gle-family homes that shut e 0 rive ess
'. conventional houses, and residents off behind garages, Benjamin envisions her-
include "elements that con- said Linda Pruitt, a prinCi- self being able to<;lrive less,
tribute to a sense of com" pal in The Cottage Co. take the bus and bike on the
munity," including front "There's not much opportu" nearby SammaIIlish Riv:er
,pOO'-cb.es,.commo.n-. open nity to get to know ,each Trail, . .'. ~:. . . .... .'.~~ .'"'--
spaceanacoIil.Inlmity-Cen~ .other.'," . - "It~sltot-ronw~rybodYt
. ters, the ordinance said. In "We're building with the she says. "l'mhgping to be a
retwn, the City will provide intention of creating com- good neighbor and have
flexibility in regulations gov- munity,much like the neigh- good neighbors." '.
erning lot size, parking borhoods we remember from Although the Innovative
spaces' and other require- many years ago," Pruittsaid~ Housing ordinanc.e is
ments. Parking clustered at. the designed to, test whether
I I edge of the cOmmunity such houses are marketable
D~C s on on nelghbprhoods w.ould encourage residents in Kirkland, The Cottage Co.
No permanent regula- to meet and greet their is. convinced they are, based
ticms will be adopted until neighbors on the walk on similar developments it
residents and official~ can through the courtyard to get built in Greenwood and on
decide whether up to. two to their front .porch, Pruitt Whidbey Island.. Both sold
such developments should said. quickly.
be allowed in each neigh- . Layout is designed to save ' Pruitt said Kirkland
borhood throughout the 32 percent of the property's should be "commended for
city. .' large trees, and provide. pri- its leadership and vision."
TI.le plannmg department vacy while putting "eyes On In a series of neighbor-
is finalizing its report on the courtyard" to enhance hood meetings, residents
another innovative housing security. Atchitecture is told city officials they want-
project -.,. Gamwest designed to evoke "old ed more diverse housing
Development's plan for 15 Kirkland" with deep eaves, . choices than the ubiquitous
compact houses on 2.2 acres wide window and door trim large' home and attached
at9555132nd.Ave. N.E. - for and large porches. apartment-style condo,
presentation to the hearing Prices are expected to be Pruitt said.
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The Seattk Times: Shoreline cottages: Too close for comfort? http://seattletimes.nwsource.com!cOi-binlPrintStory'r1? q9~"mlm
-
imJeSeaUkilunes
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seattle'limes.com
Thursday, March 24, 2005,12:00 A.M. Pacific
Permission to reprint or copy this article/photo must be obtained from The Seattle Times. Call
206-464-3113 or e-mail resale@seattletimes.com with your request.
Shoreline cottages: Too close for comfort?
By Stuart Eskenazi
Seattle Times staff reporter
From where Shoreline homeowner Terry Barham sits, which very well could be in the hot tub in his
back yard, the skinny little house going up next door is too close for him to feel relaxed.
Barham is one of several Shoreline neighbors feeling crarnped by cottage housing, an experiment in
high-density housing. To them, allowing six houses on a lot that otherwise could accommodate two
is seen as a sneaky way to shoehorn multifamily density into neighborhoods with single-family
zonmg.
"I've got essentially a six-unit apartment building next to me," said Barham, who bought in
Shoreline's Richmond Beach neighborhood in 1998. "I moved my family from a house in
Wallingford because we wanted to escape the density of Seattle and experience an established
residential neighborhood with room to breathe. Now I don't have that anymore."
The Shoreline City Council, which adopted its cottage-housing ordinance in 2000 with great hopes,
has heard the community outcry. It responded last summer by imposing a moratorium on future
developments, giving the council time to re-examine the law, which has allowed seven
developments, with a total of 55 small new homes.
Cottage housing, which also has been built on a limited basis in Seattle and on Whidbey Island, has
been touted as an innovative approach to reduce suburban sprawl by putting more houses closer to
the urban core. An alternative to condominiums and townhouses, cottage housing is different from
cluster housing, another form of high-density housing that is causing a controversy in Seattle's'
Magnolia neighborhood.
Shoreline Mayor Ron Hansen said he wouldn't be surprised if the council decides to allow cottage
housing only in multifamily zones. Doing so, though, would defeat the purpose of cottage housing
and essentially render the experiment a failure.
If Shoreline revokes its cottage-housing ordinance, that would be a shame, said Scott Becker, the
architect-developer of Reserve Cottages, the development being built next to Barham. The six
cottages will be ready to occupy next month.
"Let's tweak the ordinance, if we must, to address inappropriate developments, but let's not eliminate
cottage housing that is built sensitive to neighbors' concerns," he said.
Cottage houses are required to meet specific design criteria, including landscaping, and therefore
EXHIBIT C
PAGE '-( OF 1(,0
The Seattle Times: Shoreline cottages: Too close for comfort? http://seattletimes.nwsource.com!cOi-binlPrintStory'f I? document _
<
undergo more city scrutiny than typical single- family houses. Becker said he is preserving more trees
on the lot than a single-family-house developer likely would have bothered to save. He also said he's
not making more money by developing six cottages instead of two large houses.
Paul Cohen, Shoreline's senior planner, said cottage housing also grew out of a public concern that a
construction boom was resulting in too many large houses where there had been small houses.
Shoreline officials saw the cottage-housing ordinance as a way to encourage more modest-size
housing.
Cottage developments also carried the promise of providing single-family houses at affordable
prices, but that no longer applies.
Each of the Reserve Cottages, with two bedrooms and l-Yz baths, is selling for between $300,000
and $350,000, a price similar to what one would pay for a larger, less-modem house in the same
neighborhood.
"It's like with anything new," Hansen said. "People have a feeling it might be a good idea as long as
it's over there, not here."
Concerns over cottage housing vary, with homeowners who live next door worried that their property
values will drop as a result.
"I am a Realtor and I've been showing houses for 16 years," Barham said. "Right or wrong, people
don't want to live next to cottages - and that leads to a loss in property value."
Others neighbors fear that the selling of several new houses on the block will result in higher
appraisals for their homes.
"The development will increase the value of my house, and at age 83, I'm not anxious to have my
taxes increased," said Paul Robben, who lives across the northern boundary of the Reserve Cottages.
Robben said he originally was impressed with the development plans and thought having six small
houses on the property was better than the alternative of a couple of mega-houses.
"But when they first started framing the roof, I thought, 'What did I get myself into?' "
The maximum footprint for a cottage house under the ordinance is 800 square feet, and the entire
home, counting the second floor, cannot exceed 1,000 square feet.
"The developments tend to occur on lots that had small houses built in the 'SOs or '60s and are
somewhat wooded," said Cohen, the Shoreline senior planner. "When people are used to a semirural
lot and that lot is being proposed for intensive cottage housing, that comes as a big shock."
Cohen said the city adopted its cottage-housing ordinance as a way to reach state
growth-management targets for housing without having to rely solely on new multifamily
developments. The city amended the code after the first cottage-housing development - the brightly
painted 16-house Meridian Park Cottages near North 18Sth Street and Stone A venue North - had
been skewered by neighbors over its street appeal, particularly its Skittles color scheme.
The amended ordinance required cottage-housing developers to meet several guidelines designed to
make the developments more compatible with their surroundings in terms of scale, design and
EXHIBIT C-
nA".. .:::: -- I 1_
The Seattle Time5: SllmeUne COtulb~S: Too \jios\; for c()mfmr~ http:((sGll.tt\ctimcs.nwsourCt .cmru c~i.binffrillt~tory .Undocum~m
external colors.
Cottage developments built under the amended ordinance were received more warmly, but
neighborhood concern over the concentration of a proposed 16-cottage development on Eighth
A venue Northeast led council members to pass the moratorium.
"I think it's fair to say that all of the council members still have an interest in cottage housing, but all
of us have reservations whether our current ordinance is restrictive enough," Hansen said.
Seattle has no cottage-housing ordinance but recently allowed two developments to be built in the
city as an experiment. One, at 16th Avenue and East Jefferson Street, has four houses, and the other
is nine units at Northeast 65th Street and Latona A venue Northeast.
"The planning commission has members who support cottage housing, but it is not on our priority
list of issues we are moving forward on," said Alan Justad, spokesman for Seattle's Department of
Planning and Development.
The controversial development of 39 houses in Magnolia, on a vacant 4.5-acre tract where Briarcliff
Elementary School once stood, is not cottage housing but cluster housing.
Cluster housing lets developers build homes, under certain conditions, on lots as small as 3,600
square feet instead of the usual 5,000 square feet. Unlike cottage housing, a minimum 2-acre plot is
required for the larger cluster of homes, and because lots that large are rare in Seattle, there are few
such developments.
Ground has not b~en broken in Magnolia, and neighbors who don't want the development built have
hired an attorney.
Stuart Eskenazi: 206-464-2293
Copyriqht @ 2005 The Seattle Times: Company
EXHIBIT L
PAGE G::, OF /l::,
Neig hborho<?~ Gaen. AICP, Plannmg Department
Cottage Housing Coming to
Redmond
C attag" in Redmond? clustered around a central open space. personal projects). an outdoor
Following a period of Units will be two-bedroom, two-bath recreation shelter, walking trails, and
considerable participation by homes similar in concept and feeling to view platforms overlooking a beautiful
neighbors and deliberation by the. the Company's Greenwood Avenue heavily wooded ravine. The project site
Planning Commission, the City Cottages in Shoreline, and Ericksen is tucked away among trees and a steep
Council has approved the introduction Cottages on Bainbridge Island. Prices ravine and will not be visible from
of cottage type housing to the will range in the low to mid-$300 132nd Avenue. The only indication of
community. It's anticipated that the thousands. the development will be a newly
first project will break ground this landscaped and forested private drive.
summer in the Willows/Rose Hill area A landscaped garden courtyard, large
whose neighborhood plan was approved covered front porches, private yards As directed by the Willows/Rose Hill
last year. surrounded by low fences and Neighborhood Plan, neighbors met for
flowerboxes, and parking located to the a special meeting to review the project's
Jim Soules of the Cottage Company side so residents approach their front site layout, architecture, landscaping,
received City approval in April to doors through the courtyard, are all and privacy to adjacent properties. The
develop a 12-unit cottage housing designed to create a sense of plan also requires that the developer
development near 132nd Avenue NE community. Other project amenities provide one affordable unit in phase II
and NE 111lh Street. These will be include a commons building (for to a family earning 50% or less of the
small detached single-family homes, no parties, potlucks, meetings, and King County median income.
greater than 1,000 square feet,
As Redmond seeks to increase its supply
and diversity of housing available to
various income levels and family types
and sizes, cottage housing is seen as a
desirable option. Cottages provide a
housing type that responds to changing
household sizes and ages such as
retirees, small families, and single-
person households. They provide
opportunities for ownership of small
detached dwelling units within a
single-family neighborhood and
encourage the creation of more
usable open space for residents
through flexibility in density and lot
standards.
For questions about the project, please
contact Susie Goett at
425-556-2454 or
sgoett@ci.redmond.wa.us.
EXHIBIT L- 34
PAGE 7 OF 1<-
The Herald Business Journal fUbQ 10[1
NOHOMISH (OUNT
B u S I N E S S J 0 U R N A L
Published January 2002
Cottage developments:
'better rather than bigger'
Bail, .
Restaurant &
Caterinll Ga.
Herald.
Pboto cnurte,\ y of Ross Chapin Architcn
The s...lI. old..fashioned. colorful homes and yards
in the Third Street Cottages neighborhood of
Langley have an appeal to many people whO are
seeking smaller accommodations and a friendly,
people-oriented way to live. according to Seattle
deveioper Jim Soules and Langley architect Ross
Chapin.
By John Wolcott
Herald Business Journal Editor
A recent trend in housing - what might literally be called a
"cottage" industry - is attracting the attention of people
interested in "less" rather than "more" in their home
purchase. It's a lifestyle thing, and it's catching on.
In Washington state, new urban developments have been
EXHIBIT L attracting attention since 1998, when Jim Soules of The
Cottage Co. LLC in Seattle and partner Ross Chapin of Ross
PAGE 'fS OF (6
http:/ /www.heraldbusinessjoumal.com/archive/jan02/cottage-jan02.htm 9/8/200S
The Herald Business Journal fUbU Z of 1
Chapin Architect in Langley, on Whidbey Island, created a
minimalist development in Langley dubbed the Third Street
Cottages.
Chapin already has picked up two American Institute of
Architects' Western Home Awards, one for each of the two
developments in Langley. Both of them have sold out
quickly.
"We started with this project (Third Street Cottages) with
the idea of building cottage housing in a city. Instead of
talking density (of living), we were thinking intensity of
living. Instead of four homes on 7,200-square-foot lots, we
said let's build eight 8S0-square-foot detached houses on
smaller lots with front porches and quality rather than
quantity of space," said Soules, who terms his developrnent
"an alternative to conventional planning."
The cluster of eight homes surrounding a common garden
"is an exciting alternative for one- and two-person
households," Chapin said.
Others obviously agreed.
Soules said he and Chapin were surprised at "the avalanche
of inquiries from planning agencies, developers and
architects from all over the country."
Third Street Cottages even garnered 10 pages in Sarah
Susanka's book, "Creating the Not-So-Big House," and the
neighborhood project received the highest honor in the
1999-2000 AlA/Sunset Magazine Western Home Awards.
The October issue of Sunset featured pictures of Soules and
Chapin's second small-home development in Langley,
known as the Backyard Neighborhood project, which has
just been chosen for another AlA/Sunset Western Home
Award.
This latest project features somewhat larger homes, but
small cottages are still part of the mix. Backyard
Neighborhood consists of three adjacent 1,200-square-foot
houses that are separated from their 42S-square-foot
detached cottages at the back of their three lots by a shared
alleyway.
The AIAjury called it "a flexible, high-density in-fill
project that accommodates changing lifestyles," applauding
the presence of the cottages because they can "serve as
home offices, separate family rooms, master bedrooms,
EXHIBIT L
P4Q,~;ww! .hergf15UllI~ssJournal.com/archive/jan02/cottage-jan02.htm 9/81200S
The Herald Business Journal Pa15y ~ 9f 4
starter homes for grown children, in-law quarters, guest
cottages, studios or even long-tenn rentals."
"The larger houses combine kitchen, dining and living
rooms in a single multifunctional space. Peaked ceilings,
windows placed for maximum daylight and side-yard
privacy, and light colors keep these great rooms open and
bright," the magazine article said. "The largest of the three,
which is designed for wheelchair accessibility, also features
an elevator and third-story view tower."
Spurred by success, Soules and Chapin are finishing a new
development near Shoreline Community College north of
Seattle at Greenwood A venue North and NE 160th Street,
with eight cottages grouped around a landscaped courtyard,
similar in character to the Third Street Cottages in Langley.
The creative design uses a common garden area to foster a
cohesive community and provide a sense of place.
Each cottage has a private yard, arranged around a commons
with perennial flower borders, lawn and fruit trees. On the
west side of the courtyard is a Commons Building with a
multi-purpose workshop for fixing bikes, planting seedlings
or having a neighborhood party.
All of the cottages include a large covered porch, flower
boxes, gas fIreplaces, wood floors, vaulted ceilings, great
lighting and unique interior detailing. Each home has a
single-car garage.
The units - selling for around $269,900 - are sold as
condominiums, with an association providing insurance,
landscaping maintenance and cottage upkeep.
Soules is also involved in a joint venture with property
owners on Bainbridge Island and local architect Charles
Wenzlau, building 1,050-square-foot homes in a small
development known as the Ericksen Cottages.
Always looking for new sites in the Puget Sound area for
more small-home projects, from two-thirds-of-an-acre to
two acres, Soules also wants to develop larger communities
that would include shops, offices, homes and cottages.
Further, in collaboration with Chapin, Soules is offering
cottage development consulting services to landowners,
prospective residents, developers and city planning
departments.
EXHIBIT C- "I think it's a significant trend," Soules said. "Better rather
th:m bigger, quality over quantity; it's something people
PAGE It:) OF 1(.".
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The Herald Business Journal r~e~49f4
have been waiting for. It takes more work, details and
supervision but - like the old pre-1940s Craftsman homes
with mantels and casings - they are homes that get a
premium price."
When people ask him what the cost per square foot is on his
cottage projects, he said he knows they're not "my kind of
customer. "
"I like to ask them, 'Do you buy a BMW by the pound?' "
Soules said.
For more information about trends in developing smaller-
home neighborhoods, call Soules at 206-525-0835, send e-
mail to prusou@man.com or visit his Web site,
www.cottagecompany.com. Ross Chapin Architect can be
reached by sending e-mail to inquiry@rosschapin.col11 or by
visiting www.rosschapin.com on the Web. Charles Wenzlau
Architect on Bainbridge Island can be reached by calling
206-780-6882 or by sending e-mail to charlie@wenzlau-
architects. com. Susanka's book, "Creating the Not-So-Big
House," can be ordered through www.notsobighouse.com
on the Web.
Back to the top/January 2002 Main Menu
@The Daily Herald Co., Everett, WA
EXHIBIT C
PAGE (( OF /b
http:/ /www .heraldbusinessjournal.comlarchive/jan02/cottage-jan02.htm 9/8/2005
fUbO 1 of (j
,
November 15. 2001
Small housing: A Northwest mini-trend
New developments feature smaller homes with higher quality finishes
Index By TERRY STEPHENS
Special to the Journal
Surveys
DJC.COM Ashland, Ore., already
well known for the
quality of its
Shakespearean theater
performances,may
soon become well
known for its "small is
better" approach to
quality housing
developments.
If zoning changes are
approved this month, Photos courtesy of Ross Chapin Architect
Kaufman Crossing Third Street Cottages in Langley, on Whidbey Island,
will rise on a 6S-acre has captured national interest for its innovative style of
site occupied until developing small, friendly neighborhoods of smaller-
than-conventional homes for those who don't want
1996 by the old subdivision mansions and huge lawns.
Croman Mill, a timber
products plant. But it
won't look like a subdivision oftri-plex homes with three-car garages.
Pursuing a recent Northwest mini-trend toward smaller homes, closer
neighbors and pedestrian living, Kaufman Crossing is being planned as a
friendly community for young couples or retirees who want to enjoy more
of an old fashioned neighborhood than modem developments offer.
"Super big houses don't always fit an area's demographics," said Marcy
McInelly, founder of Portland's Urbsworks Inc., an architecture and urban
design business. She's leading the design team for the project, working
with Galpin LLC, a group of Medford, Ore., developers.
"I think: this represents a turning point for Ashland," McInelly said. "The
site is near a small lot, detached single-family (home) neighborhood with
alleys, built during the railroad boom (between 1890 and 1920) to house...
railroad workers. Now it's one ofthe most walkable... desirable
neighborhoods in Ashland."
The rezoning request, which was expected to be put before city planning
commission officials Nov. 13, would change the industrial tag on the
EXHIBIT C property to allow residential developments with more housing density than
Bormal - but smaller than normal.
PAGE /1- OF I/;
http://www.djc.com/news/ae/11127669.html 9/8/200S
fugc Ioro
Galpin's proposed project would feature smaller homes of 1,000 square
feet or less on 2,SOO-square-foot lots in a planned development that may
even include rail transportation into the community, on the same tracks that
once carried lumber out of the old timber mill.
Kaufman Crossing would offer a compatible mix of
new housing, including single-story, one-bedroom
homes with big windows, dormers to open up "I think (there are)
ceiling space and large porches. people who want a
smaller place to take
Adjacent to the property is an existing commercial care of, a smaller
yard, room for a
main-street-styled development with apartments garden, close to
above street-level businesses. neighbors and a
detached house, not
McInelly sees the need to provide housing for a a row house. "
neglected - but apparently growing - segment of -Marcy Mclnelly,
society, those who don't want mansions with huge Urbsworks Inc.
lawns.
"I think (there are) people who want a smaller place
to take care of, a smaller yard, room for a garden, close to neighbors and a
detached house, not a row house. The whole key is that you spend less
money on square footage and more money on detailing and exterior
finishing," she said.
The houses would sell for far less than Ashland's present offerings of
moderately-priced homes, in the $220,000 range, and while the square
footage would also be less, she sees an increasing market for such housing.
Part of the project would provide space for a retirement community with
independent and assisted-living services, perhaps even facilities for
Alzheimer's patients.
"People would be able to enjoy a comfortable, walkable, primarily
residential neighborhood (some of the site may be developed for a school, a
church and a tourist-oriented railroad museum) with a lot of room for
gardening ... trees that make a canopy over the street ... and 'skinny streets'
that promote pedestrian travel over motor vehicles," she said.
Access to garages would be through alleys behind the homes and there
would be community space for pocket parks, open areas, a village green
and recreation pathways that connect with a regional biking trail.
To provide jobs in the area, the development may also include some
manufacturing activities and other businesses, all of which would open up
employment opportunities for residents of Kaufman Crossing.
If the project continues on schedule as expected, it could be under
EXHIBIT c... construction by next summer, with three to four years planned for full
PAGE Is OF/~ development, said Maurice Torano, a partner with the Galpin firm. The
http://www.djc.comlnews/aeIl1127669.html 9/81200S
fur,o 3 of6
project would include roads as well as utilities, such as water, sewer and
storm drain systems.
"The existing Ashland
neighborhood (around
this site) is very
homey and
comfortable. We're
trying to bring some of
those features into this
new neighborhood.
When the rnill is gone
we will have a large
clear site to work with
and we're trying to
adopt the very best of
Ashland for this
project," she said. The small, old fashioned, colorful homes and yards in
the Third Street Cottages neighborhood of Langley have
While these types of an appeal to many people who are seeking smaller
II' b t . t accommodations and a friendly people-oriented way to
sma -IS- et er proJec s live.
are still too few to be
anything more than a
footnote in the overall
tabulation of housing
developments in the
Pacific Northwest,
McInelly said there is
definitely a growing
trend and increasing
interest.
She has already
prepared similar
design guidelines and
development codes for
NorthWest Crossing, a Hilltop House is typical of the eight small homes in the
SOO-acre "new Third Street Cottages development that has become an
urbanist" development award-winning example of the small-is-better trend in
in Bend, Ore.; housing developments in the Pacific Northwest.
Edwards Addition, an
8S-acre site in Monmouth, Ore., and a new project for the city of Azusa,
site of the last remaining undeveloped SOO-acre parcel in Los Angeles
County.
Also, in Washington state, new urbanist developments have been attracting
attention since 1998 when Jim Soules of The Cottage Company LLC in
Seattle and partner Ross Chapin of Ross Chapin Architects in Langley, on
EXH I BIT L WI?dbey Island, created a minimalist development in Langley dubbed The
'fhrrd Street Cottages.
PAGE (<.( OF (fD
http://www.djc.com/news/ae/11127669.html 9/81200S
rage 40fa
Chapin has already picked up two American Institute of Architects'
Western Home Awards, one for each of the two developments in Langley
that have both sold out quickly.
"We started with this project (Third Street Cottages) with the idea of
building cottage housing in a city. Instead of talking density, we were
thinking intensity of living. Instead of four hornes on 7,200-square-foot
lots, we said let's build eight 8S0-square-foot detached houses on smaller
lots with front porches and quality rather than quantity of space," said
Soules, who terms his development "an alternative to conventional
planning."
The cluster of eight homes surrounding a common garden "is an exciting
alternative for one and two-person households," Chapin said. Others
obviously agreed. Soules said he and Chapin were surprised at "the
avalanche of inquiries from planning agencies, developers and architects
from all over the country."
Third Street Cottages garnered 10 pages in Sarah Susanka's book "Creating
the Not-So-Big House," and the neighborhood project received the highest
honor in the 1999-2000 AlA/Sunset Magazine Western Home Awards.
The October issue of Sunset is now featuring pictures of Soules and
Chapin's second small-home development in Langley, known as the
Backyard Neighborhood project, which has just been chosen for another
AlA/Sunset Western Home Award.
This latest project features somewhat larger homes but small cottages are
still in the mix. Backyard Neighborhood consists of three adjacent 1,200-
square-foot houses separated from 42S-square-foot detached cottages at the
back ofthe three lots by a shared alleyway.
The AlA jury called it "a flexible, high-density in-fill project that
accommodates changing lifestyles" because the cottages can serve as home
offices, separate family rooms, master bedrooms, starter homes for grown
children, in-law quarters, guest cottages, studios or even long-term rentals.
"The larger houses combine kitchen, dining and living rooms in a single
multifunctional space. Peaked ceilings, windows placed for maximum
daylight and side-yard privacy, and light colors keep these great rooms
open and bright," the magazine article said. "The largest ofthe three, which.
is designed for wheelchair accessibility, also features an elevator and third-
story view tower."
Spurred by success, Soules and Chapin are finishing a new development
near Shoreline Community College north of Seattle at Greenwood Avenue
North and Northeast 160th Street, with eight cottages grouped around a
EXHIBIT L landscaped courtyard, similar in character to the Third Street Cottages in
T ,angley.
PAGE ;C? OF Ib
http://www.djc.comlnews/ae/11127669.html 9/8/200S
ftl~G 5 of 6
The development uses the common garden area to foster a cohesive
community and provide a sense of place. Each cottage has a private yard,
arranged around a commons with perennial flower borders, lawn and fruit
trees. On the west side of the courtyard is a Commons Building with a
rnultipurpose workshop for fixing bikes, planting seedlings or having a
neighborhood party.
All of the cottages will have a large covered porch, flower boxes, gas
fireplaces, wood floors, vaulted ceilings, great light and unique interior
detailing. Each home has a single-car garage. The units - selling for
around $269,900 - are sold as condominiums, with an association
providing insurance, landscaping maintenance and cottage upkeep.
Soules is also involved in a joint venture with property owners on
Bainbridge Island and local architect Charles Wenzlau, building 1,0SO-
square-foot homes in a srnall development known as the Ericksen Cottages.
The project was expected to break ground this month.
Always looking for new sites in the Puget Sound area, from two-thirds to
two acres, for more srnall-home projects, Soules also wants to develop
larger communities that would include shops, office, homes and cottages.
Further, in collaboration with Ross Chapin, Soules is offering cottage
development consulting services to landowners, prospective residents,
developers and city planning departments.
"I think it's a significant trend," Soules said. "Better rather than bigger,
quality over quantity, it's something people have been waiting for. It takes
more work, details and supervision but - like the old pre-1940s craftsman
homes with mantels and casings - they are homes that get a premium
price. "
When people ask him what the cost per square foot is on his cottage
projects, he said he knows they're not "my kind of customer."
"I like to ask them, 'Do you buy a BMW by the pound?' " Soules said.
Terry Stephens is a freelance writer based in Arlington. He can be reached bye-mail at
(eatures@gte.net.
Other Stories:
. A peek into the architectural process
. Orchestrating Belltown's rebirth
· Mechanical moxie: Innovations at the new Opera House
. Preserving a church gets personal
EXHIBIT L . Delivering the goods in a tight economy
PAGE OF fro . Don't overlook moisture - the silent threat
I~
http://www.djc.comlnews/ae/11127669.html 9/8/200S
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