Pinehurst Seattle

Seattle City Councilmember Richard Conlin is in the process of introducing legislation that would close some unpopular loop-holes in single family zoning such as megahouses. The following is a summary taken from the DPD environmental checklist:

This proposal would amend the development standards in the Single Family zone to help ensure that the permitted size of new homes is reasonable and in proportion to their lot, and to address compatibility with neighborhood character.

Current Rules
Under the existing code, home size is primarily regulated by height and lot coverage:

Existing Height Limits
The height limit in single family zones is 30 feet generally and 25 feet on lots 30 feet in width or less. An additional 5 feet is allowed for pitched roofs. The height limit may also be increased on sloped lot where the height limit on the downhill side is increased an additional foot for each 6 degrees of slope, and on lots where the average height of adjacent houses is greater than
the existing limit.

Existing Lot Coverage Limits
Allowed lot coverage is 35% of the lot area or 1,750 sq ft, whichever is greater.

Proposed New Rules
The proposed amendments would achieve the following:

• Reduce the maximum lot coverage on lots less than 5,000 sq. ft. from 1,750 sq. ft., as is allowed currently, to 1,000 sq. ft. plus 15% of lot area. This change would help ensure that development on smaller lots is more proportional to the lot while still accommodating reasonable development on small lots.
• Modify the sloped roof allowance to increase the minimum allowed pitch from 3:12 to 4:12 (rise:run). Roofs with pitches of 3:12 are not commonly found in Seattle and are generally out of character with existing development.
• Limit the additional height permitted for sloped lots to a maximum of five feet to reduce the size of large homes on steep slopes and make this provision consistent with that currently found in multifamily zones.
• Remove the corner lot coverage allowance and reduce the alley lot coverage allowance to 10%. These allowances currently permit overly large homes on corner and alley lots.
• Allow dormers constructed above the maximum permitted height, but below the peak of a pitched roof in some cases. Dormers provide architectural interest by breaking up roof features while allow more usable upper floors.
• Delete the provision accommodating taller structures as a product of averaging the height of adjacent existing single-family structures. This provision is confusing and rarely used and 30 feet is considered to be a reasonable height limit, regardless of surroundings.

In addition to the bulk controls mentioned above, this proposal would also implement a number of changes designed to help ensure the compatibility of new development with existing development. These changes would:

• Limit hardscape surface areas to 65% of lot area.
• Waive parking requirements for single family residential uses on parcels less than 3,000 square feet in size, or 30 feet in width where access to parking is permitted through a required yard abutting a street. Parking requirements on small lots can result in irregular housing configurations where the garage may occupy the entire first floor and may prevent all on-street parking where separation of curb cuts is not sufficient to allow parking between them.
• Prohibit garage walls from being any closer to the street lot line than 80% of the street-level façade that is not a garage. This is intended to reduce the visual impact of garages.
• Limit the width of garage doors on a street-facing façade to 50% of the structure width or 10 feet, whichever is greater. This is intended to reduce the visual impact of garages.
• Specify that minor additions such as eaves and unenclosed decks shall not prevent development of adjacent historic lots. This modification would clarify the intent of the historic lot exception to allow development of adjacent lots under common ownership that were historically developable as separate lots by ensuring that subsequent minor additions do not prevent their development.
• Allow additional lot coverage for rear garages on lots with parking access through the front yard. Rear garages reduce the impact of garages on the streetscape.

The proposal would also amend the sloped roof allowance to increase the minimum allowed pitch in Residential Small Lot zone and for Institutions in Lowrise zones to make them consistent with changes to Single Family zoning.

This ordinance would apply to all Single Family residential zoned parcels in Seattle. The proposal would also impact limited sites in Residential Small Lot zone and Lowrise zones that may be affected by changes to minimum roof pitch in the slope roof allowance.