Planning News

Seattle Homes and Accessory MIL Apartments

Accessory units seem to be the theme of the week. I have buyers looking for them, looking at them, and figuring out how to create them. Also, more of my recent listings have had them.

As I show homes, more and more homes seem to have these extra separate living spaces.  Usually it is a finished basement that features a separate kitchen, bathroom, and entrance. Homes with basements seem to lend themselves very well to creating accessory units, although sometimes I see them as an addition onto a main level, or sometimes in a separate building in the lot, often a converted garage structure. (not all cities approve of converting garages to living space, check with your local building dept.)

Many of these units are built for extended family living, older parents come back home, or sometimes children, sometimes with families, moving back home. The separate living quarters allow extended families to live close, but keep some parts of their lives separate. For some people, when children grow up and move way, it is a way for the parents to remain in the home and resist the downsize move. Some rent to college students to keep youthful energy around the house.

Another reason so many have been built is to generate income in a house that is too big, or to pay a mortgage that has become otherwise unaffordable.  Later in life, having an extra unit in the house can allow homeowners to live independently for longer by utilizing the apartment for caregivers to live in.

Many apartments in homes are built illegally, in other words permits have not been taken out build them. I think its always a good idea to take out a permit to make sure the work is done safely and correctly, especially the electrical and plumbing.  As a Realtor,  I can say that homes with unpermitted work can be more difficult to resell at times. Most towns and cities allow accessory units either in or attached to an existing structure. Recently, the City of Seattle has been working on a project to allow more back yard accessory  units in the name of increasing density and affordability. Here is more info.

Here is a link to a nice USA TODAY Story on backyard cottages.

AARP Livable Communities Awards

Admitting that you are maybe finally beginning to get “up there” is not easy. However, I find myself running into AARP more often these days in housing issues. So, the last time their membership offer came in the mail, I sent it in. It’s the best $12 I ever spent! I cold go on about all the benefits, but I won’t bore you.

What is fascinating is what AARP has been doing lately in housing research. A recent survey they comissioned showed that of boomers who expect to move for retirement, (21%),  59% will look for a home that’s all on one level, 49% will look for a smaller home, and 50% will look for a newer home.

Their Livable Communities Awards, co-sponsored with the NAHB, shows the detail they get into when working with what makes our homes and communities livable. Go here to see more. By the way, one of the award winners was Vineyard Lane on Bainbridge Island!

Bothell Proceeding with Revitalization Despite Economy

The city of Bothell seems to be surviving the economic slowdown, and is proceeding with its downtown revitalization, including the relocation of two highways. Its strong technology employment base, along with the presence of the UW branch campus. Some projects are done now, and several others are planned. It will be an exciting place to live, and a good place to invest now. Times article.

Bothell’s location has been favored by families who work on both the East Side and Seattle, and the downtown offers both a small-town main-street type atmosphere, and the Bothell landing park along the river is a pleasant place to spend a summer day. Their new urban plan is very well done, especially the way it will blend quality mixed-use development with the Bothell-Everett highway.

Click here to see listings in Downtown Bothell   Houses Condos

Are gas prices downsizing suburbia?

A quick look at what is selling these days points strongly to in-city properties. Agents in in-city offices are busy, and their counterparts in suburban areas are just the opposite. Many buyers I talk to lately are concerned about gas prices, and are making the decision to locate in-city in a smaller home, rather than locate in larger homes farther out and put up with expensive commutes.

This is also making city planners who favor smart growth in infill urban areas very happy. The Wall Street Journal just did an article and video about efforts in Sacramento to promote pedestrian-friendly development.

Many in suburban areas who would like to relocate in closer are faced with a difficult decision: sell now at what seem to be too-low prices (compared to a year ago), or wait for values in the suburbs to go up again. It is a difficult decision, but one thing is for sure, in-city prices do not seem to be falling right now, making that decision more difficult.

A bright spot for the ‘burbs, though, is that smart growth development is taking place or planned in some of them. Some nearby towns and cities including Mountlake Terrace, Edmonds, Kenmore, and Bothell in the north, and Renton, Burien, Kent, Auburn, and Puyallup in the south, have plans underway for high density urban areas with a full range of services and walkable neigborhoods, all connected by amazingly efficient rail or bus service to major employment areas, especially downtown Seattle. This provides the combination of urban amenities and lifestyle combined wth small town living, within an easy bus or rail commute to work, and a relatively affordable price.

Smaller homes running into big problems

The trend towards smaller homes is in full swing. No only among empty-nesters and singles but also with the general belt-tightening that many are doing right now. Unfortunately, this community in Idaho is having a hard time adjusting to the change in demand. This article from the Idaho Statesman tells of a community that was counting on homes getting bigger and bigger, thus raising everyone’s property values along with healthy tax revenue. It’s a standoff between the planning department who feels that this is a temporary blip in areas march to bigger and better things, and the developers who see huge demand for smaller homes.

Get Your Neighborhood’s Walk Score

Along with the trends toward higher density and smaller households comes the new word “walkability”. Every urban agent knows that how close a property is located to stores, shops, restaurants, libraries, parks and especially coffee shops has a lot to do with its value, with the highest prize going to the properties that are a pleasant short walk from those amenities.

Now you can get your neighborhood’s walkability by the numbers at Walkscore.com

Update: The buzzword is growing legs…more about walkability here.

Poulsbo Place

In this Kitsap Sun article, Steven Garner tells about Poulsbo Place, a re-developed housing project in downtown Polsbo, that has been a huge success, especially for empty nesters. The reasons for it’s success?

• Small lots offer just enough space for detached homes that are just the right size and function for empty-nest homeowners. Many have main-floor master bedrooms, and are around 1500 to 1800sf.
• They are in walking distance to picturesque downtown Polsbo, a minor tourist mecca, with a marina and cultural activites.
• Priced right, most under $400,000.

The article goes on to talk about how other towns can provide a place for down-sizing citizens who want to stay in the same town but have less house without going into a stacked-up condo can get the same thing. Polsbo was fortunate in having an area to re-develop. Other towns closer to Seattle, like Kenmore and Burien have similar opportunities in that the Cities own or have control of large peices of land where an entire neighborhood can be created. Burien’s is under construction, Kenmore’s hopes to start soon. The redevelopment of the south parking lot at Northgate is another good example that is underway now.

Unfortunately, these developments have gone for combinations of buildings of flats, and townhouses, not small houses on small lots. It seems the economics of land value make it difficult to do less intense small-lot development too close-in. An MLS search in this areas reveals lots of small houses on small lots, some even single level, located in the ring of suburbs around Seattle, in addition to some redeveloped areas in South and West Seattle.

In established neighborhoods many cities are experimenting with re-zoning to smaller lots, or allowing infill accessory units to be added to back yards.

Search for Poulsbo Homes Condos and Small Homes