Build two houses

[Rudy Manna]

I own a rental property in Seattle. The house is in Ballard location which is desirable one. The house in a 5000 sqft lot.

Quite a few builders in my block bought houses and then build two houses after tearning down the old one. I did the math and it would be profitable to it. But to start with I need to figure out the city permits and steps involved. 

Can the experts please point me to:

1. The rules involved in building two houses.

2. Additional permits required.

3. The timeframe required to get the permits and all so building can be started.

4. Pitfalls  should be aware of.

Thanks in advance.

[Ryland Taniguchi]

Originally posted by @Rudy Manna:

I own a rental property in Seattle. The house is in Ballard location which is desirable one. The house in a 5000 sqft lot.

Quite a few builders in my block bought houses and then build two houses after tearning down the old one. I did the math and it would be profitable to it. But to start with I need to figure out the city permits and steps involved. 

Can the experts please point me to:

1. The rules involved in building two houses.

2. Additional permits required.

3. The timeframe required to get the permits and all so building can be started.

4. Pitfalls  should be aware of.

Thanks in advance.

To answer your question, you would likely do a unit lot adjustment (rather than a subdivision). Normally, you hire a surveyor to do this for you along with the survey (should cost $3000 to $4000). 

In Ballard, you need to google LR1 and LR2 Seattle. Look at the zoning and make sure your zoning is LR1, LR2 or LR3.

In Ballard, you need to know how far you are from public transportation (better to be 1/4 or less away) as this will affect your parking requirements and FAR. For example, if you are further than 1/4 from public transportation, you may need to add parking which will change how much or even if you can build. The parking requirements also affect the SIP (site improvement plans). Hopefully, you can avoid SIP because it is very expensive... Including adding sidewalks, curbs, alleyways, etc. You will probably want to work with experience in these matters.

Another thing you want to avoid is SDR (design reviews). There are many factors that affect whether you need a site review including how many units you are building, etc. A full site review can take 12 to 18 months and that is significantly longer then not having to do it.

Be careful not to do anything that removes too many trees, telephone polls, and anything that requires fire sprinklers. Don't build if a neighbor is building because in Seattle that virtually guarantees a full site review.

You need an expert team on dirt work and underground utilities. That can get very expensive if you don't know what you are doing.  Have permit experts that have a good reputation and good connections/relationships with the planning Dept.

Feel free to message me if you have specific questions. This is not the type of project for someone without experience.