{"schemaVersion":"1.0","citywide":{"schemaVersion":"1.0","artifactId":"gap-atlas:backyard-cottage:v1","artifactVersion":"gap-dadu-v1.7+assumptions-2026-Q4.1+financial-v3+programs-2026-10-12","generatedAt":"2026-10-02T22:31:48.000Z","evaluationVersion":"gap-dadu-v1.7","planFamily":{"id":"backyard-cottage","version":"v1","label":"Backyard cottage / DADU screen"},"evaluationOrder":["legal_capacity","physical_fit","financial_plausibility","affordable_program_applicability","verification_readiness"],"universe":{"definition":"Parcels with a current enriched warehouse row, a resolved zoning category in a residential zone family, a non-excluded jurisdiction, and a non-civic present use.","totalParcels":226166,"includedParcels":171938,"excludedParcels":54228,"filters":["outside_seattle_city_limits: Parcel resolves outside Seattle city limits, which is outside this artifact's jurisdiction.","zoning_unresolved: No zoning category resolved for the parcel, so no rule set applies.","civic_or_institutional_present_use: Parcel carries a civic, institutional, or park present use, so a household backyard cottage is out of scope.","non_residential_zone_family: Parcel sits in a commercial, mixed-use, downtown, or industrial zone family, where a household backyard cottage is not the applicable housing instrument."]},"stages":[{"stage":"legal_capacity","evaluatedCount":171938,"passCount":168655,"blockedCount":0,"unknownCount":3283,"notEvaluatedCount":0},{"stage":"physical_fit","evaluatedCount":171938,"passCount":130267,"blockedCount":37633,"unknownCount":4038,"notEvaluatedCount":0},{"stage":"financial_plausibility","evaluatedCount":171938,"passCount":124307,"blockedCount":47631,"unknownCount":0,"notEvaluatedCount":0},{"stage":"affordable_program_applicability","evaluatedCount":171938,"passCount":130267,"blockedCount":0,"unknownCount":0,"notEvaluatedCount":41671},{"stage":"verification_readiness","evaluatedCount":171938,"passCount":79138,"blockedCount":0,"unknownCount":92800,"notEvaluatedCount":0}],"constraints":[{"code":"legal_shoreline_review_required","label":"Shoreline District review required","stage":"legal_capacity","category":"rules","effect":"evidence_gap","requiredCapability":"policy","parcelCount":3283,"shareOfUniverse":0.019094092056438947},{"code":"physical_footprint_unlinked","label":"Building footprint not linked to this lot","stage":"physical_fit","category":"missing_evidence","effect":"evidence_gap","requiredCapability":"evidence","parcelCount":4038,"shareOfUniverse":0.02348520978492247},{"code":"physical_setback_envelope_empty","label":"Setbacks consume the buildable envelope","stage":"physical_fit","category":"site_geometry","effect":"blocking","requiredCapability":"plan","parcelCount":12,"shareOfUniverse":0.00006979259965801626},{"code":"physical_footprint_exhausts_envelope","label":"Standing building consumes the envelope","stage":"physical_fit","category":"site_geometry","effect":"blocking","requiredCapability":"plan","parcelCount":1003,"shareOfUniverse":0.0058334981214158595},{"code":"physical_fragment_below_minimum","label":"Remaining fragment is below 150 square feet","stage":"physical_fit","category":"site_geometry","effect":"blocking","requiredCapability":"plan","parcelCount":12666,"shareOfUniverse":0.07366608893903616},{"code":"physical_sliver_removed","label":"Only a sub-7-foot sliver remains","stage":"physical_fit","category":"site_geometry","effect":"blocking","requiredCapability":"plan","parcelCount":1726,"shareOfUniverse":0.010038502250811338},{"code":"physical_clear_span_insufficient","label":"Rear-yard clear span is too narrow","stage":"physical_fit","category":"site_geometry","effect":"blocking","requiredCapability":"plan","parcelCount":21167,"shareOfUniverse":0.12310832974676919},{"code":"physical_accessory_structure_removable","label":"Cottage fits if the outbuilding is removed","stage":"physical_fit","category":"site_geometry","effect":"caution","requiredCapability":"plan","parcelCount":2648,"shareOfUniverse":0.015400900324535588},{"code":"physical_accessory_structure_retained","label":"Outbuilding counted as immovable","stage":"physical_fit","category":"site_geometry","effect":"caution","requiredCapability":"plan","parcelCount":1233,"shareOfUniverse":0.007171189614861171},{"code":"physical_buildable_area_insufficient","label":"Rear-yard buildable area is too small","stage":"physical_fit","category":"site_geometry","effect":"blocking","requiredCapability":"plan","parcelCount":1059,"shareOfUniverse":0.006159196919819935},{"code":"physical_no_principal_dwelling_on_record","label":"No principal dwelling on record","stage":"physical_fit","category":"site_geometry","effect":"caution","requiredCapability":"evidence","parcelCount":4528,"shareOfUniverse":0.026335074270958134},{"code":"physical_eca_overlap","label":"Environmentally critical area overlap","stage":"physical_fit","category":"environmental","effect":"caution","requiredCapability":"evidence","parcelCount":54447,"shareOfUniverse":0.31666647279833426},{"code":"physical_steep_slope","label":"Steep mapped slope","stage":"physical_fit","category":"site_geometry","effect":"caution","requiredCapability":"plan","parcelCount":38248,"shareOfUniverse":0.22245227930998382},{"code":"physical_tree_canopy_review","label":"High mapped tree canopy","stage":"physical_fit","category":"stewardship","effect":"caution","requiredCapability":"stewardship","parcelCount":59967,"shareOfUniverse":0.34877106864102175},{"code":"infrastructure_drainage_control_review","label":"Drainage-control review indicated","stage":"physical_fit","category":"infrastructure","effect":"caution","requiredCapability":"infrastructure","parcelCount":41070,"shareOfUniverse":0.23886517232956064},{"code":"infrastructure_sewer_capacity_review","label":"Sewer capacity review indicated","stage":"physical_fit","category":"infrastructure","effect":"caution","requiredCapability":"infrastructure","parcelCount":13352,"shareOfUniverse":0.0776558992194861},{"code":"infrastructure_water_service_review","label":"Water or utility connection review indicated","stage":"physical_fit","category":"infrastructure","effect":"caution","requiredCapability":"infrastructure","parcelCount":13503,"shareOfUniverse":0.0785341227651828},{"code":"financial_debt_service_shortfall","label":"Income after capacity billing does not cover debt service","stage":"financial_plausibility","category":"economics","effect":"blocking","requiredCapability":"affordability","parcelCount":47631,"shareOfUniverse":0.277024276192581},{"code":"financial_cost_range_straddles_threshold","label":"Result depends on where the cost lands in the range","stage":"financial_plausibility","category":"economics","effect":"caution","requiredCapability":"affordability","parcelCount":121180,"shareOfUniverse":0.7047889355465342},{"code":"financial_cost_basis_uncalibrated","label":"Cost basis is an uncalibrated planning assumption","stage":"financial_plausibility","category":"economics","effect":"caution","requiredCapability":"evidence","parcelCount":171938,"shareOfUniverse":1},{"code":"program_household_eligibility_unknown","label":"Household eligibility is not evaluated here","stage":"affordable_program_applicability","category":"affordability","effect":"caution","requiredCapability":"affordability","parcelCount":130267,"shareOfUniverse":0.757639381637567},{"code":"verification_envelope_geometry_missing","label":"Buildable envelope missing","stage":"verification_readiness","category":"missing_evidence","effect":"evidence_gap","requiredCapability":"evidence","parcelCount":4583,"shareOfUniverse":0.02665495701939071},{"code":"verification_eca_severity_unreviewed","label":"Critical-area severity unreviewed","stage":"verification_readiness","category":"verification","effect":"evidence_gap","requiredCapability":"evidence","parcelCount":54447,"shareOfUniverse":0.31666647279833426},{"code":"verification_drainage_control_unreviewed","label":"Drainage-control requirements unreviewed","stage":"verification_readiness","category":"verification","effect":"evidence_gap","requiredCapability":"infrastructure","parcelCount":41070,"shareOfUniverse":0.23886517232956064},{"code":"verification_sewer_capacity_unreviewed","label":"Sewer capacity unreviewed","stage":"verification_readiness","category":"verification","effect":"evidence_gap","requiredCapability":"infrastructure","parcelCount":13352,"shareOfUniverse":0.0776558992194861}],"evidenceManifestId":"gap-atlas-manifest:backyard-cottage:v1:4fbf6f1e","limitations":["Public-data screen only. It includes no site visit, survey, title review, or permit determination.","Legal capacity comes from joined zone rules; physical fit comes from the citywide parcel screen. A parcel can pass one and not the other.","The citywide physical screen covers the NR, RSL, LR, MR, HR, and legacy SF residential zone families. Outside them physical fit is reported as unknown, never as a physical failure.","Current SMC 23.42.022 (Ord. 127375/127376, 2025) allows accessory dwelling units as a housing use in every zone where housing uses are allowed. The former 2023 lowrise principal-unit-type gate and 650-square-foot cap no longer apply; the current cap is 1,000 square feet.","A parcel that intersects the official Seattle Shoreline Environments overlay is reported as legally unknown, not blocked. Current SMC 23.42.022.A requires Shoreline District ADUs to comply with Chapter 23.60A, which this screen has not read per environment; earlier evaluations (through gap-dadu-v1.6) reported the overlay as a prohibition.","Standing structures are measured spatially against the lot (dadu-footprint-evidence-v1), not by the footprint layer's parcel identifier. A lot with a King County building record but no measured footprint is reported as physically unknown; a lot with neither is reported with a no-principal-dwelling caution.","The physical screen treats every standing structure as immovable. Where a lot fails only because of its own garage or outbuilding, the screen also reports whether the reference cottage would fit with the house alone retained; that is a caution on a blocked result, not a pass.","Financial plausibility applies a published screening rule to explicit planning assumptions and a HUD SAFMR rent basis. It is not a bid, quote, appraisal, or forecast, and no Seattle cost calibration supports it.","The financial stage varies only by ZIP-level one-bedroom HUD SAFMR. All parcels in the same SAFMR geography receive the same result under the citywide cost assumptions; this is not parcel-specific financial evidence.","Financial geography patterns are rent-basis patterns, not observed construction-cost or project-outcome patterns. They must not be used to deprioritize investment in the neighborhoods they name.","Public program applicability describes whether a listed program reaches this site. Household eligibility — income, ownership, occupancy, disability, financing — is never collected or inferred.","The first detected blocker is the first blocking condition under the published stage and within-stage detection order, and attribution is withheld when an earlier stage is unknown. It is not a claim that other constraints matter less.","Stages are evaluated independently wherever their inputs allow, so a later-stage blocker does not imply that earlier stages passed.","Every share in this artifact is reported against its denominator: included parcels in the declared evaluation universe.","Excluded parcels are counted by reason and are never redistributed into stage results."]},"methods":[{"id":"method:ruleset:2026-Q4.1","name":"One Seattle Plan residential rules","version":"2026-Q4.1","effectiveDate":"2026-01-21","description":"Applies parcel zoning and current residential assumptions to eligibility and capacity screening.","sourcePath":"src/lib/feasibility/ruleset-metadata.ts"},{"id":"method:financial-screen:v3","name":"Parcel financial screening","version":"v3","effectiveDate":"2026-10-12","description":"Combines explicit assumptions with parcel assessor, rent, and comparable-sale inputs. The capacity charge is a finite monthly owner outflow separate from loan principal; a user-supplied payoff quote may replace billing. Gap Atlas screens first-year income after billing against debt service.","sourcePath":"src/lib/proforma"},{"id":"method:gap-dadu:gap-dadu-v1.7","name":"General DADU five-stage constraint screen","version":"gap-dadu-v1.7","effectiveDate":"2026-07-28","description":"Separates legal, physical, financial, public-program, and verification-readiness findings without inferring private household eligibility.","sourcePath":"src/lib/gap-atlas/dadu-screen.ts"},{"id":"method:program-applicability:v1","name":"Public site and service-territory program matcher","version":"v1","effectiveDate":"2026-07-24","description":"Matches public program site conditions while leaving household predicates unset and unknown.","sourcePath":"src/lib/gap-atlas/dadu-program-applicability.ts"},{"id":"method:gap-atlas-dadu:gap-dadu-v1.7","name":"DADU gap-ladder evaluation","version":"gap-dadu-v1.7","effectiveDate":"2026-10-12","description":"Evaluates legal capacity, physical fit, financial plausibility, public program applicability, and verification readiness for the general backyard-cottage family, in the published order.","sourcePath":"src/lib/gap-atlas"},{"id":"method:gap-dadu-financial:v3","name":"DADU financial-plausibility screening rule","version":"v3","effectiveDate":"2026-10-12","description":"Tests first-year income after ordinary operating expenses and capacity billing against debt service for a modeled screening unit using explicit planning assumptions and HUD SAFMR. The monthly King County capacity charge is outside the construction/permit budget and loan principal. Not a bid, quote, appraisal, or forecast.","sourcePath":"src/lib/gap-atlas/dadu-financial-rule.ts"},{"id":"method:parcel-fit-screen:2026-Q4.1","name":"Citywide parcel fit screening","version":"2026-Q4.1","effectiveDate":"2026-01-21","description":"Produces the fits_dadu screening flag and reason from the screened residential zone families and whether a minimum detached-cottage footprint fits the parcel's buildable area. Lot area is not a gate: SMC 23.42.022 sets no lot-area minimum for an ADU and RCW 36.70A.681(1)(e) bars one above the principal-unit minimum.","sourcePath":"src/lib/etl/fit-flags.ts"},{"id":"method:programs-catalog:0.1.0","name":"Public program catalog","version":"0.1.0","effectiveDate":"2026-10-12","description":"Site and service-territory conditions for listed public programs. Household predicates are left unresolved by design.","sourcePath":"src/lib/programs/programs.json"}],"sources":[{"id":"source:parcels:8ac19f00","sourceKey":"parcels","name":"King County Parcels (with property data)","publisher":"King County","url":"https://services.arcgis.com/Ej0PsM5Aw677QF1W/arcgis/rest/services/PARCEL_ADDRESS_PUB_AREA_3069/FeatureServer/0","vintage":"October 1, 2026","retrievedAt":"October 1, 2026","checksum":null,"reconstructableKey":"https://services.arcgis.com/Ej0PsM5Aw677QF1W/arcgis/rest/services/PARCEL_ADDRESS_PUB_AREA_3069/FeatureServer/0?vintage=October%201%2C%202026","license":"King County open data terms","redistribution":"allowed","refreshCadence":"weekly target"},{"id":"source:zoning:42e6aa09","sourceKey":"zoning","name":"Seattle Zoning","publisher":"City of Seattle","url":"https://services.arcgis.com/ZOyb2t4B0UYuYNYH/arcgis/rest/services/Current_Land_Use_Zoning_Detail_2/FeatureServer/0","vintage":"October 1, 2026","retrievedAt":"October 1, 2026","checksum":null,"reconstructableKey":"https://services.arcgis.com/ZOyb2t4B0UYuYNYH/arcgis/rest/services/Current_Land_Use_Zoning_Detail_2/FeatureServer/0?vintage=October%201%2C%202026","license":"City of Seattle open data terms","redistribution":"allowed","refreshCadence":"weekly target"},{"id":"source:shoreline_environments:ef6e8206","sourceKey":"shoreline_environments","name":"Seattle Shoreline Environments Overlay","publisher":"City of Seattle (OPCD / SDCI)","url":"https://services.arcgis.com/ZOyb2t4B0UYuYNYH/arcgis/rest/services/Shoreline_Environments/FeatureServer/23","vintage":"October 1, 2026","retrievedAt":"October 1, 2026","checksum":null,"reconstructableKey":"https://services.arcgis.com/ZOyb2t4B0UYuYNYH/arcgis/rest/services/Shoreline_Environments/FeatureServer/23?vintage=October%201%2C%202026","license":"City of Seattle open data terms","redistribution":"allowed","refreshCadence":"weekly target"},{"id":"source:eca_steep_slope:e48ae520","sourceKey":"eca_steep_slope","name":"ECA - Steep Slope","publisher":"City of Seattle","url":"https://services.arcgis.com/ZOyb2t4B0UYuYNYH/arcgis/rest/services/Environmentally_Critical_Areas_Steep_Slope/FeatureServer/9","vintage":"October 1, 2026","retrievedAt":"October 1, 2026","checksum":null,"reconstructableKey":"https://services.arcgis.com/ZOyb2t4B0UYuYNYH/arcgis/rest/services/Environmentally_Critical_Areas_Steep_Slope/FeatureServer/9?vintage=October%201%2C%202026","license":"City of Seattle open data terms","redistribution":"allowed","refreshCadence":"weekly target"},{"id":"source:safmr:15a8e4d7","sourceKey":"safmr","name":"HUD Small Area Fair Market Rents","publisher":"U.S. Department of Housing and Urban Development","url":"https://www.huduser.gov/portal/dataset/fmr-api.html","vintage":"Unknown","retrievedAt":null,"checksum":null,"reconstructableKey":"https://www.huduser.gov/portal/dataset/fmr-api.html?vintage=Unknown","license":"U.S. Government public data","redistribution":"allowed","refreshCadence":"annual"}],"financialRule":{"id":"gap-dadu-financial","version":"v3","assumptionsVersion":"2026-Q4.1","assumptionsUpdated":"2026-10-12","screeningUnitSqft":600,"screeningUnitBedrooms":1,"rentBasis":"hud_safmr_1br","costPerSqftLow":320,"costPerSqftHigh":400,"softCostPct":0.15,"permitFeeLow":15000,"permitFeeHigh":25000,"sewerChargeMonthly":46.01409999999999,"sewerChargeTermMonths":180,"vacancyRate":0.05,"opexRatio":0.35,"ltv":0.8,"annualRate":0.0728,"loanTermYears":30,"minDebtServiceCoverageRatio":1,"sewerTreatment":"monthly_owner_outflow_excluded_from_loan_principal","annualSewerBilling":552.17},"warehouseSnapshot":{"readAt":"2026-10-12T19:00:31.108Z","screenCounts":{"parcels_enriched":226166,"fits_dadu":133178,"dadu_allowed":174412,"is_corner_lot":24064,"avg_slope_pct_known":226166}},"universe":{"definition":"Parcels with a current enriched warehouse row, a resolved zoning category in a residential zone family, a non-excluded jurisdiction, and a non-civic present use.","totalParcelsScanned":226166,"includedParcels":171938,"excludedParcels":54228,"exclusions":[{"reason":"outside_seattle_city_limits","label":"Parcel resolves outside Seattle city limits, which is outside this artifact's jurisdiction.","parcelCount":36264},{"reason":"zoning_unresolved","label":"No zoning category resolved for the parcel, so no rule set applies.","parcelCount":59},{"reason":"civic_or_institutional_present_use","label":"Parcel carries a civic, institutional, or park present use, so a household backyard cottage is out of scope.","parcelCount":3297},{"reason":"non_residential_zone_family","label":"Parcel sits in a commercial, mixed-use, downtown, or industrial zone family, where a household backyard cottage is not the applicable housing instrument.","parcelCount":14608}],"unavailableInputFields":[]},"denominator":{"label":"Included parcels in the declared evaluation universe","value":171938},"firstDetectedBlockers":[{"code":"physical_setback_envelope_empty","label":"Setbacks consume the buildable envelope","stage":"physical_fit","category":"site_geometry","effect":"blocking","requiredCapability":"plan","parcelCount":12,"denominator":171938,"share":0.00006979259965801626},{"code":"physical_footprint_exhausts_envelope","label":"Standing building consumes the envelope","stage":"physical_fit","category":"site_geometry","effect":"blocking","requiredCapability":"plan","parcelCount":1001,"denominator":171938,"share":0.005821866021472857},{"code":"physical_fragment_below_minimum","label":"Remaining fragment is below 150 square feet","stage":"physical_fit","category":"site_geometry","effect":"blocking","requiredCapability":"plan","parcelCount":12557,"denominator":171938,"share":0.07303213949214252},{"code":"physical_sliver_removed","label":"Only a sub-7-foot sliver 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service","stage":"financial_plausibility","category":"economics","effect":"blocking","requiredCapability":"affordability","parcelCount":38214,"denominator":171938,"share":0.2222545336109528}],"blockerAttribution":{"attributedParcels":75484,"indeterminateDueToEarlierUnknownParcels":2039,"noBlockingConstraintDetected":{"totalParcels":94415,"allStagesDeterminedParcels":43589,"withUnknownOrNotEvaluatedStagesParcels":50826}},"withheldBlockingConstraints":[{"code":"physical_footprint_exhausts_envelope","label":"Standing building consumes the envelope","stage":"physical_fit","category":"site_geometry","effect":"blocking","requiredCapability":"plan","parcelCount":2,"denominator":171938,"share":0.00001163209994300271},{"code":"physical_fragment_below_minimum","label":"Remaining fragment is below 150 square 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lot","stage":"physical_fit","category":"missing_evidence","effect":"evidence_gap","requiredCapability":"evidence","parcelCount":4038,"denominator":171938,"share":0.02348520978492247},{"code":"verification_envelope_geometry_missing","label":"Buildable envelope missing","stage":"verification_readiness","category":"missing_evidence","effect":"evidence_gap","requiredCapability":"evidence","parcelCount":4583,"denominator":171938,"share":0.02665495701939071},{"code":"verification_eca_severity_unreviewed","label":"Critical-area severity unreviewed","stage":"verification_readiness","category":"verification","effect":"evidence_gap","requiredCapability":"evidence","parcelCount":54447,"denominator":171938,"share":0.31666647279833426},{"code":"verification_drainage_control_unreviewed","label":"Drainage-control requirements 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