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A. Purpose and Intent. The purpose and intent of this chapter is to encourage innovative site planning and variety in housing while ensuring compatibility with established neighborhoods, and to provide opportunities for ownership of small detached single-family dwellings for a population diverse in age, income, and household size. Where cottage housing developments are allowed, they are subject to Site Design Review under chapter 18.5.2, and shall meet all of the following requirements.

B. Exceptions and Variances. Requests to depart from the requirements of this chapter are subject to the approval criteria under subsection 18.5.2.050.E, Exception to the Site Development and Design Standards.

C. Development Standards. Cottage housing developments shall meet all of the following requirements:

1. Cottage Housing Development Density.

a. Density Calculation. The maximum permitted number of dwellings and minimum lot areas for cottage housing developments allowed under this section is provided in Table 18.2.3.090.C.1.a. Cottage housing developments are not eligible for density bonuses pursuant to subsection 18.3.9.050.B.

Table 18.2.3.090.C.1.a. Cottage Housing Development Density

Zones

Maximum Cottage Density

Minimum Number of Cottages per Cottage Housing Development

Maximum Number of Cottages per Cottage Housing Development

Minimum Lot Size (Accommodates Minimum Number of Cottages)

Maximum Floor Area Ratio (FAR)

R-1-5, NN-1-5, NM-R-1-5

1 cottage dwelling unit per 2,500 square feet of lot area

3

12

7,500 square feet

0.35

R-1-7.5, NM-R-1-7.5

1 cottage dwelling unit per 3,750 square feet of lot area

3

12

11,250 square feet

0.35

b. Duplexes. Duplexes are permitted in a cottage housing development if the total number of dwellings in the development is at or below the maximum cottage housing development density in subsection 18.2.3.090.C.1.a, above.

2. Building and Site Design.

a. Maximum Floor Area Ratio. The combined gross floor area of all cottages and garages shall not exceed a 0.35 floor area ratio (FAR). Structures such as parking carports, greenhouses, and common accessory structures are exempt from the maximum floor area calculation.

b. Maximum Floor Area. The maximum gross habitable floor area for 75 percent or more of the cottages, within developments of four units or greater, shall be 800 square feet or less per unit. At least two of the cottages within three-unit cottage housing developments shall have a gross habitable floor area of 800 square feet or less. The gross habitable floor area for any individual cottage unit shall not exceed 1,000 square feet.

c. Height. Building height of all structures shall not exceed 18 feet. The ridge of a pitched roof may extend up to 25 feet above grade.

d. Lot Coverage. Lot coverage shall meet the requirements of the underlying zone outlined in Table 18.2.5.030.A.

e. Building Separation. A cottage development may include two-unit attached, as well as detached, cottages. With the exception of attached units, a minimum separation of six feet measured from the nearest point of the exterior walls is required between cottage housing units. Accessory buildings (e.g., carport, garage, shed, multipurpose room) shall comply with building code requirements for separation from non-residential structures.

f. Fences. Notwithstanding the provisions of section 18.4.4.060, fence height is limited to four feet on interior areas adjacent to common open space except as allowed for deer fencing in subsection 18.4.4.060.B.6. Fences in the front and side yards abutting a public street and on the perimeter of the development shall meet the fence standards of section 18.4.4.060.

3. Access, Circulation, and Off-Street Parking Requirements. Notwithstanding the provisions of chapter 18.3.9, Performance Standards Option and PSO Overlay, and part 18.4, Site Development and Design Standards, cottage housing developments are subject to the following requirements:

a. Public Street Dedications. Except for those street connections identified on the Street Dedication Map, the Commission may reduce or waive the requirement to dedicate and construct a public street as required in section 18.4.6.040 upon finding that the cottage housing development meets connectivity and block length standards by providing public access for pedestrians and bicyclists with an alley, shared street, or multi-use path connecting the public street to adjoining properties.

b. Driveways and Parking Areas. Driveway and parking areas shall meet the vehicle area design standards of chapter 18.4.3.

i. Parking shall meet the minimum parking ratios per section 18.4.3.040.

ii. Parking shall be consolidated to minimize the number of parking areas, and shall be located on the cottage housing development property.

iii. Off-street parking can be located within an accessory structure such as a multi-auto carport or garage, but such multi-auto structures shall not be attached to individual cottages. Single-car garages and carports may be attached to individual cottages. Uncovered parking is also permitted; provided, that off-street parking is screened in accordance with the applicable landscape and screening standards of chapter 18.4.4.

4. Common Open Space. Common open space shall meet all of the following standards:

a. A minimum of 20 percent of the total lot area is required as common open space.

b. Common open space(s) shall have no dimension that is less than 20 feet unless otherwise granted an exception by the hearing authority. Connections between separated common open spaces, not meeting this dimensional requirement, shall not contribute toward meeting the minimum common open space area.

c. Shall consist of a central space, or series of interconnected spaces.

d. Physically constrained areas such as wetlands or steep slopes cannot be counted towards the common open space requirement.

e. At least 50 percent of the cottage units shall abut a common open space.

f. The common open space shall be distinguished from the private open spaces with a walkway, fencing, landscaping, berm, or similar method to provide a visual boundary around the perimeter of the common area.

g. Parking areas and driveways do not qualify as common open space.

Figure 18.2.3.090. Cottage Housing Conceptual Site Plans

5. Private Open Space. Each residential unit in a cottage housing development shall have a private open space. Private open space shall be separate from the common open space to create a sense of separate ownership.

a. Each cottage unit shall be provided with a minimum of 200 square feet of usable private open space. Private open space may include gardening areas, patios, or porches.

b. No dimension of the private open space shall be less than eight feet.

6. Common Buildings, Existing Nonconforming Structures and Accessory Residential Units.

a. Common Buildings. Up to 25 percent of the required common open space, but no greater than 1,500 square feet, may be utilized as a community building for the sole use of the cottage housing residents. Common buildings shall not be attached to cottages.

b. Carports and Garage Structures. Consolidated carports or garage structures, provided per subsection 18.2.3.090.C.3.b, are not subject to the area limitations for common buildings.

c. Nonconforming Dwelling Units. An existing single-family residential structure built prior to December 21, 2017 (Ord. 3147), which may be nonconforming with respect to the standards of this chapter, shall be permitted to remain. Existing nonconforming dwelling units shall be included in the maximum permitted cottage density. One thousand square feet of the habitable floor area of such nonconforming dwellings shall be included in the maximum floor area permitted per subsection 18.2.3.090.C.2.a. Existing garages, other existing nonhabitable floor area, and the nonconforming dwelling’s habitable floor area in excess of 1,000 square feet shall not be included in the maximum floor area ratio.

d. Accessory Residential Units. New accessory residential units (ARUs) are not permitted in cottage housing developments, except that an existing ARU that is accessory to an existing nonconforming single-family dwelling may be counted as a cottage unit if the property is developed subject to the provisions of this chapter.

7. Storm Water and Low-Impact Development.

a. Developments shall include open space and landscaped features as a component of the project’s storm water low-impact development techniques including natural filtration and on-site infiltration of storm water.

b. Low-impact development techniques for storm water management shall be used wherever possible. Such techniques may include the use of porous solid surfaces in parking areas and walkways, directing roof drains and parking lot runoff to landscape beds, green or living roofs, and rain barrels.

c. Cottages shall be located to maximize the infiltration of storm water runoff. In this zone, cottages shall be grouped and parking areas shall be located to preserve as much contiguous, permanently undeveloped open space and native vegetation as reasonably possible when considering all standards in this chapter.

8. Restrictions.

a. The size of a cottage dwelling may not be increased beyond the maximum floor area in subsection 18.2.3.090.C.2.a. A deed restriction shall be placed on the property notifying future property owners of the size restriction. (Ord. 3199 § 5, amended, 06/15/2021; Ord. 3191 § 3, amended, 11/17/2020; Ord. 3147 § 2, added, 11/21/2017)