A. Cottage Size: Setting a unit size helps ensure that the overall size of cottages remains small and causes less visual impact than standard sized single-family dwellings, particularly given the increased density of cottage dwellings, and to provide variety in cottage housing developments through a mixture of building sizes and footprints.
1. The total floor area of each cottage shall not exceed one thousand (1,000) square feet. The total square foot area of a cottage dwelling unit may not be increased. A note shall be placed on the title to the property for the purpose of notifying future property owners that any increase in the total square footage of a cottage is prohibited for the life of the cottage or duration of city cottage regulations.
2. The footprint of each cottage shall not exceed eight hundred (800) square feet.
3. There shall be no minimum size requirements for the individual units.
4. The second floor area cannot exceed seventy five percent (75%) of the first floor area.
5. Cottage areas that do not count toward the gross floor area or footprint calculations are:
a. Interior spaces with a ceiling height of six feet (6') or less, such as in a second floor area under the slope of the roof;
b. Unheated storage space located under the main floor of the cottage;
c. Basements;
d. Attached unenclosed porches;
e. The first two hundred (200) square feet of an attached enclosed porch (square footage utilized for attached porches beyond 200 square feet shall be counted toward total square footage allowance for each cottage);
f. Garages or carports; or
g. Architectural projections (i.e., bay windows, fireplaces or utility closets) no greater than twenty four inches (24") in depth and six feet (6') in width.
h. The planning director may approve other exemptions similar in nature provided the intent of this section is met.
B. Cottage Height And Roof Standards:
1. A cottage shall have a gable roof or a hipped roof. Dormers are allowed.
2. Maximum height of cottage units with a minimum roof slope of six to twelve (6:12) shall be twenty five feet (25'), subject to all parts of the roof above fourteen feet (14') shall be pitched.
3. Maximum height shall be eighteen feet (18') for cottages without a roof slope of six to twelve (6:12) and for all accessory structures.
4. Deviation from the roof standards may be considered through the CUP process.
C. Orientation Of Dwelling Units: Dwellings within a cottage housing development should be oriented to promote a sense of community, both within the development, and with respect to the larger community, outside of the cottage project. A cottage development should not be designed to "turn its back" on the surrounding neighborhood.
1. Each dwelling unit shall be oriented toward a common open area, and sixty five percent (65%) of the units shall abut the common open area.
2. Lots in a cottage housing development are not required to abut a public street.
3. Each facade facing a public street (not including alleys) shall have at least two (2) of the following enhancements: secondary entrance, porch, bay window, or other architectural enhancement approved by the planning director that is oriented to the public street in order to prevent a blank, monotonous wall facing the street and surrounding neighborhood.
D. Cottage Setbacks:
1. The minimum setbacks between all structures and exterior property lines (including cottages, parking structures and community buildings) in a cottage housing development shall be ten feet (10'). Eaves may project into the required setback up to eighteen inches (18").
2. Cottage units abutting an external street shall use the front yard setback requirements for the zone they are within in order to determine how far the unit must be set back from the public right of way.
3. No part of any structure in a cottage housing development (including, but not limited to, cottages, parking structures, and community buildings) shall be more than one hundred fifty feet (150'), as measured by the shortest clear and open route, from legally compliant fire department vehicle access.
E. Fencing And Screening: The intent of internal decorative fencing and screening is to delineate private yards and screen parking structures, community assets and unit walls. A cottage housing development shall internally be an open community sharing common areas.
1. Decorative fencing may be used for delineating private yards.
2. Fencing or shrubbery may be used to screen parking areas, community assets, and unit walls.
3. Fencing and shrubbery used for fencing may not exceed thirty six inches (36") in height, except directly adjacent to a parking structure or as allowed in subsection E5 of this section.
4. Chainlink fencing shall not be allowed. Solid fencing is allowed on the exterior boundary, except bordering an external street.
5. Rear yards not bordering an external street may be delineated using solid fencing and may not exceed four feet (4') in height.
F. Required Common Open Space: Common open space should provide a sense of openness, visual relief, and community for cottage developments. The space must be outside of wetlands, streams and their buffers, and developed and maintained to provide for passive and/or active recreational activities for the residents of the development.
1. There shall be a minimum of four hundred (400) square feet of common open space per cottage.
2. Each area of common open space shall be in one contiguous and usable piece with a minimum dimension of twenty feet (20') on all sides.
3. Land located between dwelling units and an abutting right of way or access easement greater than twenty one feet (21') in width may not serve as required common open space, unless the area is reserved as a separate tract, and does not contain pathways leading to individual units or other elements that detract from its appearance and function as a shared space for all residents.
4. Required common open space may be divided into no more than two (2) separate areas per development.
5. Common open space shall be located in a centrally located area and be easily accessible to all dwellings within the development.
6. Landscaping located in common open space areas shall be designed to allow for easy access and use of the space by all residents, and to facilitate maintenance needs. Where feasible, existing mature trees should be retained.
7. Unless the shape or topography of the site precludes the ability to locate units adjacent to the common open space, the following standards must be met:
a. The open space shall be located so that it will be surrounded by cottages or two/three-unit homes on at least two (2) sides;
b. At least fifty percent (50%) of the units in the development shall abut a common open space. A cottage is considered to "abut" an area of open space if there is no structure between the unit and the open space.
(1) Surface water management facilities shall be limited within common open space areas. Conventional stormwater collection and conveyance tools, such as flow control and/or water quality vaults are permitted if located underground.
G. Carriage Units Within Cottage Projects: Carriage units may be included within a cottage housing development. Design of these units should be compatible with that of the cottages included in the project.
1. The maximum size of a carriage unit shall be eight hundred (800) square feet.
2. Carriage units, including roof, shall be no taller than thirty feet (30').
3. Carriage units shall not have roofs less steep than four to twelve (4:12).
H. Variation In Unit Sizes, Building And Site Design: Cottage projects should establish building and site design that promotes variety and visual interest that is compatible with the character of the surrounding neighborhood.
1. Projects should include a mix of unit sizes within a single development.
2. Proposals are encouraged to provide a variety of building styles, features and site design elements within cottage housing communities. Dwellings with the same combination of features and treatments should not be located adjacent to each other.
I. Private Open Space:
1. Each cottage shall have a minimum of three hundred (300) square feet of private, contiguous usable open space adjacent to each dwelling unit, for the exclusive use of the cottage resident.
J. Pedestrian Flow Through Development: Pedestrian connections shall link all buildings to the public right of way, common open space and parking areas.
K. Exterior Design Standards For Cottages: This subsection K is intended to ensure cottage design is based on a coherent architectural concept, to ensure cottages possess architectural finish, to ensure they contribute positively to the architectural character of the neighborhood, and to provide flexibility in design and contrast among individual cottages while assuring attention to design amenities.
1. Character Compatibility: Cottage housing developments shall utilize building and site design that promotes variety and visual interest and that is compatible with the character of the surrounding neighborhood.
2. Variety In Building And Site Design: Cottage housing developments shall avoid the repetitive use of the same combination of building size, styles, features, and site design elements within the entire residential development and between adjacent dwellings. Dwellings with the same combination of features and treatments shall not be located adjacent to each other.
3. Site Design Requirements: The overall site design for all common areas must include a minimum of five (5) points from the following table:
SITE DESIGN OF COMMON AREAS
(Minimum Of 5 Points)
Mixture of grass areas and garden areas | 3 points |
Incorporate additional site and architectural features such as special paving, ornamental gate and/or fence, seating, functional accent lighting, artwork near entry, and/or special landscape treatment with seasonal color, flowering trees, and trees with interesting bark or branching structure | 1 point per type of feature |
4. Exterior Design Requirements: No blank walls are allowed, and each cottage in a cottage housing development must be designed to include a minimum of thirty four (34) points from the following table, including the specified minimum number of points from each category:
Totals by category as determined by tables below: | |
Facade | Minimum of 12 points |
Roof | Minimum of 8 points |
Windows and doors | Minimum of 10 points |
Landscaping and groundwork | Minimum of 4 points |
Facade (minimum of 12 points): | |
Stucco, cedar shingle siding, board and batten, or horizontal lap siding (wood or hardiplank. Exposed siding must be between 4 inches and 7 inches in width) | 4 points |
Change of plane of front elevation | 3 points |
Architectural detailing on porch railings and posts | 2 points |
Decorative gable vents | 2 points |
Exterior stonework, masonry, stone, rock, cultured, stone, woodwork, or brickwork | 2 points |
Gable detailing | 2 points |
Gable detailing on porch roof | 2 points |
3-tone paint on exterior walls trim and roof | 2 points |
Bay window | 1 point |
Roof (minimum of 8 points): | |
Architectural metal roof (must be commercial quality with hidden fasteners) | 3 points |
Architectural shingle roof | 3 points |
Gable dormer (shall not also be used for gabled porch roof or porch roof overhang) | 3 points |
Gabled or modified porch roof | 3 points |
Porch roof overhang to cover stairs (shall not also be used for a change of plane of front facade or as a gable dormer or gabled porch roof) | 2 points |
Roof brackets | 2 points |
Soffit detailing (exposed rafter tail painted or decoratively cut; soffit finished in shiplap or similar treatment) | 2 points |
Rooftop cupola | 1 point |
Windows and doors (minimum of 10 points): | |
Mullioned windows (minimum of 2) | 3 points |
Skylights or clerestory windows | 3 points |
Window placement offset for privacy | 3 points |
Decorative window(s) on front facade | 2 points |
Front door lights or sidelights, glass front doors, transoms, glass borders, or split front door | 2 points |
Window trim (must include cornice molding, jamb molding, and sill for all windows) | 2 points |
Front door trim (must have cornice molding, parting bead, and plinth blocks) | 1 point |
Landscaping and groundwork for each cottage's private area (minimum of 4 points): | |
Architectural fence around cottage (not less than 2, or more than 3 feet high) | 2 points |
Front yard landscaping (must include at least 1 dozen perennial bushes and/or trees native to the area or tolerant of local climate conditions. Landscaping does not include lawns) | 2 points |
Incorporate additional architectural features such as special paving, ornamental gate and/or fence, seating, planter boxes or pots, functional accent lighting, artwork near entry, and/or special landscape treatment with seasonal color, flowering trees, and trees with interesting bark or branching structure | 1 point per type of feature |
(Ord. 1263, 12-29-2011)