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Corpus Christi City Zoning Code

§ 4.7

Cottage Housing District Regulations

4.7.1 Purpose

The regulations set forth in this Article, or set forth elsewhere in this Code when referred to in this Article, are the regulations in the “CH” Cottage Housing District. The purpose of this district is to promote a traditional neighborhood development pattern on a scale which serves to maintain and enhance existing small-city character. Use of the Cottage Housing Development design standards contained in this Article will:

  1. Create a small community of cottages associated with a common open space that is pedestrian-oriented and minimizes the visibility of off-street parking.
  2. Provide more affordable housing primarily for single person households, dual- owner households, retirees, small families, and their occasional guests;
  3. Provide a housing development which would otherwise be precluded by contemporary lot size, setbacks, and parking requirements;
  4. Allow higher residential density than is normally allowed in a single-family zoning district, through the use of smaller than average home and lot sizes, reduced setbacks, clustered parking, and more compact, and low impact site design;
  5. Specify a maximum square footage of residences in Cottage Housing Developments in order to prevent overbuilding of the site and exceeding available off-street parking;
  6. Encourage efficient use of land by concentrating earth work activities, preserving large sections of open space, and fostering in-fill development over existing infrastructure;
  7. Foster resource and energy conservation by allowing for the construction of homes with smaller environmental footprints; and
  8. Fulfill the intent of the City’s Comprehensive Plan policies by utilizing efficient land use development techniques to provide affordable housing and promote in-fill development and provide opportunities for home ownership.

4.7.3 District Allowances

  • Cottage Housing Development is a permitted use in the following zoning districts: RS-TH, RS-TF, RM-1, RM-2, RM-3, RM-AT, ON, CN-1, CN-2, CR-1, CR-2, CR-3 and CG-2 Zoning Districts.
  • Commercial use of cottages for commercial leasing purposes must comply with the International Building Codes (IBC) and the City’s Fire Department Codes and is only permitted in the “RM-AT” and “CR-2” Zoning Districts.

    • 4.7.4 Development Characteristics

    A Cottage Housing Development consists of detached single family cottages in a cluster, associated with a central shared open space, and must have the following characteristics:

    1. Construction Characteristics

      Each cottage unit must have the construction characteristics of a detached single family dwelling.

    2. Platted Lot

      Each cottage unit must be located on a platted lot.

    3. Home Owners Association
      1. Home owners association covenants, conditions, and restrictions will be automatically renewable at the end of the established term unless 51% of the members agree to dissolve the association and the dissolution of the association is approved by the City.
      2. If a cottage unit is leased for more than 30 days, the terms of the lease must be authorized by the restrictive covenants and be enforceable by the home owners association.
      3. Cottage units rented or leased for less than a 30-day period shall be considered a commercial use and must comply with the provisions of Subsection 4.7.3.B.
      4. Proposed restrictive covenants must be submitted with the plat and state that individually-platted lots and common open spaces, within the Cottage Housing Development may not be further divided into smaller tracts. The restrictions must be noted on the plat and recorded and shall be enforceable by the home owners association.
    4. Infrastructure

      Cottage Housing Developments only are permitted in areas served by public sewer and water, except when the proposed development is part of a comprehensive development plan providing for adequate infrastructure through phased development.

      1. The developer must provide evidence that sufficient and adequate infrastructure facilities and capacity exist to sustain the higher densities of a proposed Cottage Housing Development.
      2. If adequate infrastructure and capacity does not exist on the proposed development site, the developer must provide a plan of action indicating what services will be provided to meet the densities of the development.

    4.7.5 Density, Minimum Lot Areas and Widths

  • The Cottage Housing Development allows for smaller lot areas and increased densities from 5 to 12 cottage units per acre, however, if the methods and techniques listed in Subsection 4.7.6.C. are implemented, an increase in density over 12 units may be permitted by the Assistant City Manager of Development Services.
  • A Cottage Housing Development requires a minimum of ½ acre of land.
  • A Cottage Housing Development is composed of clusters of cottages with:
    1. Minimum units per cluster: 5
    2. Maximum units per cluster: 12 (See Subsection 4.7.5.A.).
    3. Maximum clusters per Cottage Housing Development: 5
    4. A single cluster Cottage Housing Development must have a minimum of 5 cottage units onsite.
    5. Examples of cottage site layouts are included as Figures 1, 2, and 3.
    • Figure 1 One Cluster Layout. Figure 2 Multiple Cluster Layout
    Figure 3 Beach Cluster Layout
    1. Cottage Housing Development Size
      1. A Cottage Housing Development may not exceed 5 acres in total site area.
      2. A Cottage Housing Development may exceed 5 acres in size if it is part of an approved Master Plan Community designed and developed according to the design and development standards under this Article.
      3. Cottage Housing Developments must be separated by a distance of at least 500 feet.
      4. The minimum street frontage width of Cottage Housing Development is 50 feet.
      5. An individual platted interior cottage lot must have a minimum front lot width of 25 feet.
      6. The front building line around the circular portion of a cul-de-sac or the circular portion of a knuckle where a street makes a turn may be no less than 15 feet.

    4.7.6 Impervious Cover Allowance

  • Cottage Lot

    The maximum impervious cover allowance for the footprint of an individually platted cottage unit lot must not exceed 75% of the cottage unit lot area.

  • Entire Cottage Housing Development

    The maximum impervious cover allowance for the footprint of an entire Cottage Housing Development site is 65%.

  • Increasing Impervious Cover Allowance

    Use of low-impact storm water and pervious surface techniques in the design of a Cottage Housing Development in the manner discussed below will not count towards the 65% maximum impervious cover allowance on a site, therefore, the total allowable maximum impervious cover allowance of the entire Cottage Housing Development may be increased. An increase in impervious cover allowance may be gained through the following methods:

    1. Where practices, as noted in the City’s Best Management Practices (BMP) Manual, are used to capture, retain, and infiltrate stormwater on-site, and it can be shown through engineering analysis to be capable of retaining the first 2 inches of the 2, 10, and 25 year design storms from a portion of the site, the impervious fraction of the site that is served by these BMP’s may be deducted from the total impervious cover on the site.
    2. If porous paving technology, including pervious concrete and pavers, are properly installed, maintained, and incorporated into the design of the project for the driveways, parking areas, sidewalks, or paths,

      these areas will be considered 100% pervious and will not count against any total allowable impervious percentage on site, nor will they be considered impervious in determining the hydrologic runoff of that portion of the property.

    3. The rooftop portion or side area used for calculating the total site imperviousness can be reduced where a portion or side of the rooftop rainwater runoff is collected by gutters or other conveyances and directed into a rain barrel, vegetated swale, underground storage container, rain garden, or other preferable infiltration-based or retention- based systems, designed and sized in accordance with, and acceptable under, the BMP Manual.
    4. Storm water retention ponds are not considered an acceptable BMP unless they include a vegetated littoral shelf or other vegetated component intended to provide water quality treatment.
    5. Construction plans detailing the construction of the vegetated rain garden, swale, retention or detention pond component, including target side slopes, depths, retention time, proposed plant species, and a long- term maintenance plan must be approved by the Assistant City Manager of Development Services.

    • 4.7.8 Ownership and Residential Use of Cottages

  • Cottage units within a Cottage Housing Development are for residential use only, and must be held in fee simple ownership, and cannot be used for business, industrial uses or commercial uses unless established as outlined under Subsection 4.7.3.B.
  • Community buildings, common parking areas, common drives, common alleys and common open space must be owned and maintained in common by the Cottage Housing Development residents, through a home owners association, and may not be dedicated to the City.

    • 4.7.9 Architectural Design Standards

    Typical cottage units have a medium-pitch hip or gable roof; double-hung, vertical windows, symmetrically arranged; wide horizontal or vertical siding; front porches across all or most of the front elevation with post and balustrade, with or without exterior steps; and fences. (Examples of cottage exterior and interior architectural designs can be viewed under Appendices A and B.)

    4.7.10. Floor Area

  • Cottage Unit Minimum Total Square Foot Area

    The minimum total square foot area for a cottage unit is 800 square feet.

  • Cottage Floor Area Requirements
    1. A minimum of 75% of the total number of cottage units may not exceed 1,200 square feet, not including interior spaces with less than six feet of overhead room, architectural projections such as bay windows, fireplaces or utility closets no greater than 24 inches in depth and 6 feet in width, attached unenclosed porches, and breezeways.
    2. 25% of the total number of cottage units may exceed 1,200 square feet but may not exceed 1,400 square feet, not including interior spaces with less than 6 feet of overhead room, architectural projections such as bay windows, fireplaces or utility closets no greater than 24 inches in depth and 6 feet in width, attached unenclosed porches, and breezeways.
    1. No Increase in Original Square Footage
      The total square foot area of a cottage unit may not be increased from the original square footage.
    2. Second Story

      For any cottage unit, the floor area square footage of a second story shall be no greater than 60% of the first story floor area.

    3. Garage or Carport

      The square footage of an attached or detached garage or carport will not be included in the livable square footage space calculations of the cottage unit, provided that the garage area is not air-conditioned or utilized as a dwelling unit, as prohibited in Subsection 4.7.17.G.

    4.7.11. Setbacks and Yards

  • There must be a minimum interior cottage unit separation of 8 feet between each cottage unit and all other building walls onsite.
  • There must be a minimum separation between adjacent eaves of 6 feet.
  • Projections may extend into the required separation for the following:
    1. Eaves may not exceed 12 inches.
    2. Minor appurtenances such as pipes, gas and electrical meters, alarm systems, air vents, and downspouts.
    3. Architectural projections such as bay windows, and fireplaces, up to 12 inches.
  • Front and rear yard setbacks for individual cottage unit lots must not exceed 30 feet combined, and must not be less than 5 feet for either yard.
  • Zero lot line development in a Cottage Housing Development is permitted. The cottage unit or a portion thereof must be placed on one interior property line with a zero setback and the cottage unit setback on the other interior side property line shall be a minimum of 8 feet excluding the connecting elements such as fences, walls, and trellises. The easement must be described in detail on the plat.
  • Buildings shall not be located within 10 feet from the front property line along any public street.

    • 4.7.12. Porches

  • All cottage units in a Cottage Housing Development must have a covered main entry porch.
  • The covered main entry porch must be oriented toward the common open space or a walkway that connects the cottage unit to the common open space.
  • The covered main entry porch shall be at least 70 square feet in area with a minimum dimension of 7 feet at least one direction (length or width) on any side.
  • Front porches must not be enclosed in any manner, including screening.

    • 4.7.13. Walkways

    1. The developer of a Cottage Housing Development is required to construct sidewalks along all public streets.
    2. A system of interior paths, walkways or sidewalks must connect each cottage unit to the common area, to the parking area, and to the sidewalks abutting any public streets that border the Cottage Housing Development.
    3. Each interior path, walkway, or sidewalk, must be buffered by 5 additional feet of vegetated space on each side, with a minimum separation of 14 feet between two facing cottage porches along a path or walkway.
    4. All sidewalks along public streets, as well as all interior paths, must comply with Chapter 1101.2 of the City’s Building Code and the Texas Accessibility Standards, when required.

    4.7.14. Heating and Cooling Equipment Noise and Screening

  • Heating and cooling equipment must be located behind the primary structure or be screened from view by fencing or landscape hedging, which must not exceed the height of the cooling unit.
  • Fence screening for heating and cooling units must be consistent with the requirements of Subsection 4.7.18.

    • 4.7.15. Driveways

  • Driveway Design

    Incorporating pervious surface construction materials in the design of driveways and parking areas in a Cottage Housing Development will not count towards the 65% maximum impervious surface coverage allowance on a site.

    1. Private Driveways
      1. The maximum driveway width on a platted cottage unit lot is 10 feet for individual cottage unit lots with a single-car garage, and 18 feet for cottage unit lots with two-car garages.
      2. Access to private driveways on a cottage unit lot must be made via a private alley or private drive.
      3. Tandem parking is permitted in the rear yard of a platted cottage unit lot; provided that, the minimum length of the driveway is 25 feet or 15 feet if the driveway serves a private garage on the cottage unit lot.
      4. Where tandem parking is utilized, no vehicle may obstruct, overhang, or be located in a private or public alley, right-of-way, pedestrian path, walkway, or sidewalk.
    2. Common Drives and Driveways
      1. The minimum common driveway access width within all Cottage Housing Developments must be at least 20 feet wide.
      2. All other driveway dimensions for the project must be in compliance with the driveway design and construction standards of this Code.

    • 4.7.17. Garages

  • Private single and two-car attached and detached garages are permitted on individually-platted cottage unit lots, provided that each private garage:
    1. Must be served by a private alley or private driveway;
    2. Must be located behind the principal structure;
    3. May not exceed 49% of the total cottage unit square footage on an individual lot.
    4. Must be included in the total 75% maximum allowable impervious coverage on the cottage unit lot;
    5. May not be located in a street yard (i.e. between a public street and a cottage unit); and
    6. May not be located any closer than 3 feet from a common private drive or alley.
  • Private garages on individual cottage lots may be connected by an open breezeway, provided that the garage is located in a rear yard.
  • Common garage structures are prohibited within 20 feet of a public street.
  • The design of privately owned or common garage or carport, including roof lines, must be similar to, and compatible with, that of the cottage units within the Cottage Housing Development, and the color scheme must adhere to the submitted color palette for the Cottage Housing Development.
  • A pitched roof design must be provided for all private garages on an individual cottage unit lot.
  • Garage door designs within the “RM-AT” and “CR-2” must incorporate a surface compatible with the design of the cottage units.
  • Garages may not be constructed or converted to a guest house, residential living space, and commercial or home business use.

    • 4.7.18. Fences

  • Interior front and side yard fencing

    All fencing on individual cottage unit lots located in any front or side yard forward of the back wall of the cottage façade, may not be more than 48 inches in height.

    1. Front fencing must be picket, split rail, iron, or any decorative fencing design outlined under Subsection 4.7.18.B.2 below.
    2. Wire and chain-link fencing and walls constructed across the front of the Cottage Housing Development site or in front of individual cottage unit lots are prohibited, with the exception of low stone walls no higher than 3 feet, if a part of the developer’s design scheme for the project.
  • Rear yard fencing

    Provided that fencing is not constructed any closer to the front of a cottage unit lot than the rear façade or back wall of the cottage unit, fencing may be constructed along the side and rear side yard property line of a cottage unit lot as follows:

    1. The height of the fencing constructed along a rear or side property line may not exceed 6 feet in height.
    2. Fencing in a Cottage Housing Development in the rear or side yard may be:
      1. Solid vinyl picket design fencing, or a non-solid, alternating picket- style wood, or vinyl picket fencing, provided it is not in conflict with the Island Overlay District and the requirements of Subsection 6.4.11.C. for vinyl material usage; or
      2. Solid wood picket design fencing; or
      3. Natural split rail fencing.
  • Fencing must not be placed in a right-of-way.
  • Fencing is prohibited in rear or side yards of cottage unit lots if it is determined that fire vehicular or equipment access requirements preclude the construction of fencing due to obstruction of the required access.
  • Fencing must not be located within, or obscure the visibility triangle of, any driveway or right-of-way within the Cottage Housing Development.
  • Fencing for adjacent properties shall be as follows:
    1. When a Cottage Housing Development is located adjacent to a lot developed for non-residential uses, a screening fence up to six feet in height must be provided along property lines as a visual buffer and constructed in accordance with Subsection 4.7.18.B.2 above.
    2. Fencing is not required when the Cottage Housing Development is located adjacent to lots that have been developed for single-family and multiple-family residential uses.
    3. Fencing is required when the Cottage Housing Development is located adjacent to oil and gas wells or telecommunication facilities or structures.
    4. Fencing as a visual buffer between Cottage Housing Developments and adjacent undeveloped, vacant lots is not required.

    • 4.7.19. Accessory Uses and Structures

  • Accessory dwelling units are not permitted within a Cottage Housing Development.
  • With the exception of community buildings, private garages, or storage structures provided by the developer under Subsection 4.7.19.C. below, accessory structures are not permitted on individual cottage unit lots.
  • If a private garage is not provided on an individual cottage unit lot, the developer of a Cottage Housing Development must provide a storage structure on each of the cottage unit lots where a garage is not present, for the storage of tools, and other personal items belonging to the cottage unit owner.
    1. The size of the storage structure must be included in, and must not exceed, the 75% maximum impervious lot area allowance for each cottage unit lot as determined under Subsection 4.7.6.
    2. The dimensions of a storage unit on a cottage unit lot may not exceed 25 square feet, and must be designed to be compatible with design and color palette of the cottage unit onsite.
    3. Storage units also may be incorporated into a cottage unit, common garage, or community center design onsite, and must be constructed of wood or fiber cement, unless the storage units are constructed inside a common garage or community building.
  • An elevated deck up to three feet high is permitted within the rear yard of a private cottage lot and in the common open space areas, and is not required to be included in the 75% maximum impervious lot area allowance for each cottage unit lot.

    • 4.7.20. Landscaping Requirements

  • Landscaping

    Cottage Housing Developments shall be designed to incorporate existing trees and palms to the greatest extent possible. New trees and plants must be planted to meet the landscape material requirements of Section 7.3 point requirements, and must be located:

    1. To create amenities in the common open space and private open space;
    2. To provide shade where appropriate;
    3. To create separation between buildings when desired; and
    4. To screen and soften the perimeter of parking areas and street facing sides of Cottage Housing Developments.
  • Landscape Plan Design Requirements

    When landscaping is required in accordance with Section 7.3, the required landscaping plan must be submitted concurrently with the site plan and, in addition to the requirements listed under Subsection 7.3.16, must show the following:

    1. Use of native plant species and xeriscape (drought-tolerant) landscaping; and
    2. Plants with similar watering needs grouped together by watering zones shown on the landscape plan, with plants having higher watering requirements located in the shade, or located next to or in close proximity to the outflow route of alternative sources of water, such as downspouts, rain barrels, or other rainwater catch systems; and
    3. Landscaping for the entire development, if a Cottage Housing Development is within the “RM-AT” or “CR-2” Districts, and that it meet the standards for new development under Subsection 7.3.3.A.2, when the development is proposed for commercial/tourist and single- family residential uses.
  • Irrigation

    When irrigation is required in accordance with Section 7.3, Cottage Housing Development underground irrigation systems must:

    1. Be designed with rain sensor shut-off device and a water controller that can be programmed for varying run times in different zones, and are programmable for varying days for irrigation;
    2. Include irrigation construction plans with a “water use budget” that is available to the home owner’s association and outlines the watering zones, the precipitation rates for the plants in each zone, the gallons- per-minute required for each zone, and the location of the emergency shut-off valve; and
    3. Meet the requirements of the City’s Plumbing Codes.

    • 4.7.21. Additional Requirements and Standards

  • Emergency Access
    1. If common drives within a Cottage Housing Development are not designed to provide an “in and out” throughway and instead create dead-ends, and the common drive exceeds 150 feet in length, an emergency vehicle turnaround area must be provided.
    2. All common drives proposed for use by emergency vehicles within the Cottage Housing Development must be at least 20 feet in width.
    3. All cottage units within a Cottage Housing Development must be designed and situated onsite to meet the hose-lay length requirements of the City’s Fire Codes.
  • Off-Street Loading Requirements

    There are no off-street loading requirements in a Cottage Housing Development.

  • Trash

    Trash receptacles for a Cottage Housing Development must be provided. Trash receptacles may be either an individual container for each cottage unit or a communal trash receptacle system.

    1. All communal trash receptacles on-site must be screened from public view by a painted solid or alternating plank/picket fence or vinyl picket fence, with double door fronts.
    2. All trash collection receptacles must be made accessible to trash collecting vehicles.
    • Figure 4.7.21

    Cluster

  • Cluster: A group of 5 to 12 cottages, with reduced setbacks between cottages associated with a common open space.

    • Common Open Space

  • Common Open Space: An area of green space improved for passive recreational use or gardening. Common open spaces are required to be owned and maintained commonly, as set forth through a homeowners association.

    • Cottage or Cottage Unit

  • Cottage or Cottage Unit: A single family detached dwelling unit that is part of a Cottage Housing Development.

    • Cottage Housing Development (CHD)

  • Cottage Housing Development (CHD): One to five clusters of cottage units developed under a single development plan, or as part of another development plan.

    • First flush

  • First flush: The first two inches of runoff in any rain event.

    • Footprint

  • Footprint: The gross floor area of a structure’s ground-level story, excluding any garage, provided that the garage is not converted to, or utilized as, dwelling space.

    • Impervious Cover

  • Impervious Cover: Ground cover that provides storm water flows fairly directly and quickly, with little or no ground infiltration, to adjacent areas onsite.

    • Open Porch

  • Open Porch: A roofed structure, open at front and sides and unscreened, projecting from the face of a building and used to protect an entrance.

    • Private Open Space:

  • Private Open Space: Individual private lot area on a cottage unit lot made available for private use by a cottage owner and includes the square footage of the required open front porch.

    • 4.7.7.A. Common Open Space

    Each cluster of cottage units must have commonly-owned common open space, owned by all the members of the Cottage Housing Development, to provide a sense of openness and community for residents.

    1. The common open space must be adequately sized and located with at least 75% of individual cottage unit entrances oriented towards the open space, or towards a walkway leading to the open space.
    2. A minimum of 400 square feet of landscaped common open space per cottage unit is required for the exclusive use of the cottage unit residents.
    3. Common open space provided and dedicated to the Cottage Housing Development will be accepted in lieu of the Community Enrichment Fund fee required for development projects, provided that the minimum 400 square feet per cottage unit of common open space is provided within the development.
    4. Required common open space may be divided into no more than two separate areas per cluster, with each piece measuring a minimum of 20 feet on at least one side counting toward the requirement.
    5. The common open space area must be improved for passive recreation or gardening and incorporate seating areas or gathering places, such as gazebos, game tables, or small covered picnic pavilion areas.
    6. Common open space must be bordered on at least two sides by cottage units.
    7. All of the cottage units in a cluster must be within 100 feet walking distance of the common open space.
    8. Parking areas, yard setbacks, spaces between buildings of 10 feet or less in width, private open space, and driveways do not qualify as common open space.
    9. Sidewalks and paths must comply with Chapter 1101.2 of the City’s Building Code and the Texas Accessibility Standards where required.
    10. Cottage units and parking areas must be located so as to preserve as much contiguous and permanently undeveloped open space and natural vegetation as possible in order to maximize filtration and infiltration of stormwater.
    11. Interior common sidewalks and paths located within 75 feet of the main common open space area may be counted towards up to 50% of the common open space requirement onsite; provided that, the walkway areas are landscaped according to Subsection 4.7.20 and lighted in accordance with the Illuminating Engineering Society of North America’s (IESNA) “Guideline for Security Lighting for People, Property, and Public Spaces”.
    12. Common open space area, except for wetlands, must be at least 75% vegetated (as opposed to gravel, swimming pools, or other pervious ground cover or structures), and landscaped with water-wise and drought-tolerant plant species approved and consistent with the plant list found in the Landscape Handbook.
    13. A community building adjacent to or within the common open space area will not require a pitched roof if a community green roof garden or roof-top deck is incorporated into the design of the building.
    14. 10% of the total common open space square footage requirement may be used towards the construction of a community building, community swimming pool, or other recreational feature onsite.

    4.7.7.B. Wetlands as Open Space

  • If wetlands, as delineated by the United States Army Corps of Engineers (USACE) or a certified wetlands delineator, are protected by buffering, silt fencing, or other USACE practices both during construction and from the impacts of future adjacent land use activities, the onsite wetlands may be counted for up to 50% of the common open space requirements.
  • Non-jurisdictional wetlands, i.e. those for which impacts would not require a USACE permitting process, may be counted in a 2:1 ratio (i.e. 2 acres of open space credit for every 1 acre of wetland preserved) up to 50% of the total open space requirement if incorporated into the design of the Cottage Housing Development property boundaries.
  • Preservation of jurisdictional wetlands (those for which impacts would require USACE permitting) can be used in a 1:1 ratio to offset up to 50% of the total open space requirement if incorporated into the design of the Cottage Housing Development property boundaries.

    • 4.7.7.C. Private Open Space

  • Each cottage unit lot must have a minimum of 200 square feet of private open space per unit, including the required front porch.
  • The private open space must be contiguous to each cottage unit, and may not have a dimension of less than 4 feet on any one side adjacent to each cottage unit.
  • The private open space may be separated from the common open space with a small hedge, picket fence, split rail fence, or other similar visual separation to create a sense of separate ownership.
  • Fences constructed in private open space areas are subject to the requirements of Subsection 4.7.18.

    • 4.7.9.A. Design Requirements

  • For every four cottage units within a cluster, at least two basic floor plans and at least two elevations must be provided.
  • A floor plan may be reversed or flipped and submitted as a separate floor plan once within a cluster.
  • Manufactured, pre-fabricated, or modular homes are not permitted within a Cottage Housing Development.
  • The front of a cottage unit shall have one or more transparent windows totaling at least eight square feet and a door, the color of which, must adhere to the submitted color palette for the Cottage Housing Development. See Subsection 4.7.9.H.1 for color palette information.
  • Windows located on the side of a cottage unit must be located to avoid a direct view into a neighboring cottage unit or implement a window pane design that screens or masques the view from adjacent cottages units.

    • 4.7.9.B. Street Facing Façade Design Standards and Orientation

    Street facing façade of cottages units in a Cottage Housing Development must contribute to the neighborhood by including the following design details: windows, changes in materials, and views of front doors or porches.

    1. Each cottage unit abutting a public street, not including a private alley or private drive, shall have a secondary covered entrance, porch, bay window or other architectural enhancement oriented to the public street to avoid a blank wall.
    2. Each cottage unit shall include windows and/or doors that comprise at least 25% of any street-facing façade.

    4.7.9.C. Height

  • The maximum building height of all buildings in a Cottage Housing Development is 28 feet at the ridge, excluding chimneys or cupolas.
  • The maximum height of a Cottage Housing Development structure located within a flood zone may be increased to measure no more than 28 feet above the point designated as one foot above the Base Flood Elevation (BFE), provided that the total maximum height of the structure measured from the grade does not exceed 35 feet, except as provided under Subsection 4.7.9.C.3 below.
  • Dwelling units within a Cottage Housing Development in an RM-AT or CR-2 district may not exceed 28 feet above the point designated as one foot above the Base Flood Elevation.

    • 4.7.9.D. Exterior Trim

  • Cottage Housing Development structures must not be void of exterior trim elements on front and rear elevations.
  • Window and door trim with a minimum width of 3 inches must be provided on all Cottage Housing Development structures.

    • 4.7.9.E. Roof and Eave Design

  • Roofs on Cottage Housing Development structures must have eaves that shed rain and provide rain protection for exterior walls.
  • All Cottage Housing Development structures must have pitched roofs, excluding common buildings when roof-top decks are incorporated.
  • Eaves of at least 12 inches must be provided on all cottage structures on at least two sides of each building.
  • Where buildings are not square in that one set of exterior parallel walls are longer than the other, the eaves must be provided on the parallel walls that are the longest.

    • 4.7.9.F. Exterior Siding

    Cottage unit siding must be a minimum of 6 inches in width, and may be either horizontal or vertical plank siding.

    4.7.9.G. Alternate Architectural Styles

    Alternate Architectural Styles will be considered as follows:

    1. Proposed alternate architectural design style for a Cottage Housing Development must be consistent and compatible with the appearance, concept, and the remaining standards of this Section.
    2. Documentation depicting and describing the proposed architectural style and proof of consistency with the remaining standards of this Subsection must be submitted to the Assistant City Manager of Development Services to determine consistency with the remaining requirements.
    3. Proposed alternate architectural styles must be incorporated into the restrictive covenants of the individual cottage unit lots.

    (Ordinance 031878, 09/24/2019) 

    4.7.9.H. Colors

  • The developer must include in the restrictive covenants a cottage exterior, door and trim color palette showing which colors will be used within the Cottage Housing Development.
  • Exterior colors chosen for cottage units and accessory buildings must adhere to the color palette.
  • Different color schemes must be used for the individual cottage units and accessory buildings on each Cottage Housing Development project site.

    • 4.7.16.A. Parking

    Parking within all Cottage Housing Developments may be provided by private garages located on each individually-platted cottage unit lot, through clustered parking (preferably covered), or a combination of both, to meet the minimum parking requirements of the development.

    1. Parking for the Cottage Housing Development must be located on the Cottage Housing Development property.
    2. Off-street common parking must be located and designed to be less visible from frontage streets than the Cottage Units themselves.
    3. Off-Street common and private parking and garages must be set back a minimum of 20 feet from public street frontage (Figure 4.7.16.A.3)
    Figure 4.7.16.A.3.
    1. Off-street common parking must be clustered either off an alley or a private driveway with not more than 5 abutting spaces.
    2. Common parking lots and garages must not be located between the Cottage Housing Development and the primary street frontage.
    3. Parking may be in or under a structure, or outside a structure, provided that parking is screened from direct street view by garage doors, or by solid landscaped screening (Figure 4.7.16.A.6).
    Figure 4.7.16.A.6.
    Required Vehicular / Parking Area Screening
    1. Solid-surfaced fencing for vehicular and garage screening is not permitted as an architectural screen unless approved under the fence standards of Subsection 4.7.18.
    2. Off-street common parking lots designed so that "first flush" is captured and infiltrated on-site using low impact development techniques will not count towards the 65% maximum impervious surface coverage allowance on a site. Such techniques include directing flow to a pervious concrete or gravel section of the lot, an adjacent vegetated area, vegetated swale, underground storage container, rain garden, or other infiltration-based or retention-based technique designed and sized in accordance with, and acceptable under the City's BMP Manual.
    3. Off-street common parking outside a structure (i.e. unenclosed carport or open parking) must not be located between cottage units to ensure homeowner privacy. If, however, the parking is in an enclosed structure, it may be located between a community center and a cottage unit, or two cottage units.
    4. Parking is not permitted in any street yard or in any other street yard setback along a public street.

    4.7.16.B. Required Number of Parking Spaces

    Vehicle parking is required on the Cottage Housing Development site as follows:

    1. An average of 1.25 parking spaces per unit is required, rounded up to the next whole number, for dwellings that do not exceed 1,000 square feet and are part of a site located within 1,500 feet of a transit stop.
    2. 1.5 parking spaces per unit is required, rounded up to the next whole number, for dwellings that are at least 1,000 square feet and up to 1,400 square feet, and are part of a site located within 1,500 feet of a transit stop.
    3. A minimum of two parking spaces per unit is required for dwellings that do not meet the basic criteria of Subsection 4.7.16.B.1 and 4.7.16.B.2 above.
    4. In all cases, a maximum of two spaces per unit is permitted.
    5. Guest parking shall be located on site or along improved street frontage adjacent to the subject property to equal 0.5 guest parking spaces per cottage dwelling unit.
    6. Guest parking may be clustered with resident parking; however, the spaces shall include clear signage identifying them as reserved for visitors.
    7. If on-street public parking is available adjacent to the site, the number of available guest parking spaces required under this section may be reduced by the number of public on-street parking spaces available.