East Troy City Zoning Code
ARTICLE XXI
Alternative Development Options
§ 510-220 Cottage housing.
A.
Generally. A cottage housing project is a residential development characterized by housing units that front on a common area and the housing units are comparatively small when compared to typical single-family units. A cottage housing project must reflect a coherent and high-quality design concept. The illustrations below depict an example of a cottage housing project to show some of the major features.
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B.
Legislative findings. The Village Board makes the following legislative findings:
(1)
Cottage housing is a new type of housing in East Troy that can fill an unmet housing need.
(2)
Cottage housing can provide opportunities for homeownership that may not otherwise exist.
(3)
Cottage housing responds to demographic trends occurring locally, in the region, and nationally. These include a declining household size and more people living alone and longer.
(4)
It is not possible to define specific areas in the Village where cottage housing should be developed. Rather, cottage housing is a development option that developers can explore.
(5)
Cottage housing will likely have the same or fewer people than the single-family homes that could be built on the site.
(6)
Given the size restrictions on the housing unit, the bulk of a cottage housing project is similar to the single-family homes that could be built on the site.
(7)
Cottage housing is consistent with the Village's adopted Comprehensive Plan.
(8)
Rather than codifying all parameters of cottage development, the standards in this article are intended to provide sufficient guidance without becoming overly prescriptive, with the understanding that the Village and the developer will work together to craft a detailed development plan that meets community needs and works well with the site and the target market.
C.
Type. A developer can propose a cottage housing project as a traditional subdivision plat or as a condominium project.
D.
Application and review procedure. A cottage housing project is reviewed as a planned development district as set forth in Article XII, except as may be specifically modified in this article.
E.
General design principles. In the design of a cottage housing project, the following design principles must be satisfied:
(1)
A majority of the dwelling units must abut a common area.
(2)
Dwelling units must be oriented in a pattern that is compatible with the development pattern in the surrounding area.
(3)
The project must accommodate emergency vehicles to the satisfaction of the East Troy Fire Chief.
(4)
The project must include an internal network of pedestrian paths and sidewalks for residents and their guests. Connections to the surrounding neighborhood should be made where appropriate or required.
(5)
Low-impact stormwater techniques should be incorporated into the project to the extent feasible.
F.
Project parameters.
(1)
Clusters. A cottage housing project may consist of one or two clusters.
(2)
Number of units. A cluster of cottage housing must contain at least four dwelling units but no more than 12.
(3)
Separation between clusters. A cluster of cottage housing must be at least 400 feet from any other existing or approved cottage housing cluster in the Village unless otherwise part of an overall development plan.
(4)
Density. The base density of dwelling units in a cottage housing project is based on the density and/or minimum lot size of the underlying zoning district and the size of the dwelling units to be constructed as set forth in Table 1. The Village Board, upon recommendation of the Plan Commission, may allow a greater density when the project exemplifies exceptional design characteristics and integration with the character of the area.
Table 1. Housing Density | |
|---|---|
Size of Dwelling Unit (square feet) | Housing Units Allowed in Place of Each Single-Family Home Allowed by Zoning District |
650 to 1,000 | 1.75 |
1,001 to 1,200 | 1.5 |
1,201 to 1,500 | 1.25 |
NOTE: The total number of housing units allowed is calculated and rounded up to the next whole number if the calculated number is 0.5 or higher and rounded down if it is less than 0.5. For example, if the calculated number of housing units is 5.75, the maximum number of units is six. |
(5)
Minimum lot size. Beyond the density restrictions listed in this section, there is no minimum lot size for lots created through the land division process.
G.
Open space.
(1)
Intent. Open space is an integral feature of a cottage housing project and is intended to be the focal point throughout the design process. In other words, adding open space here and there as an afterthought is not acceptable.
(2)
Requirements. A minimum of 450 square feet of open space must be provided for each dwelling unit in the project, but not less than 2,800 square feet regardless of the number of dwelling units. Such open space must be useable for active or passive recreational activities and therefore shall not include stormwater basins, wetlands, steep slopes, or other similar areas.
(3)
Placement. Open space should be centrally located to the benefit of the units in the project. As a general rule, each dwelling unit must face the open space on one side, but preferably two sides.
(4)
Improvements. Common open space shall be improved for passive and/or active recreational use and may include patios, lawns, gardens, landscaping, outdoor gathering areas, pedestrian paths, common barbeque facilities, and similar features.
H.
Building standards.
(1)
Floor area. The floor area of dwelling units is controlled by the density calculations established in Subsection F. The minimum floor area of a dwelling unit is 650 square feet and the maximum floor area is 1,500 square feet. As a requirement of project approval, the developer shall record a deed restriction against each dwelling unit indicating that the size of the dwelling unit may not be increased after initial construction and that any vaulted space within a dwelling unit may not be converted into habitable space.
(2)
Entries and porches. Each dwelling unit must include a covered porch fronting on the common area. The porch must have a minimum floor area of 80 square feet and not be less than six feet in width.
(3)
No-step entry. To the extent possible, at least one entrance to a dwelling unit should be at grade (i.e., a no-step entry).
Example of a no-step entry  |
(4)
Exterior storage area. Each dwelling unit must include a storage area, with a floor area of at least 10 square feet, that is accessible from the exterior.
(5)
Maximum building height. The maximum height of buildings is 18 feet if the roof pitch is less than 6:12 and 25 feet if the roof pitch is 6:12 or greater.
(6)
Minimum building separation. Dwelling units shall maintain a minimum separation of 10 feet.
I.
Architectural standards.
(1)
Adoption of standards. The developer must prepare a set of detailed architectural standards for all buildings within the project, including dwelling units, community buildings, and garages. Such standards must address exterior building materials, roof pitch, window style, articulation, and any other feature required by the Plan Commission. The standards must include a series of renderings depicting the architectural character of the buildings in the project.
(2)
Enforcement of standards. The developer shall establish a mechanism, as approved by the Plan Commission, to ensure all buildings in the cottage housing project comply with the approved architectural standards adopted by the developer.
J.
Parking and garages.
(1)
Parking requirements. Parking requirements are based on the size of the housing units in the project as set forth in Table 2.
Table 2. Parking Requirements | |
|---|---|
Size of Dwelling Unit (square feet) | Parking Spaces |
1,000 or less | 1.5 |
More than 1,000 | 2.0 |
NOTE: When the calculated number of total required parking spaces results in a fraction, the number is rounded up to the next whole number. |
(2)
Garages. Attached garages should front on an alley or on a public street where possible; fronting a public street may be considered if alleys are deemed inappropriate. Each dwelling shall have no more than one detached garage with a maximum floor area of 250 square feet. Garages may be combined into a shared garage structure consisting of no more than four garages and no more than 1,000 square feet. Storage of items which preclude the parking of a vehicle in a garage is prohibited. Carports are not permitted in a cottage housing project.
(3)
Surface parking. Surface parking must be provided for residents and guests in clusters of not more than five adjoining spaces. Clusters must be separated by at least 20 feet. Individual parking spaces may be located behind the principal structure when served by an alley. If the Village allows on-street parking on streets abutting the project, such parking may satisfy surface parking requirements as determined by the Plan Commission.
K.
Community buildings.
(1)
Generally. A cottage housing project may contain one or more community buildings that are for the exclusive use of the residents and their guests. Such buildings must not be habitated in any manner and must be clearly incidental in use or size and related to the dwelling units in the project.
(2)
Maximum area. The maximum area of any community buildings within a project shall not exceed an aggregate total of 2,500 square feet.
(3)
Ownership. Any community building in a cottage housing project shall be commonly owned and maintained by the residents.
(4)
Design. The roof pitch, architectural themes, exterior materials, and colors of any community building shall be consistent with the architectural standards established by the developer.
(5)
Obligation to construct. If the developer is proposing to construct one or more community buildings as part of the project, the developer shall provide assurances to the satisfaction of the Municipal Attorney guaranteeing satisfactory completion of such buildings within the time frame established in the approval.
L.
Lot coverage. Impervious surfaces within the project site shall not exceed 60%. Patios, pedestrian walks, and other similar surfaces that are an integral part of the open space areas shall not be counted in lot coverage calculations.
M.
Screening. Screening, such as landscaping, fencing, or berms, must be provided around the perimeter of a cottage housing project to the extent deemed appropriate by the Plan Commission to ensure the project fits in with the character of the area.
§ 510-221 Traditional neighborhood development.
(Reserved)
§ 510-222 Adaptive reuse project.
[Added 7-19-2021 by Ord. No. 2021-06]
A.
Generally. An adaptive reuse project allows the use of an existing building in a residential zoning district that has been used for an institutional use (e.g., school, day care, nursing home, library, worship facility) that for practical purposes is no longer usable for the most recent use or any other institutional use allowed in the zoning district where it is located. Such institutional use must have been legally established and operated and the building must not be dilapidated or in a state of disrepair, or partly or wholly destroyed by fire, flood, wind, or other disaster.
B.
Application and review procedure. An adaptive reuse project is reviewed as a planned development district as set forth in Article XII, except as may be specifically modified in this article.
C.
Ownership. At the time of establishment, all land within an adaptive reuse project must be under single ownership or control.
D.
Permitted uses. The uses allowed in an adaptive reuse project must be designed and operated in such a way to be compatible with the land uses that are allowed on the surrounding parcels.
E.
Review of actual development. If the Village Board approves an adaptive reuse project as a planned development district, proposed development in the district is reviewed consistent with the requirements of this chapter as may apply (e.g., building, site, and plan of operation) and the approved general development plan.