The general purposes of the cottage housing development design standards are as follows:

   A.   A cottage housing development is an alternative type of detached housing providing small residences for households of typically one to two (2) individuals. Cottage housing is provided as part of the County's overall housing strategy which intends to encourage affordability, innovation and variety in housing design and site development while ensuring compatibility with existing neighborhoods, and to promote a variety of housing choices to meet the needs of a population diverse in age, income, household composition and individual needs.

   B.   The cottage housing development design standards contained in this section are intended to create a small community of cottages oriented around open space that is pedestrian-oriented and minimizes the visibility of off-street parking. These design standards are intended to ensure that cottage housing developments include pedestrian amenities and take advantage of existing natural features on the site including topography and vegetation. The cottage housing development design standards are intended to maintain traditional cottage amenities and proportions and ensure that cottage housing developments contribute to the overall community character.

   C.   Cottage housing may allow higher residential density than is normally allowed in the underlying zone district. This increased density is possible through the use of smaller than average home sizes, clustered parking, and site design standards.

   D.   All cottage housing developments are subject to stormwater standards and shall incorporate low impact development stormwater techniques whenever possible. (Ord. 603, 11-1-2018)

Cottage housing development is permitted in the SR-1/2, SR-12000, SR-9000, NR, RMU and CMU Zoning Districts subject to the limitations of the zoning district. (Ord. 603, 11-1-2018)

   A.   In cottage housing developments the permitted densities shall be as follows:

 

 

Note: Densities are subject to availability of water and sewer services. (Ord. 603, 11-1-2018)

   A.   On a lot to be used for a cottage housing development, an existing detached single-family residential structure, which may be nonconforming with respect to the standards of this chapter, shall be permitted to remain, but the extent of the nonconformity may not be increased. Such nonconforming dwelling units shall be included in the maximum permitted cottage density.

      1.   Nonconforming dwelling units may be modified to be more consistent with this chapter. For example, roof pitches may be increased, but the building ground floor or total floor area may not be increased beyond allowed density of the zoning district.

   B.   New accessory dwelling units are not permitted in cottage housing developments. All residential units in a cottage housing development count towards the maximum permitted density. An existing attached or detached accessory dwelling unit that is accessory to an existing nonconforming single-family structure may be counted as a cottage unit if the property is developed subject to the provisions of this chapter. (Ord. 603, 11-1-2018)

   A.   Objective: Structures in cottage housing developments shall be designed to be single story or single story plus a loft. Because the base density is higher and building separation less than on typical residential lots, it is important to maintain a feeling of adequate light and open space by providing more restrictive maximum roof heights and roof proportion standards.

      1.   The maximum building height permitted for structures in cottage housing developments shall be eighteen feet (18').

      2.   The highest point of a pitched roof may extend up to twenty three feet (23'). (Ord. 603, 11-1-2018)

   A.   Objective: Cottage housing development structures shall be provided with substantial exterior trim elements consistent with traditional mining and ranching community cottage design and small home craftsmanship. Roofs in cottage housing developments shall have eaves to recognize traditional cottage design traits to efficiently shade walls, shed rain, and provide rain protection for exterior walls. Departures from these standards (exterior trim and eave requirements) shall be reviewed through the alternative design review process. Alternative exterior trim and eave designs shall demonstrate a coherent cottage housing design based upon traditional design principles including weather protection.

      1.   Window and door trim with a minimum width of three and one- half inches (31/2") shall be provided on all cottage housing developments structures.

      2.   Eaves of at least twelve inches (12") shall be provided on all cottage structures on at least two (2) sides of each building. Where buildings are not square (1 set of exterior parallel walls are longer than the other), the eaves shall be provided on the parallel walls that are the longest. (Ord. 603, 11-1-2018)

   A.   Objective: All residences in cottage housing developments shall be provided with a covered main entry porch to create a private outdoor space protected from the weather and provide a transition from the interior private residential space to the semi-private outdoor space. Covered porches shall be usable both in design and dimension.

      1.   Cottage homes shall have a covered main entry porch with a floor area measuring at least sixty (60) square feet in size.

      2.   The floor of the covered main entry porch shall have minimum dimensions of not less than five feet (5') in any direction (length or width). (Ord. 603, 11-1-2018)

   A.   Objective: The street facing facades of cottages in a cottage housing development will contribute to the neighborhood by including attractive design details such as windows, changes in materials, and views of front doors or porches. The main entries of some cottages will be visible from the adjacent streets to provide a visual pedestrian connection with the surrounding neighborhood.

      1.   All cottages shall have street facing facades that avoid blank walls or appear to "turn their backs" to the street. All cottages shall include one or more of the following on-street facing facades:

         a.   Changes in exterior siding material and paint color;

         b.   Windows which may include bay windows; and/or

         c.   Building modulation with a depth measuring at least one foot (1').

      2.   At least one cottage shall have its front main entry door and/or front porches visible from each street frontage. (Ord. 603, 11-1-2018)

Cottage housing developments shall not exceed underlying lot coverage standards for the respective zoning district to maintain residential neighborhood character and the balance of built structures to open spaces. (Ord. 603, 11-1-2018)

   A.   Objective: Structures in cottage housing developments shall be designed to be single story or single story plus a loft. Residences in cottage housing developments are primarily intended for one- and two-person households and their occasional guests. Maintaining the maximum square footage of residences in cottage housing developments is necessary to prevent overbuilding of the site and to not exceed available off-street parking.

      1.   The maximum ground floor area for an individual principal structure in a cottage housing development shall be as follows:

         a.   For at least fifty percent (50%) of the units, the ground floor area may not exceed six hundred fifty (650) square feet.

         b.   For no more than fifty percent (50%) of the units, the ground floor area may be up to eight hundred (800) square feet.

         c.   The net total floor area of each cottage shall not exceed one and one-half (11/2) times the area of the main level. (Ord. 603, 11-1-2018)

   A.   Objective: Exterior lot line building setbacks in cottage housing developments are based upon setbacks of the zoning district. These yard setbacks are appropriate based upon the allowed density of cottage housing as well as the small size of the structures. Flexible setbacks are allowed at the discretion of the Planning and Public Works Directors to obtain improved site design and to avoid impacting existing physical features on the site such as trees. (Ord. 603, 11-1-2018)

   A.   Objective: Structures within cottage housing developments shall observe minimum setbacks from other cottage housing development structures to avoid overcrowding the site and to maintain a sense of privacy within the cottages themselves.

      1.   All buildings within a cottage housing development shall maintain a minimum separation of ten feet (10') from cottages within a cottage housing development measured from the nearest point of the exterior walls. Accessory buildings shall comply with Building Code requirements for separation. (Ord. 603, 11-1-2018)

   A.   Objective: Open space that is commonly owned by all members of a cottage housing development is an important feature of any site design. It is intended that the open space be adequately sized and centrally located with individual cottage entrances oriented towards the open space.

      1.   Common Open Space: A minimum of four hundred (400) square feet per cottage unit of common open space is required. Parking areas, yard setbacks, spaces between buildings of ten feet (10') or less in width, private open space, and driveways do not qualify as common open space.

      2.   Proximity To Common Open Space:

         a.   At least fifty percent (50%) of the cottage units shall abut a common open space, all of the cottage units shall be within sixty feet (60') walking distance measured from the nearest entrance of the cottage along the shortest safe walking route to the nearest point of the common open space. The common open space shall have cottages abutting at least two (2) sides.

         b.   For the purposes of cottage housing, "common open space" shall be the central space that may be used by all occupants of the cottage complex. (Ord. 603, 11-1-2018)

   A.   Objective: Each residential unit in a cottage housing development shall be provided an area of private open space. The private open space shall separate the main entrance to the cottage from the common open space to create a sense of privacy and shall be oriented to take advantage of solar orientation and other natural features to create a small but pleasant private yard area. The private open space may be separated from the common open space with a small hedge, picket fence, or other similar visual separation to create a sense of separate ownership.

      1.   Each cottage unit shall be provided with a minimum of two hundred (200) square feet of usable private open space separated from the common open space by a hedge or fence not to exceed thirty six inches (36") in height.

      2.   No dimension of the private open space shall be less than eight feet (8'). (Ord. 603, 11-1-2018)

   A.   Objective: Cottage housing developments should be designed to incorporate existing trees to the extent possible. New trees should be located to create amenities in the common open space, private open space, provide shade where appropriate, to create separation between buildings when desired, and to screen and soften the perimeter of parking areas and street facing sides of cottage housing developments.

      1.   Preservation of existing trees, and/or new trees, shall be provided consistent with chapter 402, "Landscape Standards", of this title. Native trees and other vegetation should be preserved to the extent possible and the overall site design should take advantage of the location of existing trees and topographic features. (Ord. 603, 11-1-2018)

   A.   Objective: Cottage housing developments shall be designed to take advantage of open space and landscaped features to utilize low impact development techniques including natural filtration and on-site infiltration of stormwater.

      1.   Low impact development techniques for stormwater management shall be used wherever possible. Such techniques may include the use of pervious pavers in parking areas and for walkways, directing roof drains and parking lot runoff to landscape beds, living roofs, and the use of rain barrels. (Ord. 603, 11-1-2018)

   A.   Objective: Off-street parking space requirements for cottage housing developments shall be less than normally required for detached single-family residences. These reduced standards are based upon the cottages being smaller than average detached single-family homes and on average containing fewer occupants. Off-street parking shall be located and designed to be less visible from frontage streets than the cottages themselves. Off- street parking shall be designed to maintain a pedestrian character for the overall cottage housing development. Clustering parking to the side or rear of a cottage project will most often best accomplish these goals. However, on a site-specific basis, design solutions other than clustering may be found to meet this objective through the alternative design process. Parking areas shall be attractively landscaped to screen parking from adjacent properties and street rights-of-way and shall meet parking lot landscape standards.

      1.   Parking Ratios:

 

 

      2.   Off-Street Parking Location: Parking shall be located on the cottage housing development property. Off-street parking lots shall be located to the side or rear of the cottage housing development (see illustrations below). Parking lots shall not be located between the cottage housing development and the primary street frontage.

         a.   Off-Street Parking Screening: Off-street parking may be located in or under a non-cottage parking structure (such as a single or multi-auto carport or garage), but such structures shall not be attached to individual cottages. Uncovered parking is also permitted; provided, that off-street parking shall be screened from direct street view from one or more street facades by garage doors, or by a fence and landscaping.

         b.   Preferred Parking Locations: Preferred locations for parking, in descending order of preference, are as follows:

            (1)   To the rear of cottage housing units accessed by an alley.

            (2)   To the side of the cottage housing units access by a private driveway.

            (3)   Parking on the side (non-primary street) screened from the side street by either garage doors, landscaping, and/or fencing.

         c.   Parking Lot Landscaping: Parking lot landscaping shall comply with the requirements of chapter 402, "Landscape Standards", of this title. (Ord. 603, 11-1-2018)

   A.   Objective: Cottage housing developments should be designed to minimize light and noise impacts both within the development and to adjacent properties.

      1.   Where provided, exterior lighting shall be mounted as low as possible, pointed downward, and the light source shall be shielded from direct observation from above, adjacent properties, and public rights-of-way. Lighting "spillover" to adjacent properties shall be avoided.

      2.   Heating (and cooling, if applicable) equipment for cottage housing developments shall be designed to cause little or no noise impacts within the development and to adjacent properties. To help prevent noise problems, exterior heating and cooling units shall not be used for cottage housing developments. (Ord. 603, 11-1-2018)

   A.   Objective: Cottage housing developments in Single-Family Zoning Districts shall be separated from each other by a minimum distance to promote housing-type diversity, to reduce potential cumulative impacts of cottage housing development, and to help protect neighborhood character.

      1.   Each cottage housing development in the SR-1/2, SR-12000, SR-9000, and NR Zoning Districts shall be separated from any other cottage housing development in these districts by a distance of at least one thousand feet (1,000') or one block, whichever is greater. (Ord. 603, 11-1-2018)

   A.   All cottage housing developments shall be developed utilizing common ownership provisions of Nevada Revised Statutes chapter 116 including with regard to ownership in which portions of the real estate are designated for separate individual ownership and the remainder of the real estate is designated for common ownership solely by the owners of those portions (similar to condominiums or townhomes). An exception that an association, cooperative or other similar ownership technique may be substituted for the requirement of residential condominiums. Appropriate documentation of formal legal ownership of the development shall be recorded with the County Recorder.

   B.   Cottages are for residential use only and may not be operated as transient accommodations. (Ord. 603, 11-1-2018)

It is possible that an alternative design may fulfill the intent of this chapter while not complying with the provisions herein. Requests for alternative designs shall be processed pursuant to section 15.330.04, "Alternative Equivalent Compliance", of this title. (Ord. 603, 11-1-2018)