HomeMy WebLinkAboutITEM V-JMemorandum
WASHINGTON
TO: Lynn Norman, Chair, Planning and Community Development Committee
Nancy Backus, Vice-Chair, Planning and Community Development Committee
John Partridge, Planning and Community Development Committee
FROM: Kevin Snyder, AICP, Director, Planning & Development Department
CC Elizabeth Chamberlain, AICP, Planning Manager, Planning & Development
Department
DATE: February 8, 2011
SUBJECT: DISCUSSION: Cottage Housing Regulations
During the spring and summer of 2009, the Planning and Community Development
Committee discussed the potential development of cottage housing regulations for the
City of Auburn as part of the Phase 1 Code Update effort. As part of this discussion, the
Committee conducted a tour of existing cottage housing communities in the Cities of
Kirkland, Redmond, Shoreline and Seattle in April 2009. At the conclusion of the Phase
1 Code Update work, the Committee determined to not proceed with recommending any
specific cottage housing regulations and spend more time discussing with staff key
issues and concerns for this type of housing in the City. As part of the implementation of
the Phase 2 Code Update work effort, staff is bringing cottage housing back to the
Committee to renew its discussion.
Cottage housing development is an alternative type of detached housing providing small
residences for households of typically one to two individuals. Typically, they are
composed of a small community of cottages oriented around open space that is
pedestrian-friendly, minimizes the visibility of off-street parking, include pedestrian
amenities and take advantage of existing natural features on the site including
topography and vegetation.
To assist the Committee in understanding the potential application of cottage housing
regulations staff has compiled copies of existing regulations from different jurisdictions
in the region. These jurisdictions include:
• City of Federal Way
• City of Kent City of Kirkland
• City of Langley
• City of Marysville
• City of Mukilteo
• City of Port Townsend
• City of Redmond
During the Committee's discussion on this topic at the February 14th regular meeting,
staff would like to discuss the following questions:
1. Is the Committee still interested in developing cottage housing regulations for the
City of Auburn?
2. If the answer to Question No. 1 is yes, should cottage housing in the City of Auburn
be pursued through a demonstration project approach or through direct adoption into
the Auburn City Code and general applicability throughout the City?
3. If the Committee decides to pursue the demonstration project process, feedback is
needed on the following:
a. Number of demonstration projects
b. Location of demonstration projects
c. Timeframes for demonstration projects
d. Success measurements
4. Does the Committee want to develop detailed building and site design standards
similar to the Cities of Kirkland, Mukilteo and Redmond or more general building and
site design standards?
2
City of Federal Way
Chapter 19.250 COTTAGE AND COMPACT SINGLE-FAMILY HOUSING
Page 1 of b
Division VII. Supplemental Zoning Regulationsi
Chapter 19.250
COTTAGE AND COMPACT SINGLE-FAMILY HOUSING
Sections:
19.250.010
Purpose.
19.250.020
Applicability.
19.250.030
Development standards - Cottage housing development size.
19.250.040
Locational criteria.
19.250.050
Calculation of cottage and compact single-family units.
19.250.060
Cottage and compact single-family unit size.
19.250.070
Common open space.
19.250.080
Private open space.
19.250.090
Site design.
19.250.100
Design standards.
19.250.110
Parking.
19.250.120
Height.
19.250.130
Setbacks and building separation.
19.250.140
Lot coverage.
19.250.150
Affordable housing bonus in RS zoning classifications.
19.250.160
Common area maintenance.
19.250.170
General provisions.
19.250.180
Modifications.
19.250.010 Purpose.
The purpose of this chapter is to: (1) provide housing types that are responsive to
changing household demographics (e.g., retirees, small families, single parent
households, single person households, dual-owner households); (2) provide
opportunities for more-affordable housing within single-family neighborhoods; (3)
encourage creation of functional usable open space in residential communities; (4)
promote neighborhood interaction and safety through design; (5) ensure compatibility
with neighboring uses; and (6) provide opportunities for infill development consistent
with goals of the Growth Management Act.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-921.)
19.250.020 Applicability.
Other chapters of this title shall be applicable to cottage and compact single-family
(CSF) housing developments, which collectively are referred to as cottage housing
developments (CHDs). Where a conflict arises the provisions of this chapter shall
control. CHDs are permitted in the RS 5.0 and 7.2 zones and all RM zones.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-922.)
19.250.030 Development standards - Cottage housing development size.
CHDs shall be subject to the following development standards in FWRC 19.250.030
through 19.250.170.
(1) Cottage housing development size.
(a) CHDs are not permitted on sites less than .75 acres in size (a site may be
composed of more than one contiguous lot).
(b) CHDs shall contain clusters consisting of a minimum of four dwelling units
and a maximum of 16 units. In RS 5.0 and 7.2 zones, no more than 12 dwelling units
are permitted in a CHD, unless additional dwelling units are permitted subject to
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FWRC 19.250.150. A CHD may be integrated into a larger conventional subdivision.
Maximum number of dwelling units is not limited in the RM zoning classifications.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(1).)
19.260.040 Locational criteria.
A CHD in an RS zone shall be separated from another CHD by a minimum of 660
feet measured between the closest points of the subject properties.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(2).)
19.260.050 Calculation of cottage and compact single-family units.
The following steps shall be utilized to determine the number of cottage and CSF
units permitted on a given site:
(1) In the RS zones the applicant shall submit a pro forma site plan showing the
number of conventional dwelling units that would be permitted by the underlying
zoning classification.
(2) The number calculated in subsection (1) of this section shall be multiplied by two.
Fractional numbers of .5 or greater shall be rounded up. Fractional numbers less
than .5 shall be rounded down. The resulting number is the number of dwelling units
permitted on the site, subject to the maximum identified in FWRC 19.250.030(1)(b).
(3) In the RM zones one dwelling unit is permitted for each 2,500 square feet of lot
area based on gross lot size.
(4) CSF units shall not exceed 35 percent of total dwelling units regardless of the
zone. Fractional numbers of .5 or greater shall be rounded up. Fractional numbers less
than .5 shall be rounded down.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(3).)
19.260.060 Cottage and compact single-family unit size.
(1) Cottage floor area shall be between 800 and 1,100 square feet.
(2) CSF unit floor area shall be between 1,100 and 1,300 square feet.
(3) Floor area is the area within the surrounding exterior walls, but excluding space
where the floor to ceiling height is less than six feet. Floor area does not include
covered porches. The director of community development shall use appropriate
discretion, consistent with the intent of this chapter, in determining area to be counted
in the calculation of maximum square footage.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(4).)
19.250.070 Common open space.
(1) A minimum of 500 square feet of common open space shall be provided per
dwelling unit.
(2) Common open space within a CHD shall be a minimum of 3,000 square feet in
size, regardless of number of dwelling units.
(3) No dimension of a common open space area used to satisfy the minimum square
footage requirement shall be less than 10 feet, unless part of a pathway or trail.
(4) In subdivisions and short subdivisions, common open space shall be located in a
separate tract or tracts.
(5) Required common open space shall be divided into no more than two separate
areas per cluster of dwelling units.
(6) Common open space shall be improved for passive or active recreational use.
Examples may include but are not limited to courtyards, orchards, landscaped picnic
areas or gardens. Common open space shall include amenities such as seating,
landscaping, trails, gazebos, barbecue facilities, covered shelters or water features.
Surface water management facilities shall not be located in a common open space
area.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(5).)
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Chapter 19.250 COTTAGE AND COMPACT SINGLE-FAMILY HOUSING Page 3 of 6
19.250.080 Private open space.
Each dwelling unit shall provide a minimum of 400 square feet of private front yard
space.
(1) Examples include lawn area, courtyards and patios.
(2) No dimension of a private open space area used to satisfy the minimum square
footage requirement shall be less than nine feet.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(6).)
19.250.090 Site design.
(1) A minimum of 75 percent of dwelling units shall abut the common open space.
(2) Common open spaces shall have dwelling units abutting at least two sides.
(3) Lots in CHDs are not required to abut a public street right-of-way.
(4) Siting of dwelling units or common open space in areas with slopes exceeding 15
percent is not encouraged. Dwelling units shall not be placed in such areas if extensive
use of retaining walls is necessary to create building pads, or open space areas.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22923(7).)
19.250.100 Design standards.
(1) Dwelling units shall have a minimum 6:12 roof pitch. Up to 35 percent of roof
area may have a slope not less than 4:12. Portions of a roof with a pitch less than 6:12
shall be limited to architectural features such as dormers, porch roofs and shed roofs.
(2) Each dwelling unit abutting a public right-of-way (not including alleys) shall have
a primary entry and covered porch a minimum of 80 square feet in size, oriented
towards the public right-of-way. If abutting more than one public right-of-way, the
applicant, with city input, shall determine which right-of-way the entrance and covered
porch shall be oriented towards. '
(3) Each dwelling unit shall have an entry and covered porch oriented towards the
common open space. If subject to subsection (2) of this section, this may be a
secondary entrance with covered porch, a minimum of 50 square feet in size. If not
subject to subsection (2) of this section, this shall be a primary entrance with covered
porch, a minimum of 80 square feet in size.
(4) Covered porches shall be a minimum of six feet deep.
(5) Dwelling units shall not have the appearance of "tall, skinny houses." As a
guideline, dwelling units should not appear to exceed a ratio of one to one (ridge
height to width) as viewed from off-site.
(6) Dwelling units shall not include attached garages unless the garage abuts an
alley or shared parking lot. The first 200 square feet of attached garage space shall not
be counted towards maximum dwelling unit size allowance.
Detached garages and carports associated with individual dwelling units shall not
exceed 500 square feet in size (detached garages or carports shall not count towards
maximum cottage or CSF unit size allowance).
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(8).)
19.250.110 Parking.
(1) A minimum of 1.8 parking spaces per cottage and two parking spaces per CSF
unit shall be provided for the entire development. Fifteen percent of total required
spaces shall be designated for guests.
(2) All or a portion of new on-street parking provided as a component of the
development may be counted towards minimum parking requirements if the director of
community development finds that such parking configuration will result in adequate
parking for the CHD.
(3) Garages and carports shall have a minimum 6:12 roof pitch.
(4) No more than 50 percent of covered parking spaces may be carports.
(5) Garage doors shall not be oriented towards a public right-of-way with the
exception of an alley.
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Chapter 19.250 COTTAGE AND COMPACT SINGLE-FAMILY HOUSING Page 4 of 6.
(6) No shared garage or carport may exceed 800 square feet in size.
Garages and carports shall not be located between the common open space and
the dwelling units.
(8) Surface parking lots shall be broken into sub-lots of no more than eight parking
spaces. Sub-lots shall be separated by landscaped bulb-outs a minimum of 12 feet in
width.
(9) Parking in the form of garages, carports or surface lots may occupy no more than
40 percent of site frontage on a public right-of-way, except in the case of an alley, in
which case no restriction applies. On-street parking is permitted along the entire
frontage.
(10) Surface parking lots shall be set back 15 feet from front property lines and 10
feet from external side and rear property lines.
(11) Surface parking lots of more than two spaces, visible from a public right-of-way
(not including alleys) or adjacent single-family uses or zones shall be screened by
landscaping and/or architectural features pursuant to FWRC 19.125.070(5).
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(9).)
19.250.120 Height.
Dwelling units shall not exceed 18 feet in height, as defined in FWRC 19.05.080,
"height of structure," and in no case shall the ridge of the roof exceed 24 feet from
average building elevation.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(10).)
19.250.130 Setbacks and building separation.
Dwelling units shall have 15-foot front and five-foot side and rear yard setback
requirements. Dwelling units shall be separated by a minimum of 10 feet, not including
projections, as identified in FWRC 19.125.160(4). Dwelling units and accessory
buildings shall be separated by six feet. Dwelling units not abutting or oriented towards
a right-of-way shall have a front yard oriented towards the common open space. The
director of community development may use appropriate discretion, consistent with the
intent of this chapter, in determining orientation of yards in CHDs.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(11).)
19.250.140 Lot coverage.
Lot coverage in CHDs shall not exceed ' 60 percent of gross site area. Lot coverage
shall be calculated for the overall CHID, not for individual lots. Paved components of
common open space areas and walkways shall not be counted in lot coverage
calculations.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(12).)
19.250.150 Affordable housing bonus in RS zoning classifications.
In the RS zones, CHDs that include affordable units may exceed the base level of .
12 dwelling units up to a total of 16 dwelling units (assuming adequate overall lot size).
One-half of all dwelling units over the base level of 12 must be affordable (for example,
a total of four additional dwelling units may be permitted if two of these are affordable).
(1) Affordable cottages shall be sold at a price which is affordable for a two-person
household with an annual income equal to or less than 80 percent of median income.
Affordable CSF units shall be sold at a price which is affordable to a three-person
household with an annual income equal to or less than 80 percent of median income.
The director of community development shall prepare administrative guidelines for
calculation of sale price and determination of income eligibility.
(2) Affordable dwelling units shall have the same appearance and utilize the same
exterior materials as market rate dwelling units and shall be dispersed throughout the
CHID.
(3) A deed, covenant or title restriction shall be recorded on the deed/title of
affordable dwelling units. The restriction shall effectively maintain the units as
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Chapter 19.250 COTTAGE AND COMPACT SINGLE-FAMILY HOUSING Page 5 of 6
affordable for a period of not less than 15 years from initial occupancy. The restriction
shall be in a form acceptable to the director of community development.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(13).)
19.250.160 Common area maintenance.
CHDs shall be required to implement a mechanism, acceptable to the director of
community development, to ensure the continued care and maintenance of CHD
common areas. A typical example would be creation of a home owner's association or
condominium association with authority and funding necessary to maintain the
common areas.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(14).)
19.250.170 General provisions.
(1) CHDs in the RS zones are permitted as subdivisions, short subdivisions or
condominium developments. CHDs in the RM zones are permitted as subdivisions,
short subdivisions, condominium developments or multifamily developments.
(2) A community building, not exceeding 2,000 square feet, may be provided for the
residents of the CHD. Roof pitch, architecture, materials and colors shall be similar to
that of the dwelling units within the CHD.
(3) An existing single-family home incorporated into a CHD that does not meet the
requirements of this chapter is permitted to remain on a site developed for cottage and
CSF housing. Modifications or additions to the structure not consistent with the
provisions of this chapter shall not be permitted.
(4) Accessory dwelling units are not permitted in CHDs.
(5) CHDs may not utilize the cluster subdivision provisions of FWRC Title 18.
(6) For those CHDs processed as formal or short subdivisions, all development
standards of this chapter shall be reviewed by the director of community development
as a component of the preliminary plat or short plat review process. For all other CHDs
the development standards of this chapter shall be reviewed as a component of
process Ill or IV review (see use zone charts for required review process). In either
case, this shall include review of conceptual building elevations.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-923(15).)
19.250.180 Modifications.
Applicants may request modifications to the open space, site design, design
standards, setbacks and parking provisions of this chapter. The director of community
development may modify the above referenced provisions of this chapter if all of the
following apply:
(1) The site is constrained due to unusual shape, topography, easements or critical
areas.
(2) The modification is consistent with the purpose of the chapter as stated in FWRC
19.250.010.
(3) The modification will not result in a project that is less compatible with
neighboring land uses.
(Ord. No. 06-533, § 5(Exh. A), 9-19-06. Code 2001 § 22-924.)
'Cross references: Shoreline management regulations, FWRC Title 15; drainage
program, FWRC Title 16; density regulations for subdivision improvements, FWRC
18.60.020; nonconforming uses, structures, development, etc., requirements for
conformance, Chapter 1930 .FWRC; landscape requirements, Chapter 19.125
FWRC; site plan required for commercial and industrial uses and activities that are
conducted out of doors, FWRC 19.125.170; sign requirements, Chapter 19.140
FWRC; site design requirements for environmentally sensitive areas, Chapter 19.155
FWRC; zoning regulations, FWRC Title 19, Division VI.
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Chapter 19.250 COTTAGE AND COMPACT SINGLE-FAMILY HOUSING
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Federal Way Revised Code. Users should contact the City
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ordinance cited above.
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City of Kent
ORDINANCE No.-?97-5
AN ORDINANCE of the City Council of the
City of Kent, Washington, to allow development of
a limited number of cottage housing projects that
demonstrate a housing choice not currently
available in Kent's neighborhoods.
RECI7AL$
A. The purpose of this demonstration ordinance is to assess the
viability of cottage housing in Kent. In support of Comprehensive Plan
Goals LU-10 and H-5 this demonstration, ordinance allows development of,
a limited number of projects that demonstrate a housing choice not
currently available In Kent. The City will use this demonstration ordinance
to allow for construction of demonstration projects and will analyze
adoption of a permanent cottage housing ordinance upon completion of
the demonstration projects.
B. On August 8, 2008, the City requested and was granted
expedited review on August 25, 2008, from the State of Washington under
RCW 36.70A.106 of the City's intent to adopt, the Cottage Housing
Demonstration Ordinance.
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Cottage Housing Demonstration
C. The City's SEPA responsible official has determined that a
threshold determination under SEPA is not required for the passage of the
Cottage Housing Demonstration Ordinance.
D. The development and public Involvement process for the
Cottage Housing Demonstration Ordinance included the City's Land Use
and Planning Board who held workshops during its meetings on June 9 and
August 11, 2008, and public hearings on August 25 and September 22,
2008. The City's Planning and Economic Development Committee also
reviewed and discussed the Cottage Housing Demonstration Ordinance at
its meetings on April 14 and October 13, 2008, The Committee also held
a public hearing on November 10, 2008. The City Council voted to adopt
the Cottage Housing Demonstration Ordinance on November 18, 2008.
O DIVA C
$ECTION1. - Gene a uth ri
A. purpose, The purpose of this demonstration ordinance Is to allow
development of a limited number of projects that demonstrate a housing
choice not currently available In Kent's neighborhoods, in support of
Comprehensive Plan Goals 'LU-10 and H-5. The City will use this
demonstration ordinance to allow for construction of demonstration
projects to assess the viability of cottage housing in Kent. Adoption of a
permanent cottage housing ordinance will be discussed upon completion
of the construction of the demonstration projects.
B. Goals, The goals of this ordinance are to:
1, Provide a housing type that responds to changing household
sizes and ages (e.g., retirees, small families, single person households);
2. Provide opportunities for ownership of small, detached
dwelling units within a single-family environment;
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Cottage Housing Demonstration
3, Encourage creation of more usable open space for residents
of. the development through flexibility in density and lot standards;
4. Promote high quality design;
5. Allow flexibility in site and design standards while promoting
projects that ensure compatibility with surrounding land uses and existing
single-family developments;
f. Implement goals and policies of the Kent Comprehensive
Plan.
SFCT N 2. Def7n1tions. Definitions in this section will prevail if
they conflict with terms defined in Kent City Code. If a term is defined in
Kent City Code, but not in this section, the definition in Kent City Code
shall apply.
A. Carriage Unit. A single-family unit, not to exceed eight hundred
(800) square feet in gross floor area, located above a garage structure.
B. Cottage. A detached, single-family dwelling unit containing one
thousand five hundred (1,500) square feet or less of gross floor area.
C. Cottage Housing Development. An alternative type of development
made up of detached small single-family residences (cottages) clustered
around a common open space with garages and parking located away
from the houses.
D. Floor Area Ratio (FAR), A measure of development Intensity which
is determined by dividing the square footage of the aggregate gross floor.
area of all units area by the square footage of the entire site, The square
footage used for the entire site shall not include critical areas and their
associated buffers.
3
Cottage Housing Demonstration
SECTION 3. - ARplicable, Use Zones. The housing types described
in this ordinance may be used only in the following single family and
multifamily zones: SR-4.5, SR-6, SR-8, MR-D, MR-T12, MR-T16, MR-G,
MR-M, MR-H.
SECTION 4. - Selectlon and Permit Process for [Cottage Housing
Demonstration Projects.
A. Following adoption of this demonstration ordinance, Planning
Services shall publish a Notice of Call for Proposals. Notice will be sent to
the Kent Reporter; posted on the City's website; sent to local engineering
companies, media contacts, the Master. Builders Association, and others.
There will be a one hundred eighty (180) day timeframe "submittal period"
during which proposals may be submitted,
13. The City shall use the following process to review and select cottage
housing demonstration projects:
1. Pre-submittal meeting requirements.
a. Potential applicants must schedule a pre-submittal
meeting with City staff prior to submitting a formal proposal. This
meeting will give City staff the chance to review with the applicant the
requirements for stormwater, roads, open space, parking, cottage design,
and others.
2. Following the pre-submittal meeting, the applicant shall
submit a full and complete proposal to planning services which Includes
the following:
a. A completed City of Kent application form. The form
shall include owner and applicant information, as well as the name and
contact Information for the builder and any design professionals involved
In the project.
b. A conceptual site plan of-the proposed development.
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Cottage Housing Demonstration
C. Conceptual drawings of the proposed cottage houses,
including building footprints, elevations, and floor plans.
d. A description of how the proposed development
minimizes adverse impacts to the surrounding neighborhood. For
example, describe what was considered during site layout and building
selection to enhance the neighborhood and minimize adverse impacts to
the surrounding community.
e. A description of how the proposed development
complies with all selection criteria and development standards for a
cottage housing demonstration project as described in this Cottage
Housing Demonstration Ordinance (the "ordinance").
f, General information about the site including the
number of allowed and proposed dwelling units, parking, open space,
pervious and impervious surface, building heights, and sustainable
development techniques.
g. Photographs of the site and adjacent properties.
h. Any additional Information or material specified at the
pre-submittal meeting,
3, neighborhood Meeting,
a. Applicants for cottage housing proposals submitted
under this ordinance shall schedule and host a neighborhood meeting.
The neighborhood meeting shall be held within thirty (30) days following
submittal of the proposal.
b. The purpose of the neighborhood meeting shall be to
Inform nearby property owners of the proposed development, and provide
the selection committee with comments pertinent to the selection process.
C. The applicant shall mail written nonce of the
neighborhood meeting to all property owners within 300 feet of the
proposed project and shall publish notice In at least one (1) local
i newspaper at least ten (10) days prior to the meeting. Any alleged fal[ure
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Cottage Housing Demonstration
I
of any property owner to actually receive the notice of neighborhood
meeting shall not invalidate the proceedings.
d. At the neighborhood meeting, the applicant shall
present the proposed development to interested residents and solicit their
comments. Within thirty (30) days of the neighborhood meeting, the
applicant shall submit a narrative to the City, summarizing and addressing
comments received at the meeting. The applicant may submit revisions to
the proposal based on neighborhood comments.
4. Proposal Selection Process.
a. Evaluation of the proposals shall be based on the
following selection criteria:
(1) Demonstration that the project has been
designed to enhance and minimize adverse Impacts to the surrounding
neighborhoods and community.
(2) Demonstration that the project Impacts are
substantially equivalent to or less than the adverse impacts expected to be
associated with development of conventional housing on the subject
property, In regards to parking, building height, building bulk, setbacks,
lot coverage, open spaces, screening, and aesthetics.
(3) Demonstration that the project will result In a
unique cottage style community that is distinct from typical single family
developments in Kent. This community shall incorporate a high level of
quality and originality throughout the development, including but not
limited to the following areas:
i. Site design;
ll. Architectural design;
iii. Building materials;
iv, Open space;
v. Parking;
vI. Landscaping; and
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Cottage Housing Demonstration
vii. sustainable development.
(4) The proposal provides elements that 'contribute
to a sense of community within the development by including elements
such as front entry porches, common open space, and common buildings,
(5) The structures proposed for the cottage housing
development are diverse in appearance, yet remain connected through
use of architectural style, details, color, and materials.
(6) Examples of previous developments done by
those Involved in the project and explanation of related experience.
' Demonstration that the selected site for the
cottage housing community supports Smart Growth techniques by
providing accessibility to commercial services, alternative transportation
modes, and recreational opportunities.
(8) Demonstration that neighborhood concerns have
been considered.
5. Upon receiving all narratives required by Section 4(13)(3)(d),
the Cottage Housing Committee ("committee") shall convene to review all
submitted proposals. The committee will be made up of the following.
members, or as otherwise appointed by the Planning Manager or
designee:
(a) Planning and Economic Development Committee Chair;
(b) Land Use and Planning Board Chair;
(c) Planning Manager;
(d) Development: Engineering Manager; and
(e) Economic Development Manager;
(f) Two citizens, who reside within the'city limits, to be
appointed by the Planning and Economic Development
Committee Chair.
6. All five members of the committee shall be present for a
decision to be made on selection of a proposal. From the proposals
7
Cottage Housing Demonstration
submitted, the committee may select up to two (2) demonstration projects
that demonstrate exceptional design quality and consistency with the
selection criteria. If no proposals are submitted, or the proposals do not
meet the selection criteria, the timeline for proposal submittals may be
extended another 180 days, as determined by the committee, Extensions
beyond this period require City Council approval. The committee's
decision in selecting cottage housing developments to advance to the
formal application phase shall be In writing and shall be the final decision
of the City.
Permit Process.
a. once a proposal has been selected by the committee,
the applicant shall have ninety (90) days to submit a formal application to
Planning Services, The applicant may request in writing a maximum
extension of three (3) months, subject to the approval of the Planning
Manager.
b. A formal application shall Include the following items;
(1) A completed City of Kent application form;
(2) An environmental checklist (if applicable);
(3) A site plan of the proposed development which
includes all applicable items noted in the City of Kent DEVELOPMENT
ASSISTANCE BROCHURE #2;
(4) Drawings of the proposed cottage houses,
including building footprints, elevations, and floor plans. Design review for
the buildings will be evaluated at this stage for consistency with the
cottage housing criteria;
(5) Tree Preservation Plan;
(6) Stormwater Technical Information Report;
Critical areas studies, as required by the City of
Kent Public Works Department; and
8
Cottage Housing Demonstration
(8) Narrative on how the project meets Low Impact
Development Standards, If applicable.
C. Applications for projects with nine (9) or less
residential lots shall be subject to the Process II Standards, as outlined in
Chapter 12.01 Kent City Code (KCC) For short plats. Applications for
projects with ten (10) or more lots shall be subject to the Process III
Standards, as outlined In Chapter 12.01 KCC for subdivisions. Applications
for condominium protects shall be processed in the same manner as a
short plat, as outlined in Process II in Chapter 12.01 KCC, in regards to
public notice, administrative approval, and validity.
SECTION 5. - Development and Design Standards for Cottage
Housing Demonstration Pro'ects. Parameters identified in this section will
apply to cottage housing demonstration projects only and will prevail If
they conflict with the regulations specified in Chapters 12 and 15 KCC,
A. Development Standards.
Cottage
Carriage'
Max Unit Sizez
1,500 square feet
968 square feet
For single family zones, allowable density is the same as the
underlying zone, unless the Low Impact Development (LID)
techniques listed in subsection B 10 of this section are
incorporated, then 1.5 times the maximum number of dwelling
Density, a
units allowed in the underlying zone shall be permitted, up to 12
units per acre.
For multifamily zones; allowable density is the some as the
underlying zone and LID techniques listed in subsection 8.10 of
this section are required for cottage housing developments
Minimum Lot
None
Size per unit
Max Floor
35
Area Ratio (FAR)
Development Sizes
Min 6 units
Allowed when included. in a
Max. 24 units
cottage protect
9
Cottage Housing Demonstration
Cottage carriage',
minimum cluster6 5 units
Maximum cluster 12 units
Parking Requirements'
1,8 spaces per unit if on-street parking is provided, 2 if there is
(See subsection 8.8 of
no on-street parking
this section)
Minimum Development
Front, 20'
Perimeter 5etbacksa
Other, 10'
Maximum Impervious
50%
5urfaces9
25', where minimum roof slope of 6-12 for all parts of the roof
Maximum Height
above 18' are provided. Otherwise, 18'.
Standards contained in KCC 15.08,240 for Tree Retention shall
Tree Retention
apply. Cottages shall be designed around significant trees.
Accessory Dwelling
Not-permitted as part of a cottage development.
Units (ADUs)
1 This housing type is only allowed where it is included in a cottage project
and is counted towards the development density.
I I Any additions or increases In unit sizes after initial construction shall be
subject to the cottage housing development standards. Cottages may not
be more than one thousand (1,000) square feet on the main floor.
3 Existing detached dwelling units may remain on the subject property and
will be counted towards the density. Existing dwelling units shall be
remodeled to be consistent with the exterior architectural design elements
of the development. The dwelling unit may not exceed the existing square
footage or the maximum square footage allowed for a new cottage,
whichever is greater.
a When determining the maximum allowed number of units for a cottage
housing development, the entire site area may be included in the
calculation. If calculations result in a fraction, the fraction shall be
rounded to the nearest whole number as follows; fractions above one-half
10
Cottage Housing Demonstration
(1/2) shall be rounded up, fractions of one-half (1/2) and below shall be
rounded down.
5 Carriage units may be included within a cottage housing proposal,
provided that the number of carriage units do not exceed twenty-five
percent (25%) of the total number of units in the project.
6 Cluster size is intended to encourage a sense of community among
residents and the homes within a cluster generally orient toward each
other, community open space, or pathways and are not separated by
roads or critical areas. A development site may contain more than one
cluster, with a clear separation between clusters. Furthermore, clusters
shall be connected via pedestrian pathway(s).
Garages may count towards the parking count If, through a covenant,
they are reserved only for the parking of vehicles.
a Perimeter setback areas are to be designated for landscaping, in
accordance with subsection B.9 of this section.
9 Maximum impervious surface Is calculated using the entire development
site. Lot coverage for individual lots may vary.
B. Design Standards.
1. Orientation o D el n Units. Dwellings within a cottage
housing development shall be clustered and homes within the clusters
shall be oriented to promote a . sense of community within the
development. The planning manager shall have the authority to waive or
modify specific requirements for dwelling unit orientation to insure this
intent is met and to allow for flexibility and innovation in design.
11
Cottage Housing Demonstration
:'a
a. Each dwelling unit shall have a primary entry and/or
covered porch oriented to the common open space or pathway connecting
to the common open space.
b. Each dwelling unit abutting a public right-of-way (not
Including alleys) shall incorporate fagade modulation, windows, and
roofirne variations to avoid blank walls that orient to the public right-of-
way.
2. Variation in Unit Sizes Bui din an Site Design. Cottage
projects shall establish building and site design that promote variety and
visual interest,
a. Projects shall Include a variety of unit sizes within a
single development,
b. Proposals shall provide a variety of building styles,
features, colors, and site design elements within cottage housing
communities, Dwellings with the same combination of features and
treatments shall not be located adjacent to each other. ' Identical elements
shall not be repeated In more than twenty-five percent (25%) of the
cottages in the development.
C. Design of carriage units shall be of similar character
with that of the cottages included In the project,
d. Cottages may not be more than one thousand (1,000)
square feet on the main floor.
3. Community Buildings. Community buildings are required in
cottage developments.
a. Community buildings shall be at least five hundred
(500) square feet on the main floor and shall be of similar architectural
character to the dwelling units.
b. Building height for community buildings shall be the
same standard as for cottages,
12
Cottage Housing Demonstration
C. Community buildings must be located on the same site
as the cottage housing development, and be commonly owned by the
residents.
4. Storage Space. If garages are reserved only for the parking
of vehicles through a covenant, alternative storage space onsite shall be
provided. The development shall Include thirty (30) square feet of storage
space per dwelling unit. The storage space shall be in one or more of the
following forms:
a. Detached sheds, designed in similar character of that
of the dwelling units. May be individual or shared sheds.
b. Storage space within the detached parking structures
(additional rooms, area for shelving, etc.) that does not conflict with the
parking of vehicles In the garages,
c. Storage space within the dwelling unit, accessibie only
through an external door,
d. Designated storage space attached to the community
building that Is not counted towards the five hundred (500) square foot
minimum.
e. Other storage space options approved in writing by
Planning Services.
5. Required Common a Space. Common open space shall
provide visual relief and a sense of community for cottage developments,
It must be located outside of critical areas and their buffers. The common
open space shall be of a general character similar to single family
residential yard areas and provide similar opportunities for use. Elements
of the single family residential yard areas that may be included in the
common open space are lawns, community garden space, patio/seating,
and cooking areas, etc.
a. A minimum of 400 square feet of common open space per
dwelling unit shall be provided.
13
Cottage Housing Demonstration
b. Each area of common open space in each cluster shall be
In one contiguous and usable piece with a minimum dimension of twenty
(20) feet on all sides.
C. Required common open space may be divided Into no
more than one (1) separate area per cluster of dwelling units.
d. Common open space shall be located In a centrally located
area and be easily accessible physically and visually to all dwellings within
the development.
j e. Fences may not be located within or around required
common open space areas.
f, Landscaping located in common open space areas shall be
designed to allow for easy access and use of the space by all residents, to
accommodate principles of Crime Prevention through Environmental
Design (CPTED), and to facilitate maintenance needs. Existing mature
trees shall be retained In this area, as appropriate for site design.
g. 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:
(1) The open space shall be located so that it will be
surrounded by cottages or common buildings on at least three (3) sides;
(2) At least fifty percent (54%) 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, road, or critical area
between the unit and the open space.
6, Private Open Space.
(1) Each cottage unit must have a covered porch with a
minimum area of sixty-four (64) square feet per unit and a minimum
dimension of seven feet on all sides. Porches shall be associated with
primary point of entry,
14
Cottage Housing Demonstration
(2) Each carriage unit shall have a deck or balcony,
oriented toward the common open space.
(3) In addition to porches, at least three hundred (300)
square feet of private, contiguous, usable open space adjacent to each
individual dwelling unit shall be provided to contribute positively to the
visual appearance of the development, promote diversity in planting
materials, and utilize generally accepted good, landscape design. The
private open space shall be oriented toward the common open space as
much as possible and shall have no dimension less than ten (10) feet.
The private open space shall define private residences from common
areas, trails, and parking areas. Fences surrounding these spaces shall be
a maximum height of three feet and shall be wrought iron, cedar split rail,
picket, or similar fencing material,
Pedestrian Flow throu h Development. Pedestrian
connections shall link all buildings to the:
a. Public right-of--way;
b. Common open space;
C. Parking areas; and
d. other cottage clusters in the development.
The pedestrian walkways shall meet International Building Code
requirements for accessibility.
8. Shared Detached Garages and Surface Parking. Design.
Parking areas shall be located so their visual presence and associated
noise are minimized, both within and outside the development. These
areas shall also maintain the single-family character along public streets.
a. Shared detached garage structures may not exceed
four (4) single-car garage doors per building. Carriage units are preferred
above these garage structures.
15
Cottage Housing Demonstration
b. For shared detached garages, the design of the
structure must be of similar character to that of the dwelling units within
the development.
C. Shared detached garage structures and surface parking
areas must be screened from streets outside the development and
adjacent residential uses by landscaping or architectural screening.
d. If garage structures are counted toward the required
number of parking stalls, these structures shall be reserved through a,
covenant for the parking of vehicles owned by the residents of the
development. Storage of items which preclude the use of the parking
spaces for vehicles Is prohibited.
e. Surface parking areas may not be located in rows of
more than six (6) spaces. Parking rows must be separated by a distance
of at least twenty (20) feet.
9. Landscaping.. The Intent of these landscaping requirements is
to enhance to overall appearance of the cottage housing development and
to give the development an appearance of establishment.
a. Cottage housing developments shall Incorporate a
landscape master plan, designed and stamped by a professional landscape
architect, and include the following elements:
(1) All landscaped areas (except that which is In
private open spaces) shall be densely planted with a variety of decorative
trees, shrubs, groundcovers, and other plants.
(z) Landscaping shall be located adjacent to all
pathways and common open spaces and shall screen.parkmg areas.
(3) Perimeter setback areas shall be landscaped in a
manner that results in a dense landscape screen.
(4) Perimeter trees shall be maintained and
incorporated in the master landscape plan.
16
Cottage Housing Demonstration
(5) Landscaping shall be included within private
open space, which shall be consistent with the overall landscape concept.
(6) The landscape design shall exhibit sensitivity to
principles of Crime Prevention through Environrhental Design (CPTED).
Maintenance of landscaping (except that which is
In private open spaces) shall be the responsibility of the Homeowners'
Association.
b. Standards contained In KCC 15,08.240 for Tree
Retention shall apply. Cottages shall be designed around significant trees.
Within perimeter setbacks, all significant trees which do not constitute a
safety hazard shall be retained,
10, Low Impact D v to mgnt,
a. For single family zones, density bonuses will, only be
granted if all of the following low impact development (LID) techniques are
met. LID techniques are not required if the proposal does not.include a
density bonus. LID techniques are required for cottage housing
developments in multifamily zones. LID design standards shall be
according to the 2005 Puget Sound Action Team LID Manual,
b. When the density bonus is applied or the project is
located in a multifamily zone, the proposed site design shall incorporate
the use of LID strategies to meet stormwater management standards.
C. LID is a set of techniques that mimic natural watershed
hydrology by slowing, evaporating/transpiring, and filtering water, which
allows water to soak into the ground closer to its source. The design shall
implement the following objectives:
(1) Grading disturbance limited to roadway and
building pad preparation. Removal and compaction of topsoils shall be
minimized and soils may be amended to facilitate LID techniques. The
replacement of topsoils on all pervious areas disturbed by construction
shall be replaced.
17
Cottage Housing Demonstration
(2) Use of pervious materials for a fifty percent
(50¢/0) of non-public driving and walking surfaces If soil type allows for
infiltration.
(3) Treatment of stormwater In numerous small,
decentralized structures, which include the use of multifunctional open
drainage systems such as vegetated swales or filter strips which also help
to fulfill landscaping and open space requirements.
(4) Other options meeting the Intent of this section
and approved In writing by Planning Services and Public Works.
11. Stormwater Regulations.
a. The proposed site design shall meet all applicable
criteria from the 2002 City of Kent Surface Water Design Manual or
current manual adopted by the City of Kent.
b. Some sites, due to size or steeply sloping topography,
may have special difficulty including a. stormwater detention pond in the
proposed site design, Vaults will be considered on a site by site basis for
stormwater detention and water quality with the following conditions.
(1) The vault access point(s) must be located in an
area that will already be planned for impervious surface, .
(2) Water quality improvement and Infiltration are
desired characteristics of stormwater detention facilities. Because vaults
eliminate infiltration and potentially degrade water quality, the vault
design must be shown to not have a detrimental Impact on water quality,
and that an infiltration facility would not be feasible.
(3) The proposal must include an analysis of low
Impact design techniques that will facilitate infiltration outside the vault,
as included In the 2005 Puget Sound Action Team LID Manual.
(4) The stormwater system will be required to be
maintained by a'homeowner's association.
16
Cottage Housing Demonstration
C. The special allowances for vaults In lieu of open water
facilities for cottage housing demonstration projects do not nullify the
requirements of the 2002 City of Kent Surface Water Design Manual or
current manual adopted by the City of Kent for other developments.
IUN - Severabllity_. If any one or more section,
subsections, or sentences of this ordinance are held to be unconstitutional
or invalid, such decision shall not affect the validity of the remaining
portion of this ordinance and the same shall remain in full farce and effect.
E TI N , - Effective Date. This ordinance shall take effect and
be in force thlrty (30) days from and after its passage as provided by law.
z
COOKE, MAYOR
ATTEST;
BRENDA JACOBER, CI CLERK
APPROVED AS TO 1011
VVvI
TO BRU13A ER, CITY ATTORNEY
r
v
19
Cottage Housing Demonstration
z
f
PASSED: day of '2008.
APPROVED: / day of , 2008.
PUBLISHED: ,~R a day of ~►'~h~ , 2008.
I hereby certify that this is a true copy of Ordinance No. 3r
passed by-the City Council of the City of Kent, Washington, and approved
by the Mayor of the City of Kent as hereon indicated.
SEAL.)
~BRENDA JACOBE CITY LERK
P 1C3v916rtancelcanaCefiougnpoemariskrebna~ dx
L.
20
Cottage Housing Demonstration
City of Kirkland
ORDINANCE NO. 4120
AN ORDINANCE OF THE CITY OF KIRKIAND RELATING TO ZONING,
i PLANNING, AND LAND USE AND AMENDING ORDINANCE 3719 AS AMENDED,
THE KIRKLAND ZONING ORDINANCE AND APPROVING A SUMMARY
ORDINANCE FOR PUBLICATION, FILE NO, ZON07-00005 FOR COTTAGE,
CARRIAGE AND TWO/THREE; UNIT HOMES.
WHEREAS, the City Council has received a recommendation from the
Kirkland Planning Commisslon to amend certain sections of the text of the
Kirkland Zoning Code, Ordinance 3719 as amended, all as set forth In that
certain report and recommendation of the Planning Commission dated
November 2007, and bearing Kirkland Department of Planning and
Community Development File No. ZON07-00005; and
WHEREAS, prior to making said recommendation, the Kirkland
Planning Commission, following notice thereof as required by RCW 35A.63.070,
on October 11, 2007, held a public hearing, on the amendment proposals and
considered the comments received at said hearing; and
WHEREAS, prior to making said recommendation, the Houghton
Community Council, following notice thereof as required by RCW 35A,63.070,
on September 24, 2007, held a courtesy hearing, on the amendment proposals
and considered the comments received at said hearing; and
WHEREAS, pursuant to the State Environmental Policy Act (SEPA),
there has accompanied the legislative proposal and recommendation through
the entire consideration process, a SEPA Addendum to Existing Environmental
Documents issued by the responsible official pursuant to WAC 197-11-600; and
WHEREAS, in an open public meeting the City Council considered the
environmental documents received from the responsible official, together with
the report and recommendation of the Planning Commission.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of
Kirkland as follows:
Section 1. Zoning text amended: 'rhe following specified sections of
the text of Ordinance 3719 as amended, the Kirkland Zoning Ordinance, be and
they hereby are amended to read as follows:
As set forth in Attachment A attached to this ordinance and incorporated by
reference.
Section 2. If any section, subsection, sentence, clause, phrase, part
or portion of this ordinance, Including those parts adopted by reference, Is for
any reason held to be invalid or unconstitutional by any court of competent
jurisdiction, such decision shall not affect the validity of the remaining portions
of this ordinance.
Section 3. To the extent the subject matter of this ordinance,
pursuant to Ordinance 2001, Is subject to the disapproval jurisdiction of the
Houghton Community Council, this ordinance shall become effective within the
(ED -
0-4120
Houghton Community Municipal Corporation only upon approval of the
Houghton Community Council or the failure of said Community Council to
disapprove this ordinance within 60 days of the date of the passage of this
ordinance.
s
Section 4. Except as provided in Section 3, this ordinance shall be in
full force and effect on January 28, 2008, after its passage by the Kirkland City
Council and publication, (pursuant to Kirkland Municipal Code 1.08.017, in the
summary form attached to the original of this ordinance and by this reference
approved by the City Council), as required by law.
Section 5. A complete copy of this ordinance shall be certified by the
City Clerk, who shall then forward the certified copy to -the King County
Department of Assessments.
PASSED by majority vote of the Kirkland City Council in
open meeting this 11th day of December, 2007.
SIGNED IN AUTHENTICATION thereof this 11th ay of
December, 2007. James L. Lauinger
Attest:
/s/Kati nderson
City Cleric
Appro d s to f=orm:
s/Robin S.Jenkinson
cof ~
City Attorney
0-4120
113.20 Applicable Use Zones
The housing types described in this chapter may be used only in the following
low density zones; RS 7.2, RSX 7.2, RS 8.5, RSX 8.5, RS 12.5 and RSX 12.5
(see Section 113.25 for further standards regarding location of these housing
types).
113.25 Parameters for Cottages, Carriage Units and TwofThree-Unit Homes
Please refer to Sections 113.30, 113.35 and 113.40 for additional
requirements related to these standards.
Cottage
Carriage
Two/Three-Unit Home'
Max Unit Size2
1,500
800 square feet
1,000 square feet average unit
square
size
feeO
Structure total4:
Two-Unit: 2,000 s.f,
Three-Unit: 3,000 s.f.
Densif
y
2 times the maximum number of detached dwelling units
s & s
allowed in the underlying zone
Max Floor Area
.35
Ratio (FAR),7,8
t Within the jurisdiction of the Houghton Community Council, this housing type is only allowed where it is
included in a cottage project.
2 A covenant restricting any increases in unit size after initial construction shall be recorded against the
vroperty. Vaulted space may not be converted to habitable space.
Maximum size for a cottage is 1,500 square feet. A cottage may include an attached garage, not to exceed
250 square feet,
4 Maximum size for a two-unit home is 2,000 square feet. A two-unit home may include an attached
garage, not to exceed 500 square feet. The maximum size for a three-unit home is 3,Q00 square feet. tl
three-unit home may include an attached garage, not to exceed 750 square feet.
s Existing detached dwelling units may remain on the subject property and will be counted as units.
When the conversion from detached dwelling units to equivalent units results in a fraction, the equivalent
units shall be limited to the whole number below the fraction.
7 TAR regulations are calculated using the entire development site. FAR for individual lots may vary.
8 Median income units, and any attached garages for the median income units provided under Section
113.40 shall not be included in the FAR calculation for the development.
2
0.4120
1
Cottage
Carriage
Two/Three-Unit Home
Development
Min. 4
units
Must be
Must be limited to either one
Size
Max 24
included in a
two-unit home or one three-
units
cottage project.
unit home, or be part of a
cottage development, unless
Maximum
approved through Process IIA,
clusters:
Chapter 150.
12 units
Review Process
Process I
Single two-unit home or sin le
I °
t
it h
P
.
rocess
hree-un
ome:
Development containing more
than one two-unit or one three-
unit home (other than a
cottage project): Process IIA"
Developments containing cottage, carriage and/or twolthree-unit
location
homes may not be located closer than the distance noted below to
`
another development approved under the provisions of this
Chapter:
i to 9 Units: 500`
10-19 Units: 1,000'
20-24 Units: 1,500'
Units under 700 square feet:
1 space per unit
Parking
Units between 700-1,000 squ
are feet: 1.5 spaces per unit
Requirements
Units over 1,000 square feet:
2 spaces per unit.
Must be provided on the subject property.
Minimum Required
front: 20'
Must be
f=ront: 20`
Yards (from exterior
included in a
pproope~) Mass of subject
Other: 10'
cottage project
Other: 10'
9 Cluster size is intended to encourage a sense of community among residents. A development site may
contain more than one cluster, with a clear separation between clusters.
10 Stand-alone two/three-unit homes are not allowed within the jurisdiction of the Houghton Community
Council.
11 See Section 113,45. Carriage units and two/thrce-unit homes may be included within a cottage housing
proposal to be reviewed through Process 1 provided that the number of two/three-unit homes and carriage
units does not exceed 20% of the total number of units in the project.
0-4120
i
Cottage
Carriage
TwofThrea-Unit Home
Lot coverage (all
50%
Must be
50%
Impervious
included in a
surfaces)12
cottage project.
Height
Dwelling
25' (RS Zones) and 27' (RSX Zones) maximum above A.B.E.,
Units
(where minimum roof slope of 6:12 for all parts of the roof
above 18' are provided). Otherwise, 18' above A.B.E.
Accessory
One story, not to exceed 18' above A.B.E.
Structures
Tree Retention
Standards contained in Section 95.35 for Tree Plan III shall
apply to development approved under this Chapter,
"Lot coverage is calculated using the entire development site. Lot coverage for individual lots may vary.
0-41.20
Cottage
Carriage
Two/Three-
Unit Home
Common 0
Open
400 square feet per unit.
Private open space is also encouraged (See Section
Space
113.35)
Community '
Community buildings are encouraged. See Section 113.30
for further regulations.
Buildings
Attached Covered
Each unit must have a
covered porch with a minimum
is
Porches
area of 64 square feet per unit
and a minimum dimension of
on all sides.
Development
Subdivision
Options
Binding Site Plan
Condominium
Rental or Ownership
Accessory
Not permitted as part of a cottage, carriage or two/three-unit
Dwelling Units
home development.
(ADUs)
113.30 Community Buildings and Community Space in Cottage
Developments
Community buildings and community space are encouraged in cottage
developments.
1. Community buildings or space shall be clearly incidental in use and
size to the dwelling units.
2. Building height for community buildings shall be no more than one
story. Where the community space is located above another
common structure, such as a detached garage or storage building,
standard building heights apply.
13 Requirements for porches do not apply to carriage or two/three-unit Homes.
0-41.20
3, Community buildings must be located on the same site as the
cottage housing development; and be commonly owned by the
residents.
€ 193.35 Design Standards and Guidelines
9. Cottage Projects
a. 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.
9. Where feasible, each dwelling unit that abuts a common
open space shall have a primary entry and/or covered porch
oriented to the common open space.
2. Each dwelling unit abutting a public right-of-way (not
including alleys) shall have an Inviting facade, such as a
primary or secondary entrance or porch, oriented to the
public right-of-way, If a dwelling unit abuts more than one
public right-of way, the City shall determine to which right-of-
way the inviting facade shall be oriented.
b. 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.
9. Each area of common open space shall be in one contiguous
and useable piece with a minimum dimension of 20 feet on
all sides.
2. Required common open space may be divided into no more
than two separate areas per cluster of dwelling units.
3. Common open space shall be located in a centrally located
area and be easily accessible to all dwellings within the
development.
4. Fences may not be located within required open space
areas.
5. 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.
6
0-4120
6. Unless the shape or topography of the site precludes the
i 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 sides;
b. At least 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.
Surface water management facilities shall be limited within
common open space areas. Low Impact Development (LID)
features are permitted, provided they do not adversely impact
access to or use of the common open space for a variety of
activities. Conventional stormwater collection and
conveyance tools, such as flow control andlor water quality
vaults are permitted if located underground.
c. Shared Detached Garages and Surface Parking Design
Parking areas should be located so their visual presence is
minimized, and associated noise or other impacts do not intrude
into public spaces. These areas should also maintain the single
family character along public streets.
1. Shared detached garage structures may not exceed four
garage doors per buliding, and a total of 1,200 square feet.
2. For shared detached garages, the design of the structure
must be similar and compatible to that of the dwelling units
within the development.
3. Shared detached garage structures and surface parking
areas must be screened from public streets and adjacent
residential uses by landscaping or architectural screening.
4. Shared detached garage structures shall be reserved for the
parking of vehicles owned by the residents of the
development. Storage of items which preclude the use of
the parking spaces for vehicles is prohibited.
5. Surface parking areas may not be located in clusters of more
than 4 spaces, Clusters must be separated by a distance of
at least 20 feet.
6. The design of carports must include roof lines similar and
compatible to that of the dwelling units wlthin the
development.
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d. Low impact Development
The proposed site design shall incorporate the use of low
Impact development (LID) strategies to meet stormwater
management standards. LID is a set of techniques that mimic
natural . watershed hydrology by slowing,
evaporating/transpiring, and filtering water, which allows water
to soak into the ground closer to its source, The design should
seek to meet the following objectives:
1. Preservation of natural hydrology.
2. Reduced Impervious surfaces.
3. Treatment of stormwater in numerous small, decentralized
structures.
4. Use of natural topography for drainageways and storage
areas.
5. Preservation of portions of the site in undisturbed, natural
conditions.
6. Reduction of the use of piped systems. Whenever possible,
site design should use multifunctional open drainage
systems such as vegetated swales or filter strips which also
help to fulfill landscaping and open space requirements.
e. TwolThree-Unit Homes and Carriage Units within . Cottage.
Projects,
Two/three-unit homes and 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.
f. 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.
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g. Private Open Space
Open space around individual dwellings should be provided to
contribute to the visual appearance of the development, and to
t promote diversity in landscape design.
h. Pedestrian now through Development
Pedestrian connections should link all buildings to the public
right of way, common open space and parking areas.
2. Two[Three-Unit Homes not included In Cottage Developments
Two and three-unit homes are an allowed use on individual lots in
the zones listed in Section 113.20. These homes should be
consistent in height, bulk, scale and style with surrounding single-
family residential uses.
a. Entries
Two and three-unit homes shall maintain the traditional
character and quality of detached single-family dwelling units by
using design elements such as the appearance of single points
of entry addressing the street, pitched roofs, substantial trim
around windows, porches and chimneys. Ideally, the multiple-
unit home will have no more than one entry on each side of the
structure,
b. Low Impact Development (LID)
Projects containing two or more two/three-unit homes shall
follow the LID standards set forth in Section 113.35 of this
Chapter.
c. Garages and Surface Parkin Design
1. Garages and driveways for two/three-unlt homes shall meet
the standards established in Sections 115.43 and 115.115.5
of this Zoning Code. In addition, no more than three garage
doors may be visible on any fagade of the structure.
2. Surface parking shall be limited to groups of no more than
three stalls. Parking areas with more than two stalls must be
visually separated from the street, perimeter property lines
and common areas through site planning, landscaping or
natural screening.
113.40 Median Income Housing
1. Requirement to Provide Median Income Housing - Projects including 10
or more housing units shall be required to provide 10% of the units as
affordable to median income households. The level of affordability shall
be determined according to the following schedule:
10 unit project: 1 unit affordable to households earning
100% of King County Median Income
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® 11 unit project: 1 unit affordable to households earning
98% of King County Median Income
® 12 unit project:
1 unit affordable to households earning
96% of King County Median Income
d 13 unit project:
1 unit affordable to households earning
94% of King County Median Income
14 unit project:
1 unit affordable to households earning
92% of King County Median Income
15 unit project:
1 unit affordable to households earning
90% of King County Median Income
0 16'unit project:
1 unit affordable to households earning
88% of King County Median Income
s 17 unit project:
1 unit affordable to households earning
86% of King County Median Income
n 18 unit project:
1 unit affordable to households earning
84% of King County Median Income
H 19 unit project:
1 unit affordable to households earning
82% of King County Median Income
For projects with 20 units or more, the following schedule will
apply:
It 20 unit project:
2 units
affordable
to households
earning 100% of King
County Median
Income
21 unit project:
2 units
affordable
to households
earning
98% of King
County Median
Income
22 unit project:
2 units
affordable
to households
earning
96% of King
County Median
Income
23 unit project:
2 units
affordable
to households
earning
94% of King
County Median
Income
24 unit project:
2 units
affordable
to households
earning
92% of King
County Median
Income
Median Income dwelling units shall have the same general appearance
and use the same exterior materials as the market rate dwelling units,
and shall be dispersed throughout the development.
The type of ownership of the median income housing units shall be the
same as the type of ownership for the rest of the housing units in the
development.
As noted in Section 113.25, any median income units, and any attached
garages for the median income units, provided under this section shall not
be Included In the Floor Area Ratio (FAR) calculation for the development.
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2. Agreement for Median Income Housing Units- Prior to issuance of a
certificate of occupancy, an agreement in a form acceptable to the City
Attorney shall be recorded with King County Department of Records and
Elections. The agreement shall address price restrictions, homebuyer or
tenant qualifications, long-term affordability, and any other applicable
topics of the median income housing units. The agreement shall be a
covenant running with the land and shall be binding on the assigns, heirs
and successors of the applicant.
Median income housing units that are provided under this section shall
remain as median income housing for a minimum of 50 years from the
date of initial owner occupancy for ownership median income housing
units and for the life of the project for rental median income housing units.
113.45 Review Process
1. Approval Process - Cottage Housing Development
a. The City will process an application for cottage development
through Process 1, Chapter 145.
b. Public notice for developments proposed through this Section
shall be as set forth under the provisions of Chapter 150
(Process IIA).
2. Approval Process Carriage Unit and Two/Three-Unit Home
. Development
a. Two/Three-Unit Homes and carriage units that are part of a
cottage project shall be reviewed through Process I provided
that the number of twolthree-unit homes and carriage units
does not exceed 20% of the total number of units in the
project. Noticing requirements shall be as described in
paragraph 1.b, above.
b. All other developments containing carriage and twolthree-unit
homes shall be reviewed using Process IIA.
3. Approval Process Requests for Modifications to Standards
a. Minor Modifications: Applicants may request minor
modifications to the general parameters and design
standards set forth in this Chapter. The Planning Director or
Hearing Examiner may modify the requirements if all of the
following criteria are met:
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t
The site is constrained due to unusual shape,
Topography, easements or sensitive areas.
ii; The modification is consistent with the objectives of
this Chapter.
ill. The modification wiil not result in a development that is
less compatible with neighboring land uses
4. Review Criteria
a. In addition to the criteria established for review of development
proposals in Chapter 145 and 150, the applicant must
demonstrate that;
The proposal is compatible with and is not larger in
scale than surrounding development with respect to
size of units, building heights, roof forms, setbacks
between adjacent buildings and between buildings
and perimeter property lines, number of parking
spaces, parking location and screening, access and
lot coverage.
ii. Any proposed modifications to provisions of this
Chapter are important to the success of the proposal
as an alternative housing project and are necessary
to meet the intent of these regulations.
113.50 Additional Standards
Application fees for the Process I or IIA review of the proposed project
shall be based on the number of single-family units that would be
allowed by the underlying zoning, regardless of the number of units
proposed under this Chapter.
2. Impact fees under Kirkland Municipal Code Chapters 27.04 and 27.06
for the proposed project shail be assessed at the rates for multifamily
dwelling units, as identified in Appendix A of Kirkland Municipal Code
Chapters 27.04 and 27.06.
3. The City's approval
development does n
plat, or a binding s
two/three-unit homes
requirements of the
of a cottage housing or two/three-unit home
of constitute approval of a subdivision, a short
ite plan. A lot that has cottage, carriage or
may not be subdivided unless all of the
Zoning Code and Title 22 of the Kirkland
12
0.4120
Municipal Code.are met. A lot containing a twolthree-unit home may
not be subdiv€ded in a manner that results in the dwelling units being
located on separate lots.
13
City of Langley
A, An adult family home provider is a
person who is licensed by the State of
Washington to operate an Adult Family
Home. The provider shall reside at the adult
family home unless an exception is
authorized by the State Department of Social
and Health Services (DSHS) for good cause.
A provider shall not be licensed for more
than one Adult Family Home unless an
exception is authorized by the DSHS for
good cause.
B. For the purposes of this section, an
adult is a person eighteen years of age or
older.
C. Each Adult Family Home shall meet
all applicable local licensing, zoning,
building and housing codes and State and
local fire safety regulations. It is the
responsibility of the provider to meet local
codes. (Ord. 703, 1995)
18.22,170' Comprehensive
Plan/Concurrency and Consistency
Required.
All new developments within the city
must be consistent with the provisions of the
comprehensive plan, including but not
limited to the following:
A. All developments within the city
shall be consistent with the land use map as
adopted in the land use element of the
comprehensive plan.
B. All developments within the City
shall be consistent with the applicable goals
and policies of the comprehensive plan.
C. Developments shall not cause a
reduction in the level of service for
transportation and/or neighborhood park
facilities below the minimum standards
established within the capital facilities plan,
unless improvements or strategies to
accommodate the impacts of the
development are made concurrent with the
development.
For the purpose of this section,
"concurrent with the development" is
defined as the required improvements or
strategies are in place at the time of
occupancy, or that a financial commitment
is in place to complete the improvements or
strategies within six (6) years. (Ord. 703, 1995)
18.22.180 Cottage Housing
The following regulations apply to
cottage housing developments (CHDs):
'A. Density and minimum lot area.
1. In CHDs the permitted density shall
be one (1) dwelling unit per two thousand
nine hundred and four (2,901) square feet of
lot area (fifteen units per acre).
2. The minimum lot area for a CHD
shall be eleven thousand six hundred and
sixteen (11,616) square feet.
3. On a lot to be used for a CHD, an
existing detached single-family residential
or duplex structure, which may be
nonconforming with respect to the standards
of this section, shall be permitted to remain,
but the extent of the nonconformity may not
be increased.
B. Height limit and roof pitch.
1. The height limit permitted for
structures in CHDs shall be eighteen (18)
feet.
2. The ridge of pitched roofs with a
minimum slope of six to twelve may extend
up to 25 feet. All pants of the roof above
eighteen feet shall be pitched.
C. Lot coverage and floor area.
1. The maximum lot coverage
permitted for principal and accessory
structures in CND shall not exceed forty
percent (40%).
2. The maximum first floor or main
floor area for an individual principal
structure in a CHD shall be as follows:
a. For at least fifty (50) percent of the
units, floor area shall not exceed six hundred
and fifty (650) square feet;
b. For no more than fifty (50) percent
of the units, the floor area may be up to
eight hundred 9800) square feet.
3. The total floor area of each cottage
shall not exceed either 1.5 times the area of
the main level or mine hundred seventy-five
(975) square feet, whichever is less.
D. Yards.
1. Front Yards. The front yard shall be
an average of ten (10) feet and at no point
shall be less than five (5) feet.
2. Rear yards. The minimum rear yard
shall be ten (10) feet.
18.22- 13 08/2006
3. Side yards. The minimum required
side yard shall be five (5) feet.
E. Required Open Space.
1. A minimum of four hundred (400)
square feet per unit of common open space
is required.
2. At least 50% of the cottage unit
shall abut the common open space, all of the
cottage units shall be within 60 feet walking
distance of the common open space, and the
common open space shall have cottages
abutting at least two sides.
F. Parking.
1. One and one quarter (1.25) spaces
per dwelling unit shall be required.
2. Location.
a. Parking shall be on the C14D
propcily.
b. Parking may be in or under a
structure or outside a structure, provided
that:
1. The parking is screened from direct
street view by one or more street facades, by
garage doors, or by a fence and landscaping.
2. Parking between structures is only
allowed when it is located toward the rear of
the principal structure and is served by an
alley or private driveway.
3. Parking may not be located in the
front yard.
4. Parking may be located between any
structure and the rear lot line of the lot or
between any structure and a side lot line,
which is not a street side lot line.
G. Design Review.
Cottage housing developments are
subject to design review per the
requirements set forth in Chapter 18.34 of
this code. (Ord. 699, 1995; Ord. 733, 1997; Ord.
771, 1999; Ord. 788, 2000)
18.22.190 Wireless Communications
Facilities
The following provisions apply to
wireless communications facilities:
A. Wireless Communication Antenna
Arrays are permitted in any zone as long as
they are located upon an existing structure
(sign structures are not considered structures
for this purpose) that provides sufficient
elevation for the array's operation without
the necessity of constructing an apparatus to
extend the antenna array more than fifteen
(15) feet above the highest point of the
structure.
B. The following limits apply to the
number of arrays on a structure:
1. All residential zones: one.
2. Conuuercial zones: three
3. Public use zone: three
C. Installation on City property is
subject to execution of the necessary
agreement(s) with the City.
D. Landscaping and screening -
equipment shelter and cabinets and other on-
the-ground ancillary equipment shall be
screened by the use of shrubs that achieve
sufficient height and fullness upon maturity
to screen such facilities.
E. Color and lighting - the antenna
array shall be placed and colored to blend
into the architectural detail and coloring of
the host structure.
F. Setback requirements - all
equipment shelters, cabinets or other in-the-
ground ancillary equipment shall meet the
setback requirements of the zone in which
the equipment is located.
G. Electromagnetic field/radio
frequency radiation standards shall conform
to such standards as are required by the
Federal Communication Commission's
regulations.
H. Co-location of facilities - it is the
policy of the City to encourage the co-
location of antenna arrays of more than one
wireless communication service provider on
a single support structure.
1. Discontinuance of use - any
wireless communication facility that is no
longer needed and its use is discontinued
shall be reported immediately by the service
provider to the City. Discontinued facilities
shall be completely removed within six
months and the site restored to the pre-
existing condition, (Ord. 754,1997)
18.21200 Clustered residential
development (CRD)
The following provisions apply to
clustered residential development:
18.22- 14 08/2006
City of Marysville
Chapter 19.14 DEVELOPMENT STANDARDS DESIGN REQUIREMENTS Page 1 of 5
19.14.040 Cottage housing developments.
(1) Purpose. The purpose of this section is to:
(a) Provide a housing type that responds to changing household sizes and ages
(e.g., retirees, small families, single person households);
(b) Provide opportunities for ownership of small, detached units within a single-
family neighborhood;
(c) Encourage creation of more usable space for residents of the development
through flexibility in density and lot standards;
(d) Support the growth management goal of more efficient use of urban residential
land; and
(e) Provide guidelines to ensure compatibility with surrounding uses.
(2) Applicability. Cottage housing developments are allowed in the following areas:
residentially zoned properties in Downtown Planning Area 1; single-family zones where
properties are encumbered by at least 35 percent critical areas and associated buffers;
and single-family zoned parcels adjacent, including across the street in some cases, to
multifamily, commercial and industrial zoned parcels, as a transition to multi-family,
commercial and industrial uses.
(3) Accessory dwelling units shall not he permitted in cottage housing developments.
(4) Density and Minimum Lot Area.
(a) Cottage housing developments shall contain a minimum of four cottages
arranged on at least two sides of a common open space or configuration as
otherwise approved by the director, with a maximum of 12 cottages per
development.
(b) On a lot to be used for a cottage housing development, existing detached single-
family residential structures, which may be nonconforming with respect to the
standards of this section, 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.
(c) Cottage housing developments shall be allowed a density not to exceed two
times the base density allowed in the underlying zone.
(5) Height Limit and Roof Pitch.
(a) The height limit permitted for structures in cottage housing developments shall
be 18 feet,
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Chapter 19.14 DEVELOPMENT STANDARDS -DESIGN REQUIREMENTS Page 2 of 5
(b) The ridge of pitched roofs with a minimum slope of.six to 12 (6:12) may extend
up to 28 feet. The ridge of pitched roofs with a minimum slope of four to 12 (4:12)
may extend up to 23 feet. All parts of the roof above 18 feet shall be pitched.
(6) Lot Coverage and Floor Area.
(a) The maximum lot coverage permitted for buildings in cottage housing
developments shall not exceed 40 percent and the maximum total lot coverage shall
not exceed 60 percent.
(b) The maximum main floor area is 800 square feet.
(c) The total floor area of each cottage shall not exceed either 1.5 times the area of
the main level or 1,200 square feet, whichever is less. Enclosed space in a cottage
located either above the main level and more than 12 feet above finished grade, or
below the main level, shall be limited to no more than 50 percent of the enclosed
space of the main level, or 400 square feet, whichever is less. This restriction
applies regardless of whether a floor is proposed in the enclosed space, but shall
not apply to attic or crawl spaces (less than six feet in height).
(d) Attached garages shall be included in the calculation of total floor area.
(e) Areas that do not count as total floor area are:
(i) Unheated storage space located under the main floor of the cottage.
(ii) Attached roofed porches.
(iii) Detached garages or carports.
(iv) Spaces with the ceiling height of six feet or less measured to the exterior
walls, such as a second floor area under the slope of a roof.
(f) 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.
Yards.
(a) Front Yards. The front yard for cottage housing developments shall be 10 feet.
(b) Rear Yards. The minimum rear yard for a cottage housing development shall be
10 feet. If abutting an alley the rear yard setback may be reduced to five feet.
(c) Side Yards. The minimum required side yard for a cottage housing development
shall be five feet. When there is a principal entrance along a side facade, the side
yard shall be no less than 10 feet along that side for the length of the pedestrian
route. This 10-foot side yard shall apply only to a height of eight feet above the
access route.
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Chapter 19.14 DEVELOPMENT STANDARDS - DESIGN REQUIREMENTS Page 3 of 5
(d) Interior Separation for Cottage Housing Developments. There shall be a
minimum separation of six feet between principal structures. When there is a
principal entrance on an interior facade of either or both of the facing facades, the
minimum separation shall be 10 feet.
(8) Required Open Space.
(a) Quantity of Open Space. A minimum of 400 square feet per unit of landscaped
open space is required. This quantity shall be allotted as follows:
(i) A minimum of 200 square feet per unit shall be private usable open space
(setbacks and common open space shall not be counted as private open
space); and
(ii) A minimum of 150 square feet per dwelling unit shall be provided as
common open space. (Setbacks and private open space shall not be counted
as common open space.)
(b) Critical areas and buffers shall not be counted as open space.
(c) Each house shall abut its private open space. A fence .or hedge not to exceed
three feet may separate private open space from common open space.
(9) Development Standards. Cottages shall be oriented around and have their main entry
from the common open space.
(a) Private usable open space shall be provided in one contiguous area with a
minimum area of 200 square feet. No horizontal dimension of the open space shall
be less than 10 feet and shall be oriented toward the common open space, as much
as possible.
(b) Required common open space shall be provided at ground level in one
contiguous parcel. Each cottage shall abut the common open space, and the
common open space shall have cottages abutting at least two sides.
(c) The minimum horizontal dimension for common open space shall be 10 feet.
(d) Each cottage unit shall have a covered porch or entry of at least 60 square feet
with a minimum dimension of six feet on any side.
(e) Secondary entrances facing a street or sidewalk shall have a five-by-five foot
porch.
(f) Separation of Identical Building Elevations. Units of identical elevation types must
be separated by at least two different elevations. This will result in at least three
different elevation plans per cluster. No two adjacent structures shall be built with
the same building size or orientation (reverse elevations do not count as different
building elevations), facade, materials, or colors.
(g) Variety in Building Design. A variety of building elements and treatments of
cottages and accessory structures must be incorporated. Structures must include
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Chapter 19.14 DEVELOPMENT STANDARDS - DESIGN REQUIREMENTS Page 4 of 5
articulation, change in materials or texture, windows, or other architectural feature
as shown in the city's design standards. No blank walls are allowed.
(h) Five-foot-wide pedestrian pathways (sidewalks) must be included to provide for
movement of residents and guests from parking areas to homes and other
amenities.
(10) Parking shall be:
(a) Located on the cottage housing development property.
(b) Located in clusters of not more than five adjoining spaces.
(c) Screened from public streets and adjacent residential uses by landscaping or
architectural screening.
(d) Parking is allowed between or adjacent to structures only when it is located
toward the rear of the principal structure and is served by an alley or private
driveway.
(e) Off-street parking requirements are as follows:
(i) Units under 700 square feet: one space per unit;
(ii) Units between 700 and 1,000 square feet: 1.5 spaces per unit; and
(iii) Units over 1,000 square feet: two spaces per unit.
At least one parking stall per dwelling will be enclosed or covered.
(f) Access to parking shall be from the alley when property abuts a platted alley
improved to the city's engineering design and development standards or when the
director determines that alley access is feasible and desirable to mitigate parking
access impacts.
(g) Not located in the front yard.
(11) Covered parking areas should be located so their visual presence is minimized, and
associated noise or other impacts do not intrude into public spaces. These areas should
also maintain the single-family character along public streets.
(a) For shared detached garages, the design of the structure must be similar and
compatible to that of the dwelling units within the development.
(b) Shared detached garage structures shall be reserved for the parking of vehicles
owned by the residents of the development. Storage of items which preclude the
use of the parking spaces for vehicles is prohibited.
(c) The design of carports must include rooflines similar and compatible to those of
the dwelling units within the development.
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Chapter 19.14 DEVELOPMENT STANDARDS DESIGN REQUIREMENTS Page 5 of 5
(12) Screening Requirements.
(a) Boundaries between cottage dwellings and neighboring properties shall be
screened with landscaping to reduce the appearance of bulk or intrusion onto
adjacent properties, or otherwise treated (i.e., through setbacks or architectural
techniques) to meet the intent of this section.
(b) Common waste and other storage receptacles shall not be placed in the front
yard setback area.
(c) Common waste and other storage receptacles shall be architecturally screened
andlor screened with landscaping so as to mask their appearance to residents,
adjacent property owners, and the public rights-of-way.
(13) Requests for Modifications to Standards. The community development director may
approve minor modifications to the general parameters and design standards set forth in
this chapter, provided the following criteria are met:
(a) The site is constrained due to unusual shape, topography, easements or
sensitive areas.
(b) The modification is consistent with the objectives of this chapter.
(c) The modification will not result in a development that is less compatible with
neighboring land uses. (Ord. 2742, 2008; Ord. 2131, 1997).
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City of Mukiiteo
Chapter 17.51 PLANNED RESIDENTIAL DEVELOPMENT Page 5 of 24
from the centerline of the right-of-way plus ten feet. Setbacks, building envelopes and
landscaping shall be varied to result in a visually interesting streetscape. The length of
the driveway between garages or carports
and the right-of-way or easement shall be at least fifteen feet.
2. The minimum setback on one side and/or rear yard in a zero lot line
development may be reduced to no more than one inch if appropriate provisions are
made for maintenance easements in the PRD plan, in the plat and in the declaration of
covenants, conditions, and restrictions.
D. Content of Maintenance Easements. A five-foot minimum maintenance
easement shall be shown on the approved official site plan or plat. Said easement
shall be established in the covenants, conditions and restrictions of the adjoining lot to
assure access to the lot line wall at reasonable periods during the day for normal
maintenance. A two-foot maximum eave easement shall be established within the
maintenance easement if roof overhangs are proposed.
E. Lot Coverage. The maximum lot coverage for lots within a single-family zero lot
line development may be increased to fifty-five percent of the lot.
F. Structural Requirements. To assure privacy within the zero lot line development,
no openings of any kind (excluding ventilation ducts) shall be permitted on the zero lot
line side of a structure, the wall of which shall be of fire-wall construction as required
by Title 15. Air conditioners, heat pumps or other appurtenances (excluding roof
overhangs) shall be prohibited on the exterior side of the zero lot line wall. If there is an
offset of the wall from the zero lot line, such offset shall be at least six feet. (Ord. 908 §
9 (part), 1997)
17.61.066 Cottage housing standards.
A. Purpose. It is the intent of the cottage housing standards to:
1. Allow single-family alternative housing options on single-family zoned parcels
adjacent, including across the street in some cases, to multifamily, commercial and
industrial zoned parcels, not including commercial or industrial uses limited by the
Paine Field Overlay, as a transition to multifamily, commercial, and industrial uses, and
in multifamily zones and in some commercial zones that allow for mixed-use projects.
2. Allow for a limited number of sites as a transition to multifamily, commercial and
industrial uses.
3. Ensure that this transition development blends with existing adjacent single-
family residential areas to ensure the character of existing neighborhoods is
maintained.
4. Promote variety in the size and type of new dwelling units to enable households
of different ages and sizes to live at the edge of single-family neighborhoods and
without disrupting the intent of single-family neighborhoods.
5. Encourage cottage housing that is a single-family structure and harkens back to
the size, proportionality and character of craftsman-style homes built in the 1910s to
1930s, which are less bulky and provide more opportunities to create larger areas of
open space than larger homes which tend to consume the lots.
6. Although the density per acre is-two times that of the underlying zoning, the size
and proportionality or massing of the cottage units are smaller than the larger home
construction of single-family homes being built between 1990 through 2005 and the
overall density can be similar depending on the parcel of land being developed and
thus provides a single-family housing option for households of smaller size.
B. Character of Cottage Housing. The character of cottage housing is smaller
scale, has common open space that is central to the unit clusters, and thus is not
intended to be compact housing or small lot development in a standard subdivision.
C. Where Cottage Housing Is Permitted and Prohibited. Single-family cottage
housing planned residential developments are permitted in:
1. The RD 12.5, RD 9.6, RD 7.5, RD 8.4 PRD, adjacent to some multifamily,
commercial and industrial zones, south of 70th Street, including MRD, and MR PRD,
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CB, PCB, PI, IP, LI and BP zoning districts that access directly off of a collector or
arterial street with a conditional use permit or PCB(S) with an approved development
agreement.
2. Cottages are allowed outright in MRD and MR PRD zones.
3. Cottage housing developments are allowed with mixed-use developments in the
community business (CB) and planned community business (PCB) districts.
4. Limitations.
a. Cottage housing development may not be developed in single-family zoning
districts that have street fronted on both sides by single-family residences even if the
adjacent property is zoned multifamily, commercial or industrial. The intent of cottage
housing is to have it provide a transition to single-family neighborhoods and to ensure
the established neighborhoods remain intact.
b. Parcels cannot be subdivided in order to have two cottage developments of
eighteen cottages each to avoid the maximum number of cottage units per
development limit.
D. Cottage Housing Requirements. The purpose of this section is to establish
residential design standards for building, site, and landscape design. The standards
are intended to assist development applicants in adhering to the desired form of
community design in the neighborhood the development will be located in. In addition_
to the conditional use permit criteria, all cottage housing developments shall comply'
with the following design and development standards:
. 1. Minimum Parcel Size. The minimum parcel size for cottage housing
developments shall be as follows:
a. Residential. A single-family parcel adjacent to multifamily, commercial or
industrial zones that is the size and dimension that allows for a minimum cluster of four
cottage units and large enough to provide all the open space, parking, and setback
requirements. Typically this would be one-half acre in size if the parcel is adjacent to a
commercial, multifamily, or industrial zone and has access off of a collector or arterial
street.
b. Commercial/Multifamily. Greater than one acre in MRD, MR, CB and PCB
zones.
2. Density. Maximum densities for cottage housing projects shall be determined
based on Table 1. In single-family residential zones, each cottage housing project shall
not consist of more than eighteen cottages nor fewer than four cottages. If the parcel
size allows for more than eighteen cottages, then the project must consist of a
combination of cottages and detached single-family residential units in single-family
zoning or cottages and multifamily in multifamily and commercial zones. The cottages
shall be clustered according to these regulations and the single-family residential
development shall follow the underlying zoning requirements.
Table 1: Cottaqe Housing Density
Zoning District
Existing Residential Density
per Zoning District
Proposed New Cottage
Density (2X Underlying SFR
Zone)1
SFR RD 12.5
3.48 units/acre
9 units/acre
SFR RD 9.6
4.53 units/acre
9 units/acre
SFR RD 7.5
5.80 units/acre
12 units/acre
MRD
13 units/acre
12 units/acre
MR
22 units/acre
12 units/acre
CB
NIA
9 units/acre
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PCB NIA 9 units/acre
Note 1: All other open space, parking and setback requirements must be provided. In
CB and PCB the mixed-use requirement must also be provided in addition to the
open space and parking requirements and these will all likely reduce the density
that is attainable.
3. Floor Area. Ramblers or one-story cottages shall not exceed a maximum of one
thousand square feet on the main floor, excluding garages. One and one-half story
buildings shall not exceed a maximum of twelve hundred square feet with a maximum
of eight hundred square feet maximum on the main floor, excluding landing and stair
areas, second story ceilings less than six feet in height and garages. Cottages shall
not be a full two-story coverage of the main floor (two-story narrow, skinny houses are
not allowed). Single-car garages are allowed to be attached to the cottage if the
garage is accessed from the side or rear of the unit; no garage may be accessed from
the front facade of the building. A covenant restricting building expansion shall be
required on all developments.
4. Cottage Development Cluster Size. A minimum of four units is allowed with a
maximum of twelve units in a single cluster. Multiple clusters are allowed provided
each housing cluster meets the common and private open space requirements and
there are pathways connecting the common open spaces. The maximum number of
cottages per development is eighteen cottages.
5. Application of Critical Areas.
a. The critical area regulations contained in Chapter 17.52 apply to all cottage
developments.
i. Single-Family Residential Zones. When applying the critical area density
transfers to a cottage housing project, only a 1:1 (not a 2:1 as allowed in Table 1)
credit will be allowed for that area covered by the critical area and its buffer. For single-
family residential developments, the density for the entire site shall be based on the
following formula:
Density = (area of noncritical area x underlying zoning x 2)
+ (area of critical area x 1 of the underlying zoning)
Example: 3 acre site in the RD 9.6 zone with 1 acre of critical areas
Density = (2 acres X 4.53 ula x 2) + (1 acre x 4.53 u/a X 1)
Density = 18.12 ula + 4.53 u/a = 22.65 units = 23 units
(Note: A cap of 18 units per site and project would apply. See subsections (D)(1), (2)
and (4) of this section.)
ii. Multifamily and Commercial Zones. Density for multifamily and commercial
zones shall be calculated as the total site area times the density shown in Table 1
whether or not it contains critical areas.
'b. Critical areas and their buffers should be designated as native growth protection
areas (NGPAs) and appropriate signage be installed and maintained. The
management of these NGPAs is the responsibility of the homeowners' association, an
organization that is required for the joint maintenance and upkeep of the common
areas developed as part of cottage development requirements. The NGPA will also
provide habitat for wildlife and residents and the homeowners' association shall be
notified of the intent, designation and functions these areas are intended to provide
even in an urban setting.
6. Common Open Space.
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Page 8 of 24
a. Four hundred square feet of common open space is required per unit.
b. Fifty percent of units must have their main entry on the common open space.
c. All units must be within eight feet of each common open space(s).
d, Setbacks and private open space cannot be counted towards the common open
space calculation.
e. One common open space must be located centrally to the project, with multiple
clusters having multiple common spaces with pathways connecting the common open
spaces.
f. Community buildings or clubhouses can be counted towards the common open
space calculation.
g. Passive trails within an NGPA are allowed and may count towards the common
open space requirement.
h. Common open space may be separated from the central common open space
that is required for the clusters, but can only account for twenty-five percent of the
requirement.
i. Cottages must surround the common open space on a minimum of two sides of
the green.
j. Common open space shall be located outside of stormwater/detention ponds,
wetlands, streams, lakes, and critical area buffers; and cannot be located on slopes
greater than ten percent.
k. The common open space area shall include usable public spaces such as lawn,
gardens, patios, plazas or scenic viewing area. Common tables, chairs arid benches
are encouraged. An active recreation element may be included if the homeowners'
association so chooses and it does not dominate the common open space.
Private Open Space.
a. Two hundred fifty square feet of private open space is required per unit.
b. The private open space must be a minimum of ten feet wide and adjacent to the
front or side of the unit; side yard easements may be counted toward the private open
space requirement. The main entrance of the house shall front on the private open
space via either a front porch or to the side by using a wrapped porch. Porches with
railings are preferred to create private space.
c. The private open space, on either the front or side yard, must be oriented
toward the common open space.
d. A fence or hedge not to exceed three feet in height may separate the private
open space from the common open space.
8. Building Heights and Setbacks.
a. Setbacks from the external property lines of the original or perimeter of the
parcel shall be as shown in Table 2.
Table 2: Setbacks for Cottacie Housin
Height or Number of
Stories (Story =
Minimum of Six
Feet in Height)
Setbacks
Adjacent to
Residential Zones
Front Setbacks
Next to Public
Streets
Setbacks Next to
Private Roads or
Commercial
Properties
< 18 feet/One'--story
10 feet when there
Regardless of
Setbacks from private
cottages
is no side or rear
building height,
streets shall be 10 feet
One-story cottages
access
the front setback
Regardless of building
cannot be greater
15 feet whenever
shall follow the
heights the setbacks
than 18 feet in height
there is side'or rear
setback
for cottage housing in
access from the
requirements of
mixed-use zones
structure or there is
the underlying
follow the setback
a side or rear patio
zone
requirements of the
or deck adjacent to
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Chapter 17.51 PLANNED RESIDENTIAL DEVELOPMENT
X18 feet and < 22
feet/One-and-one-
half story cottages
Roof step-down
means the roofline
breaks to create a
varied roofline that is
no greater than 18
feet in height
parcel boundary
line
15 feet with or
without rear access
and roof step-down
or
20 feet whenever
there is no roof
step-down
> 22 feet up to 25 20 feet in all zones
feet/Partial two-story except the RD 12.5
cottages (less than a 25 feet in RD 12.5
full floor)
underlying (CB or
PCB) zone
Page 9 of 24
b. All buildings shall be separated by at least eight feet. Minor architectural
features may extend one foot into the separation distance as long as six feet of
clearance between buildings is maintained for fire separation purposes.
c. The area under ceilings less than six feet m height is not included in the square
footage calculation of the structure.
9. Buffer and Perimeter Landscaping for Existing Adjacent Development. Cottage
development shall provide six feet of fencing and landscaping around the perimeter of
the property, not including the NGPA areas. This perimeter landscaping is intended to
soften the impact of infill development, to add visual interest, and to retain or help to
j improve the visual quality of the neighborhood. Perimeter landscaping shall provide a
screen between uses, to safeguard privacy, to promote wise and efficient use of
i potable water resources,.to protect water quality and aesthetics of streams and
wetlands and the aesthetic assets of the neighborhood, and to reduce the impact of
development on the environment. The intent is to serve as the general guidelines or
the minimum standards in describing the extent of buffering and beautification desired.
It is expected that good landscaping design principles will be applied at all times,
i including:
• Spacing for proper growth and root development;
• Wise and efficient use of water resources;
• Proper access for the fire department and visual patrol for the police department;
• Safety of pedestrian and vehicular traffic.
a. A buffer of perimeter landscaping shall be provided to create visual relief, visual
separation and site-obscuring screening between uses from the cottage development
that is an infill project. Within the setback areas described above, single-story cottages
adjacent to residential properties shall be buffered by:
i. A six-foot sight-obscuring, decorative fence (no chain link fences) shall be
provided. Adjoining, adjacent and connecting fences shall be considered and
constructed of similar materials unless otherwise approved by the planning director.
ii. A minimum of a seven-foot-high landscaped screen composed of three
k
I landscape layers:
(A) Evergreen trees planting in a double row layout designed to create a
1 hedgelscreen maturing at twenty feet within five years created by one tree per ten
lineal feet of buffer with a maximum spacing of fifteen feet between trees with fifty
percent of the trees being six to eight feet in height and fifty percent of the trees being
# eight to ten feet in height.
f (B) Shrubs eighteen inches in height and circumference or multi-stemmed trees six
feet in height, that are a mixture of species with the total quantity averaging five feet on
center for the lineal portion of the buffer.
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(C) Ground cover of an evergreen variety of four-inch pots shall be planted to
achieve ninety percent coverage within three years of the time of planting (eighty
percent coverage at the time of the two-year landscape performance bond sign-off).
iii. Any landscape berming shall be coordinated with adjacent property owners to
provide retaining walls as needed, to handle stormwater runoff so that it does not
impact the adjacent property, and to provide consistency or benefit to the adjoining
property owner increasing privacy from the new infill development.
iv. Native plant species are encouraged to be used if this better blends the new
and existing development transition. Graduated buffers with high vegetation along the
property line and lower-growing vegetation next to the units may be considered if full
screening is provided within two growing seasons.
b. Cottages greater than one story shall provide a ten-foot densely planted
vegetative screen (ten- to twelve-foot trees must be planted in the row adjacent to the
fence) to buffer existing development and must follow the requirements in subsections
(D)(9)(a)(ii), (iii) and (iv) of this section.
c. Natural vegetation may be allowed in place of fencing and screening if the
project is adjacent to natural ravines or other features that provide an equivalent
screening.
d. Drought-tolerant plants and native species are encouraged to be used to
promote water conservation and so plantings will flourish over the long term of the
development.
e. Vegetation shall be maintained and replacement is required to maintain the
perimeter buffer. Nonnative or noxious weeds shall be removed. Any tree cutting must
be approved by the homeowners' association and coordinated and approved by the
planning director.
10. Landscaping Required for Parking Lots. The purpose of parking lot
landscaping is to soften the visual appearance, screen views of parking lots, add
shade, limit the amount of impervious surface and reinforce safe pedestrian access to
buildings and connecting sidewalks.
a. Interior landscaping for parking lots is required if there are more than six stalls
and must consist of the following:
i. One tree for every six parking stalls. Trees to consist of shade canopy deciduous
trees a minimum of two-inch caliper.
ii. Three shrubs of eighteen-inch height shall be provided for every one hundred
fifty square feet of parking islands and parking lot landscape areas.
iii. Evergreen ground cover using four-inch pots with twelve-inch spacing or one-
gallon containers with eighteen-inch spacing.
iv. The total area of all interior landscaping shall be equal to or greater than ten
percent of the parking lot area (including parking, maneuvering, loading and fire
access areas).
11. Landscaping Requirements for Public Rights-of-Way and Parking Lots
Adjacent to Streets. The streetscape and adjacent parking lots shall be landscaped
using the following:
a. Deciduous canopy trees of two and one-half inch caliper will be planted twenty
feet on center to form a street tree configuration along the adjacent street and to
provide separation between the parking lot and the street.
b. Parking lots adjacent to streets shall have evergreen shrubs of twenty-four-inch
height planted in the form of a hedge to achieve a solid visual screen to the height of
thirty-six inches within three years of planting. Plants shall be a minimum of twenty-four
inches in height at the time of planting and planted no more than two feet on center.
c. Evergreen ground covers will be planted to achieve ninety percent coverage
within three years from the time of planting.
12. Lot Coverage. Buildings or structures may cover up to fifty percent of the lot.
Up to sixty percent of the lot may be covered by impervious area.
13. Cottage Structure-Attached Front Covered Porches.
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a. Porches shall be a minimum of eighty square feet and a minimum of eight feet
deep on the front of the building and six feet deep on a side where the porch wraps
around the building. The square footage of the porch may be reduced to sixty'square
feet (six by ten feet deep) on units less than eight hundred total gross square feet.
b. Porches shall be oriented towards common open space or street and designed
to provide a sense of privacy between units,
c. Secondary entrances facing the street and sidewalk are required to have a
minimum five-by-five-foot porch.
14. Building Height.
a. Building height shall be as shown, in Table 2: Setbacks for Cottage Housing. To
provide variability in design a minimum of two cottage heights are required within a
project cluster and only one out of every three cottages may be built up to the twenty-
five-foot height limit. The cottages with the twenty-five-foot height shall also be set
back as provided in Table 2 to provide a staggered view from adjacent properties-
taller buildings farther away from existing single-family residential buildings.
b. Pitched roofs are required (6:12 and/or 4:12 with dormers). No flat roofs are
allowed. The planning director may approve other roof pitches and pitches for nooks or
architectural features such as bay windows.
15. Building Design Standards-Including Garages/Parking Structures. The
purpose of design standards is to:,encourage variety and visual interest in new
residential development in a manner that is compatible with the neighborhood
character; ensure the scale of the cottages is proportional to their lot and parcel size;
provide landscaping between new and existing development to buffer and provide a
transition, to enhance the building and site appearance, and to maintain the quality of
the neighborhood.
a. Design Standards Approval. The planning director shall decide compliance with
the site design, architectural, site and landscape standards before the hearing
examiner holds a public hearing and after a required neighborhood meeting is held to
review and comment on the project. Cottage designs such as in Attachment A at the
end of this section are encouraged.
b. Cottage Character and Site Layout Compatibility. The cottages and site design
shall provide variety and visual interest as well as working with the land to provide
compatibility with the character of the land and the surrounding neighborhood. Site
design shall take into consideration where existing significant trees are, where existing
neighboring homes are located, and shall leave critical areas undisturbed. Cottage
developments may not be built on slopes of thirty percent or greater nor are they
eligible for transfer of density credits. Wetlands, streams, and their buffers shall be
placed into a designated NGPA and the density for the remainder of the site shall be
based on Table 1 in subsection (D)(2) of this section.
c. Infill Site Requirements. Window orientation shall avoid creating privacy issues
especially for existing adjacent homes and within the cottage development. A site
analysis and inclusion'of adjacent neighbor home location, building height and
windows and views must be provided as part of the site analysis and be used in
carefully siting new structures in the cottage development. Modulation of the building
height should be used to decrease the impact of new development on adjoining
existing homes. Stepped-roof building designs. are an example of this strategy.
d. Pedestrian Connection. Provide pedestrian connections internally and externally
both for safety and convenience and to promote neighborhood pedestrian activity and
transit use.
e. Incorporating New Development Techniques and Technology. Utilize new
development techniques to reduce impervious surface, by using low-impact
development techniques and new technologies as well as recycled materials wherever
possible.
f. Building Character Proportionality and Massing. Size and height reductions of
cottage housing, design techniques and perimeter buffer landscaping shall be used to
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promote compatibility with the surrounding neighborhood and proportionality and
massing of new cottage development adjacent to existing single-family neighborhoods.
g. Variety in Buildings and Visual Interest with Consistency in Architectural Style.
The building designs and layout shall prevent the repetitive use of the same
combination of building features, building layout and site design elements within any
cottage development, clusters and adjacent dwellings.
i. Varied and Interesting Rooflines. Varied and interesting rooflines must be
provided which include use of varied pitched roof styles, gables, or dormers. Roof
breaks or step-downs are encouraged and can be used to reduce required setbacks
adjacent to parcel boundaries.
ii. Separation of Identical Buildings and Elevations. Units of identical elevation
types must be separated by at least two different elevations. This will result in at least
three different building elevation plans per cluster. No two adjacent structures shall be
built with the same building size or orientation (reverse elevations do not count as a
different building elevation), facade materials or colors.
iii. Different Roof, Window Design and Entries. Provide differing roof forms, gables
or dormers. Roof overhangs a minimum of six inches are required. Different window
design, entry treatments and base treatments shall be utilized to help achieve variety.
iv. Corner Lot Cottages. Cottages on corner lots shall be architecturally designed
to provide modulation and detail on both frontages. Examples of modulation include
use of bay windows, wrapped porches, and dormers.
v. Open and Closed Cottages along Private Side Yards. Private side yards are an
important element in cottage development. The side yard is typically designated to a
particular cottage (like zero lot line homes) and this cottage should be open to the side
yard using doors, windows or a wrapped porch. The adjacent cottage should have a
` closed side and window placement is an essential part of the design to achieve this
relationship.
h. Variety in Building Design. Provide variety and visual interest by using a
combination of building elements, features and treatments in cottages as well as
garages. Structures must include building articulation, change in materials or textures,
windows, or other architectural features as shown on Attachment A, Cottage Design
Guidelines, at the end of this section. A minimum of at least one side articulation or
roof break shall occur for side elevations facing public streets or common open spaces
or walkways to the common open spaces. No blank walls are allowed. The following
building elements, features, and treatments that provide variety and visual interest
shall be used in combination to create variety in building design, but are not limited to:
1. Variation in building type and size.
ii. Variation in layout and orientation.
iii. Variation in building materials, mixture and texture.
i (A) Vertical Changes. Changes in materials in a vertical wall shall occur at an
internal corner or a logical transition such as aligning with a window edge or chimney.
(B) Horizontal Changes. Transition in materials on a wall surface, such as shingle
or lap siding, shall be required to have a material separation, such as a trim band
board.
(C) Acceptable Exterior Wall Material. Wood, cement fiberboard, stucco, standard
sized brick and stone may be used. Simulated stone, wood, stone or brick may be
used to detail homes.
(D) Trim. Trim may be wood, cement fiberboard, stucco, or stone materials. Trim is
required around all doors and windows. The trim must be three and one-half inches
minimum and be used on all elevations.
iv. Building modulation.
V. Building intervals and articulation.
vi. Varying roof shapes, pitches and gables.
vii. Varied roof heights and roof breaks or roof extensions.
viii. Dormers.
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ix. Window trim and mullions.
x. Bay windows or bump outs.
A. Entry enhancement,
xii. Porches and patios. (Porches with railings preferred.)
xiii. Use of varied siding, trim and base colors.
xiv. At a minimum use bottom and top material treatment and if recommended use
tripartite architecture.
xv. Chimney or tower.
xvi. Trellis,
xvii. Belly bands, brackets/braces.
xviii. Other building elements and the combined use of the above shall be
approved by the planning director.
16. Trash and Recycling Container Enclosure and Landscape Screening. All
dumpster containers, individual refuse containers, and trash compactors shall be
enclosed per the following standards:
a. All loading, trash, recycling and storage areas shall be located so they are not
visible from streets and will be concealed.
b. ' An architectural screen shall surround all sides except the access entry.
Building walls of adjacent structures may be used to partially satisfy this requirement.
Screen walls shall be a solid visual screen constructed out of metal, concrete, and/or
masonry units; or other materials similar to the cottages and garage structures.
Required gates and trellises, and other architectural screening elements, shall be
designed so that they complement the surrounding buildings unless there is some
overriding fire access issue.
c. A concrete slab shall be installed as the base material within the enclosure.
17. Community Buildings. Commonly owned building(s) are allowed but not
required and they must be incidental in use and size to the rest of the development.
18. Homeowners' Association. A homeowners' association and covenants are
required for the maintenance of the common areas and buildings.
19. Accessory Dwelling Units. Accessory dwelling units and/or extended-family
dwelling units are not allowed in cottage housing developments.
20. Parking Stalls and Garages. Parking shall be provided as follows:
a. Two stalls per unit.
b. One-half stall per unit for guest -parking.
21. Parking Lots and Stand-Alone Parking Structures.
a. At least one parking stall per unit must be within an enclosed parking structure
or garage. Carports are not considered an enclosed structure. Garage doors shall
feature windows, recesses, or moldings to help blend the doors with the character of
the house. Garages facing the sidewalk and public street shall have features that add
interest to any blank walls.
b. Stalls and garages must be screened from public streets or abutting residential
properties.
c. Parking lots and structures shall be located in the following preferential order:
i. To the rear of the units accessed off an alley;
ii. To the side of the units accessed by a private driveway; or
iii. The garage, landscaping, and/or fencing shall screen parking next to .a side
street.
d. Parking lots and garages must meet the front yard setback requirements of the
underlying zone where they are adjacent to a public road or ten feet from a private
road, or the setback requirements as listed in subsection (D)(8) of this section, Building
Heights and Setbacks.
e. The parking areas must be clustered and separated from the common area by
landscaping or an architectural screen.
f. The parking area should not be the major view from the public right-of-way or
street. Landscaping and/or cottage unit or the common area should provide the view
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into the cottage development, unless there are fire code restrictions that make this
unachievable.
g. All garages shall be located in an area to minimize the presence of the
automobile.
h. All garages shall follow an architectural style similar to the cottages.
I. Garage rear and side elevations facing the public street or adjacent existing
development shall have architectural details to minimize the impact of the facade.
j. Garage massing should be broken up wherever possible by using topographic
differences, using roof breaks or step-downs, or creating smaller combined garage
increments. A six-single-vehicle-stall garage is the maximum number allowed in any
garage building. Four garage units or less is the preferred design. The planning
director may approve other methods to meet the intent of this section.
22. Internal Development Access.
a. Internal access to the development shall be treated like a private driveway
system or woofner. The development must meet the requirements of the fire
department for access and safety. At a minimum the access way shall consist of a
thirty-foot-wide driveway accessing onto a public street. A five-foot-wide pedestrian
sidewalk must connect the public sidewalk system to the common open space and a
five-foot landscape. strip shall be provided between the driveway and the sidewalk.
Other configurations can be approved by the public works director. The sight distance
must comply with the requirements of Section 97.20.060.
b. The abutting public or private street must meet the city's development standards
for street improvements including right-of-way, curbs, gutters, and sidewalks, unless
approved by the public works director,
c. If access to a cottage development is via a panhandle, no landscape buffer will
be required in the panhandle portion of the lot.
23. Drainage. Development shall meet the most current drainage standards in
effect at the time the permit application is deemed complete and must be approved by
the public works director. Stormwater management shall minimize erosion during
construction so that no turbid water leaves the site and will manage stormwater so that
it is detained and any water released from the site meets water quality standards as
mentioned above. Drainage is a key issue related to infill development within the city
and the development shall not impact adjacent properties and shall handle any water
that previously was dispersed to the site from uphill adjacent properties.
Attachment "A"
Cottage Housing Design Guidelines
General House Design
Standard: Structures must include building articulation, change in materials or
textures, windows, or other architectural features.
Example:
Eight hundred fifty square foot-Single-Story Cottage
Design Elements: Pitched Roof, Front Porch, Interesting Window Design, Stone
Fireplace
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Chapter 17.51 PLANNED RESIDENTIAL DEVELOPMENT Page 15 of 24
Variety in Building Design, Character and Height Standard: Structures shall be
varied in height, size, proportionality, orientation and rooflines. The character is
encouraged to reflect the smaller craftsman-style homes built in the 1910s to 1930s.
One-story cottages eighteen feet in height and partial one and one-half stories up to
twenty-two to twenty-five feet in height are allowed.
Examples: Twenty-two and twenty-five foot heights
Standard: Structures shall vary in design, size, orientation, layout, roof pitches and
building materials.
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Chapter 17.51 PLANNED RESIDENTIAL DEVELOPMENT
Page 16 of 24
Attachment "A"-ConVd
Cottage Housing Design Guidelines
Rooflines
Standard: Interesting rooflines must be provided which include use of varied pitched
roof styles, gables, or dormers.
Example:
Nine hundred ninety square foot-One- and One-Half-Story Cottage with Partial
Second Story
Design Elements: Pitched Roof, Dormer to the Side, Hip Roof over Nook, and Gable
over Porch
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House and Roof Designs
Standard: Differing roof forms, gables or dormers, window design, entry treatments
and base treatments shall be utilized to achieve variety.
Example:
Six hundred forty square foot-One-Story Cottage
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Chapter 17.51 PLANNED RESIDENTIAL DEVELOPMENT
Design Elements: Varied Rooflines, Building Articulation, Accent Windows,
Decorative Design on porch
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Attachment "A"--Cont'd
Cottage Housing Design Guidelines
Page 17 of 24
Site Planning
Standard: Cottages surrounding a common open space with parking to the side of
the project.
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Chapter 17.51 PLANNED RESIDENTIAL DEVELOPMENT
Page 18 of 24
Example:
• Central open space
• Parking to the side of the development
• Landscaping along front lot line
• Pedestrian connection to sidewalk
• Buffer along-property lines
• Private driveway meeting fire standards
Garage Doors
Standard: Garage doors shall feature windows, recesses, or moldings to help blend
the doors with the character of the house.
Example: Design Elements-Various door styles with decorative features.
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Chapter 17.51 PLANNED RESIDENTIAL DEVELOPMENT
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Attachment "A"-Cont'd
Cottage Housing Design Guidelines
Page 19 of 24
Porches
Standard: Porches shall be a minimum of eighty square feet and a minimum of eight
feet deep on the front of the building and six feet deep on a side where the porch
wraps around the building.
Example:
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Chapter 17.51 PLANNED RESIDENTIAL DEVELOPMENT
Page 20 of 24
Attachment "A"--Cont'd
Cottage Housing Design Guidelines
Perimeter Landscape Buffer
Standard: Perimeter landscaping shall be provided to create visual relief, visual
separation, and site-obscuring screening between the cottage development and the
adjacent property.
Screening shall include:
• Six-foot sight-obscuring decorative fence
• Three landscape layers:
Evergreen trees, shrubs, and ground cover
• Screen ranges between ten and twenty-five feet based on height of cottage
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Attachment "A"-Cont'd
Cottage Housing Design Guidelines
Trash Receptacles
Standard: All dumpster containers, individual refuse containers, and trash
compactors shall be enclosed.
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Chapter 17.51 PLANNED RESIDENTIAL DEVELOPMENT Page 21 of 24
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• Trash enclosures shall not be visible from the street.
• An architectural screen shall surround all sides except the access entry.
• Walls shall be constructed out of metal, concrete, and/or masonry units.
• Gates are required.
• A concrete slab shall be installed as the base material within the enclosure.
Street Frontage Landscaping
Standard: Soften the visual appearance of the parking lot next to the street.
Street frontage landscaping shall include:
• Deciduous canopy trees of two and one-half inch caliper shall be planted twenty
feet on center.
• Parking lots adjacent to streets shall have evergreen shrubs twenty-four inches in
height planted in the form of a hedge to achieve a solid visual screen to the height of
thirty-six inches within three years.
• Shrubs shall be a minimum of twenty-four inches in height at the time of planting
and planted no more than two feet on center.
• Evergreen ground covers will be planted to achieve ninety percent coverage
within three years from the time of planting.
Attachment "A"-Cont'd
Cottage Housing Design Guidelines
Parking Lot Landscaping
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Chapter 17.51 PLANNED RESIDENTIAL DEVELOPMENT Page 22 of 24
Standard: Soften the visual appearance, screen the parking lot from the street, and
add shade to the parking lot.
Parking lot landscaping shall include:
• One tree for every six stalls.
• Three shrubs eighteen inches in height for every one hundred fifty square feet of
parking islands.
• Evergreen ground cover using four-inch pots with twelve-inch spacing or one-
gallon pots eighteen inches on center.
• A minimum of ten percent of the parking lot shall be landscaped.
(Ord. 1155 § 1, 2006: Ord. 1153 § 1, 2006: Ord. 1101 § 5 (part), 2004)
17.51.060 Submittal requirement postponement.
In order to provide planning flexibility, PRD submittal requirements may be
postponed at the time of rezone consideration by the planning commission; provided,
that an alternative submittal process is contractually established. This postponement
provision shall only be utilized for large scale PRD projects. (Ord. 908 § 9 (part), 1997)
17.51.070 Official site plan.
A. The site plan as approved by the planning commission shall become the official
site plan of the PRD and any changes thereto shall, require review under the provisions
of Section 17.51.080.
B. The official site plan and its associated conditions shall be considered
extensions of the regulations of this title, and their existence shall be-noted on the
official zoning maps.
C. All development within an approved PRD shall conform to the official site plan
and associated conditions. In order to assure compliance, a bond or other guarantee
of performance may be required by the city. Satisfactory performance of required
common open space, landscaping and other improvements may be required prior to
occupancy of units in the PRD project.
D. Prior to the issuance of a building permit for any structure in a PRD zone, a final
plat, subdivision, or dedication shall have been approved by appropriate city authority
and recorded with the county assessors office; provided, that this requirement shall not
apply where sale or lease of any portion of the PRD land area is not contemplated.
(Ord. 908 § 9 (part), 1997)
17.61.080 Revision of the official site plan.
Revisions of an official site plan shall be permitted as set forth below:
A. Minor Revisions. Minor revisions or changes in the official map may be
permitted by administrative action by the planning director and shall be properly
recorded within the rezone file and as a part of the records for the approved building
permits.
B. Major Revisions. Major revisions of an official site plan shall be processed in the
same manner as an original application.
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City of Port Townsend
Chapter 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS
Chapter 17.34
COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS
Page 1 of 10
Sections:
17.34.010
Purpose and intent.
17.34.020
Applicability, application process, and design review.
17.34.030
Density, number of cottage housing units and minimum lot area.
17.34.040
Existing nonconforming structures and accessory dwelling units.
17.34.050
Building height.
17.34.060
Exterior trim and roof eaves.
17.34.070
Covered main entry porches.
17.34.080
Street facing facades.
17.34.090
Lot coverage area.
17.34.100
Impervious surface area - R-I zone limitation.
17.34.110
Cottage floor area.
17.34.120
Yards - Building setbacks from exterior lot lines.
17.34.130
Cottage housing development building separation.
17.34.140
Common open space.
17.34.150
Private open space.
17.34.160
Tree conservation.
17.34.170
Stormwater low impact development techniques.
17.34.180
Off-street parking.
17.34.190
Exterior lighting and heating/cooling equipment noise.
17.34.200
Required separation of cottage housing developments in the R-1 and R-
II zoning districts.
17.34.210
Ownership and residential use of cottages.
1734.220
Alternative site design.
17.34.010 Purpose and intent.
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 individuals. Cottage housing is
provided as part of the city'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
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Chapter 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS Page 2 of 10
standards are intended to maintain traditional cottage amenities and proportions and
ensure that cottage housing developments contribute to the overall community
character. Because there may be alternative designs that meet the objectives of the
design standards, Chapter 17.46 PTMC. provides an alternative design review process
to consider other acceptable ways to accomplish the objectives of this section.
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. Cottage housing developments proposed in the R-1 zone are subject to special
density standards and additional conditional use permit approval criteria. These
special standards recognize that land located in the R-1 zone is more likely to have
stormwater related constraints, contain or be located in close proximity to
environmentally sensitive areas, and/or lack full urban infrastructure at the time of
development.
F. All cottage housing developments are subject to current city stormwater standards
and shall incorporate stormwater low impact development techniques whenever
possible. (Ord. 2864 § 3, 2004).
17.34,020 Applicability, application process, and design review.
Applicability of this section, application procedure and the process for design review is
pursuant to Chapter 17.46 PTMC. (Ord. 2864 § 3, 2004).
17.34.030 Density, number of cottage housing units and minimum lot area.
A. In cottage housing developments the permitted densities shall be as follows:
R-1 Low Density
R-11 Medium
R-III Medium
Zoning District
Residential
Density Single-
Density
Family
Multifamily
Maximum Cottage Density
1 cottage dwelling
1 cottage
1 cottage
unit per 5,000 sf
dwelling unit per
dwelling unit per
3,333 sf
2,857 sf
Minimum number of cottages
4
4
4
per cottage housing
development
Maximum number of
8
12
14
cottages per cottage housing
development
Minimum lot size
20,000 sf
13,332 sf
11,428 sf
(accommodates 4 cottages)
B. Projects that exceed the above maximums must be processed as planned unit
developments per Chapter 17.32 PTMC. (Ord. 2864 § 3, 2004).
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Chapter 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS Page 3 of 10
17.34.040 Existing nonconforming structures and accessory dwelling units.
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 consistent with PTMC
17.34.050, but the building ground floor or total floor area may not be increased
greater than permitted by PTMC 17.34.110.
B. New accessory dwelling units (ADUs) 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 ADU 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.
2864 § 3, 2004).
17.34.050 Building height.
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 18 feet.
2. The highest point of a pitched roof may extend up to 23 feet. (Ord. 2864 § 3,
2004).
17.34.060 Exterior trim and roof eaves.
A. Objective. Cottage housing development structures shall be provided with
substantial exterior trim elements consistent with traditional northwest cottage design
and small home craftsmanship. Roofs in cottage housing developments shall have
eaves to recognize traditional northwest cottage design traits to efficiently 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 shall
be provided on all cottage housing developments structures.
2. Eaves of at least 12 inches shall be provided on all cottage structures on at
least two sides of each building. Where buildings are not square (one set of
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Chapter 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS Page 4 of 10
exterior parallel walls are longer than the other), the eaves shall be provided on
the parallel walls that are the longest.. (Ord. 2864 § 3, 2004).
17.34.070 Covered main entry porches.
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 60 square feet in size.
2. The floor of the covered main entry porch shall have minimum dimensions of
not less than five feet in any direction (length or width), (Ord. 2864 § 3, 2004).
17.34.080 Street facing facades.
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.
2. At least one cottage shall have its front main entry door and/or front porches
visible from each street frontage. (Ord. 2864 § 3, 2004).
17.34.090 Lot coverage area.
A. Objective. 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.
1. The maximum lot coverage permitted for all structures in cottage housing
developments shall not exceed the requirements for the underlying zoning district
contained in Table 17.16.030. (Ord. 2864 § 3, 2004).
17.34.100 Impervious surface area R-I zone limitation.
A. Objective. Cottage housing developments located in the R-1 zones shall limit their
impervious surface area in recognition of the stormwater and soil conditions present in
the R-1 zone and to prevent adverse stormwater impacts.
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Chapter 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS Page 5 of 10
1. Cottage housing developments in the R-1 zoning district shall be limited to an
impervious surface area of 40 percent of the total site area (excluding rights-of-
way).
2' The use of paver stones, pervious pavement, grass-crete, or other types of low
impact stormwater development techniques are encouraged for walkways and
parking areas. (Ord. 2864 § 3, 2004).
17.34.110 Cottage floor area.
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 50 percent of the units, the ground floor area may not exceed
650 square feet.
b. For no more than 50 percent of the units, the ground floor area may be up
to 800 square feet.
c. The net total floor area of each cottage shall not exceed one and one-half
times the area of the main level. (Ord. 2864 § 3, 2004).
17.34.120 Yards Building setbacks from exterior lot lines.
A. Objective. Exterior lot line building setbacks in cottage housing developments are
based upon setbacks in the R-11 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 per the discretion of the BCD and public
works directors to obtain improved site design and to avoid impacting existing physical
features on the site such as trees.
1. Front yard and street side yard on corner lots shall be 10 feet:
a. Exception: The BCD director in consultation with the public works director
may authorize the setback averaging from the public right-of-way. In such
cases the setback average shall be 10 feet and at no point less than five feet
where the location of all structures, landscaping and other improvements will
not conflict with future improvements in the right-of-way. Fences may not be
placed in the right-of-way and are subject to Chapter 17.68 PTMC.
2. Rear Yard Building Setback. The minimum rear yard shall be 10 feet, unless
abutting an alley, then the minimum setback shall be five feet.
3. Side Yard Building Setback-- Interior lot lines. The'minimum side yard
setback shall be five feet for interior lot lines. (Ord, 2864 § 3, 2004).
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Chapter 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS Page 6 of 10
17.34.130 Cottage housing development building separation.
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 10 feet 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 from noncottage
structures. (Ord. 2864 § 3, 2004).
17.34.140 Common open space.
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 400 square feet per cottage unit of
common open space is required. 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.
2. Proximity to Common Open Space.
a. At least 50 percent of the cottage units shall abut a common open space,
all of the cottage units shall be within 60 feet 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 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. 2564 § 3, 2004).
17.34.150 Private open space.
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 200 square feet of
usable private open space separated from the common open space by a hedge
or fence not to exceed 36 inches in height.
2. No dimension of the private open space shall be less than eight feet. (Ord.
2864 § 3, 2004).
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Chapter 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS Page 7 of 10
17.34.160 Tree conservation.
A. Objective. Cottage housing developments shall be designed to incorporate existing
trees to the extent possible. New trees shall 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 19.06 PTMC, Article III, Standards for Tree Conservation. Native
trees and other vegetation shall be preserved to the extent possible and the
overall site design shall take advantage of the location of existing trees as well as
natural openings or clearings on forested sites. (Ord. 2864 § 3, 2004).
17.34.170 Stormwater low impact development techniques.
A. Objective. Cottage housing developments shall be designed to take advantage of
open space and landscaped features to utilize stormwater 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, green or living roofs, and the use of rain barrels. .
2. In the R-I zone, cottages shall be located so as to maximize natural stormwater
functions. In this zone, cottages shall be clustered and parking areas shall be
located to preserve as much contiguous, permanently undeveloped open space
and native vegetation as possible. (Ord. 2864 § 3, 2004).
17.34.180 Off-street parking.
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 applicable parking lot landscape standards.
1. Parking Ratios.
Total Net Floor Area
Ratio of Off-Street'
of Cottage or
Parking Spaces
Nonconforming
Required per
Dwelling Unit
Cottage or
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Chapter 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS Page 8 of 10
Nonconforming
Dwelling Unit
Up to 1,000 square
25 parking spaces
feet
1,001 to 1,200 square
1.5 parking spaces
feet
Existing
nonconforming single-
2 parking spaces
family residence
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 noncottage 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 locations for parking, in descending order of preference, are as
follows:
i. To the rear of cottage housing units accessed by an alley.
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Chapter 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS
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iii, Parking on the side (nonprimary street) screened from the side street
by either garage doors, landscaping, and/or fencing.
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Trees
c. Parking Lot Landscaping. Parking lot landscaping shall comply with the
requirements of PTMC 97.72.190. (Ord. 2864 § 3, 2004).
17.34.190 Exterior lighting and heating/cooling equipment noise.
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, heat
pumps shall not be used for cottage housing developments. (Ord. 2864 § 3,
2004).
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Chapter 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS Page 10 of 10
17.34.200 Required separation of cottage housing developments in the R-I and R
-II zoning districts.
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,
fo reduce potential cumulative impacts of cottage housing development, and to help
protect neighborhood character.
1. Each cottage housing development in the R-1 or R-I1 zoning districts shall be
separated from any other cottage housing development in the R-I or R-11 zoning
district by a distance of at least 1,000 feet or one block, whichever is greater.
(Ord. 2864 § 3, 2004).
17.34.210 Ownership and residential use of cottages.
A. All cottage housing developments shall be developed utilizing the procedures of
Chapter 18.20 PTMC, Binding Site Plans, except 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 Jefferson County auditor's office.
B. Cottages are for residential use only and may not be operated as transient
accommodations, (Ord. 2864 § 3, 2004).
17.34.220 Alternative site design.
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 Chapter 17.46 PTMC, Commercial, Multifamily, Cottage
Housing Developments, and Mixed Use Architectural and Site Design Review
Processes. (Ord. 2864 § 3, 2004).
This page of the Port Townsend Municipal Code is City Website: http://www.cltyofpt.us/
current through Ordinance 3053, passed December 6, (http://www.cityofpt.us/)
2010. City Telephone: (360) 379-5045
Disclaimer: The City Clerk's Office has the official version of the Code Publishing Company
Port Townsend Municipal Code. Users should contact the City (http://www.codepublishing.com/)
Clerk's Office for ordinances passed subsequent to the
ordinance cited above.
httn•//wwwrndf-rnihlishinu_enm/wn/PnrtTown-,end/ibfnnicinalC'.ode/Pni-tTownsenr1171Poi tT... 2/$12()11
City of Redmond
Page 1 01 rZ
20C30.52
20C.30.52 Cottage Housing Developments,
20C.30.52-090 Purpose.
The purpose of this division is to:
(1) Provide a housing type that responds to changing household sizes and ages
(e.g., retirees, small families, single-person households);
(2) Provide opportunities for ownership of small, detached dwelling units within
a single-family neighborhood;
(3) Encourage creation of more usable open space for residents of the
development through flexibility in density and lot standards;
(4) Support the growth management goal of more efficient use of urban
residential land; and
(5) Provide guidelines to ensure compatibility with surrounding land uses. (Ord.
2331; Ord. 2249; Ord. 2126)
20C.30.52-020 Applicability.
Cottage housing developments are allowed in all residential areas of the City
ass Lawn
designated Single-Family Urban in the lootHill Neighborhood, Overtake
Neighborhood, North Redmond Neighborhood,/Education
Neighborhood Residential Area, and other areas when ermit Neighborhood
neighborhood plan. See RCDG 20C.30.52-050, Supplemental
Requirements: Willows/Rose Hill, for cottage development ment , standards specific to the
Willows/Rose Hill Neighborhood and RCDG 2 Supplemental
30.52 Q7ptandards
Neighborhood Requirements: North Redmond, for Rcottage CDG 2 developme
specific to the North Redmond Neighborhood, and Supplemental Neighborhood Requirements: Education (Ord. f 25401 age development went
standards specific to the Education Hill Neighborhood.
2331; Ord. 2308; Ord. 2249; Ord. 2126)
20C.30.52-030 Cottage Housing Development Size..
Cottage housing developments shall contain a minimu a of four andto dens y m of 12
cottages located in a cluster, on no less than one-half
requirements listed below, to encourage a sense of community ng among the residents. ts. A
development site may contain more than one cottage
2331; Ord. 2249; Ord. 2126)
20C.30.52-040 Special Site Requirements fotta Pa Housing De elop tsments.
(1) Density, Lot Coverage, Height, Setback and (a) Intent. The site requirements chart establishes the basic dimoe si defineonal
requirements for cottages. Development standards intended
design parameters of cottages to achieve compatibility with adjacent single-
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20C.30.52
Page 2 of 12
family residential uses. For site requirements not specified below that may
apply, see RCDG 20C.30.25-940, Site Requirements Chart and Flexibility,
for the R-6 zoning category.
(b) Requirements Cottage Housing Developments Site Requirements
Chart.
Site Requirement
Cottages Allowed in Place of Each Standard Single-
-
75
1
Family Home Allowed by the Density of the Zone
.
Minimum Lot Frontage (in feet)2
20'
Setbacks for All Structures from Adjacent Property Lines
Along the Perimeter of the Site (except front or any public
10-
street setback)3, 4
Front or any Public Street Setback
15,
Minimum Distance Between Structures (including
10'
accessory structures)4
Maximum Lot Coverage for Structures
40 percent
Maximum Impervious Surface Area
60 percent
Minimum Open Space
See RCDG 20C.30.52-040
(3), Required Minimum
Open Space
Maximum Height for Cottages and Accessory Structures
18'
Maximum Height for Cottages with Minimum Roof Slope
25'
of 6:126
Parking Spaces per Cottage
1.5
'I For the purpose of this calculation, fractional values shall be rounded to the nearest
whole number (0.5 and above, round up; below 0.5, round down). In no case shall the
number of cottages allowed in place of each standard-sized house exceed two..
2 For private streets and access corridors serving less than three lots and accessing
directly onto a public street, lot frontage may be reduced to 14 feet.
3 When vehicular access to a cottage housing development is from an alley or
access corridor, a four-foot minimum rear setback is allowed.
4 Except standard architectural projections up to a maximum of 18 inches in depth
and six feet in width, and eaves up to 1.5 feet.
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20C.30.52 page 3 of 12
5 Front orientation shall be determined by the lot on which the cottage housing
development is located as it addresses a public street or access corridor.
6 All parts of the roof above 18 feet shall be pitched. The maximum height of any
portion of the roof, except chimneys or cupolas, shall not exceed 25 feet anywhere on
the site.
7 The Technical Committee may reduce parking requirements based on the
applicant's demonstration of site-specific factors that justify a lower standard, such as
opportunities for transit service or anticipated number of residents.
(2) Cottage Floor Area.
(a) Intent.
(i) Scale of Development. To ensure that the overall size, including
bulk and mass of cottage structures and cottage housing developments,
remain smaller and incur less visual impact than standard-sized single-
family dwellings, particularly given the allowed intensity of-cottage
dwellings.
(ii) Variety. To provide variety in cottage housing developments
through a mixture of building sizes and building footprints.
(b) Requirements.
(i) The total floor area of each cottage shall not exceed either 1.5 times
the area of the main floor or 1,004 square feet, whichever is less.
Attached garages shall be included in the calculation of total floor area.
(ii) Cottage areas that do not count toward the total floor area
calculation are:
(A) Unheated storage space located under the main floor of the
cottage.
(B) Architectural projections, such as bay windows, fireplaces or
utility closets not greater than 18 inches in depth or six feet in width.
(C) Attached roofed porches.
(D) Detached garages or carports.
(E) Spaces with a ceiling height of six feet or less measured to the
exterior walls, such as in a second floor area under the slope of the
roof.
(F) The Code Administrator may approve other exemptions similar
in nature provided the intent of this section is met.
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20C.30.52
Page 4 of 12
(iii) The maximum main floor area for cottages is 800 square feet. For
the purposes of this calculation, the area of interior stairway may be
allocated between floors served.
(iv) A minimum of 40 percent of the cottages and not more than 50
percent shall have main floors of 700 square feet or less. For example:
in a five-cottage development, two of the cottages would need to have
main floors of 700 square feet or less and the other three cottages could
have main floors of up to 800 square feet. For fractional numbers 0.5
and above, round up; below 0.5, round down.
(v) 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.
(3) Required Minimum Open Space. -
- (a)' Intent. The minimum open space requirements are intended to provide
a sense of openness and visual relief in cottage housing developments.
Common open space shall provide a centrally located focal area for the
cottage housing development, The common area shall be outside of wet
storm water ponds, wetlands, streams, lakes, and sensitive area buffers and
on slopes of 10 percent or less and developed and maintained so it is usable
for active or passive recreation activities. Private open space shall provide
private area around the individual dwellings to enable diversity in landscape
design.
(b) Requirements.
(1) Common open space shall:
(A) Be a minimum of 400 square feet per cottage.
(B) Abut at least 50 percent of the cottages in a cottage housing
development.
(C) Have cottages abutting on at least two sides.
(ii) Cottages shall:
(A) Be oriented around and have the main entry from the common
open space.
(B) Be within 60 feet walking distance of the common open space.
(iii) Private open space shall:
(A) Be a minimum of 300 square feet of private, contiguous,
usable open space adjacent to each dwelling unit, for the exclusive
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20C.30.52
Page 5 of 12
use of the cottage resident. It shall be oriented toward the common
open space as much as possible, with no dimension less than 10
feet.
(B) Additionally, cottages shall have a roofed porch at least 80
square feet in size with a minimum dimension of eight feet on any
side.
(4) Screening.
(a) Intent. To ensure that cottage housing developments do not create
adverse visual impacts for residents of the cottage housing development and
adjacent properties, and to maintain a single-family character along public
streets. This subsection sets out requirements and guidelines for minimizing
potential impacts resulting from the parking structures and other storage and
waste facilities.
(b) Parking Requirements. Parking shall be:
(i) Located on the cottage housing development property.
(ii) Screened from public streets and adjacent residential uses by
landscaping or architectural screening.
(iii) Located in clusters of not more than five adjoining spaces.
(iv) Prohibited in the front yard setback area. (See Footnote 5, Cottage
Housing Developments Site Requirements Chart.)
(v) Prohibited within 40 feet of a public street, except: single-loaded
parking is allowed in a maximum 50-foot-wide area when set back a
minimum of 15 feet from a public street. (See Figure 1)
(vi) Allowed between or adjacent to structures only when it is located
toward the rear of the principal structure and is served by an alley or
private driveway.
(vii) A pitched roof design is required for all parking structures. If a
parking structure is attached to a cottage unit, review by the Design
Review Board shall be required.
(viii) The Code Administrator may approve other methods provided the
intent of this section is met.
(c) Screening Requirements.
(i) Boundaries between cottage dwellings and neighboring properties
shall be screened with- landscaping to reduce the appearance of bulk or
intrusion onto.adjacent properties, or otherwise treated (e.g., through
setbacks or architectural techniques) to meet the intent of this section.
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20C.30.52
Page 6 of 12
(ii) Common waste and other storage receptacles shall not be placed
in the front yard setback area.
(iii) Common waste and other.storage receptacles shall be
architecturally screened andfor screened with landscaping so as to mask
their appearance to residents, adjacent properties, and the public right-of
-way.
(5) Accessory Dwelling Units. RCDG 20C.30.35 provides for accessory dwelling
units (ADUs) in residential areas. For the purposes of this section, additional
requirements for ADUs are as follows:
(a) The number of accessory dwelling units (ADUs), either attached or
detached, that are permitted in a cottage housing development shall be
based on the underlying density calculation for standard-sized dwellings that
would be attributed to that site. For example, if the density calculation for a
site indicates that three standard size homes would be allowed, then three
ADUs plus the number of cottages allowed would be the total number of
dwelling units permitted on the site. (For fractional values of 0.5 and above,
round up; below 0.5, round down.)
(b) The size of an accessory dwelling unit shall be subordinate to that of
the primary, or cottage dwelling. For any ADU, the total square footage of the
ADU shall not exceed the lesser of (i) 500 square feet or (ii) 40 percent of the
total square footage of the primary dwelling unit and the accessory dwelling
unit combined. ADUs attached to a cottage shall count in the 1,000 square
foot maximum floor area. ADUs in a detached structure do not count in the
1,000 square foot maximum floor area.
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20C,30.52
single-Loading up to 00' wide
allowed if setback is 15'.
Double-loaded garlcingstntls DO THIS
eel b=knt least 40'
WMEDSMUn
NOT THIS
•Pubiia Street
I
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Double-load nr singU-fond in exrc-*i of
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Page 7 of 12
Figure 1. Cottage Housing Parking Requirements
(c) Accessory dwelling units (ADUs) are allowed in cottage housing
developments only when proposed at the time of initial cottage development
application.
(d) Review by the Design Review Board may be required.
(e) Accessory dwelling units are not allowed with cottages in the
Willows/Rose Hill or Education Hill Neighborhood.
(6) Community Buildings. A cottage housing development may contain
community building(s) that are clearly incidental in use or size and related to the
dwelling units. Such community buildings shall be located on the same site as the
cottage housing development and be commonly owned by the residents.
Existing Dwellings. An existing detached or attached single-family dwelling
that is incorporated into a cottage housing development as a residence and is
nonconforming with respect to the standards of this section shall be permitted to
remain on a site used for a cottage housing development. However, the extent of
the noncompliance may not be increased unless the proposed change is
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20C.30.52 Page 8 of 12
determined by the Code Administrator to be consistent in character, scale and
design with the cottage housing development. If the existing dwelling meets the
requirements of this section with regard to size and is able to conform to other
site standards, it may be counted as a cottage in the density calculation for the
site. If the existing dwelling does not meet the size limitation for a cottage, then it
shall count as one standard size dwelling. (Ord. 2350; Ord. 2331; Ord. 2249; Ord.
2126)
20C.30.52-050 Neighborhood Meeting.
(1) Intent. The purpose of having neighborhood meetings is to provide residents
who live adjacent and nearby the proposed cottage housing development with
opportunities, in addition to those provided in RCDG Title 20F, to obtain
information about the proposal and provide comment on the overall project design
and concept before an applicant expends significant time and resources in
developing the specific site and development features of the proposal.
(2) Requirements.
(a) The project applicant for a cottage housing development is required to
hold a minimum of one neighborhood meeting. The meeting shall be held
early in the permit review process, and may be held prior to submission of a
development permit application, in order that the project proponent have the
ability to alter the plans based on neighborhood feedback before the plans
are finalized.
(b) The applicant shall provide the following materials at the neighborhood
meeting:
(i) A site plan of the proposed development, indicating property lines,
proposed setbacks, and lot coverage calculations. The site plan shall
also include the location of all adjacent structures and distance to the
property lines, and the footprint of any existing structures on the
property.
(ii) Conceptual drawings of the proposed cottages, including building
footprints, building elevations, and roof plans.
(iii) A description of how the proposed development is consistent with
the vision for the character of the neighborhood as described in its most
recent neighborhood plan and any accompanying regulations (where
applicable).
(iv) A description of how the proposed development complies with the
requirements of RCDG 20C.30.52-040, Special Site Requirements for
Cottage Housing Developments.
(v) General information about the site including the number of dwelling
units allowed by the zone and the number of proposed dwelling units,
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20C.30.52
Page 9 of 12
open space allowed and proposed, impervious surface allowed and
proposed, building height allowed and proposed.
(vi) Photographs of the subject and adjacent properties keyed to the
site plan.
(vii) Additional information as required by the application forms
provided by the City.
(viii) A conceptual site plan, including building footprint(s),
demonstrating the type of development that would likely occur if the site
were developed under the City's traditional zoning and design standards
for the site.
(c) Notification of the meeting shall be mailed to property owners within 500
feet of the proposal, and a sign will be posted on site, according to the
requirements of RCDG 20F.30.35-020(2), Notice of Application
Requirements of Type II Review.
(d) The City shall participate in neighborhood meetings. (Ord..2331; Ord.
2249; Ord. 2926)
20C.30.52-060 Supplemental Neighborhood Requirements: Willows/Rose Hill.
(1) Applicability. Cottage housing developments are allowed in areas
designated Low-Moderate Density Residential in the Willows/Rose Hill
Neighborhood. Developments of less than four cottages are also allowed in the
Willows/Rose Hill Neighborhood. All developments of cottage housing in this
neighborhood shall conform to the requirements of RCDG 20C.30.52, Cottage
Housing Developments, as well as the requirements listed below under
subsection (2) of this section, General Requirements. Specific requirements for
cottage developments in the Willows/Rose Hill Neighborhood of one, two or three
cottages are provided under subsection (3) of this section, Requirements for
Cottage Housing of Less Than Four Dwellings.
(2) General Requirements.
(a) Density in the Residential Innovative Zone. When cottages are used to
fulfill the requirements for smaller dwelling units in the Residential Innovative
zone, 1.5 cottages will be allowed in place of each smaller unit. For the
purpose of this calculation, fractional values shall be rounded to the nearest
whole number (0.5 and above, round up; below 0.5, round down).
(b) Design Standards. Supplemental design standards applicable to
cottages are contained in RCDG 20C.70.50-040 and 20C.70.50-050.
(c) Location Criteria for the NF Rose Hill Subarea. No more than five
cottage housing development applications or 40 cottages (whichever occurs
first) shall be accepted for sites within 500 feet of each other in the NF Rose
Hill Subarea until an evaluation of compatibility with the neighborhood
subarea is completed.
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20C.30.52
Page 10 of 12
(i) The Technical Committee shall conduct the evaluation and make a
recommendation in consultation with a representative neighborhood
group and shall consider whether the number and character of cottage
developments is compatible with surrounding land uses. This evaluation
and recommendation should be completed within four to six months of
the date of application of the cottage housing development triggering this
evaluation.
(ii) The review and decision process for this evaluation shall occur
through a Type 1V process as a Community Development Guide
Amendment. The decision on the evaluation shall result in either: (a)
allowing submittal of new cottage housing applications, with or without
amendments to the Community Development Guide in response to
compatibility issues, or (b) suspending further cottage housing
development.
(3) Requirements for Cottage Housing of Less Than Four Dwellings. The
requirements in RCDG 20C.30.52, Cottage Housing Developments, shall also
apply to the development of one, two or three cottages in the Willows/Rose Hill
Neighborhood with the following exceptions and conditions:
(a) Setbacks. All setbacks shall conform to those listed under the R-6 zone
in RCDG 20C.30.25-140, Site Requirements Chart and Flexibility. RCDG
20C.30.25-080(2)(f), Side/Interior Setbacks, shall apply. Refer to RCDG
20C.30.52-040(1)(b), Cottage Housing Developments Site Requirements
Chart, for specific requirements concerning encroachments.
(b) Cottage Floor Area. RCDG 20C.30.52-040(2)(b)(iv), concerning mix of
building footprints, shall not apply.
(c) Required Minimum Open Space. Open Space requirements shall
conform to RCDG 20C.30.25-120, Minimum Open Space Landscaping -
Buffers, according to the underlying zoning in which the cottage is located.
Additionally:
(i) if the development consists of three cottages, the dwellings should
be clustered around a common open space consistent with RCDG
20C.30.52-040(3).
(ii) Cottages shall have a roofed porch at least 80 square feet in size
with a minimum dimension of eight feet on any side.
(d) Parking Location and Screening. RCDG 20C.30.52-040(4)(b)(v)
concerning parking location shall not apply.
(e) Neighborhood Meeting. The requirement for a neighborhood meeting as
described in 20C.30.52-050 shall be waived; however, communication with
neighbors concerning a proposal is encouraged.
1,4+,,.//. „n, 1 ,.,,,1,1< l,.s ltxl A 1,., IIr Tlr lE7r+71f 1Rr~7nr+Tlr_~fnr~2nc7 L+.~ 1 111010nt 1
20C.30.52 Page i l of 12
(4) Demonstration Project. Consistent with Policy N-WR-E-4, a neighborhood
demonstration project that incorporates innovative housing, including cottages,
will undergo review of project design through community input and a Type I11
Review Process, including review by the Design Review Board. If the project can
demonstrate adherence to the overall design intent of the cottage regulations,
flexibility in standards for cottages may be allowed. (Ord. 2249; Ord. 2126)
20C.30.52-065 Supplemental Neighborhood Requirements: North Redmond.
(1) Applicability. Cottage housing developments are allowed in residential areas
designated Single-Family Constrained and Single-Family Urban in the North
Redmond Neighborhood, except properties zoned R-8. Developments of less
than four cottages are also allowed in the North Redmond Neighborhood. All
developments of cottage housing in this neighborhood shall conform to the
requirements of RCDG 200.30.52, Cottage Housing Developments, as well as
the requirements listed below under subsection (2) of this section, General
Requirements. Specific requirements for cottage developments in the North
Redmond Neighborhood of one, two or three cottages are provided under
subsection (3) of this section, Requirements for Cottage Housing of Less Than
Four Dwellings.
(2) General Requirements.
(a) Design Standards. Supplemental design standards applicable to
cottages are contained in RCDG 20C.70.50-040 and 20C.70.50-050,
(3) Requirements for Cottage Housing of Less Than Four Dwellings. The
requirements in RCDG 20C.30.52, Cottage Housing Developments, shall also
apply to the development of one, two or three cottages in the North Redmond
Neighborhood with the following exceptions and conditions:
(a) Setbacks. All setbacks shall conform to those listed under the R-6 zone
in RCDG 20C.30.25-140, Site Requirements Chart and Flexibility. RCDG
20C.30.25-080(2)(f), Side/Interior Setbacks, shall apply. Refer to RCDG
20C.30.52-040(1)(b), Cottage Housing Developments Site Requirements
Chart, for specific requirements concerning encroachments.
(b) Cottage Floor Area. RCDG 20C.30.52-040(2)(b)(iv), concerning mix of
building footprints, shall not apply.
(c) Required Minimum Open Space. Open space requirements shall
conform to RCDG 20C.30.25-120, Minimum Open Space - Landscaping -
Buffers, according to the underlying zoning in which the cottage is located.
Additionally:
(i) If the development consists of three cottages, the dwellings should
be clustered around a common open space consistent with RCDG
200.30.52-040(3).
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20C.30.52 Page 12 of 12
(ii) Cottages shall have a roofed porch at least 80 square feet in size
with a minimum dimension of eight feet on any side.
(d) Parking Location and Screening. RCDG 20C.30.52-040(4)(b)(v)
concerning parking location shall not apply.
(e) Neighborhood Meeting. The requirement for a neighborhood meeting as
described in RCDG 20C.30.52-050 shall be waived; however,
communication with neighbors concerning a proposal is encouraged. (Ord.
2308)
20C.30.52-070 Supplemental Neighborhood Requirements: Education Hill.
(1) Applicability. Cottage housing developments are allowed in residential areas
designated Single-Family Urban in the Education Hill Neighborhood, except
properties zoned R-8 would not receive the density bonus defined in RCDG
20C.30.52-040(1). Cottage housing developments shall not exceed eight
cottages, not including accessory structures, except within the East Education Hill
subarea as defined by Map N-EH-2 in the Neighborhoods Element of the
Redmond Comprehensive Plan. All developments of cottage housing in this
neighborhood shall conform to the requirements of this division, as well as the
requirements listed below under subsection (2) of this section, General
Requirements.
(2) General Requirements.
(a) Design Standards. Supplemental design standards applicable to
cottages are contained in RCDG 20C.70.50-040 and 20C.70.50-050.
(b) Location Criteria for Education Hill. Cottage housing developments shall
be located on sites with a minimum distance of 500 feet from each other in
the Education Hill Neighborhood until an evaluation of compatibility with the
neighborhood subarea is completed. See RCDG 20C.30.52-060(2)(c)(1) and
(ii) and Education Hill Neighborhood Policy N-EH-20. (Ord. 2356)
1) A? /1) nt t