Chapter 18.185
COTTAGE HOUSING
Sections:
18.185.040 Cottage housing development size and density.
18.185.050 Existing nonconforming structures and accessory dwelling units.
18.185.060 Cottage floor area.
18.185.070 Cottage housing design requirements.
18.185.080 Exterior trim and roof eaves.
18.185.110 Private open space.
18.185.130 Off-street parking.
18.185.140 Landscape buffering.
18.185.150 Exterior lighting and heating/cooling equipment noise.
18.185.160 Common area maintenance.
18.185.180 CC&Rs, ownership, and limitations of use.
18.185.190 Community buildings in cottage developments.
18.185.200 Review process and fees.
18.185.010 Purpose.
The purpose of this chapter is to:
(1) Provide opportunities for development of cottage housing consistent with the land use goals (Chapter I) and housing goals (Chapter III) of the La Center comprehensive plan.
(2) Permit a housing type that is responsive to changing household demographics (e.g., retirees, small families, single parent households, single person households).
(3) Provide a functional and centrally located common open space for residents that fosters a sense of community and a sense of openness in cottage housing developments (CHDs).
(4) Encourage creation of more usable open space for residents of the development through flexibility in density and lot standards.
(5) Ensure the overall size, including bulk and mass, of cottage structures and CHDs remains smaller than standard-sized single-family dwellings, particularly considering the higher density of cottage units.
(6) Provide private areas around individual dwellings to enable variety in landscape design and to foster a sense of ownership.
(7) Minimize negative impact from vehicular use.
(8) Ensure architectural styles are compatible with the surrounding community.
(9) Ensure landscaping and vegetation screening to minimize visual impacts from manmade structures and vehicles.
(10) Provide opportunities for more-affordable housing. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.020 Applicability.
(1) CHDs may be located in the JP (TRx district), MDR-16, MX, and RP zones.
(2) The city may approve CHDs in low density residential (LDR) zones under limited circumstances. The more restrictive standards of subsection (2) of this section shall govern LDR CHDs:
(a) The CHD must be incorporated into a long subdivision plat consisting of 10 or more lots plus the cottage units;
(b) A CHD in an LDR zone shall achieve a density between four and 10 units per net acre;
(c) A CHD site must abut a critical area subject to review under Chapter 18.300 LCMC;
(d) The critical area and buffer, which shall be a minimum of 25 percent of the gross CHD site, shall be protected by means of a covenant that runs with the land protecting said areas to ensure no net loss of function and quality;
(e) An LDR CHD must be connected to the LDR subdivision by dedicated public right-of-way;
(f) An LDR CHD shall comply with all applicable standards of this chapter.
(3) If there are conflicts between this chapter and other requirements in this title, the regulations of this CHD chapter prevail. [Ord. 2021-04 § 13 (Exh. J), 2021; Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.030 Definitions.
Italicized terms in this chapter are defined in Chapter 18.40 LCMC. [Ord. 2020-01 § 2 (Exh. A), 2020.]
118.185.040 Cottage housing development size and density.
(1) CHDs shall contain a minimum of four and a maximum of 12 cottages located in a cluster, subject to lot and area standards listed below (Table 18.185.040), to encourage a sense of community among the residents. A CHD site shall contain no more than one CHD.
(2) CHDs shall be separated by a minimum of 750 linear feet between CHD property lines.
(3) In order to achieve compatibility with the character of the community, CHDs shall meet the design requirements regulated in LCMC 18.185.070, Cottage Housing Design Requirements.
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Site Requirement |
Notes |
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Minimum setbacks for dwelling units from adjacent property lines along the perimeter of the CHD site |
10 feet |
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Minimum rear yard dwelling unit setback |
10 feet |
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Minimum side yard dwelling unit setback from adjacent structures1, 2 |
10 feet |
Except standard architectural projections up to a maximum of 1.5 feet in depth and 6 feet in width, and eaves up to 1.5 feet; must meet current Fire District standards. |
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Minimum front or public street setback |
10 feet |
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Maximum lot coverage for dwelling units and dwelling units with attached garages |
45 percent |
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Minimum lot size (LDR-7.5) |
3,750 sq. ft. |
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Minimum lot size (other zones) |
2,000 sq. ft. |
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Minimum garage setback from alley/accessway |
3 feet |
Garages shall be accessed via alley or accessway |
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Maximum impervious surface area of CHD |
60 percent |
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Minimum roof slope |
6:12 |
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Maximum height for cottages |
25 feet |
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. |
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Maximum height for community buildings |
30 feet |
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Minimum parking spaces per cottage |
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See LCMC 18.185.130 and 18.280.040 |
1 Minimum setbacks apply to dwelling units, common buildings, and garages.
2 Zero lot line plats are permitted with 10-foot minimum separation between dwelling units, common buildings, and garages.
[Ord. 2022-10 § 7 (Exh. G), 2022; Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.050 Existing nonconforming structures and accessory dwelling units.
(1) On a CHD lot, an existing detached single-family residential structure, which may be nonconforming with respect to the standards of this chapter, may remain, but the extent of the nonconformity, including height, floor area, setbacks, lot coverage and similar dimensions, shall not be increased. Such nonconforming dwelling units shall be included in the maximum permitted cottage density.
(a) Nonconforming dwelling units may be modified to be consistent with this chapter. For example, roof pitches may be increased consistent with LCMC 18.185.040, but the building ground floor or total floor area shall not be increased greater than permitted by LCMC 18.185.060.
(2) New accessory dwelling units are not permitted in CHDs.
(3) All residential units in a CHD count towards the maximum permitted density. An existing attached or detached accessory dwelling unit that is accessory to an existing nonconforming single-family structure may be counted as a cottage unit if the property is developed subject to the provisions of this chapter. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.060 Cottage floor area.
(1) Structures in CHDs shall be designed to be single story or single story plus a second floor.
(a) The maximum ground floor area for an individual residential structure in a CHD shall not exceed 1,000 square feet. An attached garage shall not be included in the calculation of the residential ground floor area. Floor area does not include covered porches.
(b) The total floor area of each cottage shall not exceed one and one-half times the area of the ground floor. Total floor area includes the surrounding exterior walls but excludes any space where the floor-to-ceiling height is less than six feet.
(c) The minimum floor area shall not be less than 700 square feet. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.070 Cottage housing design requirements.
(1) 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 CHD.
(a) Rooflines must include use of varied pitched roof styles, gables, or dormers. Roof breaks or step-downs are encouraged.
(b) 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.
(c) Different window design, entry treatments, and base treatments shall be used to help achieve variety.
(2) Variety and visual interest shall be provided by using a combination of building elements, features, and treatments in cottages, garages, and private community buildings. Structures must include building articulation, change in materials or textures, windows, or other architectural features. 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. Blank walls are not permitted. To provide variety and visual interest, various building elements, features, and treatments shall be used in combination to create variety in building design. The street facing facades of cottages in a CHD will contribute to the neighborhood by including attractive design details and must provide a visual pedestrian connection with the surrounding neighborhood. Acceptable building elements, features and treatments to implement the above requirements include:
(a) Variation in building type and size.
(b) Variation in layout and orientation.
(c) Variation in building materials, mixture and texture.
(i) 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.
(ii) 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.
(iii) 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) Building modulation with a depth measuring at least one foot.
(e) Varied roof heights and roof breaks or roof extensions.
(f) Window mullions.
(g) Use of varied siding, trim and base colors.
(h) Chimneys (if fireplaces or woodstoves are installed).
(i) A minimum of one of the following: belly bands, brackets/braces.
(3) No two windows on adjacent structures shall directly face each other.
(4) Other building elements and the combined use of the above items shall be approved by the planning authority. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.080 Exterior trim and roof eaves.
(1) CHD structures shall be provided with substantial exterior trim elements consistent with traditional cottage design and small home craftsmanship. Alternative exterior trim and eave designs shall demonstrate a coherent cottage housing design based upon traditional design principles including weather protection.
(a) Window and door trim with a minimum width of three and one-half inches shall be provided on all CHD structures.
(b) Eaves of at least one foot shall be provided on all cottage structures on all roof lines of each building. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.090 Entry porches.
(1) All residences in CHDs 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 private outdoor space.
(a) Porches shall be a minimum of 80 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 60 square feet (six by 10 feet deep) on units less than 800 total square feet.
(b) The floor of the covered main entry porch shall have minimum dimensions of not less than six feet in any direction (length or width).
(c) All porches shall be built with railings.
(d) Cottage units located adjacent to a public street shall provide a secondary covered entry feature (with a minimum dimension of six feet by six feet) facing the street or accessway. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.100 Common open space.
(1) Common open space must be adequately sized and must be centrally located with individual cottage entrances oriented towards the common open space.
(a) A CHD may have more than one contiguous area of common open space.
(b) A minimum of 500 square feet per cottage unit of common open space is required. Parking areas, yard setbacks, private open space, and driveways do not qualify as common open space.
(c) Common open space within a CHD shall be a minimum of 3,000 square feet in size, regardless of number of dwelling units or the number of common open spaces.
(d) At least 80 percent of the cottage units rounded up to the nearest whole number shall abut a common open space. Each cottage unit shall be located within 60 feet of the common area, measured from the nearest entrance of each cottage to the nearest point of the common open space via the shortest safe walking route.
(e) The common open space shall have cottages abutting at least two sides. Exception: A CHD whose common open space abuts a greenbelt or critical area and buffer protected by a restrictive covenant may locate cottages on one side of the common open space.
(f) Landscaping located in common open space areas shall be designed to allow for easy access and use of the space by all residents, including those requiring access by wheelchair or walker, and to facilitate maintenance needs. Landscaping critical areas and buffers is not appropriate.
(g) Common open space shall be improved for passive or active recreational use. Examples include but are not limited to courtyards, landscaped picnic areas, lawns, and gardens. Common open space shall include amenities such as seating and landscaping unless located within a critical area buffer. Common open space may include trails, gazebos, barbecue facilities, covered shelters, water features, and private community buildings.
(h) An improved bark chip trail within a critical area buffer may count as common open space; provided, that such improvements meet all other requirements of the city’s critical area ordinance in Chapter 18.300 LCMC. The trail within the critical area buffer may count for no more than 50 percent of the common open space requirement.
(i) If surface water management facilities are located in a common open space area, then the area of the storm water facility shall not count toward meeting the common open space requirement.
(j) Surface water management facilities located in a common open space shall be landscaped in a manner suitable for and complementary to the surrounding area.
(k) Connection to existing or planned La Center or regional trails is encouraged. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.110 Private open space.
(1) Each residential unit in a CHD shall contain 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 to create a small but pleasant private yard area.
(a) Each cottage unit lot shall contain a minimum of 300 square feet of usable private open space and may be separated from the common open space by a hedge, picket fence, or other similar visual separation not to exceed 36 inches in height.
(b) No dimension of the private open space shall be less than 10 feet. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.120 Fences.
(1) In order that the CHD maintains an open, pedestrian-oriented environment, fences are subject to restrictions:
(a) Fences shall not be located within required common open space areas.
(b) Chain link fences shall not be permitted.
(c) Fences adjacent to the common open space are limited to 36 inches in height. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.130 Off-street parking.
(1) Parking areas shall be located so their visual presence, noise, or other related impacts are minimized to the extent feasible. These areas should also maintain the single-family character along public streets.
(a) Parking shall be located on the CHD property.
(b) Garages are required. One covered garage space is required per dwelling unit.
(i) Shared detached, enclosed garage structures are permitted and shall not exceed four single-vehicle garage doors per building, and a total of 1,200 square feet.
(ii) Shared detached, enclosed garage structures shall be separated by a minimum of 28 feet.
(iii) Garage structures attached to cottages are permitted and shall not exceed 300 square feet.
(iv) The design of the structure and roof lines of all garages shall be similar to and compatible with that of the dwelling units within the development.
(c) Carports are not permitted.
(d) Detached individual (single vehicle) garages are not permitted.
(e) Parking areas shall be attractively landscaped to screen parking from adjacent properties and street rights-of-way.
(f) Surface parking areas shall not be located in groups of more than four spaces. Parking areas must be separated by at least 20 feet. Landscape planters shall separate parking areas and are subject to LCMC 18.245.060(2)(b), L2 – Low Screen.
(g) Raised curbs and sidewalks are required in off-street parking areas throughout a CHD.
(h) Parking shall be provided for each cottage unit in the quantities as required by Chapter 18.280 LCMC. Applicants for cottage housing developments are required to submit covenants with their development plans providing for guest parking and prohibiting its use by residents. The covenant shall be recorded with Clark County and run with the land.
(i) On-street parking cannot be used to meet the off-street parking requirements of this section. [Ord. 2022-10 § 7 (Exh. G), 2022; Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.140 Landscape buffering.
(1) Perimeter areas of CHDs shall be landscaped with the intent to provide a visual buffer between the CHD and abutting developments.
(2) Pursuant to LCMC 18.245.060, Landscaping, perimeter landscaping shall meet the L2 (low screen) standard. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.150 Exterior lighting and heating/cooling equipment noise.
(1) Outdoor lighting in CHDs shall comply with the requirements of Chapter 18.282 LCMC.
(2) Heating and cooling equipment for CHDs shall be designed to minimize noise impacts within the development and to adjacent properties. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.160 Common area maintenance.
A CHD shall create a homeowners association (HOA) whose functions include the continued care and maintenance of CHD common areas. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.170 Tree conservation.
(1) CHDs 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 CHDs.
(2) Preservation of existing trees, and/or new trees, shall be provided consistent with Chapter 18.350 LCMC, Tree Protection. Native trees, larger than six inches diameter at breast height (DBH), and other native 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. 2020-01 § 2 (Exh. A), 2020.]
18.185.180 CC&Rs, ownership, and limitations of use.
(1) Prior to land use approval, every CHD shall provide the city with a copy of the covenants, conditions and restrictions (CC&Rs) for the CHD.
(2) Common open spaces shall be owned and maintained by the homeowners association.
(3) Home occupations in CHD residential units are subject to the requirements of LCMC 18.270.010, Home occupations. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.190 Community buildings in cottage developments.
(1) Community buildings are encouraged in CHDs.
(2) A community building, for purposes of this section, shall:
(a) Not be used as a permanent dwelling or for temporary lodging;
(b) Not be taller than 25 feet above the lowest grade of the common building or one story, whichever is less;
(c) Comply with the applicable architectural and landscaping design standards of this chapter;
(d) Provide for wheelchair and walker accessibility, to include:
(i) Minimum of one 36-inch exterior access with either “zero-step” or ramp entrance;
(ii) Thirty-six-inch bathroom doorways and hallways;
(iii) Bathroom wheelchair maneuverability;
(iv) ADA-height toilets;
(e) Be owned by the HOA; and
(f) Be located on the same CHD site. [Ord. 2020-01 § 2 (Exh. A), 2020.]
18.185.200 Review process and fees.
(1) The city will process applications for CHDs through a Type III review pursuant to LCMC 18.30.100, Type III procedure, including but not limited to Chapter 18.210 LCMC, Subdivision Provisions, and Chapter 18.215 LCMC, Site Plan Review.
(2) For the purpose of assessing impact fees pursuant to Chapter 3.35 LCMC, the city shall classify CHD units as medium density development. [Ord. 2020-01 § 2 (Exh. A), 2020.]