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HomeMy WebLinkAbout11292001 . . . CITY OF PORT TOWNSEND PLANNING COMMISSION AGENDA City Council Chambers, 7:00 pm I. Call to Order II. Roll Call III. Acceptance of Agenda IV. Approval of Minutes: October 17, 23, 25, and 30, 2001 V. Unfinished Business VI. New Business Open Record Public Hearing 1. BCD Staff presentation: A. Cottage Housing B. Public Comment A. Planning Commission Deliberation & Action November 29, 2001 Upcoming Meetings: December 13,2001 (if no business, it could be cancelled) VII. Communications IX. Adjournment ~ '- ./ , . . . City of Port Townsend Department of Building and Community Development Waterman-Katz Building 181 Quincy Street, Suite 301, Port Townsend, WA 98368 (360) 379-5081 FAX (360) 385-7675 MEMO November 21, 2001 To: From: Chair Larry Harbison and Mtr7'YS of the Planning Commission Jeff Randall, BCD Directoro ~ Public Hearing on November 29th to Consider Cottage Housing Ordinance Re: Public Hearing On Thursday, November 29,2001 at 7:00 pm in the City Hall Council Chambers, the Planning Commission will conduct an open record public hearing regarding the proposed Cottage Housing Ordinance. Public testimony will be taken and the Planning Commission will make a recommendation to the City Council for their public hearing scheduled for December lOth to take action on the ordinance. Public Review Process In early summer, BCD was charged by the City Council with preparing a cottage housing ordinance as part of a strategy to implement the City's affordable housing strategy (found in the Comprehensive Plan). The Planning Commission held public workshops to discuss the draft cottage housing ordinance on June 28th and later on July 26th. The June 28th meeting was attended by Ross Chapin and Jim Soules of The Cottage Company. Mr. Chapin and Mr. Soules specialize in designing cottage housing developments and assisting jurisdictions with developing regulations to allow cottage style housing. At the close of the July 26th hearing staff was directed to complete the draft ordinance and schedule a public hearing for the ordinance. The public hearing could not be scheduled until after completion of the 2001 Comprehensive Plan Amendment process. Public Comment One comment letter from Richard Berg was received during the SEP A comment period. No other public comment letters were received. This letter is attached (Exhibit B). SEPA review was completed on July 12, 2001. Analysis of Issues Definitions. Several definitions have been added or modified to explain terminology used in the cottage housing ordinance. Key terms include "common open space", "floor area, ground", and "floor area, net total". Cottage Housing Staff Memo November 21. 2001 Page 2 , Type of Use and Review Process. The draft ordinance lists "Cottage Housing Developments" or CHDs as permitted uses in the R-I, R-II, and R-III zoning districts. They would be processed as Type IA projects (subject to administrative review, and any appeals by the applicant to the hearing examiner). Typically, no public notice is provided for Type IA projects. However, the Planning Commission could recommend that Cottage Housing Developments be required to provide some public notice, such as posting and mailing to adjacent property owners. The City established a precedent for this type of notice with multi-family design review projects exempt from SEP A. The neighbors could not object to the project per se, as it would be a permitted use, but could comment on the site layout and compliance with the CHD design standards. . BCD staff feels that with the design criteria included in the draft ordinance that additional permit review through a conditional use permit (CUP) is unnecessary. However, if additional public involvement is desired, including a public hearing before the hearing examiner, then it would be appropriate to make CHDs subject to conditional use permits. Cottage housing as drafted, would be prohibited in R-IV, high density multi-family. The R-IV zone has a minimum density and it is unlikely that such density could be achieved through a CHD. However, cottage style dwelling units (small, detached dwelling units) could be included in an otherwise predominantly multi-family project in the R-IV zone subject to meeting underlying minimum densities. Density and Minimum Lot Area. Increased density over typical single family residential development is one of the advantages of CHDs. The logic behind allowing increased density is tit that the cottages are smaller and not as tall as most single family homes. The proposed density for CHDs is 1 unit per 2,8-57 square feet oflot area or 14 cottages per 40,000 square feet (as opposed to 1 unit per 5,000 s.f for R-II single family residences). The minimum site area for a CHD project would be 11,428 square feet which corresponds to the minimum area needed for 4 cottages. Ross Chapin, and architect who has specialized in cottage project design, suggests a maximum cottage density of 10 - 12 units per acre. However, Port Townsend's base residential zones allow more density and smaller lot sizes than most small cities in Washington State (our minimum R-II lot size is 5,000 s.f; most other cities have a 7,200 - 10,000 square foot minimum). I feel the proposed maximum density would be appropriate in Port Townsend. A CHD project may contain no less than 4 cottages and no more than 12. Fewer than 4 does not allow for clustering and sufficient open space. More than 12 would be a bit overwhelming for a neighborhood. Roof Pitches, Maximum Floor Area, Setbacks, Common Open Space, and Lot Coverage. Because CHDs are allowed to have increased density, design standards are needed to ensure the sites are not overcrowded or overbuilt. The draft ordinance contains maximum building heights and maximum floor areas intended to allow a great deal of flexibility in home design, but to keep cottages relatively small. The ordinance encourages single and single story with loft type designs. Setbacks are specified and include flexible standards to allow cottages to be closer to streets and alleys than typical single family homes, subject to approval of BCD and Public Works. Common open space requirements are included with standards for orientation of the . Cottage Housing Staff Memo November 21,2001 Page 3 . cottages to the open space. Lot coverage is linked to the underlying lot coverage of the zoning district. Covered Porches. Covered porches of at least 60 square feet are required by the draft ordinance. CHDs are designed around a common open space. They look inward rather than outward to the street. Each CHD will be somewhat ofa community within a community. The covered porch is an important aspect that provides for a transition between the common open space and the private open space within the cottage Parking Requirements. The draft ordinance includes minimum off-street parking standards. The normal off-street parking requirement for a single-family home is 2 spaces. Multi-family projects require 1.5 space per dwelling unit and 1 space for studios. This ordinance proposes 1.25 parking spaces per cottage. Ross Chapin confirms that this number has worked well in both Langley and Shoreline. The idea being that people who wish to lives in cottages have fewer material goods and fewer vehicles seems to hold true. Also, a projects CC&Rs could limit the number of vehicles each cottage owner kept on site if there were concerns about adequate parking. The 11/21/01 ordinance version includes diagrams illustrating possible parking arrangements. . Condominiums. Cottage Housing Developments in other jurisdictions have been based upon the condominium model. Individuals could own the cottages and the common lands would be owned by jointly by the condominium association. It is also possible that the units could be rented. However, I believe the ownership aspect of the cottages is important. Property ownership encourages proper maintenance, repair and the continued improvement to the cottages. Affordable Housing. There has been more than a little discussion that cottage housing is not "affordable housing". The City's affordable housing strategy includes policies that promote true low income affordable housing, the zoning of sufficient multi-family housing, as well as permitting it wide variety of housing types. Cottage housing falls into the latter category. As the average number of occupants in a household continues to drop, it makes sense that smaller homes should be encouraged. Cottage housing allows individuals to live in a detached home they own and does not require them to do it on 5,000 square feet ofland. Recommendation BCD encourages the Planning Commission to recommend the City Council adopt this cottage housing ordinance. I am open to amendments and clarifications of terms used in the draft ordinance. But I would discourage the Planning Commission from proposing increased densities or larger cottage sizes than are proposed in the ordinance. I feel we should approach the issue with some caution. After a few projects, if it is felt that more density is possible, the ordinance could be modified to allow this. However, if the ordinance allows too much density or homes that are too big up front, it may spoil the concept of cottage housing and result in public opposition to future cottage projects. . Thank you for your consideration. Please call me with questions at 379-5081. Cottage Housing Staff Memo November 21, 2001 Page 4 Attachments Exhibit A - Draft ordinance, dated November 21, 200 I. Exhibit B :.... Comment letter from Richard Berg Exhibit C - Residential Bulk and Dimensional Table, PTMC Title 17 Exhibit D - Ordinance from City of Langley Exhibit E - Ordinance from City of Shoreline . . e ... . . . Draft Cottage Housing Ordinance Page 1 Revised November 21,2001 DRAFT COTTAGE HOUSING ORDINANCE Ordinance No. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PORT TOWNSEND AMENDING CERTAIN SECTIONS OF TITLE 17 OF THE PORT TOWNSEND MUNICIPAL CODE, ZONING TO ALLOW COTTAGE HOUSING DEVELOPMENTS THROUGH CONDITIONAL USE PERMIT WHEREAS, PTMC Title 17, Zoning, sets forth permitted, conditional, and prohibited uses and height, bulk, and dimensional standards; and WHEREAS, the Port Townsend Comprehensive Plan contains policies which encourage a variety of innovative housing types and site designs including cottage type developments (Housing Element, Policy 4,2); WHEREAS, *, * NOW, THEREFORE, based upon the foregoing FINDINGS, and based upon the record before the Port Townsend Planning Commission and City Council, the City Council hereby ordains as follows: SECTION 1. *;* Section 17.08.050 Definitions "Floor area, gross" means the sum of the gross horizontal areas of the floors of a building or buildings, measured from the exterior faces of exterior walls and from the centerline of division walls. Floor area shall include: basement space, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces with headroom of seven feet six inches or more, penthouse floors, interior balconies and mezzanines, enclosed porches. Floor area shall not include: accessory water tanks and cooling towers, mechanical equipment or attic spaces with headroom of less than seven feet six inches, exterior steps or stairs, terraces, breezeways and open spaces. "Floor area. ground" means the gross floor area for the first floor of a structure only. The first floor which is at or above grade level. EXHIBIT f+ Draft Cottage Housing Ordinance Page 2 "Floor area. net total" means the sum of the gross floor area for all floors excluding that portion of upper floors with sloping rooms with a ceiling height ofless than 5 feet. "Floor area, usable" means any floor area within the outside walls of a building exclusive of areas in cellars, basements, unfinished attics, garages, open porches, and accessory buildings. "Open space" means land or water area with its surface open to the sky or predominantly undeveloped,. which is set aside to serve the purposes of providing park and recreation opportunities, conserving valuable resources, and structuring urban development and form. "Open space" is often further divided into the following categories: A. "Common open space" means space that may be used by all occupants of a residential complex (note: 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). B. "Landscaped open space" means an outdoor area including natural or planted vegetation in the form of hardy trees, shrubs, grass, evergreen ground cover, and/or flowers. C. "Private open space" means usable outdoor space directly accessible to a unit, with use restricted to the occupants of that unit. D. "Usable open space" is an outdoor area which is of appropriate size, shape and siting to provide for recreational activity. Usable open space may be occupied by sculpture, fountains or pools, benches or other outdoor furnishings, or by recreational facilities such as playground equipment, swimming pools, and game courts. . . SECTION 2. *;* Table 17.16.020 Residential Zoning Districts - Permitted, Conditional and Prohibited Uses Key to table: P = Permitted outri2ht; C = Subiect to a conditional use permit; X = Prohibited; N/A = Not applicable DISTRICT R-I R-II R-III R-IV APPLICABLE REGULATIONS/NOTES SINGLE-FAMIL Y RESIDENTIAL USES Cottage Housing f f f X PTMC 17.16.050. Cottage Housing Developments Developments: PTMC 18.20 Binding Site Plans. SECTION 3. *;* Section 17.16.050 Cotta2e Housin2. The following regulations apply to cottage housing developments (CHDs): A . Density and minimum lot area. . " . . . Draft Cottage Housing Ordinance Page 3 1. In CHDs the maximum permitted density shall be one dwelling unit per 2.857 SF oflot area (14 dwelling units/ 40.000 square feet). 2. The minimum lot area for a CHD shall be 11.428 square feet. 3. On a lot to be used for a CHD. an existing detached single-family residential 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. Such nonconforming dwelling units shall be included in the maximum permitted cottage density. a. Nonconforming dwelling units may be modified to be more consistent with this section. For example. roof pitches may be increased consistent with 17.16.050(B) but the building ground floor or total floor area may not increased greater permitted by section 17.16.050(C). B. Number of Cottage Housing Units. 1. The minimum number of units in a CHD shall be 4 and the maximum number 12. C. Height limit and roof pitch. 1. The height limit permitted for structures in CHDs shall be 18 feet, 2. Roof pitches of6:12 or greater. The ridge of pitched roofs with a minimum slope of6:12 may extend up to 25 feet. All parts of the roof above eighteen feet shall be pitched. 3. Roof pitches less than 6:12. The ridge of a a pitched roofwith a slope ofless than 6: 12 pitch may not exceed 18 feet. D. Lot coverage and floor area. 1. The maximum lot coverage permitted for all structures in CHDs shall not exceed the requirements for the underlying zoning district contained in Table 17.16.030. (Note these requirements are: R-I = 25%, R-II = 35%, and R-III = 45%). 1. The maximum ground floor area for an individual principal structure in a CHD 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. Draft Cottage Housing Ordinance Page 4 2. The net total floor area of each cottage shall not exceed either 1,5 times the area of the main level or 1.000 square feet. whichever is less. . E. Yards - Building Setbacks from Exterior Lot Lines. 1. Front yard and side yard on corner lots shall be 10 feet. a. Exception: where the street right-of-way width exceeds 60 feet. 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 5 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 subiect to PTMC Chapter 17.68. 2. Rear yard building setback. The minimum rear yard shall be 10 feet. unless abutting an alley. then the minimum setback shall be 5 feet. 3. Side yard building setback - interior lot lines, The minimum side yard setback shall be 5 feet for interior lot lines. F. CHD Building Separation. I, AU buildings within a CHD shall maintain a minimum separation of 10 feet from cottages within a CHD measured from the nearest point of the exterior walls. Accessory buildings shall comply with building code requirements for separation from non-cottage structures. . F. Required open space. I. A minimum of 400 square feet per cottage unit of common open space is required. For the purposes of cottage housing. "Common open space" shall be the central space towards which the cottage homes are oriented and that may be used by all occupants of the cottage complex. 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. At least 50% of the cottage units shall abut the 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 the common open space. The common open space shall have cottages abutting at least two sides. . . . . Draft Cottage Housing Ordinance Page 5 H. Covered Porches. 1. Cottage homes shall have covered porches and main entry oriented towards the common open space. 2. Cottage homes shall have a covered porch at least 60 square feet in size. I. Off-Street Parking. 1. One and one quarter (1.25) off-street parking spaces per cottage unit shall be required. except that an existing nonconforming dwelling unit between 1.001 - 1.200 square feet shall require 1.5 off-street parking spaces or an existing nonconforming dwelling unit in excess of 1.201 square feet shall require 2 off-street parking spaces. 2. Location. Parking shall be located on the COO property. 3. Off-street parking may be in or under a structure or outside a structure. provided that: Off-street parking is screened from direct street view by one or more street facades by garage doors. or by a fence and landscaping: not be located in the front yard: 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: 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, a. Preferred locations for parking. in descending order of preference are as follows: 1. To the rear of cottage housing units accessed by an alley. llIustration #1 - Allev Access ~~ [P~q] ! '" Street Ii Draft Cottage Housing Ordinance Page 6 11. To the side of the cottage housing units access by a private driveway. . Illustration #2 - Side Access From a Drivewav Neighboring Lots dOJ] oSLo +- parking ..... +- driveway D D Street I . Parking on the side (comer) screened from the side street by either garage doors, landscaping, and/or fencing. 111. Illustration #3 - Parkin2 on the Side Street DD 0 cottages D Do ·0 Street trees trees side parking with screening L ã) ,bJ¡- . . . . Draft Cottage Housing Ordinance Page 7 4. Landscaping. Parking lot landscaping shall comply with the requirements of PTMC 17.72.190. J. Cottage Housing Development - Design Review. 1. Applications. The application for a Cottage Housin~ Development Permit shall be submitted to BCD on forms provided by the department. along with the appropriate fees established by Chapter 20.09 PTMC. The application shall include all materials required pursuant to PTMC 20.01,100 and shall also include building elevations and site plans (including landscaping details) sufficiently complete to show comprehensive proiect design, 2. Applications for Cottage Housing Developments shall be processed according to the procedures for Type IA land use decisions established in Chapter 20.01 PTMC. Land Development Administrative Procedures. The director shall enter findings and conclusions supporting the decision. The decisionmaker shall approve the CHD only if the proiect complies with the provisions of 17.16.050 and all other applicable provisions ofthe PTMC. 3. Variance. Where site constraints or other property development limitations render compliance with all requirements of this chapter impracticable. an applicant may apply for a variance in accordance with Chapter 17,86 PTMC. Variances. K. Binding Site Plan. All CHD's shall be developed as residential condominiums and subiect to binding site plan review per PTMC 18.20. Page I of I Penny Westerfield . From: Richard Berg [rberg@olympus.net] Sent: Thursday, July 12, 2001 3:59 PM To: pwesterfield@ci.port-townsend.wa.us Subject: Comments about proposed cottage ordinance Hello Penny, Could you please get these comments to Jeff for tonight's Planning Commission meeting? Thanks, Richard To: Jeff Randall, BCD Director From: Richard Berg, Architect Jeff, I have taken a few minutes to review the text of the proposed cottage ordinance, Table 17.60.020 and Section 17.16.050, Subsections A - F. I have the following comments that might be useful to the Planning Commission to consider: 1. I don't understand why you place limits on the square footage of the cottages. You have restricted the number of housing units allowable per acre, the height of the buildings, the lot coverage, and you have required minimum setbacks. It seems to me that cottages larger than 975 square feet might be quite desirable and marketable, for example cottages in the rànge of 1200 - 1400 square feet. As long as the development meets all of the other criteria, why not let the developer and designer decide the appropriate size for the cottages based on marketing and design criteria? . 2. I tlûnk: that more definition of "common open space" would be helpful, although I suggest trying to do it in such a way that a high degree of design freedom is possible. For example, I can imagine that either a grassy lawn with a few trees and rhododendrons, or a fairly fonnal courtyard with pavers and a fountain, could be a successful common open space. I can even imagine that some auto traffic in a common open space could be done successfully. 3. I tlûnk that the parking nùes look reasonable. When I first read them I thought that they seemed more restrictive than necessary, although at second glance I think that they allow enough different ways of dealing with parking that they should be workable. I would like to see on-street parking allowed, at least for guest parking, and perhaps as a way of reducing the amount of land taken up by off-street parking. 4. As far as the use table is concerned, it seems to me that small cottage developments could be permitted outright in residential zones other than R-IV. For example, a development on (4) 55'x xllO' lots, on which 8 cottages would be allowed, would be no more dense than 4 lots with 4 primary residences and 4 ADU's. Probably less dense, since it is really more like 8 ADD's. So why the need for conditional use? I can understand the desire for a little more control if someone were going to build 20 cottages or more as a single development. Thanks for taking these comments into consideration. Richard Berg, . E~IBIT .) 7/12/01 Port Townsend Municipal Code . 17.16.030 Bulk, dimensional and density requirements. A. The standards contained in Table 17.16.030 apply to all residential zoning dis- tricts, and shall be determined to be minimum requirements, unless stated as maximum by this title. B. Exceptions. The rear setbacks provided in Table 17.16.030 shall not apply to accessory structures smaller than 120 square feet in build- ing coverage and 10 feet in height; provided, that all such accessory structures shall be a minimum of five feet from rear lot and/or prop- erty lines. C. Setbacks and Minimum Yard Require- ments. Notwithstanding any other ordinance 17.16.030 or provision of this, title, all setbacks (yard requirements) shall be measured from the lot line to the building line, as defined in Chapter 17.08 PTMC; provided, however, that the roof or eaves of a roof of a building may extend beyond the building line a maximum distance of two feet into the applicable minimum yard area. D. Construction and Permits. From and after the effective date of the ordinance codi- fied in this section, no building permit shall be issued and no building shall be constructed on any tract, lot or site in the city unless the build- ing is situated on such tract, lot or site in con- formance with the requirements of this title and any other applicable provision of law. Table 17.16.030 Residential Zoning Districts - Bulk, Dimensional and Density Requirements DISTRICT R-I R-II R-III R-IV MAXIMUM 4 8 24 bedrooms per 40 bedrooms per HOUSING DENSITY {I 0,000 sf of lot (5,000 sf oflot 40,000 sf of lot area 40,000 sf of lot area (unitslbedrooms per area per unit) area per unit) 40,000 square foot area) MINIMUM - - - 25 bedrooms per A VERAGE HOUSING 40,000 sf oflot area DENSITY (unitslbedrooms per 40,000 square foot area) MAXIMUM NUMBER 4 4 No limit No limit OF DWELLING . UNITS IN ANY ONE STRUCTURE 10,000 sf = single- 5,000 sf= single- 3,000 sf= single- - MINIMUM LOT SIZE family detached family detached family detached; and 10,000 sf = multifamily MINIMUM LOT 50' 50' 30' except: - WIDTH 100' = multifamily 20' except: 10' except: 20' except: 10' wI side 20' except: 10' wI side 50' = barns and 50' = barns and or rear parking; no or rear parking; no MINIMUM FRONT agricultural buildings agricultural buildings setback for setback for YARD SETBACKS multifamily structures multifamily structures located within 200 feet located within 200 feet of an abutting mixed of an abutting mixed use zoning district use zoning district . ,c. EXHIBIT L--- 17-43 (I evised 5/00) . . . Excerpts from Chapter 18 Langley Municipal Code Prepared by The Cottage Company. For further information contact the City of Langley: PO Box 366, Langley, WA 98260 (360) 221-4246 Some words abbreviated RSSOOO Zone, Residential Single Family (minimum lot size 5,000 SF, and RS7200 Zone, Residential Single-Family (minimum lot size 7,200SF Conditional Uses includes "Cottage Housing" All development required to connect to city water and sewer system. Section 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 dwelling unit per 2,904 SF oflot area (I5/acre). 2. The minimum lot area for a CHD shall be 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 18 feet, 2, The ridge of pitched roofs with a minimum slope of six to twelve may extend up to 25 feet. All parts of the roof above eighteen feet shall be pitched. C. Lot coverage and floor area, 1. The maximum lot coverage permitted for all structures in CHD shall not exceed 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 50 percent of the units, the floor area may not exceed 650 SF. e-e b. For no more than 50 percent of the units, the floor area may be up to 800 SF. ..... 3. The total floor area of each cottage shall not exceed either 1. 5 times the area of the main . or 975 square feet, whichever is less. ..... D. Yards, þ::: I. Front Yards, Shall be an average of 10 feet and at no point shall be less than 5 feet. ~ 2, Rear yards, The minimum rear yard shall be 10 feet. ~ E. Required open space. I. A minimum of 400 SF per unit of common open space is required. L-_. 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 I. One and one quarter (1.25) spaces p~r dwelling unit shall be required. 2. Location. Parking shall be on the CHD property. Parking may be in or under a structure or outside a structure, provided that: Parking is screened from direct street view by one or more street facades, by garage doors, or by a fence and landscaping; not be located in the front yard~ 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~ 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. . On June 12, 2000 the City of Shoreline (WA) City Council adopted the following development code provision permitting "cottage housing" in all R-6 (standard single family zone) zones subject to a Conditional Use Permit. The City of Shoreline does not have a Design Review process, and to increase the likelihood of cottage housing compatible with existing residential areas it was intended for this code section to be somewhat prescriptive. All wording in italics is information from The Cottage Company and not in the code provision For more information contact the City of Shoreline Department of Planning and Development Services (206) 546-1811. Cottage Housing I. The total floor area of each cottage unit shall not exceed 1,000 square feet (space over 6 feet). The maximum first floor or main floor area for an individual cottage housing unit shall be as follows: · For at least 50 percent of units in a cluster, floor area shall not exceed 650 square feet; · For no more than 50 percent of units in a cluster, floor area may be up to 800 square feet. 2. The following number of cottage housing units shall be allowed in place of each single family home allowed by the density of the zone: (R6 zone requires minimum 7,200 SF lot) · If all units do not exceed 650 square feet on main floor 2,00 · If any unit is between 651 and 800 square feet on main floor 1. 75 3. Cottage homes shall be developed in clusters of minimum 4 to a maximum of 12 homes, . 4, The height limit for all structures shall not exceed 18 feet. The ridge of pitched roofs with a minimum slope of 6 to 12 may extend up to 25 feet. All parts of the roof above 18 feet shall be pitched, (Heights intended to allow maximum one and one half story homes - not two story skinny homes. A proposed 75% of roofs to be a minimum 4 to 12 pitch was not approved.) 5, Cottage home units shall be oriented around and have covered porches or main entry from the common open space. Common open space must be at least 250 square feet per cottage bOre.: 6. Cottage homes shall have a covered porch at least 60 square feet in size. . ...... ¡trJ IJ-' 1~lt.¡1 7. All structures shall maintain 10 feet of separation within the cluster. ~ f ,/ i , f i 8. Parking spaces for each cottage home unit shall be provided as follows: · Units that do not exceed 650 square feet on main floor 1.5 · Units that exceed 650 square feet on main floor 2.0 9. Parking spaces shall be: · clustered and separated from the common area by landscaping or architectural screen. · screened from streets and adjacent residential uses by landscaping or architectural screen. · not be permitted within 40 feet of a public street, except within a 50 foot area fronting on a public street parking spaces may be within 15 feet of a public street. . 10. Setbacks for all structures from the property lines shall be an average of 10 feet, but not less than 5 feet, except 15 feet from a public street. (Cottage housing is developed as condominiums - not allowed as small lot subdivisions. The Owner's Association maintains all buildings, but Condominium Plan allows owners exclusive rights to private yard similar to home interiors.) . GUEST LIST Port Townsend Planning Commission Open Record Public Hearing: Cottage Housing November 29, 2001 Meeting of: Purpose: Date: Testimon ? Yes No Address Name (please print) Y- 1<:.... x -\.v".~..¡ 41 ,..... '" pr 'K . .