City of Spokane - Municipal Code

Title 17C Land Use Standards

Chapter 17C.110 Residential Zones

Section 17C.110.350 Cottage Housing

Purpose.
The intent of cottage housing is to support the diversity of housing, increases the variety of housing types for smaller households and provides the opportunity for small, detached single-family dwelling units within existing neighborhoods.

Qualifying Situations.
Cottage housing developments are allowed on sites of one-half acre or larger with a minimum of six units and a maximum of twelve units.
Procedure.
Cottage housing is allowed by Type II permit in the RA and RSF zones, subject to the compliance with subsections (D) and (E) of this section. Design review of the site plan and each building permit application is required.
1. A site plan depicting the building locations and orientation, open space, private open space, fencing, landscaping, parking, setbacks, easements and compliance with subsections (D) and (E) of this section is required be submitted with the Type II permit application. The site plan, if approved, is required to be recorded at the Spokane county auditor’s office including deed restrictions for the subject property that enforces the elements of the cottage housing ordinance.
2. A homeowners’ association is required to be created for the maintenance of the open space, parking area and common use buildings.
Site Development Standards.
1. Floor Area.
  1. The total floor area of each cottage unit shall not exceed one thousand square feet. Total floor area is the area included with the surrounding exterior walls, but excluding any space where the floor to ceiling height is less than six feet.
  1. The maximum first floor or main floor area for an individual principal structure shall be as follows:
    1. For at least fifty percent of the units, the floor area may not exceed six hundred fifty square feet; and
    2. For no more than fifty percent of the units, the floor area may be up to one thousand square feet.
  2. The total square footage of a cottage dwelling unit may not be increased. A note shall be placed on the title to the property for 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 the duration of the city cottage housing regulations.
  3. Cottage areas that doe not count toward the total floor area calculation are:
    1. unheated storage space located under the main floor of the cottage;
    2. architectural projections, such as bay windows, fireplaces or utility closets no greater than eighteen inches in depth or six feet in width;
    3. attached roof porches (unenclosed);
    4. detached garages or carports;
    5. spaces with ceiling height of six feet or less measured to the exterior walls; and
    6. the director may approve other exemptions similar in nature provided the intent of this section is met.
2. Lot Coverage.
  The maximum lot coverage permitted for all structures shall not exceed forty percent.
3. Density.
  The cottage housing development is permitted a twenty percent density bonus based on the minimum lot size permitted in the base zone to a maximum of twelve units in the development. To calculate the permitted density, divide the lot area by the minimum lot size of the base zone, and then multiply that number by twenty percent. The transition lot size requirements of SMC 17C.110.200(C) do not apply for purposes of calculating the number of units permitted in a cottage housing development.
1. Height.
  The height for all structures shall not exceed eighteen feet. Cottage or amenity buildings having pitched roofs with a minimum slope of 6:12 may extend up to twenty-five feet at the ridge of the roof.
2. Porches.
  1. Cottage housing units shall be oriented around and have the covered porches of main entry from the common open space. Except, cottages adjacent to a public street shall orient the front of the cottage to the street including placement of the porch. This provision does not preclude the use of additional porches or architectural features of the cottage from being oriented to the common open space.
  2. Cottage housing units shall have a covered porch or entry at least sixty square feet in size with a minimum dimension of six feet on any side.
3. Open Space.
  1. The common open space must be at least two hundred fifty square feet per cottage housing unit. Open space with a dimension of less than twenty feet shall not be included in the calculated common open space.
  2. Each cottage housing unit shall be provided with a private use open space of two hundred fifty square feet with no dimension of less than ten feet on one side. It should be contiguous to each cottage, for the exclusive use of the cottage resident, and oriented toward the common open space.
  3. The common open space is required to be landscaped prior to the occupancy of any of the structures and shall be maintained by a homeowners association.
4. Setbacks.
  1. All structures shall maintain no less than ten feet of separation within the cluster. Projections may extend into the required separation as follows:
    1. Eaves may extend up to twelve inches.
    2. Minor appurtenances such as pipes, gas and electrical meters, alarm systems, air vents and downspouts.
  2. Setbacks for all structures from the property lines shall be an average of ten feet, but shall not be less that five feet, and not less than fifteen feet from a public street, similar to the front yard setback required of a standard detached single family residence.
  3. Cottage housing may be developed as condominiums, and shall not be allowed as small lot subdivision.
5. Fences.
  All fences on the interior of the development shall be no more than thirty-six inches in height. Fences along the exterior property lines are subject to the fence requirements of SMC 17C.110.230. Chain link fences shall not be allowed.
1. Parking.
  1. The required minimum number of parking stalls for each cottage housing unit shall be provided as required for single-family in chapter 17C.230 SMC, Parking and Loading.
  2. Parking shall be clustered and separated from the common area by landscaping and/or architectural screen. Solid board fencing shall not be allowed as an architectural screen.
  3. Parking shall be screened from public streets and adjacent residential uses by landscaping and/or architectural screen. Solid board fencing shall not be allowed as an architectural screen.
  4. Parking shall be set back a minimum of twenty feet from a public street.
  5. Parking shall be located in clusters of not more than five adjoining spaces.
  6. A pitched roof design is required for all parking structures.
2. Pedestrian Connectivity.
  All buildings and common spaces shall be served by a pedestrian circulation system that connects to an existing or planned sidewalk, public sidewalk or trail system.
Building Design Standards.
To prevent the repetitive use of the same combination of building features and site design elements within a cottage housing development, and to help provide compatibility of the cottage housing development with the character of the surrounding neighborhood, building and site design shall provide variety and visual interest. The following are required to be provided within a cottage housing development:
1. Variety in Building Design.
  The same combination of building elements, features and treatments shall not be repeated for more than twenty percent of the total dwelling units in a cottage housing development. Dwellings with the same combination of features and treatments shall not be located adjacent to each other. For example, each dwelling in a six unit cottage housing development could include a porch provided building elements such as the details of the porch, roof shape or color, building color or materials, or building accents were varied to achieve visual interest. A minimum of four of the following building elements, features, and treatments that provide variety and visual interest shall be provided:
  1. Additional porches and patios (required porch not included).
  2. Varying roof shapes or gables between adjacent structures.
  3. Windows with visible trim and mullions.
  4. Roof brackets.
  5. Dormers.
  6. Fascia boards.
  7. Bay windows.
  8. Entry enhancement such as a well detailed door (multi-panel or glass insert), window adjacent to front door, or roof extension.
  9. Trellis.
  10. Modulation.
  11. Chimney (shown on the exterior of the house).
  12. Variation in roof or building colors and materials, such as brick, stone or other masonry as accents.
  13. Variation in housing type and size.
  14. Other building elements, treatments, features, or site designs approved by the code administrator that provide variety and visual interest.
2. Modulation and Articulation.
  Modulation and articulation is achieve through a combination of changes in plan and materials detailing. They function to add visual interest through shadows, human scale detailing and textures while reuding the apparent mass and scale of the building. The use of these techniques shall be varied between adjacent buildings.
  1. Articulation is the giving of emphasis to architectural elements (like windows, balconies, entries, etc.), that create a complimentary pattern or rhythm, dividing the buildings into smaller identifiable pieces.
  2. Modulation is a measured and proportioned inflection in a building’s face. Together articulation, modulation and their interval create a sense of scale important to residential buildings.

Date Passed: Monday, May 8, 2006

Effective Date: Wednesday, June 14, 2006

ORD C33830 Section 1