The purpose of this chapter is to provide clear and objective standards for cottage cluster development to meet the requirements of state law and Oregon Statewide Planning Goal 10. Optional alternative standards are also provided for cottage cluster development. Cottage cluster development has the following characteristics:
A. 
The development consists of detached cottages of limited size and footprint;
B. 
The cottages are arranged around a courtyard that provides shared open space;
C. 
The courtyard opens to the street and provides a visual and physical connection to the interior of the development;
D. 
Internal pathways connect the cottages to the shared site elements and to the adjacent sidewalk;
E. 
Off-street parking areas are efficiently designed and screened; and
F. 
The overall design emphasizes sustainable development patterns and climate resiliency.
(Ord. 18-23 §2; Ord. 18-28 §1; Ord. 20-01 §1; Ord. 22-06 §2)
The standards of this chapter apply to cottage cluster development wherever this housing type is allowed as provided in the use and housing type tables in Chapter 18.110, Residential Zones and Chapter 18.120, Commercial Zones. Additional standards apply in the River Terrace Plan District, as provided in Chapter 18.640, River Terrace Plan District.
(Ord. 18-23 §2; Ord. 19-09 §1; Ord. 22-06 §2)
Cottage cluster development requires review through one of the following:
A. 
A cottage cluster development that complies with the clear and objective standards of Section 18.240.050 requires development permits.
B. 
A cottage cluster development that does not comply with the clear and objective standards of Section 18.240.050 requires a site development review application, as provided in Section 18.780.040, subject to the alternative standards of Section 18.240.060 and any other applicable standards in this title.
(Ord. 18-23 §2; Ord. 18-28 §1; Ord. 19-09 §1; Ord. 22-06 §2)
A. 
Unit count. The required number of cottages in a cottage cluster development is determined as follows:
1. 
A cottage cluster development must contain a minimum of four cottages; and
2. 
A minimum of one cottage is required for every 2,500 square feet of gross lot area. Any designated sensitive lands are included in the lot area. Any dedications are excluded from the lot area.
B. 
Minimum lot width.
1. 
The minimum lot width in the RES-A zone is 65 feet.
2. 
The minimum lot width in the RES-B zone is 50 feet.
3. 
The minimum lot width in all other zones is zero feet.
C. 
Setbacks. Setbacks apply only to the perimeter of the cottage cluster development.
1. 
The minimum setback of cottages from all street property lines is 10 feet.
2. 
The minimum setback of cottages from all other perimeter property lines is five feet.
D. 
Common courtyard. A single common courtyard must be provided. This common courtyard is not required to be rectangular; however, a single rectangle meeting size and location standards must be entirely contained within the common courtyard as shown in Figure 18.240.1. The rectangle is a portion of the common courtyard used to demonstrate compliance with all of the standards listed below.
1. 
The minimum size of the rectangle is 15% of the gross lot area.
2. 
The rectangle must abut a minimum of 15% of the length of a single street property line. See Figure 18.240.2.
3. 
The rectangle must not abut more than 40% of the length of a single street property line.
4. 
The rectangle must be a minimum of 15 feet wide along its entire length.
5. 
Each cottage must have all points along one facade located entirely within 10 feet of the rectangle. See Figure 18.240.3.
6. 
Cottages and parking and maneuvering areas are prohibited within the rectangle.
Figure 18.240.1 Common Courtyard Relationship to Required Rectangle
Figure 18.240.2 Courtyard Rectangle Width at Street Property Line
Figure 18.240.3 Required Courtyard Frontage for Cottages
E. 
Location of cottages. A minimum of two cottages in each development must have all points along one facade of each cottage located entirely within 20 feet of the same street property line.
F. 
Configuration of cottages. All cottages must be detached, with a minimum separation between cottages of at least three feet at all points, including projections such as balconies and eaves.
G. 
Parking. The provisions and standards of Chapter 18.410, Off-Street Parking and Loading, apply. The following additional standards also apply:
1. 
Number of spaces. A maximum of 1.2 off-street parking spaces are allowed for each cottage. Fractional parking space maxima are rounded down to the nearest whole number.
2. 
Grouping. Off-street parking must be provided in groups of two to four parking spaces where all spaces in a group are contiguous. See Figure 18.240.4.
3. 
Location.
a. 
Off-street parking spaces must be located a minimum of 20 feet from any street property line, except that parking spaces may be located a minimum of five feet from a property line along an alley.
b. 
Off-street parking spaces must be located a minimum of 10 feet from any property line that does not abut a street, alley, or other public right-of-way.
c. 
Off-street parking spaces must be located a minimum of 10 feet from all cottages.
d. 
Off-street parking spaces must be located a minimum of five feet from any public access easement.
e. 
Off-street parking space groups must be separated by a minimum of five feet from other parking space groups on the site. If this separation area is 10 feet or less in width, it must be landscaped to meet the L-2 standard, as provided in Table 18.420.1, except that trees are not required.
4. 
Garages and carports. Garages and carports are prohibited.
5. 
Screening. Off-street parking spaces must meet the following:
a. 
They must be screened from the street to the S-4 standard if located within 100 feet of a street property line.
b. 
They must be screened from adjacent properties to the S-3 standard, as provided in Table 18.420.2.
Figure 18.240.4 Parking Grouping and Separation
H. 
Pedestrian access. An accessible path a minimum of five feet in width must be provided that connects the main entrance of each cottage to the following areas:
1. 
At least one parking space group on the lot,
2. 
The common courtyard rectangle, and
3. 
Sidewalks in all adjacent rights-of-way, including at least one connection to a sidewalk along the required courtyard rectangle frontage. See Figure 18.240.5.
Figure 18.240.5 Pedestrian Connection Along Required Common Rectangle
I. 
Landscaping. The standards and provisions of Section 18.420.030 apply, except for Paragraphs 18.420.030.A.2 and 18.420.030.A.3. The following additional standards also apply:
1. 
Common courtyards must meet the L-1 standard, as provided in Table 18.420.1.
2. 
A minimum of 33% tree canopy must be provided. The method for determining tree canopy is provided in Section 10 Part 3 Subpart M of the Urban Forestry Manual (UFM). All required trees must be a minimum caliper of 1.5 inches at the time of planting and meet the standards in Section 13 Part 2 and Appendix 3 of the UFM for soil volume and species. Trees planted to meet this standard are development trees. The applicant must pay the tree inventory fee listed in the city's Master Fees and Charges Schedule.
3. 
The minimum number of required street trees is determined by dividing the length in feet of the site's street frontage by 40 feet. When the result is a fraction, the minimum number of street trees is the nearest whole number. More than the minimum number of street trees may be required along the site's frontage depending upon the stature of trees chosen and the specific spacing standards for the chosen trees.
a. 
Street trees must be planted within the right-of-way in accordance with all standards of the city's UFM.
b. 
An existing tree may be used to meet the street tree standards provided that:
i. 
The tree is located in the public right-of-way, and
ii. 
The tree meets the UFM standards for street trees.
J. 
Fencing.
1. 
Fences located within three feet of a side or rear lot line are subject to the height requirements of Section 18.210.020, except that fences within the required front setback must not exceed three feet in height even when the lot abuts a collector or arterial street.
2. 
Fences located anywhere other than within three feet of a side or rear lot line must not exceed three feet in height, except for fences used to meet the screening requirements of Paragraphs 18.240.050.G.5 and 18.240.050.K.
K. 
Service areas. Service areas, including, but not limited to, waste collection areas and utility cabinets must not be located in required setbacks or in the required courtyard rectangle, and must be screened to the S-1 standard as provided in Table 18.420.2.
L. 
Floor area.
1. 
The total maximum floor area of a single-story cottage is 899 square feet.
2. 
Multi-story cottages must meet the following:
a. 
The maximum floor area of the first story is 750 square feet.
b. 
The maximum floor area of any story above the first story is 600 square feet.
c. 
The total maximum floor area of the cottage is 1,100 square feet.
3. 
The average floor area of all cottages in a development must not exceed 1,000 square feet.
M. 
Height. The maximum height of cottages is 35 feet.
N. 
Entrances. A minimum of 75% of the cottages must have main entrances that are either parallel to or offset no more than 45 degrees from the closest edge of the required courtyard rectangle. Cottages within 20 feet of a street property line with their entrances either parallel to or offset no more than 45 degrees from the street property line may count toward this standard.
O. 
Windows. The minimum total area of all windows and doors on all cottage facades is 12%. Window area is the aggregate area of the glass within each window, including any interior grids, mullions, or transoms. Door area is the portion of a door, other than a garage door, that moves and does not include the frame.
(Ord. 18-23 §2; Ord. 18-28 §1; Ord. 20-01 §1; Ord. 22-06 §2; Ord. 22-10 §2)
A. 
Unit count. The required number of cottages in a cottage cluster development is determined as follows:
1. 
A cottage cluster development must contain a minimum of four cottages; and
2. 
A minimum of one cottage is required for every 2,500 square feet of gross lot area. Any designated sensitive lands on the lot are included in the lot area. Any dedications are excluded from the lot area.
B. 
Minimum lot width. The minimum lot width is 75 feet.
C. 
Setbacks. Setbacks apply only to the perimeter of the cottage cluster development.
1. 
The minimum setback of cottages from all street property lines is 10 feet.
2. 
The minimum setback of cottages from all other perimeter property lines is five feet.
D. 
Common courtyards.
1. 
Number. One common courtyard must be provided for each cluster of cottages. A cluster consists of a minimum of four cottages and a maximum of 12 cottages. The maximum number of courtyards in a cottage cluster development is determined by dividing the total number of cottages in the development by 12. Fractional results are rounded up to the nearest whole number. A minimum of one courtyard must meet the primary courtyard standards.
2. 
Size.
a. 
The minimum total area of all required common courtyards is 15% of the total gross area of the development site.
b. 
The minimum area of the primary courtyard is eight percent of the total gross area of the development site.
c. 
The maximum area that may count toward meeting the courtyard area standard is shown in Figure 18.240.6. This area includes the area of the shape created by:
i. 
The courtyard-facing facade of each cottage,
ii. 
A series of imaginary straight lines drawn between the courtyard-facing corners of adjacent cottages as measured at ground level, and
iii. 
For primary courtyards, the edge of the courtyard along the street property line.
3. 
Design.
a. 
Parking and maneuvering areas are prohibited within all common courtyards.
b. 
At least one side of the primary courtyard must abut a single street property line for a minimum of 15% and a maximum of 40% of the length of that street property line. See Figure 18.240.7.
c. 
The courtyard must be at least 15 feet wide along any imaginary line drawn perpendicular to its edges, as defined in Subparagraph 18.240.060.D.2.c above.
d. 
Sight-obstructing structures or shrubs more than three feet in height must not be located in the primary common courtyard within 50 feet of any street property line.
Figure 18.240.6 Common Courtyard Measurement
Figure 18.240.7 Common Courtyard Width at Street Property Line
E. 
Configuration of cottages. All cottages must be detached, with a minimum separation between cottages of at least three feet at all points, including projections such as balconies and eaves.
F. 
Parking. The provisions and standards of Chapter 18.410, Off-Street Parking and Loading, apply. The following additional standards also apply:
1. 
Number of spaces. A maximum of 1.2 off-street parking spaces are allowed for each cottage. Fractional parking space maxima are rounded down to the nearest whole number.
2. 
Grouping. Off-street parking must be provided in groups of two to four parking spaces where all spaces in a group are contiguous. See Figure 18.240.8.
3. 
Location.
a. 
Off-street parking spaces must be located a minimum of 20 feet from any street property line, except that parking spaces may be located a minimum of five feet from property line along an alley.
b. 
Off-street parking spaces must be located a minimum of 10 feet from any property line that does not abut a street, alley, or other public right-of-way.
c. 
Off-street parking spaces must be located a minimum of five feet from any public access easement.
d. 
Off-street parking space groups, including those provided in garages or carports, must be separated by a minimum of five feet on all sides from all other parking space groups, garages, carports, and cottages on the site. If this separation area is 10 feet or less in width, it must be landscaped to meet the L-2 standard, as provided in Table 18.420.1, except that trees are not required. Separation areas between garages are exempt from the landscaping requirement.
4. 
Garages and carports.
a. 
The maximum size for any detached garage or carport is 750 square feet and the maximum height is 15 feet. The square footage of a carport is the total area covered by a roof.
b. 
Each detached garage or carport must not contain more than four vehicle parking spaces.
5. 
Screening. Off-street parking spaces provided on paved surfaces or in carports must meet the following:
a. 
They must be screened from the street to the S-4 standard if located within 100 feet of a street property line.
b. 
They must be screened from adjacent properties to the S-3 standard, as provided in Table 18.420.2.
Figure 18.240.8 Parking Grouping and Separation
G. 
Pedestrian access. An accessible path a minimum of five feet in width must be provided that connects the main entrance of each cottage to the following areas:
1. 
At least one parking space group on the lot,
2. 
At least one common courtyard, and
3. 
Sidewalks in all adjacent rights-of-way, including at least one connection to a sidewalk along the required primary common courtyard. See Figure 18.240.9.
Figure 18.240.9 Pedestrian Connection Along Required Common Courtyard
H. 
Landscaping. The standards and provisions of Section 18.420.030 apply, except for Paragraphs 18.420.030.A.2 and 18.420.030.A.3. The following additional standards also apply:
1. 
Common courtyards must meet the L-1 standard, as provided in Table 18.420.1.
2. 
A minimum of 33% tree canopy must be provided. The method for determining tree canopy is provided in Section 10 Part 3 Subpart M of the Urban Forestry Manual (UFM). All required trees must be a minimum caliper of 1.5 inches at the time of planting and meet the standards in Section 13 Part 2 and Appendix 3 of the UFM for soil volume and species. Trees planted to meet this standard are development trees. The applicant must pay the tree inventory fee listed in the city's Master Fees and Charges Schedule.
3. 
The minimum number of required street trees is determined by dividing the length in feet of the site's street frontage by 40 feet. When the result is a fraction, the minimum number of street trees is the nearest whole number. More than the minimum number of street trees may be required along the site's frontage depending upon the stature of trees chosen and the specific spacing standards for the chosen trees.
a. 
Street trees must be planted within the right-of-way wherever practicable. Street trees may be planted a maximum of six feet from the right-of-way in an easement when planting within the right-of-way is not practicable as determined by the City Engineer.
b. 
An existing tree may be used to meet the street tree standards provided that:
i. 
The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right-of-way immediately adjacent to the subject site; and
ii. 
The tree would be permitted as a street tree in compliance with Urban Forestry Manual street tree planting and soil volume standards if it were newly planted.
I. 
Fencing.
1. 
Fences located within three feet of a side or rear lot line are subject to the height requirements of Section 18.210.020, except that fences within a front setback must not exceed three feet in height even when the lot abuts a collector or arterial street.
2. 
Fences located anywhere other than within three feet of a side or rear lot line must not exceed three feet in height, except for fences used to meet the screening requirements of Paragraphs 18.240.050.G.5 and 18.240.050.J.2.
J. 
Service areas.
1. 
Waste collection areas must be located to minimize noise and odor impacts to adjoining residentially-zoned property to the degree practicable.
2. 
Service areas, including, but not limited to, waste collection areas and utility cabinets, must not be located in required setbacks or in a required common courtyard, and must be screened to the S-1 standard as provided in Table 18.420.2.
K. 
Floor area.
1. 
The total maximum floor area of a single-story cottage is 1,000 square feet.
2. 
Multi-story cottages must comply with the following:
a. 
The maximum floor area of the first story is 800 square feet.
b. 
The maximum floor area of any story above the first story is 600 square feet.
c. 
The total maximum floor area of the cottage is 1,200 square feet.
3. 
The average floor area of all cottages in a development must not exceed 1,100 square feet.
L. 
Height. The maximum height of cottages is 25 feet.
M. 
Entrances. A minimum of 75% of the cottages must have main entrances that are either parallel to or offset no more than 45 degrees from the closest edge of the required courtyard rectangle. Cottages within 20 feet of a street property line with their entrances either parallel to or offset no more than 45 degrees from the street property line may count toward this standard.
N. 
Windows. The minimum total area of all windows and doors on street-facing facades is 12%. The minimum total area of all windows and doors on all other facades is 10%. Window area is the aggregate area of the glass within each window, including any interior grids, mullions, or transoms. Door area is the portion of a door that moves and does not include the frame.
(Ord. 22-06 §2; Ord. 22-10 §2)
Any single pre-existing primary dwelling unit or detached accessory dwelling unit on the same lot with a proposed cottage cluster development may be included in the cottage cluster subject to the following:
A. 
The primary dwelling unit must have received a final inspection a minimum of five years prior to the date of the cottage cluster application for development permits.
B. 
Any detached accessory dwelling unit must have been constructed and received a final inspection a minimum of one year prior to the date of the cottage cluster application for development permits.
C. 
All development standards of this chapter apply to cottage cluster development with a pre-existing primary or accessory dwelling unit, including courtyard size and location standards, with the following exceptions:
1. 
Any primary or accessory dwelling units proposed to remain are considered a cottage for the purposes of meeting the required minimum number of cottages.
2. 
Any primary or accessory dwelling unit proposed to remain under these provisions must not be modified in a manner that causes them to go further out of conformance with the standards of this chapter.
3. 
The floor area of any primary or accessory dwelling unit proposed to remain is not included in the maximum average floor area calculation for the cottage cluster development.
4. 
Any primary or accessory dwelling unit proposed to remain is not required to meet standards for location or a common courtyard-facing main entrance.
(Ord. 22-06 §2)
Accessory structures are allowed subject to the following:
A. 
The total maximum floor area of all accessory structures on a lot is 528 square feet. The floor area of garages and carports does not count toward this maximum. Cottage cluster developments with more than 12 cottages on a lot are allowed an additional 500 square feet of accessory structure floor area, provided that no individual accessory structure exceeds 528 square feet in floor area.
B. 
The maximum height of accessory structures is 15 feet.
C. 
Accessory structures are prohibited within the front setback.
D. 
Accessory structures may be located within a required side or rear setback provided they are located a minimum of five feet from the side and rear property lines.
(Ord. 18-23 §2; Ord. 22-06 §2; Ord. 22-10 §2)