[Added 3-15-2021 by Ord. No. 2021-03]
A.
Generally. A cottage housing project is a residential development
characterized by housing units that front on a common area and the
housing units are comparatively small when compared to typical single-family
units. A cottage housing project must reflect a coherent and high-quality
design concept. The illustrations below depict an example of a cottage
housing project to show some of the major features.
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B.
Legislative findings. The Village Board makes the following legislative
findings:
(1)
Cottage housing is a new type of housing in East Troy that can
fill an unmet housing need.
(2)
Cottage housing can provide opportunities for homeownership
that may not otherwise exist.
(3)
Cottage housing responds to demographic trends occurring locally,
in the region, and nationally. These include a declining household
size and more people living alone and longer.
(4)
It is not possible to define specific areas in the Village where
cottage housing should be developed. Rather, cottage housing is a
development option that developers can explore.
(5)
Cottage housing will likely have the same or fewer people than
the single-family homes that could be built on the site.
(6)
Given the size restrictions on the housing unit, the bulk of
a cottage housing project is similar to the single-family homes that
could be built on the site.
(7)
Cottage housing is consistent with the Village's adopted
Comprehensive Plan.
(8)
Rather than codifying all parameters of cottage development,
the standards in this article are intended to provide sufficient guidance
without becoming overly prescriptive, with the understanding that
the Village and the developer will work together to craft a detailed
development plan that meets community needs and works well with the
site and the target market.
C.
Type. A developer can propose a cottage housing project as a traditional
subdivision plat or as a condominium project.
D.
Application and review procedure. A cottage housing project is reviewed as a planned development district as set forth in Article XII, except as may be specifically modified in this article.
E.
General design principles. In the design of a cottage housing project,
the following design principles must be satisfied:
(1)
A majority of the dwelling units must abut a common area.
(2)
Dwelling units must be oriented in a pattern that is compatible
with the development pattern in the surrounding area.
(3)
The project must accommodate emergency vehicles to the satisfaction
of the East Troy Fire Chief.
(4)
The project must include an internal network of pedestrian paths
and sidewalks for residents and their guests. Connections to the surrounding
neighborhood should be made where appropriate or required.
(5)
Low-impact stormwater techniques should be incorporated into
the project to the extent feasible.
F.
Project parameters.
(1)
Clusters. A cottage housing project may consist of one or two
clusters.
(2)
Number of units. A cluster of cottage housing must contain at
least four dwelling units but no more than 12.
(3)
Separation between clusters. A cluster of cottage housing must
be at least 400 feet from any other existing or approved cottage housing
cluster in the Village unless otherwise part of an overall development
plan.
(4)
Density. The base density of dwelling units in a cottage housing
project is based on the density and/or minimum lot size of the underlying
zoning district and the size of the dwelling units to be constructed
as set forth in Table 1. The Village Board, upon recommendation of
the Plan Commission, may allow a greater density when the project
exemplifies exceptional design characteristics and integration with
the character of the area.
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Table 1. Housing Density
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Size of Dwelling Unit
(square feet)
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Housing Units Allowed in Place of Each Single-Family Home Allowed
by Zoning District
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650 to 1,000
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1.75
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1,001 to 1,200
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1.5
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1,201 to 1,500
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1.25
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NOTE: The total number of housing units allowed is calculated
and rounded up to the next whole number if the calculated number is
0.5 or higher and rounded down if it is less than 0.5. For example,
if the calculated number of housing units is 5.75, the maximum number
of units is six.
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(5)
Minimum lot size. Beyond the density restrictions listed in
this section, there is no minimum lot size for lots created through
the land division process.
G.
Open space.
(1)
Intent. Open space is an integral feature of a cottage housing
project and is intended to be the focal point throughout the design
process. In other words, adding open space here and there as an afterthought
is not acceptable.
(2)
Requirements. A minimum of 450 square feet of open space must
be provided for each dwelling unit in the project, but not less than
2,800 square feet regardless of the number of dwelling units. Such
open space must be useable for active or passive recreational activities
and therefore shall not include stormwater basins, wetlands, steep
slopes, or other similar areas.
(3)
Placement. Open space should be centrally located to the benefit
of the units in the project. As a general rule, each dwelling unit
must face the open space on one side, but preferably two sides.
(4)
Improvements. Common open space shall be improved for passive
and/or active recreational use and may include patios, lawns, gardens,
landscaping, outdoor gathering areas, pedestrian paths, common barbeque
facilities, and similar features.
H.
Building standards.
(1)
Floor area. The floor area of dwelling units is controlled by the density calculations established in Subsection F. The minimum floor area of a dwelling unit is 650 square feet and the maximum floor area is 1,500 square feet. As a requirement of project approval, the developer shall record a deed restriction against each dwelling unit indicating that the size of the dwelling unit may not be increased after initial construction and that any vaulted space within a dwelling unit may not be converted into habitable space.
(2)
Entries and porches. Each dwelling unit must include a covered
porch fronting on the common area. The porch must have a minimum floor
area of 80 square feet and not be less than six feet in width.
(3)
No-step entry. To the extent possible, at least one entrance
to a dwelling unit should be at grade (i.e., a no-step entry).
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Example of a no-step entry
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(4)
Exterior storage area. Each dwelling unit must include a storage
area, with a floor area of at least 10 square feet, that is accessible
from the exterior.
(5)
Maximum building height. The maximum height of buildings is
18 feet if the roof pitch is less than 6:12 and 25 feet if the roof
pitch is 6:12 or greater.
(6)
Minimum building separation. Dwelling units shall maintain a
minimum separation of 10 feet.
I.
Architectural standards.
(1)
Adoption of standards. The developer must prepare a set of detailed
architectural standards for all buildings within the project, including
dwelling units, community buildings, and garages. Such standards must
address exterior building materials, roof pitch, window style, articulation,
and any other feature required by the Plan Commission. The standards
must include a series of renderings depicting the architectural character
of the buildings in the project.
(2)
Enforcement of standards. The developer shall establish a mechanism,
as approved by the Plan Commission, to ensure all buildings in the
cottage housing project comply with the approved architectural standards
adopted by the developer.
J.
Parking and garages.
(1)
Parking requirements. Parking requirements are based on the
size of the housing units in the project as set forth in Table 2.
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Table 2. Parking Requirements
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Size of Dwelling Unit
(square feet)
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Parking Spaces
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1,000 or less
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1.5
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More than 1,000
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2.0
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NOTE: When the calculated number of total required parking spaces
results in a fraction, the number is rounded up to the next whole
number.
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(2)
Garages. Attached garages should front on an alley or on a public
street where possible; fronting a public street may be considered
if alleys are deemed inappropriate. Each dwelling shall have no more
than one detached garage with a maximum floor area of 250 square feet.
Garages may be combined into a shared garage structure consisting
of no more than four garages and no more than 1,000 square feet. Storage
of items which preclude the parking of a vehicle in a garage is prohibited.
Carports are not permitted in a cottage housing project.
(3)
Surface parking. Surface parking must be provided for residents
and guests in clusters of not more than five adjoining spaces. Clusters
must be separated by at least 20 feet. Individual parking spaces may
be located behind the principal structure when served by an alley.
If the Village allows on-street parking on streets abutting the project,
such parking may satisfy surface parking requirements as determined
by the Plan Commission.
K.
Community buildings.
(1)
Generally. A cottage housing project may contain one or more
community buildings that are for the exclusive use of the residents
and their guests. Such buildings must not be habitated in any manner
and must be clearly incidental in use or size and related to the dwelling
units in the project.
(2)
Maximum area. The maximum area of any community buildings within
a project shall not exceed an aggregate total of 2,500 square feet.
(3)
Ownership. Any community building in a cottage housing project
shall be commonly owned and maintained by the residents.
(4)
Design. The roof pitch, architectural themes, exterior materials,
and colors of any community building shall be consistent with the
architectural standards established by the developer.
(5)
Obligation to construct. If the developer is proposing to construct
one or more community buildings as part of the project, the developer
shall provide assurances to the satisfaction of the Municipal Attorney
guaranteeing satisfactory completion of such buildings within the
time frame established in the approval.
L.
Lot coverage. Impervious surfaces within the project site shall not
exceed 60%. Patios, pedestrian walks, and other similar surfaces that
are an integral part of the open space areas shall not be counted
in lot coverage calculations.
M.
Screening. Screening, such as landscaping, fencing, or berms, must
be provided around the perimeter of a cottage housing project to the
extent deemed appropriate by the Plan Commission to ensure the project
fits in with the character of the area.
(Reserved)
[Added 7-19-2021 by Ord. No. 2021-06]
A.
Generally. An adaptive reuse project allows the use of an existing
building in a residential zoning district that has been used for an
institutional use (e.g., school, day care, nursing home, library,
worship facility) that for practical purposes is no longer usable
for the most recent use or any other institutional use allowed in
the zoning district where it is located. Such institutional use must
have been legally established and operated and the building must not
be dilapidated or in a state of disrepair, or partly or wholly destroyed
by fire, flood, wind, or other disaster.
B.
Application and review procedure. An adaptive reuse project is reviewed as a planned development district as set forth in Article XII, except as may be specifically modified in this article.
C.
Ownership. At the time of establishment, all land within an adaptive
reuse project must be under single ownership or control.
D.
Permitted uses. The uses allowed in an adaptive reuse project must
be designed and operated in such a way to be compatible with the land
uses that are allowed on the surrounding parcels.
E.
Review of actual development. If the Village Board approves an adaptive
reuse project as a planned development district, proposed development
in the district is reviewed consistent with the requirements of this
chapter as may apply (e.g., building, site, and plan of operation)
and the approved general development plan.
