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(1) Purpose. The purpose of this section is to establish standards for Cottage Cluster Developments, and to encourage innovation and variety in housing types and site planning as a response to changing household sizes and demographics, as well as to ensure compatibility with surrounding neighborhoods.

(2) Applicability. Cottage cluster developments are permitted in the SFR-4, SFR-6, SFR-10, and MFR-15 zoning districts. Where the regulations of this section are not specific, the standards of the underlying zoning district shall apply.

(3) Process and Application. Cottage cluster developments shall be subject to procedural requirements in Section 10.108 (Table 10.108-1) and the applicable development standards below. The application for a cottage cluster development of a maximum of eight dwelling units shall be reviewed through the building permit process. The application for a cottage cluster development of nine or more units on three net acres or less shall be reviewed as a site plan and architectural review Type II process and a cottage cluster development of nine or more units on more than three net acres shall be reviewed as a site plan and architectural review Type III process and both shall contain all of the plans and documents specified for site plan and architectural review in Section 10.200(10) and the development standards below. If any cottage cluster development elects to make optional adjustments as specified in subsection (5) of this section, then the proposal shall be reviewed as a site plan and architectural review Type III process.

(4) Development Standards.

(a) Lot Size and Dimensions. Cottage clusters shall have a minimum lot size of 7,000 square feet.

(b) Pad Lot Development. Pursuant to the provisions of Section 10.703, the lot may be subdivided for the creation of individual cottage unit lots within the common area.

(c) Density. There is no maximum density.

(d) Maximum Lot Coverage Factor. There are no lot or parcel coverage standards for cottage cluster developments.

(e) Number of Units. A cottage cluster development shall contain a minimum of four cottages.

(f) Cottage Unit Size. Cottage units shall not exceed a maximum building footprint of 900 square feet per dwelling unit and an overall maximum floor area of 1,200 square feet.

(i) Spaces with a ceiling height of six feet or less, measured to the exterior walls, such as a second floor area under the slope of a roof, are not included in the total floor area.

(g) Building Height. The maximum building height is 25 feet. Building height shall be calculated pursuant to Section 10.705.

(h) Minimum Setbacks. Building setbacks for a cottage cluster development are measured from the exterior property lines of the parent parcel. Cottage units and common buildings shall be set back a minimum of 10 feet from the front property line, and a minimum of five feet from side and rear property lines. Detached garage or carport structures shall be set back a minimum of four feet from side and rear property lines.

(i) Building Separation. Cottage units shall be separated by a minimum of six feet between eaves. Structures other than cottages shall meet minimum building code separation requirements.

(j) Parking. All parking for a cottage cluster development shall be located on-site and shall meet the following minimum standards:

(i) One parking space per dwelling unit.

(ii) Parking may be located within an enclosed garage, carport, or unenclosed parking space.

(iii) Parking areas and/or structures shall be located behind or to the side of the residential area(s) and open space.

(iv) A minimum of 20 feet shall be provided for maneuvering and backing movements. This may be reduced to no less than 10 feet for a one-way vehicle circulation pattern.

(v) A one space parking reduction is permitted for each cottage unit if the property is located within ½ mile radius of a transit stop or ½ mile radius of an existing bicycle facility including a bicycle lane, multi-use/shared-use path, or a neighborhood bikeway.

(k) Required Common Open Space. Common open space is intended to be a shared amenity amongst all residents of a cottage cluster development. Common open space shall be provided as follows:

(i) A minimum of 150 square feet of central common open space per unit shall be provided.

(ii) Common open space should be contiguous, but no more than two separate common spaces permitted.

(iii) Common open space areas shall have a minimum width dimension of 15 feet.

(iv) At least 50 percent of the cottages shall be oriented around and have their main entrance facing the common open space.

(v) Each cottage shall be connected to the common open space by a pedestrian walkway.

(vi) Areas such as utility vaults, exterior setbacks and common parking areas and driveways are not counted in the common open space requirements.

(vii) Common open space may contain a drainage swale area, provided the area is usable open space.

(viii) The common open space areas shall be constructed and landscaped prior to completion of 75% of the units in the development.

(ix) The common open space shall be recorded as a perpetual open space to benefit all residents of the cottage cluster development prior to filing a final plat or prior to obtaining a building permit.

(l) Private Open Space. The provision of private open space adjacent to each cottage is encouraged, but not required.

(m) Common Buildings. Common buildings are intended as a shared amenity for the use of the cottage cluster development residents and to help promote a sense of community. They may include multi-purpose entertainment space, a small kitchen, library, guest suite, or other similar amenities. Community buildings shall not exceed 1,200 square feet of total floor area.

(n) Accessory Buildings. Accessory buildings for common usage (e.g., garden/tool sheds) are permitted in the common open space area(s) if clearly incidental in size and use. Other types of accessory buildings, except for garages and carports, are prohibited.

(o) Existing Dwellings. An existing single-family dwelling located on a cottage cluster development site may be incorporated into the development as a residence or community building, and may be nonconforming to standards; however, nonconformities may not be increased.

(p) Pedestrian Pathways. Pedestrian pathways shall connect all cottage units to a public street, shared amenities (e.g. common open space, community buildings), and parking areas.

(q) Fencing. Fence height is limited to 3 feet on interior areas adjacent to common open space(s). Fencing in front and side yards that abut a public street, and fencing on the perimeter of a cottage cluster development shall be subject to the standards of Sections 10.731-10.733.

(r) Utilities. Utilities shall be installed in accordance with the following:

(i) Water. Water meters shall be installed within the public right-of-way, or within an easement dedicated to the Medford Water Commission that completely encompasses the water service lines and meters. Water metering configuration shall be coordinated with the Medford Water Commission Engineering Staff.

(ii) Sewer. Service laterals may be extended from a sewer main in the public right-of-way. Sewer mains may be extended in the driving and circulation areas in a public utility easement, with service laterals to individual units. Private sewer laterals may be extended across common areas, but shall not cross individual lots.

(iii) Gas/Electric/Phone/Cable/Utility Pedestals. These utility services may be extended from the public right-of-way across common areas to individual lots, or they may be extended in circulation areas in a public utility easement, and extended across common areas to individual lots.

(s) Ownership. Ownership may be held as a common lot, fees simple lots with a homeowner’s association holding common areas, or condominium ownership of the whole development.

(t) Covenants, Conditions and Restrictions. Subsequent to final plat approval, but prior to issuance of a building permit for any structure in a Cottage Cluster Development where the cottage units are to be held in fee simple ownership, a set of covenants, conditions and restrictions (CC&Rs) for the Cottage Cluster Development shall be reviewed and, if approved by the City, recorded with the County. The CC&Rs shall create an association of owners responsible for the permanent maintenance of all common areas. Although property owners are responsible for maintaining their properties and the associated common areas, the CC&Rs shall also authorize the City to enforce their provisions, and provide for lien rights and reimbursement to the City for any costs incurred thereby, including City liens against residences for actions the City must take to maintain the common areas.

(5) Optional Adjustment of Development Standards. Applicants may seek approval of innovative and/or unconventional cottage cluster developments that may not precisely satisfy the development standards set forth in this section. The Site Plan and Architectural Commission may approve a site plan and architectural review application for a Cottage Cluster Development if it can find that the proposed development conforms, or can be made to conform through the imposition of conditions, with the following criteria:

(a) The proposed development is consistent with the overall purpose and intent of Section 10.818A(1); and

(b) The requested adjustment will allow the project to achieve an equivalent or higher quality design than would otherwise result through strict adherence to the standards. Factors that may be considered include, but are not limited to, such things as: enhanced architectural details, and enhanced common or private open spaces that contribute positively to the site, streetscape, or adjoining properties.

[Added Sec. 6, Ord. No. 2019-76, Aug. 1, 2019; Amd. Sec. 38, Ord. No. 2022-60, Jun. 16, 2022; Amd. Sec. 11, Ord. No. 2024-40, May 2, 2024.]