City of Charlotte CCO: Cottage Court Overlay District Requirements
The CCO: Cottage Court Overlay District in the City of Charlotte facilitates small-lot residential development of single-family, duplex, and triplex dwellings organized around a shared common open space. These developments must consist of at least four detached structures with a maximum of 30 buildings per court and are granted a 50% reduction in the total lot area required by the underlying base zoning district.
Purpose and Applicability
The City of Charlotte established the CCO: Cottage Court Overlay District to permit various dwelling types to be designed as a cohesive whole and maintained in shared stewardship by residents [Section 14.6.A].
The City of Charlotte applies this overlay specifically to the following Neighborhood 1 (N1) Zoning Districts:
- N1-A
- N1-B
- N1-C
- N1-D
- N1-E
Cottage court developments in the City of Charlotte may be structured either with individual lots for each dwelling or as a multi-dwelling development on a single shared parcel [Section 14.6.B].
Use and Development Limitations
The City of Charlotte restricts the types of dwellings and accessory uses within the CCO: Cottage Court Overlay District to maintain the character and scale of the neighborhood.
| Regulation | Standard |
|---|---|
| Permitted Dwelling Types | Single-family, duplex, and triplex dwellings only |
| Prohibited Uses | Accessory dwelling units (ADUs) are strictly prohibited |
| Minimum Detached Structures | At least 4 detached buildings |
| Maximum Buildings per Court | 30 buildings |
| Maximum Total Buildings (per site) | 30 buildings (even if multiple courts are present) |
[Section 14.6.C, 14.6.D.2]
Lot and Siting Requirements
Developments within the City of Charlotte CCO: Cottage Court Overlay District are subject to the standards of the base zoning district except for specific lot and area calculations.
Lot Area Calculations
The minimum total lot area required for a City of Charlotte cottage court is determined by calculating the cumulative lot area required by the base zoning district for the specific number of buildings to be constructed, then reducing that total by 50% [Section 14.6.D.1.a].
Setbacks and Building Orientation
While individual lots or building sites within a cottage court are exempt from the base zoning district's specific standards for width, lot area, and coverage, the overall development parcel must adhere to the base district's setbacks [Section 14.6.D.1.b].
- Dwellings: Every building must front either on a public/private street or the shared common open space [Section 14.6.D.3].
- Interior Setback: Dwellings oriented toward the common open space must be set back at least five feet from the common area. This five-foot buffer does not count toward the required common area square footage [Section 14.6.D.5].
Common Open Space Standards
A central requirement of the City of Charlotte CCO: Cottage Court Overlay District is the provision of high-quality, centrally located open space for residents.
| Requirement | Standard |
|---|---|
| Minimum Size | 3,000 square feet or 500 square feet per dwelling unit (whichever is greater) |
| Minimum Width | 30 feet |
| Location | Contiguous, centrally located, and fronting a public or network-required private street |
| Maximum Hardscape | 30% of the common open space area |
[Section 14.6.D.4]
Vehicular Access and Parking
The City of Charlotte requires that parking be designed to minimize its visual impact on the cottage court environment.
- Parking Location: Required off-street parking may be located on individual development sites or in a shared parking area. Parking is prohibited between the principal structures and the street, and may not be located within any required common open space area [Section 14.6.D.6.a].
- Common Parking Areas: These must contain no more than ten spaces each. If they are adjacent to properties in a Neighborhood 1 Place Type, they must be screened according to the standards of Article 20 [Section 14.6.D.6.a].
Small Unit Bonus
The City of Charlotte offers a development bonus for cottage courts consisting of smaller, lower-profile dwellings.
Eligibility Standards
To qualify for the bonus, all residential units (including bonus units) must meet the following:
- Max Floor Area: 800 square feet or less per unit.
- Max Height: 24 feet or less per building.
Bonus Awarded
- Increased Density: The number of residential buildings may be increased by 25%, up to a maximum of five additional bonus buildings.
- Lot Area Exemption: Bonus residential buildings are not included in the calculation of the minimum total lot area required for the overall development.
[Section 14.6.E]
Approval Process
Establishing a CCO: Cottage Court Overlay District on a property requires the approval of a zoning map amendment per the procedures outlined in City of Charlotte UDO Section 37.2 [Section 14.6.F].
Sections Cited
- Article 14.6 CCO Cottage Court Overlay District
- Article 14.6.A Purpose
- Article 14.6.B Applicability
- Article 14.6.C Use Limitations
- Article 14.6.D Development Standards
- Article 14.6.E Small Unit Bonus
- Article 14.6.F Approval Process