Modification of Base Standards by the City of Charlotte Cottage Court Overlay District (CCO)
The Cottage Court Overlay District allows for a 50% reduction in the total minimum lot area required by the base zoning district for residential developments. It permits multiple principal structures on a single lot, provided they are organized around a centrally located common open space of at least 3,000 square feet. Single-family, duplex, and triplex dwellings are the only permitted housing types, and accessory dwelling units are strictly prohibited within this City of Charlotte overlay.
Purpose and Applicability
The Cottage Court Overlay District (CCO) in the City of Charlotte is designed to facilitate small-lot residential development. It allows various dwelling types to be organized around a common open space, managed as a cohesive whole with shared stewardship by residents [Section 14.6.A].
This overlay is applicable only within the following City of Charlotte base zoning districts:
- N1-A, N1-B, N1-C, N1-D, and N1-E [Section 14.6.B].
The Cottage Court Overlay District may be structured either with individual lots for each dwelling or as a multi-dwelling development on a single large parcel [Section 14.6.B.2].
Modification of Base Dimensional Standards
The primary function of the Cottage Court Overlay District is to provide relief from standard lot area and structure-per-lot requirements. While base zoning districts generally limit lots to one principal structure, the Cottage Court Overlay District serves as a specific exception to this rule [Section 16.1.A.1.b].
Lot Area and Setbacks
The City of Charlotte modifies the dimensional requirements for a cottage court as follows:
| Feature | Modification Detail |
|---|---|
| Minimum Total Lot Area | Calculated by taking the cumulative lot area required by the base district for the number of buildings and reducing the result by 50% [Section 14.6.D.1.a]. |
| Individual Lot Standards | Individual building sites or lots within the cottage court are exempt from base standards for lot area, lot width, setbacks, and building coverage [Section 14.6.D.1.b]. |
| Development Parcel Standards | Base district standards for lot area, lot width, and setbacks must still be met by the overall cottage court development parcel boundary [Section 14.6.D.1.b]. |
Density and Building Limits
The Cottage Court Overlay District imposes specific limits on the scale of the development to ensure it maintains a "cottage" character:
| Regulation | Standard |
|---|---|
| Minimum Number of Buildings | 4 buildings (requires a minimum of 4 detached structures) [Section 14.6.D.2.a]. |
| Maximum Number of Buildings | 30 buildings per development site [Section 14.6.D.2.b]. |
Use and Structure Limitations
The City of Charlotte limits the types of structures permitted in the Cottage Court Overlay District to maintain neighborhood compatibility. Only single-family, duplex, and triplex dwellings are allowed [Section 14.6.C.1]. Notably, the City of Charlotte prohibits accessory dwelling units (ADUs) within any cottage court development [Section 14.6.C.2].
Common Open Space Requirements
Developments in the Cottage Court Overlay District must be oriented toward a shared open space. All buildings must front on either a public street or this common area [Section 14.6.D.3].
| Open Space Requirement | Standard |
|---|---|
| Minimum Size | 3,000 square feet or 500 square feet per dwelling unit, whichever is greater [Section 14.6.D.4.a]. |
| Minimum Width | 30 feet [Section 14.6.D.4.b]. |
| Maximum Hardscape | 30% of the common open space area [Section 14.6.D.4.c]. |
| Internal Setback | Dwellings must be set back at least 5 feet from the common area [Section 14.6.D.5]. |
Parking and Access
The City of Charlotte requires that parking within the Cottage Court Overlay District be handled through either individual on-site spaces or shared parking areas. Common parking areas are limited to no more than ten spaces each and must be screened from adjacent Neighborhood 1 Place Type properties [Section 14.6.D.6.a]. Parking is strictly prohibited between the principal structures and the street, or within the required common open space [Section 14.6.D.6.a].
Small Unit Development Bonus
The City of Charlotte provides an incentive for smaller-scale housing within the Cottage Court Overlay District. If a developer meets strict "small unit" criteria, they are granted a density bonus [Section 14.6.E].
Eligibility for Bonus
To qualify, all dwelling units in the development (including bonus units) must meet these standards:
- Maximum 800 square feet of gross floor area.
- Maximum 24 feet in height [Section 14.6.E.1].
Bonus Awarded
- The number of residential buildings may be increased by 25% (not to exceed five bonus buildings) [Section 14.6.E.2.a].
- Bonus residential buildings are excluded from the calculation of the minimum total lot area required for the development [Section 14.6.E.2.c].
Sections Cited
- Section 14.6 CCO Cottage Court Overlay District
- Section 14.6.A Purpose
- Section 14.6.B Applicability
- Section 14.6.C Use Limitations
- Section 14.6.D Development Standards
- Section 14.6.E Small Unit Bonus
- Section 16.1.A Number of Structures on a Lot