Urban cottage concept maintains vernacular single family housing forms and streetscapes while emphasizing the efficient use of space, both indoors and out-doors, to produce high quality functional homes in a higher density pocket com-munities. An Alternative to Condos or Townhouses Urban historic neighborhoods in Raleigh average 6 units per acre, excluding roads. By carefully managing the proportions of the Urban Cottages and limiting the space between them to just enough to support a driveway, these home can be built at 14-20 units per acre while still maintaining correct proportions, massing, and traditional streetscape elements.

Specific design for a specific urban area urban cottage concept is best suited for those areas between high density development and traditional residential neighborhoods. It is a particular housing type that has naturally evolved in the past in a ring around denser urban areas. These areas have access to all the amenities of a downtown, but are not suitable for high-rise develop-ment or traditional lower density homes.

Integration with the existing street grid A key component of the urban cottage concept is a thorough integra-tion into the existing infrastructure and streetscape. The existing historic streetscape with its charming homes, front porches, picket fences, walkable sidewalks and street trees is treated as a primary amenity of the development.

Integration with the local architectural vernacular the urban cottage concept seeks synergy with the surrounding area by following the existing neighborhood form as closely as possible. This concept builds on the already existing area while bringing new energy to the district and promoting further revitalization.

Distinct Identity Unified by a Community Association Each community is carefully designed and named. its crucial themes are codified in a architectural design standards, and the new residents are united through a community asso-ciation.

Not a New Invention, but a Re-Interpretation of a Time Tested Lifestyle The urban cot-tage concept was developed through years of studying existing historic moderate density neighborhoods near the urban core, and through revitalization efforts which have led to the adoption of these neighborhoods by my new group of individuals seeking a true urban lifestyle. These new groups of people are looking for the same things which led to the original development of these historic neighborhoods, quality, affordable, compact and independent housing in downtown. If you develop a set of standards for the urban cottage concept was therefore not attempt to reinvent the wheel but attempt to understand and codify the aspects which led to the revi-talization of these areas.

Urban Cottages Concept Defined

Individualized street facades The homes in the urban cottage concept are based on national folk houses of the host railroad era, specifically those dating from 1900 to 1920. These homes feature simple forms decorated and made unique by differing siding, trim, baluster, eaves, and other ornamentation details including paint schemes. In stark contrast to other moderate density hous-ing forms with common façades such as townhouses or condominiums, these homes provide a pallet for the individual homeowner to make a personal statement which can be enhanced and altered over time. Thus the initial homes are only a scaffold designed to pro-duce an architectural environment comprised individual contributions and modifications over the course of years and decades.

Elimination of unclaimed spaces Ideally, every space in the neighborhood will be claimed by individual resi-dence. To this end great care is taken to create unified exterior spaces of sufficient size and proportion to be usable as front yards, courtyard, and driveways. Spaces that are too small to be useful such as property lines running between houses dividing the space into two less than desirable areas, are combined and designated for the use of one of the bounding homes. In this way every space has use every space has use and an owner. 

Treatment of the street as important public space In historically urban environments is often found that the street becomes an important pedestrian space which is utilized for many social and practical activities. “When the street is nar-row, closely bordered by homes on either side, and when the population density is sufficient to provide an almost constant presence of individuals on the street, sidewalks, yards and porches, the street is claimed by the community and becomes an important amenity for the neighborhood and it citizens.” The Urban cottage concept seeks to recreate this specifically urban environment by closely duplicat-ing the physical properties which have historically produced it. The relationship to the existing street grid distinguishes Urban Cottages from Cottage Courts, which are more inward or greens space focused.

No parking lots Another important distinction between an Urban Cottage neighborhood and a Cottage Court neighborhood is that elimination of parking lots. These unsightly no-man’s-land areas are inconvenient for the occupants and a haven for personal and vehicular crime. Urban Cottages eliminate the need for parking lots by condensing the traditional home & driveway streetscape to its densest possible format and maintaining a direct connection to the street.

Driveways as a Design Element Driveways in urban cottage developments will be primarily strip driveways land-scaped on either side with grass or ground cover in between strips. In the southern eastern style commonly seen in historic Charleston these driveways will be treated as potential courtyards, multiuse spaces, and prominent design features in the front of homes.

No Garages The urban cottage concept provides a true walking environment and is fully integrated into the public transporta-tion and street network. It envisions a time when multiple automobiles per home may not be necessary, but meets needs of current urban dwellers by providing ample parking between the individual homes, and additional street parking to allow for gatherings. Prominence is given to the home, yard and pedestrian. .

Careful screening of trash cans, utilities, and heating units In keeping with the careful use of exterior spaces, the location of trash cans, utilities and heating units are planned in advance and regulated by the HOA to ensure that the streetscape is kept uncluttered and unmarred by unsightly objects.

Key features of Urban Cottages Developments

Individuality Each cottage is different and becomes more unique as it is changed over time to suit the needs and taste of its owner. It has its own street presence. Your home is the “green house, with the picket fence and big porch”, not the unit on the fifth floor, half way down the hall.

Independence An urban house’s can be customized and improved approved to your taste. Home owners can benefit from the added value of improvements that differentiate your home from the neighbor’s. The uniformity and restrictions of condominiums or townhouses reduces the ability of residents to benefit from their own initiatives.

Versatility of Use Urban cottages are small enough to be affordable, but large enough to support many different lifestyles including single occupants, home offices, couples, couples with children, those needing a low maintenance lifestyle and those wanting a connection to the outdoors, those with multiple cars, and those taking advantage of other mean of transportation. With versatility comes the ability to live in the same home for many years and a broad spectrum of potential buyers when it’s time to sell.

Easy to finance Single family homes have a greater number of financing methods available then any other housing type. This is a great advantage over the constantly changing financing restrictions for other multifamily living options such as townhouses or condominiums. It makes urban cottages easier to buy, easier to appraise, and easier to sell.

Affordable, Quality Space Urban cottages take advantage of and celebrate every space inside and out. Keeping thing small allows for the use of high quality finishes at reasonable costs. Scarcity of space promotes efficiency of it design and use. Money that is normally wasted on ostentatious and unnecessary square footage is used to create effective solutions to the demands of a modern lifestyle.

Charm Of all the properties one’s home can have, none are better then charm. Charm makes a house a home. Charm is the result of subtly and taste, but it has a value that anyone can appreciate. No housing type can compete with the charm of a historically detailed cottage with a porch and flower garden.

Community & Privacy Urban cottages are built close together, creating a feeling of community and a place where you can sit on your front porch while chatting with a passer by. But if well designed, they also provide private indoor and outdoor spaces that give a sense of separateness without a feeling of being enclosed.

Manageable Exterior Spaces All of us need a connection to the outdoors, but huge lawns are difficult and expensive to maintain and are major environmental problem. By contrast, a small urban lawn or garden can be simple and easily be maintained, or it can be turned into an incredible design feature for very little money and effort.

Green Living Urban living is green living. All the transportation and infrastructure costs of suburban homes make urban homes inherently more efficient. Also, the typical cottage is made from materials with a much lower inherent energy cost then the ce-ment and steel of a high rise. The efficient use of land and of interior space, the lack of common area construction costs, heating and lighting, and the use of high efficiency appliances and insulation makes urban cottage living one of the greenest lifestyles available.

Advantages of Urban Cottages

Advantages of Home Ownership: Excerpted from the 1926 Sears and Roebuck House Catalog

Every space is carefully planned to create a smooth transition from Public to Private Zones

1: The Street: Public/Semi-Public The street is public, but some social scientists have noted that in small communities such as these, with narrow streets and homes close to the street, even the street takes on a semi-public, semi-private feel. The front yard creates an important transition from semi-public to Semi-private space. It is owned by the individual but visible from the public realm.

2: Sidewalk, Driveway & Planters: Semi-Public Each home has a small front yard that is can easily be maintained or can be lavishly individualized for with a very small investment. This offers a wonderful opportunity for residents to share their creativity and, improve their property value and enhance the community. 

3: Front porches: Semi-Public/Semi-Private large front porches are an essential part of each home, providing a semi-private space from which to view the city, the neighboring homes, and passersby. This important transitional space is an outdoor room which allows for interaction with other people walking down the street. It provides an opportunity for customization and individualization of its furnishings. It provides a place for the residents of the neighborhood to see and be seen, adding to a sense of community.

4: Interior Ground Floor: Semi-private Having evolved from the basic needs of everyday living, traditional folk homes of the urban cottage concept all have floor plans where the most public rooms are located on the front ground floor. This allows for the maintenance of inviting semi-private areas and allows the residents to have their blinds open more often than not. This coupled with the large windows of this style of architecture create a comfortable surveillance of the surrounding area and a feeling of participation with the broader neighborhood even while being inside the home.

5: Rear courtyards: Semi-Private-Private Each home opens to a small fenced rear yard. These rear spaces are truly outdoor rooms. Having a private outdoor space makes an enormous difference in the an urban home and creates an important psychological connection to nature. It pro-vides an are for outdoor dining, or a place where pets can be let out to when there's no time to take them for a walk. It is another opportunity to create a individualized once personal enjoyment.

6: Upper Floors and Bedrooms: Private The upper floors in urban cottages are arranged so that the bedrooms are in the front and back, with all the bathrooms, halls, stairs, and closets located in the middle. This allows for full width bedrooms with large windows overlooking the front and back yard. The elevated position provides privacy, while the large windows provide views of the trees, skyline, or surrounding areas. These bedrooms often have vaulted ceilings and clerestory windows, providing a very spacious feel-ing, even in the most private areas of the home.

Public-Private Zones in Urban Cottages Developments

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Street: Public/Semi-Public Sidewalk & Planters: Public/Semi-Public Front Porch: Semi-Public-Semi-Private Ground Floor Living Area: Semi-Private-Private Rear Enclosed Courtyard: Semi-Private-Private

Should be Small—“Smallness is essential to identity, so a mini-neighborhood should consist of a grouping of no more than three to six streets. “ Urban Cottage developments are inherently small projects, slipped into spaces between existing neighborhoods.

Be Predominantly Single-Family Units—“The percentage of single-family houses versus multifamily housing on each street is also an important factor. This is because in single-family houses, the front yard belongs to the family.” All homes in an Urban Cottage development are single family with small privately owned front yards.

Have Similar Architectural Characteristics-”A mini-neighborhood should consist of a grouping of streets sharing similar housing characteristics: building type, building size, lot size, setbacks from the street, building materials, architectural style, and density.” The homes in an Urban Cottage development share these features, but also are designed to appear architecturally similar to the surround area.

Have Maximum control of exterior spaces-“Single-family homes space closely together and close to the street create the most secure exterior city spaces. This single-family home model, each exterior space is claimed by the occupants. The smaller the spaces and the more they explicitly belong to a particular housing unit more secure they are.” .In an urban cottage development every square foot of exterior space is designated both legally and visually to a particular home so that no unclaimed spaces exists. According to security by design principles this is unquestionably the most secure type of exterior space and this makes this unit type particularly suitable for urban transitional areas between typical single-family residential areas and higher density commercial urban areas.

Have Maximum control surrounding Streets-HUD study goes on to state that compact single-family homes are the most effective building model for the control city streets. “Because of the close juxtaposition of the street to the private front lawn of each dwelling, residents are concerned about ensuring its safety and act to maintain and control it. In actual fact, only the very central portion of each street is truly public in nature. If the street were narrow, even the activity in this central portion would be considered accountable to neighboring residents.” The streets in Urban Cottage Development are as narrow as practical, to reduce traffic speeds and promote pedestrian uses and control.

Have Definite Neighborhood Boundaries-“Mini neighborhoods should have definite boundaries. It in-stills a sense of ownership, and enhancing proprietary feelings is what Defensible Space modifications are all about.“ Urban Cottage Developments do not have physically restricted borders, but have strong visual boundaries to establish ownership and iden-tity.

Streets Should Facilitate Access but Discourage Through-Traffic-”Mini-neighborhoods and their access arterials should be designed to facilitate access but discourage through-traffic.” The streets in Urban Cottage Development are as narrow as practical, reducing traffic speeds and through traffic.

Mini Neighborhoods, Defensible Space, and Urban Cottages

The founder of the defensible space theory, Oscar Newman, as-serts that the most effective method of applying Defensible Space Theory in an older urban environment is through the crea-tion of “Mini Neighborhoods”. *

Urban Cottage developments are essentially mini-neighborhoods that embody many of the essential principles proposed by Newman. According to Newman, mini-neighborhoods should:

Excerpts are from: Creating Defensible Space by Oscar Newman, Institute for Community Design Analysis Center for Urban Policy Research Rutgers University. US Department of Housing and Urban Development Office of Policy Development and Research.

An urban cottage development has the look and feel of a traditional neighborhood, because it is a traditional neighborhood.

Six Urban Cottages 2 cars parked in private drives

Single Family Deeds No common walls No common areas

HOA for regulations only

An urban cottage development has a similar residential density as town-houses, but has single family deeds, no common walls, and no parking lots.

Each home is independent, with its own driveway, front and back yards.

Six Townhouses Cars in parking lot Townhouse Deed

common walls common areas

HOA must pay for common maintenance

Urban Cottages, Residential Density, and Other Building Formats

College Park Single Family 4 du/a

Boylan Heights & Oakwood: 6 du/a

South Park 7 du/a

Pilot’s Mill Cluster Homes 11 du/a

703 West Lane Towns 14 du/a

Rosengarten Park 20 du/a

5 du 10 du 15 du 30 du 60 du 100 du 150 du

Mid-Rise over surface

parking

Mid-Rise with structured parking

Low-Rise with surface

parking

Urban Cottages &

Town-houses

High-Rise over structured parking

Downtown single family

Suburban single family

The West Condos 177 du/a

The Hue Apartments

120 du/a

The Dawson Condos 60 du/a

Gov Square Condos 35 du/a

Cluster Homes

Urban Cottage developments fit seamlessly with existing single family neighbor-hoods, but provides higher density & affordability similar to that of townhomes.

Urban Cottages and Surrounding Areas

Rosengarten Park Project Boundary

Started 2009

Restoration Started Oct 2011

Restoration Started May 2011

Renovated 2010

New Home Started May 2011

Restored Fall 2010

Renovated 2010

Because Urban Cottages are architecturally integrated into the neighborhood, the value of similar adjacent properties is more directly impacted. third parties can eas-ily participate independently of the primary development.

This graphic shows how the Rosengarten Park Project has spurred independent restoration and new construction in the areas outside the originally planned development.