By John Schwing
WESTPORT — An initiative to promote small-scale developments of affordable housing in town has taken a big step.
A text amendment that would permit so-called “cottage cluster” communities — small, single-family homes built closely together on town-owned land — was forwarded this week for review by the full Planning and Zoning Commission.
The cottage cluster concept was listed in the town’s state-mandated affordable housing plan as a way to help expand the town’s inventory of affordable homes.
The idea has been discussed favorably at meetings of the P&Z’s Affordable Housing Subcommittee over the last several months.
P&Z Chairwoman Danielle Dobin, who has advocated for the cottage cluster concept during earlier discussions, at Wednesday’s meeting called it one of the most popular ideas proposed in the affordable housing plan.
The draft amendment, Dobin said, “would allow entirely affordable cottage clusters on pieces of town-owned land with the hope that we could create a lot more diversification of housing in Westport in a way that looks and fits with the as-built feel of some of these pieces of land that are in mixed [zoning] districts.”
A feature that Dobin says is particularly appealing about cottage clusters is that all units in the small-scale developments would conform with “affordability” criteria set by the state.
That contrasts with large apartment projects built under the state’s 8-30g law, which Dobin said, “allows developers to bypass local zoning regulations to build luxury apartment buildings with a 30 percent affordable component.” That means for every 10 units in an 8-30g project, seven can be leased for what she called “extraordinary amounts,” while only three are rented at affordable rates.
Main points in the proposed cottage cluster text amendment include:
- The developments would be build on town-owned land, with at least 50 feet of frontage on an arterial road.
- All of the units would be rented to residents who whose household incomes meet the state’s affordable criteria and do not exceed 80 percent of the state median.
- No more than five cottage cluster developments would be allowed in town.
- The average size of each cottage would not exceed 850 square feet.
- There would be at least 10 feet between each of the units.
- Each cottage would have at least 200 square feet of usable open space, and there also would be common green space for the overall cluster.
- The buildings would not be taller than two stories or 26 feet in height.
- Off-street parking would be provided for residents.
While no sites have been officially designated for potential development of cottage communities, Dobin said the regulation should allow enough flexibility to be applied to several possible locations.
Selection of the location for cottage clusters, she added, would be made by the Board of Selectwomen and not zoning officials.
The Linxweiler property at 655 Post Road East, however, has been mentioned as a likely site during several earlier subcommittee meetings.
The property is a 1.3-acre tract bequeathed to the town by Joanna Linxweiler. The house on the site is now an emergency shelter managed by Homes with Home for one family.
Gloria Gouveia, of Land Use Consultants, called the proposed text amendment “a wonderful regulation” and offered to work on a “demonstration plan” to illustrate how a cottage cluster could potentially be developed, under terms of the regulation, on the Linxweiler property.
Dobin, who said a cottage cluster demonstration plan had not yet been done, welcomed Gouveia’s offer.
Dobin then asked if the three P&Z members who joined the subcommittee meeting would support forwarding the proposed text amendment to the full commission for a public hearing.
With their agreement, Dobin said the cottage cluster proposal would likely be scheduled for a hearing sometime in September.
John Schwing, the Westport Journal consulting editor, has held senior editorial and writing posts at southwestern Connecticut media outlets for four decades. Learn more about us here.
I think that the idea of cottage clusters built on town owned land is wonderful.
They will be so much prettier than huge apt complexes, and all units inclusive as opposed to 30%.
I think one of the most suitable town owned spots to put “affordable “housing would be longshore. ( cottage/cabin clusters only. I’m def not suggesting the new inns caretakers be ever permitted to add to their hotel BUT affordable cottage clusters I could see the towns residents getting behind.
It is unfortunate the town did not buy the red barn property back a few years ago.
I don’t suppose it could be taken back by eminent domain especially since it is clearly being neglected ( because of its historic status) and intentionally let fall down.
Anyway cottage clusters sound very appealing.
I am currently working on a cottage cluster of sorts down in the British West Indies on an acre of land, and todays style of more modern architecture makes efficient use of smaller space with clever “small home” ideas.
Also they can be built with sustainability in mind.
Looking forward to hearing more.
Ciara Webster
Brilliant idea! Why not expand upon it by inviting Mexican food trucks to line the entrance adjacent to the magnificent elms as they do in New Haven at the Sargent Dr. gateway to Yale? From there why not further expand to building projects along Compo Beacjh ? After all, why should only those with 30 Million get to enjoy an unobstructed view of the sound ?