Cottage Communities: What Arlington’s UDC Update Allows

Thinking about placing a handful of small homes on one Arlington lot so loved ones can live nearby or to create smart, gentle density? You’re not alone. Cottage communities are gaining attention across North Texas as a way to add homes without changing neighborhood character. In this guide, you’ll learn what Arlington’s Unified Development Code (UDC) update is designed to allow, the steps to get a project approved, what to verify with the city, and how to avoid common pitfalls. Let’s dive in.

What a cottage community is

A cottage community is a small cluster of detached or semi-detached homes arranged around shared open space. The cottages are usually modest in size, focused on porches and pedestrian paths, with parking tucked to the side or rear. This approach supports multi-generational living, downsizing, and thoughtfully scaled infill.

The big idea is to add housing choices while keeping buildings at a neighborhood scale. That means human-scale design, walkability, and preserving trees or open areas through clustering.

What Arlington’s UDC update aims to do

Recent UDC updates in many cities, including Arlington, are designed to enable “missing middle” homes that fit near single-family neighborhoods. The intent is to encourage:

• Modest homes that serve different household types, including seniors and small families.
• Clusters that preserve open space and mature trees by concentrating homes in the best spots on the site.
• Pedestrian-friendly layouts with porches, courtyards, and common greens.
• Less garage dominance, with parking arranged so people and porches face each other, not vehicle lanes.

The UDC describes where cottage communities are eligible, how many homes you can consider, and the standards you must meet. Exact numeric standards and approval paths are in Arlington’s UDC and may vary by parcel.

What may be allowed under the update

Every city sets numbers a bit differently, but cottage codes generally trade smaller lots and reduced setbacks for clear limits on height, unit count, and open space. Use the points below as a planning lens, then verify Arlington’s precise standards before drawing plans.

Homes and size

• Cottage homes are typically small detached units. Many model codes reference a typical range of 500 to 1,200 square feet per unit. Verify Arlington’s unit definitions and size expectations.
• Some communities allow a mix of cottages and slightly larger homes if the overall scale remains consistent.

Unit count and height

• Many cottage provisions cap total units per development or set a maximum per acre to keep the cluster small. Examples in other places range from about 4 to 12 units, but Arlington will specify its own cap.
• Building height is often held to 1 or 2 stories to align with nearby homes.

Open space and orientation

• Cottage communities commonly require a central green or shared open space, often a percentage of the site. The goal is a visible, functional common area that units face.
• Setbacks are usually reduced from conventional single-family standards, especially toward the internal courtyard or pedestrian path. Verify orientation, frontage, and setback rules for your parcel.

Parking and driveways

• Codes often allow shared parking or reduced minimums when the site design prioritizes walking and the city provides on-street spaces. Arlington will specify ratios and where parking can go.
• Expect standards for rear or side parking, limited driveway curb cuts, and internal drives or alleys.

Ownership options

• Cottage communities can be developed on a single lot under one owner, as fee-simple lots created by replat, or as condominium units with shared common areas.
• Arlington’s UDC will indicate which ownership and platting approaches are permitted and how they affect the review process.

What likely is not allowed

• High-rise or large apartment buildings. Cottage rules target small-scale, low to medium density.
• Locations outside eligible zoning districts or future land-use designations. The option is not universal.
• Layouts that fail emergency access, hydrant spacing, or fire apparatus turning requirements.
• Skipping subdivision or condominium platting when multiple legal units are created.
• Avoiding municipal utility connections where city utilities are required.

Where cottage communities may fit in Arlington

Cottage provisions are typically tied to specific residential zoning districts and sometimes to the Comprehensive Plan’s future land-use map. That means eligibility depends on your parcel’s zoning, overlays, and surrounding context. Before you invest in design, confirm with Planning staff:

• If the cottage option is permitted on your property.
• Whether approval is administrative or requires a conditional use or planned development.
• Any location-specific standards or design requirements.

The approval path and timeline

Plan for a multi-step process. The path below reflects the typical sequence you should expect for a cottage community in Arlington:

1. Pre-application meeting. Meet with Development Services and Planning to confirm eligibility, utilities, and review standards. Ask for checklists and fee schedules.
2. Conceptual site sketch. Show approximate unit locations, shared open space, pedestrian paths, tree preservation areas, access points, and a parking strategy. This helps staff flag constraints like floodplain or easements early.
3. Zoning and land-use verification. Confirm that your zoning district allows the cottage option. If not, discuss rezoning, a planned development, or a conditional use path and what public hearings would entail.
4. Platting or condominium plan. Determine if you will replat into fee-simple lots or use a condo/common-interest approach. This step coordinates with multiple departments and can involve right-of-way and utility reviews.
5. Development plan or site plan review. Engineering and fire teams review utilities, stormwater, traffic, tree protection, landscape, and emergency access details.
6. Public notice and hearings if needed. For rezonings or conditional uses, you may have Planning Commission and City Council hearings. Build in time for neighborhood outreach.
7. Building permits. After site approvals, submit building plans for each unit or through a master building permit process as allowed.
8. Inspections, infrastructure, and final plat recording. Complete infrastructure or post bonds, pass inspections, record plats, and secure certificates of occupancy.

Timelines vary by parcel and approvals. Administrative tracks can wrap in a few months. Projects needing rezoning plus platting often run 6 to 12 months or more, depending on complexity and public feedback.

Early site checks you should do

Save time and cost by investigating constraints early. The items below are common make-or-break issues for cottage layouts:

• Utilities. Confirm water and sewer capacity at the site, connection points, and possible off-site upgrades.
• Floodplain and drainage. Identify FEMA floodplain, local drainage easements, or ponds that limit buildable areas.
• Easements and right-of-way. Note utility easements, shared access, and frontage constraints that affect driveways and internal circulation.
• Trees and environmental features. Check for protected or heritage trees and potential mitigation requirements. Clustering can help preserve canopy.
• Fire and emergency access. Plan for apparatus routes, driveway widths, turning radii, addressing, and hydrant spacing.
• Stormwater and impervious cover. Understand detention thresholds and how clustering can help meet runoff standards.
• Parking and traffic. Consider on-street capacity, shared parking feasibility, and safe access points.
• Neighborhood context. Anticipate screening, privacy, and transition edges when next to conventional single-family homes.

Ownership and financing basics

Your ownership model affects platting, mortgages, taxes, and long-term maintenance.

• Fee-simple subdivision. A replat creates individual lots for each cottage. This can simplify traditional lending but requires meeting lot standards.
• Condominium platting. Units are individually owned, with common areas held together. This can reduce lotting complexity but requires association documents.
• CC&Rs and management. Most cottage communities adopt covenants for maintenance, parking, common-space care, and design consistency. Coordinate documents with your legal team and align them with UDC standards.
• Lender and appraisal considerations. Some lenders prefer fee-simple lots. Learn early how your chosen model affects financing, insurance, and Tarrant County appraisal.

A smart first 30 days

Use the first month to quickly test feasibility before you commit to detailed design:

1. Confirm eligibility. Call Planning to ask if your zoning and future land-use support the cottage option on your parcel.
2. Book a pre-application meeting. Request the submittal checklist, fee schedule, and example cottage projects if available.
3. Draft a concept sketch. Show units, a central green, pedestrian paths, access, and a preliminary parking layout.
4. Check utilities and constraints. Map water, sewer, floodplain, easements, trees, and any known drainage issues.
5. Choose a likely ownership path. Decide whether fee simple or condo makes more sense and note the platting path.
6. Outline a timeline. If rezoning is needed, build in time for hearings and neighborhood communication.

Common pitfalls to avoid

• Ignoring floodplain or utility limits until late in design.
• Expecting cottage density on parcels with narrow access that cannot meet fire standards.
• Overlooking deed restrictions that limit multi-unit configurations.
• Underestimating off-site improvements like water or sewer upsizing.
• Skipping neighbor outreach when a public hearing will be required.
• Assuming a lender will finance a condo-form cottage without early conversations.

Is a cottage community right for you?

Cottage communities can be a fit if you want:

• Multi-generational living where relatives live nearby with privacy.
• Rightsized living that emphasizes outdoor space over square footage.
• A small-scale investment or rental cluster that feels like a neighborhood.
• Design flexibility to preserve trees and open space while adding homes.

If your parcel sits within eligible zoning and you can meet access, utilities, and open space rules, a cottage plan can be a thoughtful way to unlock value.

How our team can help

You deserve a guide who knows both neighborhood nuance and process. As a Dallas–Fort Worth team with deep local relationships, we can:

• Help you evaluate parcels in Arlington for cottage feasibility at a high level.
• Coordinate introductions to Planning staff and respected local design or civil partners.
• Advise on market positioning for sales or leasing once your plan advances.
• Support bilingual communication if you or your partners prefer Spanish.

When you are ready, we can also help you sell a current property, acquire the right site, or market finished cottages to the right buyers. Our approach blends high-touch service with proven systems so you can move forward with clarity.

Ready to explore a cottage community in Arlington? Connect with Unknown Company to talk through your goals, timelines, and next steps. Move with Purpose. Make Your Move Today.

FAQs

Can I build several small houses on one Arlington lot?

• Possibly. Cottage provisions often allow multiple detached units on a single parent lot or after platting. Confirm eligibility, utility capacity, and fire access with Arlington Planning.

How many units could I include in a cottage community in Arlington?

• The UDC will specify the cap or density method. Many cities set small cluster limits to preserve scale, but you must verify Arlington’s exact number for your parcel.

Do I have to form an HOA for a cottage community in Arlington?

• Not always. If you use a condominium model or share parking and open space, a common-interest association is typical. Work with counsel to align documents with UDC requirements.

Will I need to replat my Arlington property for cottages?

• Often yes, if you create separate fee-simple lots or a condominium plat. Some sites proceed with a single-lot, multiple-unit approach. Arlington staff can confirm your best path.

What are the parking rules for Arlington cottage communities?

• Cottage codes often allow shared or reduced ratios with pedestrian-oriented design. Arlington’s UDC will list the required parking counts and placement standards.

How long does approval of a cottage community take in Arlington?

• Administrative options can move in a few months. If you need rezoning or a conditional use along with platting, expect a timeline closer to 6 to 12 months or more.

Will the fire department allow narrow private drives in a cottage layout?

• Fire access standards apply to all site plans. Drive widths, turn radii, hydrant spacing, and addressing must satisfy the fire marshal, which may influence your layout.