DRAFT RESIDENTIAL DESIGN STANDARDS AND GUIDELINES
Transcript of DRAFT RESIDENTIAL DESIGN STANDARDS AND GUIDELINES
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Residential Standards and Guidelines
DRAFT
RESIDENTIAL DESIGN STANDARDS AND GUIDELINESFor the Unincorporated Communities of West Alameda County
TASK FORCE MEETINGMarch 8, 2010
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Residential Standards and Guidelines
Tonight’s Meeting
Overview of Revisions from Previous Meeting Townhome Standards
Overview Comments and Discussion
Multi-Family Residential Standards Overview Comments and Discussion
Design Guidelines for Residential Projects Overview Comments and Discussion
Topics for Next Task Force Meeting
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Residential Standards and Guidelines
Revisions From Previous Meeting
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Residential Standards and Guidelines
Single-Family Residential
Clarification of Diagrams: Height: Max. 25’; up to 30’
Up to 30’; provided that the roof is pitched and portion of the roof over 25’ in height is at least 15’ away from property lines
Rear Setback: Min. 20’ Min. 25’ for second story if second story > 80% of the building
footprint
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Residential Standards and Guidelines
Single-Family Residential
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Residential Standards and Guidelines
All Development
Existing Measurement of Front Setback from Private Street Measured from the edge of access easement If sidewalk within access easement, measured from back of
sidewalk If sidewalk is outside of access easement (i.e. separate pedestrian
easement), measured from back of curb
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Residential Standards and Guidelines
All Development
Proposed Measurement of Front Setback from Private Street Measured from back of sidewalk Front porch facing the driveway/private street can be completely
located within the front setback if minimum 10’ from back of sidewalk
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Residential Standards and Guidelines
All Development
Front Porch/Recessed Entry Minimum 5% of first floor building footprint; up to a maximum of
100’ Minimum depth 5’ Alternative designs that create a welcoming entry feature facing the
street, such as a trellis or landscaped courtyard entry may be approved by staff
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Residential Standards and Guidelines
Front Porches/Recessed Entries
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Residential Standards and Guidelines
Front Porches/Recessed Entries
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Residential Standards and Guidelines
Small-Lot Single-Family
Height on Narrow Lots Max. 25’ Any portion of the building above 20’ is required to slope away from
the project side property line. Some or all of the bulk reduction of the second story (max. 80% of
the first story floor area) must occur along the project side property line
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Residential Standards and Guidelines
Small-Lot Single-Family
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Residential Standards and Guidelines
Development Standards
TOWNHOMES
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Residential Standards and Guidelines
Townhomes
Figure 2.4-1: Two-Story Townhomes
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Residential Standards and Guidelines
Townhomes
Figure 2.4-2: Townhomes on Narrow Lots
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Residential Standards and Guidelines
Townhomes
Figure 2.4-3: Three-Story Townhomes
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Residential Standards and Guidelines
Townhomes
Minimum Project Site Width: Two-Story Townhomes: 65’ Three-Story Townhomes: 75’
Maximum Height Two-Story Townhomes: 25’; up to 30’ for portions minimum 25’
away from project property lines Three-Story Townhomes: 30’; up to 35’ for portions minimum 25’
away from project property lines
Maximum Second/Third Story Floor Area Second-Story: 80% of first floor building footprint Third-Story: 70% of first floor building footprint
Required Front Porch or Recessed Entry Minimum Area: 5% of first story bldg footprint; Minimum dimension
of 5’
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Residential Standards and Guidelines
Townhomes
Figure 2.4-4: Height
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Residential Standards and Guidelines
Townhomes
Setbacks (ft)
Project Lot (Double-Loaded)
Lot (Single-Loaded)
Front 20 10 10; 7.5 for narrow lots
When Project and Lot setbacks overlap, the more restrictive requirement shall apply
Side 5; 15 for primary windows
0-5 0-5
Rear 20 15 15
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Residential Standards and Guidelines
Project Setbacks and Lot Setbacks
Townhomes
Lot Setbacks
Project Rear
Project Front
Project SideProject
Side
LotRear
Lot Side
Lot Side
LotFront
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Residential Standards and Guidelines
Townhomes
Project Rear
Project Front
Project SideProject
Side
LotRear
Lot Side
Lot Side
LotFront
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Residential Standards and Guidelines
Townhomes
Maximum Garage Width 20’
Maximum Garage Width (% of Unit Frontage) 50% (Street Facing Façade) 60% (Two-Story, Interior Facing Façade); 75% (Three-Story, Interior
Facing Façade) Exception:
If garage minimum 4’ behind front door or second story on top of garage: 70% (Two-Story, Interior Facing Façade) 80% (Three-Story, Interior Facing Façade)
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Residential Standards and Guidelines
Townhomes
Figure 2.4-5 and 2.4-6: Garages and Garage Width Exceptions
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Residential Standards and Guidelines
Development Standards
MULTI-FAMILY RESIDENTIAL
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Residential Standards and Guidelines
Multi-Family Residential
Figure 2.5-1: Multi-Family Residential
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Residential Standards and Guidelines
Multi-Family Residential
Minimum Median Lot Width: 100’ Minimum Lot Frontage for High Density Residential:
100’ Maximum Lot Coverage
Medium Density Residential: 55% High Density Residential: 60%
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Residential Standards and Guidelines
Multi-Family Residential
Maximum Height Medium Density Residential: 30’; up to 35’ for portions a
minimum 25’ away from property lines and not adjacent to R-1/Low Density District ACBD-RC: 35’ CVCBD Land Use Group D: 45’
High Density Residential: 45’; up to 55’ for portions a minimum 25’ away from property lines and not adjacent to R-1/Low Density District R-4: up to 75’
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Residential Standards and Guidelines
Multi-Family Residential
Maximum Floor Area (Percentage of First Story Bldg Footprint): First Story: 100% Second Story: 90% Third Story: 80% Fourth Story (if allowed): 75% Fifth Story (if allowed): 75%
Required Front Porch or Recessed Entry Minimum depth 5’; minimum area 100 square feet
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Residential Standards and Guidelines
Multi-Family Residential
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Residential Standards and Guidelines
Multi-Family Residential Setbacks
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Residential Standards and Guidelines
Design Guidelines
For Residential Projects
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Residential Standards and Guidelines
Guidelines vs. Standards
Guidelines • Express design objectives with respect to specific
development features or conditions• Explain why a particular guideline or criterion is an
appropriate way to achieve the objective• Provide graphic examples and verbal description showing
approaches that conform to the guidelines
Standards• Qualitative or quantifiable rule or measure that must be
satisfied
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Residential Standards and Guidelines
Development Intensity and Neighborhood
Scale should be compatible with neighborhood Projects should enhance visual appearance of street and
neighborhood Projects should contribute to curb appeal Buildings should respect need for privacy, light, and air of
surrounding buildings
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Residential Standards and Guidelines
Building Height and Form
Building Height Appropriate height and scale transitions Locate taller portions of projects from adjoining properties Minimize impact of third story Step down building along hillside
Building Form and Bulk Minimize bulk with maximum building length of 150’, horizontal and vertical
stepbacks, changes in roof form and height, major recesses
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Residential Standards and Guidelines
Building Relationship to the Street
Front Yards Meet setback standards Maximize front yard landscaping
Building Orientation, Entrances, and Street-Facing Facades Orient street-facing façade toward public street Locate primary front entrance to face public/private street Incorporate porches into street-facing facade