2014 Residential Design Guidelines - ACGOV Alameda County Government
6STANDARDS THATAPPLY TO ALL OR SOMEDEVELOPMENT PROJECTSWITH RESIDENTIAL USESSTANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES 6-1
PARKING SPACESFigure 6-1: ParkingPARKINGallSt ngthLe 18’Universal Parking Space. Spaces must have a minimum width of 9 feet and a minimum depth of 18 feet.Table 6.1 summaries the standard parking space andaisle dimensions.ParkingSpaceSpaces Next to Obstructions. Parking spaces next todoor-swing obstruction must have a minimum stallwidth of 11 feet.Residential Tandem Space. When two or more parking spaces are reserved or required for a single dwellingunit, such spaces may be developed as tandem parkingspaces, subject to any limitations in the developmentstandards regarding the percentage of units with tandem spaces. Tandem parking spaces must have a minimum width of 9 feet and a minimum depth of 36 feetto accommodate two vehicles.ingSpaceParkingSpaceallSt idthW 9’Enclosed Parking Space. Enclosed parking spacesshall have a minimum width of 9 feet and a minimumdepth of 20 feet.Compact Parking Space. Compact spaces shall provide a minimum length of 16 feet and a minimumwidth of 8 feet.Angle of ParkingParkingSpaceParkCurbLengthTable 6.1: Standard Parking Space and Aisle DimensionsAisleWidthStallDepthAngle of ParkingStall WidthCurb LengthPer StallStall DepthAisle WidthParallel9’22’9’0”15’30 9’18’17’15’45 9’12’8”19’15’60 9’10’5”20’22’90 9’9’18’25’6-2 ALAMEDA COUNTY RESIDENTIAL STANDARDS AND GUIDELINES
BICYCLE PARKINGDimensions. Each bicycle parking space shall be aminimum of 2 feet in width and 6 feet in length andshall be accessible without moving another bicycle.Required Short Term Bicycle ParkingCommercial/Office Uses. Short-term bicycle parkingspaces shall be provided at a rate of two percent of thenumber of required automobile parking spaces, with aminimum of two parking spaces provided per establishment.Residential Uses. There shall be a minimum of onebicycle parking space per 25 units.Location. Short-term bicycle parking shall be locatedwithin 50 feet of the primary building entrance. Bicycle parking shall be located on private property, unlessthe Public Works Director approves an encroachmentpermit for bicycle parking within the public right-ofway. A minimum four foot clear width for pedestriancirculation and handicapped access in public sidewalksshall be maintained.Required Long Term Bicycle ParkingCommercial/Office Uses. Any establishment with25 or more employees shall provide long-term bicycleparking at a ratio of one space per 25 vehicle spaces.Figure 6-2: Bicycle ParkingMainEntrance50’ MaxMulti-Family Residential Uses. For multi-family residential development, a minimum of one bicycle parking space shall be provided for every four units.6’MinLocation. Long-term bicycle parking must be locatedon the same site as the use it serves, and shall be in anenclosed bicycle locker, or a fenced, covered, and lockedbicycle storage area. Bicycle storage on open balconiesis not permitted, unless there is a large enclosed storagearea and bicycles are not publicly visible.Employee Showers and Lockers. Employee showers and lockers shall be provided in all non-residentialbuildings as per the Climate Action Plan.2’MinStreetBicycle parking shall be visible from the street or fromthe main building entrance.STANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES 6-3
Figure 6-3: ProjectionsPROJECTIONS INTO REQUIRED YARDSCantelievered bay windows notexceeding 10’ in width may extendup to 3’ into a required yardCornices, canopies, eaves, sills, buttresses or similar architectural features, chimneys and fireplacesnot exceeding eight feet in width, and planting boxesmay project a maximum distance of two feet into anyrequired yard.Required YardCantilevered bay windows, covered landing place, and/or covered porch not exceeding cumulative width of 10feet and leading to a dwelling unit entrance not greaterthan six feet above the ground level, and the stairwayleading thereto, may project into a required yard a distance not greater than three feet.Max. 3’Max. 10’Max 2’Max. 8’Chimneys not exceeding 8’and planting boxes may extendup to 2’ into a required yardRequired YardMax. 2’Required YardArchitectural projections and similarfeatures may extend up to 2’ intoa required yard6-4 ALAMEDA COUNTY RESIDENTIAL STANDARDS AND GUIDELINES
FENCES AND WALLSFigure 6-4: FencesMaximum Height. Fences and walls may be erectedand maintained in required yards subject to the requirements specified herein:Within 30’ of Intersection. Fences within 30 feetof an intersection shall not exceed two feet in height.Fences may be built to a height of four feet, providedthat at least 75% of the vertical plane of the fence is seethrough.Front Yards. Fences within the required front yardshall not exceed four feet in height. Front yard entrancestructures such as trellises shall not exceed seven feetin height. The width of front yard entrance structurescannot exceed 15% of the lot street frontage and mustinclude an opening for entry. Fences and entrancestructures within the required front yard shall be atleast 50% see-through, unless visibility is blockedbecause of plants.Street Side Yard. Fences within ten feet of the streetside yard property line shall not exceed four feet inheight. Fences at or beyond ten feet of the street sideproperty line shall not exceed 6 feet in height. Fences ator beyond ten feet of the street side property line maybe built to a height of seven feet, provided that the portion of the fence exceeding six feet in height consists oflattice or similar non-solid material.Interior Side Yard. Fences within the required interiorside yard shall not exceed 6 feet in height. Fences maybe built to a height of seven feet, provided that the portion of the fence exceeding six feet in height consists oflattice or similar non-solid material.Within Required RearYard - Max. Height:6’ Solid 1’ LatticeWithin RequiredInterior Side Yard Max. Height: 6’ Solid 1’ LatticeWithin Required RearYard - Max. Height:6’ Solid 1’ LatticeWithinRequiredInterior SideYard Max. Height:6’ Solid 1’ Latticebecause ofplantsWithinRequiredFront Yard Max.Height: 4’WithinRequiredFront Yard Max. Height: 4’At or beyond 10’of Street SideProperty Line Max Height:6’ Solid 1’ Lattice10’Within 10’ of Street SideProperty Line - MaxHeight: 4’Within 10’ of Street SideProperty Line - MaxHeight: 4’Within 30’ of Intersection Max. Height: 2’; up to 4’ ifminimum 75% of verticalplane of fence is see throughWithin 30’ of Intersection Max. Height: 2’; up to 4’ ifminimum 75% of verticalplane of fence is see throughSTANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES 6-5
Rear Yard. Fences within the required rear yard shallnot exceed 6 feet in height. Fences may be built to aheight of seven feet, provided that the portion of thefence exceeding six feet in height consists of lattice orsimilar non-solid material.Outside of Required Yards. Fences outside of requiredyards shall not exceed 6 feet in height. Fences may bebuilt to a height of 7 feet, provided that the portion ofthe fence exceeding 6 feet in height consists of lattice orsimilar non-solid materials.Figure 6-5: Fence HeightsFences within RequiredRear Yard, InteriorSide Yard, and at orBeyond 3’ of Street SideProperty LineMax. 1’ (Lattice)Fences within30’ of IntersectionACBD Mixed-Use ProjectsIf a fence is provided between the residential frontlawn setback and the required landscape setback forthe adjacent commercial frontage, the maximumheight shall be 4 feet.Commercial development and/or all paved areasadjacent to residential development shall be separated by a masonry wall built to a minimum heightof 6 feet and a maximum height of 8 feet.Max. 6’ (Solid)Max. 4’(75% SeeThrough)Max. 2’ (Solid)Fences within RequiredFront Yard, and within3’ of Street Side PropertyLineFront YardEntrance StructuresMax. 7’Max. 4’Max. 15% of LotStreet Frontage6-6 ALAMEDA COUNTY RESIDENTIAL STANDARDS AND GUIDELINES
TRASH ENCLOSURESMulti-family residential (“flats”) projects that includemore than 10 units shall provide a centralized garbagedumpster and a trash enclosure in accordance with thefollowing standards:LocationThe solid waste and recycling storage area shall not belocated within any required front yard, street side yard,any required parking, landscaped and open space areas.Solid waste and recycling areas shall be consolidated tominimize the number of collection sites and located soas to reasonably equalize the distance from the buildingspaces they serve.Solid waste and recycling storage areas shall be accessible to haulers.Materials, Construction, and DesignMinimum Height of Screening. Solid waste and recycling storage areas located outside or on the exterior ofany building shall be screened with a six foot high solidenclosure.Enclosure Material. Enclosure material shall be solidmasonry or concrete tilt-up with decorated exterior-surface finish compatible to the main structure(s).Gate Material. Gate material shall be decorative, solid,heavy-gauge metal or a heavy-gauge metal frame witha covering of a view-obscuring material. If not visiblefrom a public street, public parking area, or residentialarea, the enclosure gates may be constructed of chainlink with wood or plastic inserts.Access to Enclosure from Residential Projects. Eachsolid waste and recycling enclosure serving a residentialproject shall be designed to allow walk-in access without having to open the main enclosure gate.ing may be provided in any combination of: Landscaped planting strips at least four feet widebetween rows of parking stalls;Enclosure Pad. Pads shall be a minimum of four-inchthick concrete. Landscaped planting strips between parking areasand adjacent buildings or internal pedestrianwalkways;Protection for Enclosures. Concrete curbs or equivalent shall protect enclosures from adjacent vehicle parking and travel ways. Landscaped islands located between parkingstalls or at the ends of rows of parking stalls; andLandscaping. The perimeter of the recycling and trashenclosure shall be planted with drought resistant landscaping, including a combination of shrubs and/orclimbing evergreen vines.Required Landscaped Islands. A landscaped island atleast six feet in all interior dimensions and containingat least one 15-gallon-size tree shall be provided at eachend of each interior row of parking stalls and betweenall consecutive parking stalls in the following ratios:Clear Zone. The area in front of and surrounding allenclosure types shall be kept clear of obstructions.PARKING LOT AREA LANDSCAPINGA minimum of 10 percent of any parking lot area shallbe landscaped. For the purpose of calculating requiredparking lot landscaping, parking lot areas are deemedto include parking and loading spaces as well as aisles,vehicle entry and exit areas, and any adjacent pavedareas. Parking lot area does not include enclosed vehiclestorage areas.Minimum Planter Dimension. No landscape planterthat is to be counted toward the required landscapearea shall be smaller than 25 square feet in area, or fourfeet in any horizontal dimension, excluding curbing.Layout. Landscaped areas shall be well-distributedthroughout the parking lot area. Parking lot landscap- On-site landscaping at the parking lot perimeter. Between every six consecutive stalls in a residential development or in a mixed-use developmentin which residential units overlook onsite parkingareas.Landscaped Buffer for Open Parking Adjacent toRight-of-Way. A landscaped buffer area shall be provided between any surface parking area and any property line adjacent to a public street. The landscaped buffer shall have a minimum width as listed below unless adifferent dimension is specified in the base district standards applicable to a site. Five feet for any property with less than 100 feetof frontage. Ten feet for any property with 100 feet of frontage or more.STANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES 6-7
Landscaped Buffer for Open Parking Abutting Interior Lot Line. A landscaped area at least five feet wideshall be provided between any surface parking area andany adjacent lot for the length of the parking area.Figure 6-6: Landscaped IslandsTrees. Surface parking areas shall include trees that areplanted to shade parking spaces. These trees shall be nofarther apart than the width of 4 parking spaces. Treespecies shall be selected that provide maximum shadecover and that can be pruned to a minimum ground tolower branch height of 8 feet.LandscapedPlanting Strip:Minimum 4’ WideTrees. Trees shall be planted to result in 50 percentshading of parking lot surface areas within 15 years. Distribution. Trees shall be distributed relativelyevenly throughout the parking area.Landscaped Islands:Required betweenevery 6 consecutivestalls Species. Required trees for parking lots shall beselected from a list of recommended trees maintained by the Community Development Department.Additional Requirements – ACBD Minimum Planter Size. Any planting area for atree must have a minimum interior dimensionof five feet. Additional space may be required forsome tree species.Landscaped Buffer. Landscape setbacks along parking area frontage shall include some form of low wallat a height convenient for sitting, easily accessible fromthe street and designed to allow pedestrian access tothe parking area at points no farther apart than 10 feet.Planting shall include trees and the width shall be 6-10feet, dependent upon the effectiveness of the landscaping and wall in providing the sidewalk and parkingarea.Additional Requirements –CVCBDTrees. In parking lots, trees shall be planted at a ratioof one to every three or four linear spaces, or approximately thirty-five feet, on-center.Min. 6’Min. 6’6-8 ALAMEDA COUNTY RESIDENTIAL STANDARDS AND GUIDELINESLandscaped IslandDimensions: Min. 6’Landscaped Buffer. Where surface parking areas existadjacent to a public street, a minimum ten foot wideplanting area shall be provided between the edge ofpaving and the public sidewalk. The landscape treatment of this planting area is to provide a transitionfrom the surface parking to the streetscape improvements and, through use of one or a combination of elements, consisting of low shrubs, textured walls, groundcover and/or trees.
Existing or proposed setback areas, including the edgebetween the sidewalk and the parking street are toreceive special landscape design treatment that is compatible with and complementary to adjacent streetscapeimprovements.Planters. The minimum width of planters for screeningis six feet; the minimum width of planters for accent isfive feet.Ground Cover. Ground cover planting is to be spacedto achieve fullcoverage within two to three years.Organic materials such as tan bark shall be used tocover bared dirt. Exception for bio-retention landscaping areas that are meant as stormwater treatmentsolutions to meet the requirements of the MunicipalRegional Permit (MRP).Figure 6-7: Additional Specific Plan RequirementsTrees: No fartherapart than widthof four parking spacesMax.10’Low Screen Wall:No farther apartthan 10’ (ACBD)Landscaped Buffer:Min. 6’ - 10’SectSTANDARDS THAT APPLY TO ALL OR SOME DEVELOPMENT PROJECTS WITH RESIDENTIAL USES 6-9
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ing spaces are reserved or required for a single dwelling unit, such spaces may be developed as tandem parking spaces, subject to any limitations in the development standards regarding the percentage of units with tan-dem spaces. Tandem parking spaces must have a mini-mum width of 9 feet and a minimum depth of 36 feet to accommodate two vehicles.
County Contact List . Jurisdiction Disease/Role Name E-Mail Phone Number Fax Number . Alameda Accounts Emily Yette Emily.Yette@acgov.org 510-268-2092 510-2678085 Alameda CD Munira Shemsu Munira.Shemsu@acgov.org 510-208-2084 510-273-3744 Alameda CD Nicole Huerta Nicole.Huerta@acgov.org 510-267-3250 510-273-3744
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DESIGN GUIDELINES 3 1.0 The Precinct 1.1 Residential Character Statement 1.2 Residential Design Vision 1.3 Residential Design Principles 2.0 The Purpose 2.1 The Structure 2.2 The Process 3.0 The Design Guidelines 3.1 Site Design and Layout 3.2 Building Siting 3.3 Design Quality 3.4 Building Form 3.5 External Windows & Door Frames 3.6 Roofing
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