Design Elements — On-lot Parking for Narrow or Small Lots
When designing for small and narrow lots (40' to 50' wide), public alleys are a preferred configuration to access garages and private parking. Using alleys reduces the number of curb cuts and allows for a pedestrian-oriented streetscape that features porches, street trees, and landscaping instead of front-facing garage doors and driveways, which result in a vehicular-oriented streetscape. See the illustration below for parking examples on lot configurations using alleys.
For lots without access to an alley, garages should be located to the rear of the lot and behind the façade of the residential building. This re-enforces a pedestrian-oriented streetscape. Specifically, attached garages with a street-facing garage door should be less than 50 percent of the total width of the principal building and be located a minimum of 15 feet behind the principal building façade. See the illustration below for parking examples on lot configurations without alleys.
(L) Options for rear-loaded garages with alleys.
(R) Side yard and rear yard garage orientations maximize the garage's setback from the street.
Ordinance Considerations
A municipality's conservation subdivision subdivision ordinance can specify parking requirements for small and narrow lots that improve safety, security, visibility, and aesthetics. For detached single-family unit developments, reduced side building setbacks or "zero lot line" development may be desirable. This development type requires maintenance access easements to allow for the construction and maintenance of structures. These ordinances also must follow building and fire code requirements. Lots with shared driveways should be required to have an agreement between properties concerning access and maintenance of the shared driveway. If a design is proposed with a shared accessory garage structure, a maintenance easement around the accessory structure should be required. Requirements for onsite parking should also ensure there is enough space, so vehicles do not park on or block sidewalks.
Good Examples
- Weatherstone — rear alleys
- Ridgelea — garage setback from façade
- Fieldstone Village — rear alleys
- Weatherstone
Garages recessed behind the dwelling at Weatherstone in West Vincent make for a pedestrian-oriented streetscape and strong sense of place.
Rear alleys in Weatherstone in West Vincent enhance the pedestrian environment and reduce vehicle turning on the main roads.
Rear alleys in Fieldstone Village in East Fallowfield make for a tidy streetscape, placing vehicles, trash receptacles, and other utilitarian elements in the rear of the homes.