TOWNHOUSE Townhouses are typically two to three stories in height. Some townhouses include separate rental units, either on the top or bottom floor of a three-story townhouse unit, or in a cottage above a detached garage. TYPICAL UNIT SIZE 1,200 to 1,600 square foot average unit (two to three stories) DENSITY 15-20 dwelling units/acre without cottages LOT SIZE 2,400-3,500 square feet Building Placement Townhouses are grouped in four, six or eight units to reduce the massing and scale along the street. This helps to maintain a low-scale residential character while still realizing relatively high density. Step backs on upper floors help to reduce the building massing and scale of units and create visual interest and variety along the building frontage. Typical setbacks range from 10 to 12 for building facades, 0- to 2 for sides, 0 for sides at attached garage/cottage units, and 5 to 10 for backs. Building Frontage Building entries, front porches and windows front onto the street to provide visual surveillance of the public spaces along the street. Townhouses opening onto common spaces, parks or greenways are designed with a small front yard space (which can be used as an enclosed garden or lawn) and entry sidewalks to provide a separation between public and private spaces. Parking Placement Parking is provided from rear alleyways or parking courts to reduce the number of garage doors facing the public street. Lower-floor garages in three-story units can provide tandem parking to reduce the width of garage doors along the street. In general, two covered or uncovered onsite parking spaces are provided for each main residential unit. Visitor parking is located in parking courts behind the units. 50 UC DAVIS NEIGHBORHOOD MASTER PLAN
Open Space The design and orientation of semi-public, semi-private and private open space areas around townhouses fosters a rich community life by ensuring a range of spaces, from fully private yards to settings where residents can meet. Each open space takes advantage of available sunlight, wind and weather patterns. Townhouses include private backyards to allow for outdoor patio spaces, decks and porches. Upper-floor decks and rooftop gardens provide additional private outdoor space for each unit. SEMI-PUBLIC OPEN SPACE Front yards help activate the pedestrian realm (sidewalks, public open spaces and buffer landscape) and foster a sense of community among residents. SEMI-PRIVATE OPEN SPACE Side yards, alleys and cottage greenways are utilized to provide townhouses with additional semi-private open space. PRIVATE OPEN SPACE Private open spaces are provided for townhouses in the form of backyard areas. UC DAVIS NEIGHBORHOOD MASTER PLAN 51
MAIN STREET HOUSE Main Street houses are a unique unit type in the neighborhood. There are only 18 such homes, all lining the northern part of Main Street in Faculty and Staff Housing Area I. These houses are typically one to two stories in height; any three story units will usually include a rental unit at the top or bottom. TYPICAL UNIT SIZE 2,000 to 2,500 square foot average unit (one to three stories) DENSITY 4-6 dwelling units/acre without cottages 6-8 dwelling units/acre with cottages LOT SIZE 7,500-9,500 square feet Building Placement Main Street houses are intended to provide opportunities for larger private residences and individually designed homes. In general, these houses are on larger lots with greater yard setbacks. Homes are oriented to maximize solar orientation, wind patterns and on-site drainage. Building heights are stepped back sufficiently from adjoining homes to limit views from second story windows onto adjacent yards. Typical setbacks range from 20 to 30 for fronts, 5 to 10 for sides, 10 to 20 for sides to the street, and 15 to 20 for backs. Building Frontage Building entry doors, front porches and windows generally face onto Main Street. The houses have large front setbacks and wide park strips to create a grand visual entry along the street. Front porches, stoops, balconies and landscaped areas facing onto Main Street provide a residential character and encourage socialization and neighborly interactions. Parking Placement Parking and parking access are provided off rear alleyways to reduce the appearance of garages and autos. However, if alley access cannot be accommodated, access can occur from Main Street. In general, two covered or uncovered onsite parking spaces are provided for each main residential unit. Visitor parking is located along street areas. 52 UC DAVIS NEIGHBORHOOD MASTER PLAN
TYPICAL DESIGN CHARACTERISTICS BUILDINGS Open Space Front yards of Main Street homes are intended to create a generous green space to the neighborhood along the street. Larger side yards and backyards provide each unit with areas for private outdoor spaces, decks and patios. Each open space takes advantage of available sunlight, wind and weather patterns. SEMI-PUBLIC OPEN SPACE Front yards help activate the pedestrian realm (sidewalks, public open spaces and buffer landscape) and foster a sense of community among residents. SEMI-PRIVATE OPEN SPACE Side yards, alleys and cottage greenways are utilized to provide houses with additional semi-private open space. PRIVATE OPEN SPACE Private open spaces are provided for houses in the form of backyard areas. UC DAVIS NEIGHBORHOOD MASTER PLAN 53
COTTAGE Cottages are rental studio units separate from the primary units on the lot (Faculty/Staff Houses, Main Street homes and Townhouses). Cottages consist of either stand-alone detached units in the rear of the lot, units above garages, or units on one level of Townhouses or single-family homes. TYPICAL UNIT SIZE 300 to 500 square foot average unit (one story with possible loft or one level in townhouse or single-family home) DENSITY Approximately 60 percent of Faculty/Staff Detached Houses are planned to have a cottage unit, though they may be permitted on all single-family home lots Building Placement Cottages are located in the rear yards of single-family homes (above or adjacent to garages) or in one level of a larger home or Townhouse. These units have their own entry area and a private outdoor patio, yard or garden space. They are sufficiently separated from the main residential unit to maintain privacy for both cottage residents and home dwellers. Typical setbacks range from 15 to 30 for the distance from the primary unit, 10 to 12 for side streets, 4 to 8 for sides (detached units), 0 for sides (zero-lot line units attached to an adjacent garage/ Cottage), and 2 to 8 for backs. Building Frontage Fronts of Cottages typically open onto public open spaces, public greens or alleyways. Fronts provide visual separation from public spaces while at the same time allowing visual surveillance of alleys, bikeways and pedestrian paths for security. Porches, stoops, balconies and landscaped areas provide a residential character and encourage socialization and neighborly interactions. Parking Placement Parking for Cottage units is located on the main lot, but it may be included within the primary housing unit s garage or driveway. Access is provided through a main street-facing driveway or via an alleyway. 54 UC DAVIS NEIGHBORHOOD MASTER PLAN
Open Space Cottages are oriented toward adjacent greenways, park and alleys to engage and activate public and semi-public open spaces. Side yards and yards between the Cottage and primary unit provide areas for private outdoor spaces, decks and patios. Each open space takes advantage of available sunlight, wind and weather patterns. SEMI-PUBLIC OPEN SPACE Buildings feature attractive entries to engage the semi-public realm outside the Cottage. SEMI-PRIVATE OPEN SPACE Alleys and greenways provide Cottages with semi-private open space, some of which is shared with the primary unit. PRIVATE OPEN SPACE Private open spaces not shared with the primary unit are provided for Cottages through the use of outdoor ground-floor patios or upper-floor decks. UC DAVIS NEIGHBORHOOD MASTER PLAN 55