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BETTER COMMUNITIES Montgomery County Board of Commissioners Valerie A. Arkoosh, MD, MPH, Chair Kenneth E. Lawrence, Jr., Vice Chair Joseph C. Gale, Commissioner

Montgomery County Planning Commission Board Members Steven Kline, Chair Dulcie F. Flaharty, Vice Chair Robert E. Blue, Jr. Jill Blumhardt David L. Cohen, AICP John J. Ernst, AIA Scott Exley Charles J. Tornetta Pastor John West

Montgomery County Planning Commission Jody L. Holton, AICP, Executive Director Michael M. Stokes, AICP, Assistant Director John S. Cover, AICP, Assistant Director Matthew Edmond, AICP, Section Chief: Transportation Planning Scott France, AICP, Section Chief: County Planning Drew Shaw, AICP, Section Chief: Environmental Planning

From Vision to Reality CONTENTS

Introduction How to use the guide 3 Evolution of the townhouse 4 Townhouse trends in Montgomery County 6 Impacts of townhouse communities 7

Townhouse Design Elements pattern 10 Open space and recreation 11 Pedestrian circulation 12 13 Garages and driveways ...... 14 Landscaping and street trees 16 Front areas 18 and building massing 19

Best Practices Require street trees 25 Recommend alleys in townhouse designs 26 Consider preferred alternatives when alleys are not feasible 28 Examine right-size parking requirements 30 Articulate façades 31 Create a connected system of sidewalks and trails 34 Naturalize management BMPs 35 Create recreational opportunities 36

Appendix Recommended plantings 38 Building Better Townhouse Communities

iv // Building Better Townhouse Communities INTRODUCTION Townhouse developments are a common type in Montgomery County, both as higher density infill projects in older boroughs as well as large-scale new development in suburban townships. are an attractive housing choice for many. They can be more affordable than single-family detached in the same community and have reduced maintenance responsibilities. As predominant trends in townhouse development have evolved and as townhouses have become an important housing choice within the county, recent developments have provided valuable examples of how design features and amenities make townhouse neighborhoods desirable places to live.

Introduction // 1 Creating great townhouse commu- this design guidebook to focus atten- goals focused on providing diverse nities involves smart design choic- tion on good townhouse design and housing choices and the need to es and successful integration into to make recommendations on how enhance community character and the surrounding neighborhoods. municipalities can adopt solutions to protect neighborhoods. It also rec- All townhouse developments, re- create vibrant, healthy communities ognizes connected communities and gardless of size or location, benefit that address the goals established vibrant economy as important goals from careful attention to site plan- in Montco2040: A Shared Vision, to connect places with trails and focus ning, design, and architecture to Montgomery County’s comprehen- development. Recommendations in ensure successful projects that meet sive plan. The goals established in this publication are consistent with the needs of residents and provide the plan, adopted in 2015, form the other design guides and model ordi- long-term value to the community. basis for this publication. The Montco nances prepared by MCPC and were The Montgomery County Planning 2040 plan recognizes sustainable developed based upon numerous Commission (MCPC) has prepared places as a key theme with supporting site visits to townhouse communities in Montgomery County and surround- New townhouse communi- ing communities. The findings from Connected Communities these visits were discussed with other ties can be better designed to planners, developers, , and achieve and implement the municipal officials to gain a deeper GOALS understanding and appreciation of goals of the county’s compre- the realities of designing and con- hensive plan structing townhouse communities. • Trails and greenways connecting multiple places • Vibrant downtowns and destinations accessible by everyone GO LS A A L O S Sustainable Places G Vibrant Economy • Opportunities for healthy lifestyles • Focused development • Diverse housing choices • Flexibly adapting • Enhanced community to changing market character conditions

2 // Building Better Townhouse Communities How to use the guide This guidebook is directed toward municipal officials and staff, planning commission members, developers, This realtors, and other people involved first in the design of great communities. section It is intended to serve as a primer on provides some of the major design elements an overview of townhouse developments and of townhouse the impact design decisions have on development in Mont- the overall look and function of the gomery County, looking at historic community. The guidebook offers and current development patterns design recommendations to maximize and their impact on a community. the aesthetics and functionality of The second section explores how townhouse developments. It allows typical design elements influence users to pick and choose the recom- the overall quality and success of mendations to help create a townhouse community and the and land development ordinances impact of design decisions on the that achieve community goals. and resident ex- perience. This section is offered to enhance the user’s perspective of townhouse development design. The final section provides a variety of design solutions for townhouse communities while recognizing that every community and development site is unique.

Introduction // 3 Evolution of the townhouse The term “townhouse” is derived of horizontally attached housing built the public and private lawn areas to from the style of attached housing in multi-unit complexes increasingly ensure uniform maintenance. New- units maintained by members of the found in suburban communities. er townhouse developments favor upper class in eighteenth-century The defining distinctions between unlotted housing units while some London. Families owned homes in townhouses and other attached older townhouse communities give the in addition to their estate or multifamily forms of housing is homeowners full responsibility for homes in the country—literally a that townhouses consist of multiple the maintenance of their lots. In the “town” .1 These homes were and have their own outside suburbs, townhouse communities distinct from other attached housing as opposed to having only have acquired a recognizable design in of the time by their size and one level and/or having access from style that blends features original grandeur and were meant to serve a common . Townhouses, to the urban setting with traditional as a single-family home rather than especially in suburban settings, are single-family detached residential house multiple tenants. This style typically limited to between 3 and developments. In early townhouse of housing made its way to North 8 units in a building row whereas communities, parking was often es- American cities and took on different rowhomes can sometimes extend tablished in common parking lots near terms depending on the city location, across entire city blocks without each unit. Later townhouse develop- , and size or quality a break in the . Most town- ments incorporated separated blocks of home. Attached homes are referred are individually owned, and of detached garages or that to as “” in places like the property can either be limited to homeowners could also purchase. New York and , derived just the home itself where the lawn By the 1990s, it became common from the dominant building material area is owned and maintained by a to provide separate driveways for used, and as “row houses” in places homeowners’ association (similar to each unit and increasingly almost all like , as a reference to a form of ownership), developments included an attached the long rows of attached homes or the property could also include one- or two- . The inclusion that occupy entire city blocks. In the lawn area belonging to that lot. of attached garages has also meant the latter half of the twentieth-cen- Even when lotted into private lots, that many new townhouses have tury, the term “townhouse” became homeowners’ associations often increased in height from 2 stories a marketing concept to describe have responsibility for landscaping to 3 stories. uniquely designed suburban forms

1 Stewart, Rachel. The Town House in Geor- gian London

4 // Building Better Townhouse Communities Introduction // 5 Townhouse trends in Montgomery County Throughout the postwar suburban due to a desire for more affordable common use elements, such as rec- Since the Great Recession, there has building boom in Montgomery Coun- housing during a time of double-digit reational trails, were incorporated been a dramatic rise in the number of ty, single-family detached houses inflation and recessionary conditions. to accommodate various lifestyles. proposed townhouse developments and garden were the The county saw townhouses emerge Common maintenance of landscaped in Montgomery County. Single-family most prevalent form of new hous- as an increasingly common housing elements was a new trend well suited attached units have averaged around ing. People seeking these types of style. To differentiate from the urban for townhouse developments. As a 1,000 units per year over the past homes often left the city to escape row house, townhouses were often result, many new townhouse devel- five years compared to an average more urban forms of housing such proposed as part of new innovative opments were the first communities to of 500 units per year for single-family as the Philadelphia row house. In the cluster or planned residential forms establish homeowners’ associations. detached housing. This is in stark con- 1970s, housing preferences shifted of housing in which open space and trast to the five-year period from 2000

Number of Housing Units Built 1996–2016

1996 25% Since the end of the recession, 1997 6% 1998 32% single-family attached and 1999 27% multifamily housing units have 2000 24% become the dominant form of 2001 20% 2002 25% housing built in the county, 2003 19% averaging 66% of the total 2004 22% number of units built 2005 29% 2006 33% 2007 23% 2008 29% Townhouses + Duplexes 2009 27% (Single-Family Attached) 2010 22% 2011 34% Houses 2012 46% (Single-Family Detached) 2013 37% 2014 28% Apartments + Condos 2015 32% (Multifamily) 2016 23% Proposed Development 2016

0 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000

6 // Building Better Townhouse Communities to 2005 when the average number Impacts of townhouse and resulting fiscal demand com- facilities, is maintained by the home- of proposed attached housing units pared to single-family detached de- owners’ association and is not the per year was just under 1,000—half communities velopments. Though every residential responsibility of the municipality. that of detached housing units. For municipalities, townhouse de- development is different, most of The fiscal impact on the local school While townhouses often have been velopments are potentially advan- the common infrastructure in many district also can be attractive. The a more affordable housing choice, tageous because of their limited townhouse communities, including average townhouse unit accounts with pricing between single-family impact on municipal infrastructure roads and stormwater management for fewer school children than the detached homes and multifamily single-family detached home, al- units, over the past two decades Comparison of Attached versus Detached Housing Units though existing townhouses tend a strong luxury townhouse market to have more children per unit than has grown with units in price ranges Median Price School Kids new townhouses. This increase may comparable to larger single-family be because many new detached homes. In 2016, the median $336,875 .21 School Kids units are purchased by people over price for new attached housing units (1 in every 5 households, new) 65 or by young couples with no was greater than the median price for school-aged children. A typical new existing single-family detached units. single-family detached unit will have

Single-Family Attached $216,000 (existing) .41 (1 in every 3 households, existing) more children per unit than an existing single-family unit. This is because $449,990 .93 School Kids existing single-family detached units (1 in every household, new) are more likely to have empty nesters, while new single-family detached units are more likely to draw families with school-aged children. $315,250 (existing) .55 (1 in every 2 households, existing) Single-Family Detached

Introduction // 7 8 // Building Better Townhouse Communities TOWNHOUSE DESIGN ELEMENTS The following section describes common design ele- ments in townhouse communities in Montgomery County. Though townhouse communities may be different, each of the design elements are integral to the overall site design. The reader will come away with a thorough understanding of how design trends, zoning require- ments, and site-specific considerations influence the final housing product, overall site design, and general feel of the community. The following elements and their impacts on the appearance and function of the devel- opment are reviewed:

>> Street pattern >> Open space and recreation >> Pedestrian circulation >> Parking >> Garages and driveways >> Landscaping and street trees >> areas >> Architecture and building massing

Townhouse Design Elements // 9 Street pattern Generally, townhouses are built in a street system characterized by court- yards, curvilinear roads, or a grid system. Though these are the basic street pattern elements found in most townhouse communities, mixtures of these three street patterns may be incorporated into any one townhouse devel- opment project. The type of street system used in a development is based on the proposed density, size, and shape of the parcel, topographical or environmental constraints, relationship to surrounding development, and the final housing style of the community.

Curvilinear This street pattern is typically found in suburban-style developments on large tracts of land. Townhouses are arranged along horizontally curved with larger blocks. Depend- ing on the roadway alignment and topographic conditions, townhouse Grid can vary in length so that Gridded street systems are often Typically found in older townhouse the same development may have found in more dense urban locations communities, courtyard street pat- 3-unit buildings or up to 8-unit build- where the development is an infill terns are comprised of a main road- ings. This street pattern is effective project or in new neotraditional-style way system feeding short streets in sloped areas and can offer varied development. Townhouse units are terminating in a courtyard surrounded sight lines depending on how curved configured at parallel or right angles by townhouses on all sides. The the roadway is designed. Longer to other buildings. This type of street courtyard area is often used for townhouse buildings may result in layout requires flat conditions and is shared parking and incorporates irregular driveway lengths along very conducive to rear access. If landscape features like central greens curved streets, especially for end alleys are included, on-street parking with trees. create quiet units. Guest parking is often provid- can be used for guest parking. Build- neighborhood pockets with limited ed in rows of parking stalls placed ing size and shape can remain very through traffic and a shared sense throughout the development along uniform in this type of street pattern. of community with other neighbors the roadway. in the court.

10 // Building Better Townhouse Communities Open space and recreation Open spaces and parkland can play an important role in the lifestyle of the townhouse resident and serve as the recreation and play areas for homes with limited to no private lawn. Many municipalities require a percentage of the tract area to be set aside as open space. Typically, this open space requirement is met through perimeter buffer areas, stormwater facilities, or in environmentally sensitive areas such as stream corridors, steep slope Recreation areas and areas, or wooded areas where development is restricted. More active types of open space in townhouse developments include walking trails, gathering Many townhouse developments have spaces, central greens, recreation areas, and playgrounds. facilities for children. A few developments contain other forms of active recreation such as tennis courts and swimming pools, although this is increasingly less common in newer development proposals. Central greens Central greens serve many purposes depending on their size, topography, and density and types of plantings. Walking trails Large, flat, mowed fields, often times With an increasing emphasis on placed prominently in a development, walking as a healthy lifestyle habit, can provide space for informal sports walking trails are a popular feature in or for dog walking. Heavily planted all types of developments. Trail net- Gathering spaces or landscaped greens can serve as works, especially through naturalized Gathering spaces are often placed a focal point within a development open space areas, provide a respite in the development at prominent and enhance views from adjoining from the urban form and provide locations near intersections and focal houses, particularly if little or no Natural areas on-site recreational opportunities points, such as around shared mail- landscaping is present in front of Larger, more naturalized open space for walking, jogging, or even biking. boxes or in central greens surrounded individual homes. Central greens are areas are often reserved along stream Typically, these are paved with widths by houses. These spaces include often found in courtyard-style devel- corridors and in wooded areas. They of 6 feet or wider. If trails are to be improvements, such as seating areas opments, and guest parking is often help to provide stormwater manage- used for bicycles, they are generally and gazebos, and feature attractive provided around the green space. ment and serve as buffers between 8 feet or wider. Trails can serve as landscaping. Grills, outdoor picnic fa- adjoining land uses. part of the townhouse development’s cilities, or dog may be included pedestrian circulation system and in gathering areas. also connect with other trails and sidewalks within the surrounding community. Townhouse Design Elements // 11 Pedestrian circulation Townhouse communities have the potential to be active, pedestrian-oriented, walkable communities because of the density of homes and people. They also pose unique challenges to pedestrian safety due to driveways and parked overlapping the pedestrian right-of-way. A complete pedestrian circu- lation system involves sidewalks, pathways, and crosswalks to provide safe access from all housing units to desired locations within the development: mailboxes, recreation facilities and open space amenities, guest parking, and community centers. Additionally, the pedestrian system allows safe access to locations outside of the development including existing sidewalk and trail systems, nearby schools, parks, stores, and transit facilities.

Sidewalks connect residents to community destinations such as mailboxes.

Sidewalks are the core element in a ments because of driveway curb cuts. safe pedestrian circulation system. In developments with front-loading Sidewalks are either directly adjacent driveways and no verge, the sidewalk to the curb and roadway or separated surface may be angled because of from the roadway by a verge (mean- driveway curb ramps. ing a grass strip). Verge widths vary Trails are a positive asset in town- greatly, from 2 feet to upwards of house communities and provide 8 feet. Verges are beneficial in creat- important links in safe pedestrian ing a buffer between the pedestrian systems in addition to recreation and moving traffic along the street. opportunities for healthy lifestyles. They also serve as a location to plant Townhouse developments use street trees, which provide shade trails to provide pedestrian access along sidewalk networks, increasing to neighboring developments, com- pedestrian comfort and improving the munity destinations, or open space appearance of the front yard area. areas within the tract. Trails are often On-street parking also creates a buf- wider than sidewalks and paved of fer between pedestrians and moving macadam or gravel, as opposed to traffic, although on-street parking is concrete. often limited in townhouse develop- Painted crosswalks provide increased visibility for pedestrians.

12 // Building Better Townhouse Communities Parking Providing sufficient parking in townhouse communities is a major design issue that can shape the overall layout of a development. The amount and location of parking in a development is often an important consideration to municipal officials during the review of a new townhouse proposal. Most municipal zoning codes require a minimum number of parking spaces for each housing unit, ranging from 2 to 3 parking spaces per unit, to accommodate resident and guest parking. Some municipalities count garage spaces toward the parking requirement, but many do not, as it is Courtyard-style developments align parking in front of homes. recognized that garages are often used for storage. The location of driveways and garages and availability of on-street and off-street parking are largely dependent upon the street system within the development.

In townhouse developments without driveways, parking for residents and guests is often accommodated in shared central parking, typically in a courtyard setting and/or on the street. In these courtyards, spaces may be reserved for each unit and marked with signage or pavement markings. Other developments meet off-street parking requirements with driveways Rear-loading garages create opportunities for on-street parking. in front of the homes with or without garages. Most new townhouse de- velopments include garages with driveways at the front of the house. The location of guest parking for developments is often provided in common parking lots around cen- tral greens or landscape islands or Perpendicular parking stalls are located off of main roadways. in dispersed rows of perpendicular parking stalls placed along main road- ways throughout the development. In developments with alley-loaded garages, guest parking is provided Front-loaded garages result in driveways by on-street parallel parking. that occupy the majority of the building frontage.

Townhouse Design Elements // 13 Garages and driveways The placement of garages and driveways in townhouse developments can significantly impact the visual aesthetic of the building façade, front yard and streetscape design, pedestrian safety, street tree placement, and availability of on- street parking. There are many possible driveway configurations for townhouses: Front-loaded One-car garage, one-car driveway Front-loaded garages and driveways Single-width driveways 10 to 12 feet are typically found in developments wide provide access to a single-car that utilize courtyard or curvilinear garage. Depending on the length of road networks. Because of the layout the driveway, one or two additional of the driveway curb cuts, limited cars can be parked in the driveway. space is available for street trees Single-width driveways typically or on-street parking. Utility lines are consume less than half of the front often laid underneath narrow grass yard, leaving space for underground strips between driveways in front utilities and some landscaping. yards, further limiting landscaping options. One-car garage, two-car driveway, paired Two-car-wide driveways allow two cars to side by side. This con- figuration consumes most of the front yard area leaving a limited green strip, typically used for underground utilities. In some cases, a small land- scape area will exist in front of the front door.

Two-car garage, two-car driveway Two-car garages are typically paired with an 18- to 20- foot-wide driveway. This enables access to both sides of the garage and parking of at least two within the driveway. On-street parking is not feasible and landscaping is limited.

14 // Building Better Townhouse Communities Rear-loaded Rear-loaded attached garage Townhouses that have rear-load- Two-car garages are paired with ed garages are often paired with two- car driveways located in the rear a gridded street network. Alleys of townhouses. This configuration are required for townhouses with allows for landscaping and street rear-loaded garages. Townhouse trees in front yards and architectural buildings are oriented facing a road- elements such as front . Cars way with on-street parking or facing are removed from the pedestrian the front of another townhouse row right-of-way, and on-street parking where a landscaped common area creates flexible guest parking. is provided. Utilities to rear-loaded townhouses can follow the alley, existing streets, or the front yard. Rear-loaded detached garage Two-car detached garages create enclosed space for and decks in the rear of townhomes. Limited driveway aprons require cars to park fully in the garage or utilize on-street parking.

Townhouse Design Elements // 15 Landscaping and street trees Landscaping is an important element that contributes to important ecological functions and the overall attractiveness and appeal of a community. Landscap- ing provides color and accent to buildings, creates buffering along property lines and around utilities, improves stormwater control and air quality, and provides shade for homes, cars, and pedestrians. Landscaping choices in townhouse communities are very important to soften the density of buildings and roadways and to create privacy for residents.

Street trees Property buffers A continuous network of street trees Berms and planted buffers have within townhouse developments cre- been installed around many town- ates an overhead canopy, a pleasant house communities to minimize the streetscape, and a walkable environ- sight lines of the townhouses from ment. In many developments, street adjoining development and to buffer tree plantings are limited because noise and views of roadways by town- the location of driveways and utilities house residents. This is particularly prohibit their planting in verges and important where rear yard decks face front yards. Street trees are there- major streets. Many buffers consist fore grouped together on the ends of evergreen plantings, which hold of building rows rather than evenly their leaves year-round, contributing spread throughout the community. If to an established appearance soon trees are present in front of homes, after development is completed. they are often located in the middle of front yards at a rate of about 1 tree per 2 to 3 townhouses. Townhouses without front-loading driveways of- ten have a greater number of street trees, either in the front yards or in the verge.

16 // Building Better Townhouse Communities Internal screening Due to the density of townhouse communities, it is often important to use landscaping to create privacy for homeowners, such as using tree buffers to separate back decks.

Central greens Central greens provide a break in housing rows and create a visual focal point that can provide a front view of greenery for every home and screen parking areas. Central greens are also used for stormwater control and can be planted with bioswales or rain gardens. Larger neighborhood open space areas can have minimal landscaping to provide open lawn Overall yard and space for recreation. Landscaping open space plantings The choices in landscaping open The selection of ornamental trees and space and recreation areas depend shrubs in the front yard is important upon function. Landscaping of these to complement building architecture areas may provide boundary defini- and present a unified look. Yard and tion and privacy by screening views foundation plantings also help to and noise. Landscaped buffers can define the front and help to be particularly important along trails easily identify individual residences. or recreation spaces located near housing units.

Townhouse Design Elements // 17 Front yard areas The front yard area of any development defines the overall aesthetic and Utility lines are located in green feel of the community. Front yard design is dependent upon the placement strips between driveways, limiting and width of driveways, the overall size and architecture of the townhouse landscaping options. building, the internal road network, pedestrian amenities, and landscaping. Front yard setbacks, referring to the area between the front edge of the side- walk to the front façade, typically range from 18 to 25 feet to accommodate driveways and sidewalks, although the setback can be greater for end units along curved roadways. Townhouses without front yard driveways typically Front porches enhance pedestrian- have shorter setbacks of 10 to 15 feet. These developments are also more friendly front yards. likely to have porches, enhanced landscaping, and street trees in front of the home, which create shade and beautify the front façades.

Driveway widths greatly impact front located. Single-car-width driveways, yard design. Double wide driveways especially when paired together, can often take up most, if not all of the create larger combined front yards available space in the front yard, where utilities and landscaping can effectively limiting landscaping and be co-located. street trees. Some green space can Where sidewalks are included in the be included between driveways in development, they are always located the form of a grass or gravel strip, but are often used for the location of un- in the front yard. Most municipalities derground utilities. Utility companies require sidewalk widths of at least 5 prefer the utility lines run underneath feet. Sidewalks may either be adja- grass strips rather paved driveways cent to the curb line or be separated for ease of future maintenance and from the roadway by a verge. Street repair. Utility providers also require trees or other vegetation may be isolation distances between trees located in the verge depending on and larger shrubs and utility lines driveway widths and utility location. to prevent root damage and limit access impediments, thus restricting tree placement where utilities are

18 // Building Better Townhouse Communities Architecture and building massing Townhouse developments can take on many architectural forms and vary Front-loaded garages protrude based on the topography of the site, targeted buyer preferences, parking away from the main façade and requirements, and the surrounding community. Well-articulated buildings become the prominent architectural feature. provide visual interest and definition that lends cadence to the streetscape. Most townhouses have relatively flat façades with some minor articulation between the units to define each individual home, such as a staggered build- ing façade. Articulation within the building façade—meaning variation in the look and often achieved through the inclusion of porches, , Multiple building materials add , bay , lines, and building material type—is important visual interest to façades and create in townhouse buildings because of the dominant width of the façade. individuality among townhouse units.

Older townhouses without attached and prevents the creation of a long garages are typically 2-stories high narrow hallway. It is also common to while townhouses with attached ga- see front doors located on the side rages are often 2.5 to 3 stories high. of the house for end units. Building materials are typically brick, Municipal zoning ordinances typically siding, masonry, or a combination. permit a density of 5 to 8 dwelling With variation of the building mate- units per acre for townhouse devel- rials and color, further delineation of opment, and anywhere from 4 to 8 each unit can be achieved. Common units in a row per building. Longer in townhouse units with attached rows of townhouse units require a garages is a prominent garage that greater diversity in building articula- protrudes beyond the front door in tion to reduce the monotonous look the building façade. Front doors are of too many units attached in a row. either recessed into the façade or may have a small or to provide shelter from the elements. This design is largely due to the dimensions of the interior plan

Townhouse Design Elements // 19 20 // Building Better Townhouse Communities BEST PRACTICES The overall look, feel, and function of a townhouse com- munity is dependent upon the interaction of individual design elements. Incorporating certain features, such as street trees and rear-loaded garages, into townhouse developments can be a challenge in part due to site to- pography, utility needs, cost considerations, or ordinance requirements. However, there are creative solutions. Innovative site design, flexible approaches to zoning, and increased diversity in parking configurations and housing mixes can create attractive townhouse communities. By incorporating these best practices, future developments in the county will better meet the changing needs of residents and retain long-term value.

Best Practices // 21 Place housing units on central greens Homes facing green space build a sense of community and enhance a sense of safety.

Build active parks Central greens provide areas for recreation and community gathering. Amenities, such as playgrounds and seating, activate the space and attract residents.

Line front yards and streets with street trees Trees create canopies that provide cooling shade to pedestrians, homes, and cars; beautify the streetscape; and reduce traffic speeds. They also provide a buffer distancing pedestrians from moving traffic.

Pair front-loaded garages Paired single-car-wide garages and driveways consolidate green spaces in front yards for street trees and landscaping.

Enhance architectural details Articulated building façades, including entrances, windows, garage doors, and a mix of building materials, create visual interest and a more varied streetscape.

Build community with porches Front porches encourage interaction between neighbors and help estab- lish connected communities. Naturalize stormwater management Planted stormwater basins improve infiltration and water quality. Bump-outs and verges offer opportunities for bioswales or rain gardens. 22 // Building Better Townhouse Communities Recommendations for good townhouse community design

Provide pedestrian safety Bump-outs define parking rows, shorten crossing distances for pedestrians, and increase green space. Painted crosswalks at every street intersection provide better visibility for pedestrians and slow drivers in the neighborhood.

Limit block size Shorter blocks help to slow traffic and limit building massing while providing breaks between building rows. Create a connected pedestrian network All streets in a townhouse community should have integrated and well-connected sidewalk systems to provide access to internal site destinations and connect to the larger community.

Permit on-street parking On-street parking gives guests and residents flexible locations to park and slows traffic speeds.

Locate garages along alleys Detached rear-loaded garages give private backyard open space to homes and can increase interior living square footage.

Integrate rear-loaded alley systems Alleys provide access for rear-loaded garages to open up front yard areas for landscaping and street amenities. Alleys should be narrower than roadways and can be lined with pavers rather than curbing.

Best Practices // 23 There is no one-size-fits-all approach the potential impacts of that design community lies in the ways in which type of streetscape desired, other to designing desirable townhouse on other design elements. The intent roadways, homes, landscaping, and design components will naturally communities. Each development will is not that all future developments pedestrian connections are arranged. fall into place to support the overall be unique to fit into the surrounding contain each of these components, This can be described generally as community vision. community, adapt to site conditions, but rather developers and munici- the “streetscape.” By focusing on the and be attractive to potential home palities can pick and choose from buyers in that area. However, there this list to build better townhouse are certain components that have communities in order to diversify the Traditional Neighborhood Development (TND) been shown to create more attractive housing options for county residents communities that age well and contin- now and into the future. The Pennsylvania Municipalities Planning Code (MPC) grants munici- palities the power to establish standards and conditions for Traditional ue to retain value for their residents. The recommendations are ordered in Neighborhood Development (TND). The recommendations made in this The following is a series of recom- such a way as to prioritize the design design guidebook to provide common open space, community-building mendations that positively contribute components that have the greatest architectural features like front porches, connected sidewalk networks, to creating desirable townhouse physical impact on the overall health, and alley-loading garages to permit on-street parking, are all core tenets communities. Each recommendation safety, and general welfare of the of TND development. includes options for how the design community. The foundation of any component may be implemented and

24 // Building Better Townhouse Communities Require street trees imposed by garage and driveway While street trees need to be suf- placement, front yard setbacks, and ficiently close to the roadway and Front yard landscaping is often limited in townhouse developments to roadway configurations. Where street sidewalks, canopy trees should be accommodate utilities and driveways. Alleys, roadways, yards, and shared trees are located in the front yard used in front and rear yard areas and area, they are often spaced too far in alleys to beautify the streetscape open space areas all benefit from being planted with appropriately sized and apart to establish a uniform overhead and provide privacy. Alleys with very spaced street trees and other landscaping. Careful consideration should be tree canopy. It is recommended that little greenery can appear very stark street trees be spaced 30–35 feet and inhospitable because of the given to how the development will age over time and how landscaping will on center to establish a sufficient amount of impervious surface. Land- fill out into the planting area. Developments with well-designed street trees tree canopy to provide shading for scaping helps to soften the appear- will ultimately have a continuous tree canopy along the length of the street. homes and sidewalks. Alternatively, ance of alleys both at alley entranc- the creation of a tree lawn would also es and between the housing units. Good landscaping creates a more aesthetically pleasing neighborhood, pro- serve to establish an overhead tree Landscaping in the rear of homes vides cooling shade for pedestrians, homes, and parked cars, improves air canopy. This is only possible where with front-loaded driveways is also driveways do not occupy the entire important for shading and privacy. quality, and captures stormwater runoff to reduce flooding and trap pollutants. building frontage. It is important to Street trees are often missing from front yard areas because of the limitations pick a hardy species that will grow well in a limited amount of space. It is equally important to choose a Please see page 38 for a list of rec- canopy tree that will provide a dense ommended plant species. canopy once the tree is fully mature.

Street tree benefits and verge standards

� Benefits of street trees • Cool streets and houses, reduces energy costs and watering requirements for lawns. • Increase property values, especially as the neighborhood ages. • Soak up stormwater. • Reduce driver speeds. • Add wildlife habitat.

� Tree lawns and verges • Located between the sidewalk and curb. • Minimum width for optimal tree health: 8 feet. • Additional buffering between pedestrians and traffic.

Best Practices // 25 Recommend alleys in townhouse designs Garage placement dictates driveway location, front yard setbacks, and oppor- tunities for landscaping. It is one of the primary determinants of streetscape appearance and overall community character. It is recommended that, where feasible, rear-loaded garages should be utilized for townhouses. Rear-loaded units install pedestrian-scaled architectur- al features, such as front porches, In general, it is easier to create an to facilitate community interaction. inviting, pedestrian-friendly street- Pedestrians feel safer and more scape if all garages and driveways comfortable on sidewalks when there are placed to the rear of the units. are fewer cars and driveways to ne- Driveways take access off of rear gotiate and when there are windows alleys, which provides green space on the ground floor of buildings rather in the front yard area and creates than blank garage doors. Rear-load- opportunities for street trees. Al- ed garages also allow for on-street ley roadway standards should be parking which provides ample space adopted to reduce alley widths and for guest parking, instead of creating curbing requirements and to estab- separate parking lots. lish greening standards. Reduced roadway construction costs for alleys Rear-loaded garages work best in make rear-loaded designs more developments that have gridded feasible for developers and reduce street networks but can also be in- the cost of the final housing product corporated in developments with for home buyers. curvilinear street networks. The absence of driveways in the front Road profiles for a rear-loaded alley design utilizing attached and of buildings creates opportunities to detached garages

Alley design standards

� Require alleys to be between 12-feet and 16-feet wide for one-way traffic. � Replace curbing with grass pavers to provide additional width outside of the paved area. � Provide 4-foot-wide driveway aprons for detached garages to allow turning but limit parking in front of garages. � Establish greening standards to provide for trees in alleys for shading and beautification.

26 // Building Better Townhouse Communities Attached rear-loaded garages Rear-loaded garages create interior space for a more defined foyer by the front door rather than a narrow corridor, as is common in front-loaded garage designs. In order to provide private outdoor space for each unit, a back should be provided over the driveway apron. Trees and other vegetation should be provided in the spaces between the driveways to provide some privacy, greenery, and shade in the alley area.

Alley-only access with walkup front yards Townhouses with rear-loaded garages can have entrances that face a shared courtyard with side- walk access instead of a street. This configuration eliminates some streets to reduce the amount of impervious cover while still allow- ing for trees and pedestrian walk- ways throughout the community.

Detached rear-loaded garages Detached rear-loaded garages re- quire deeper parcel sizes but pro- vide the homeowners with a private backyard area that may or may not include a small deck or and green space. Because the garage is located outside of the units, homes have more useable interior living space.

Best Practices // 27 Consider preferred Pair driveways of adjacent units alternatives when to maximize green space Paired one-car driveways provide the alleys are not feasible opportunity to create larger blocks of green space for front yard landscap- Front-loaded units ing and also create enough distance Where rear-loaded garages are not between driveway curb cuts to allow practical, front-loaded garages may on-street parking. be used. Driveways in front yard areas should be minimized to the greatest extent possible to enhance Build side-loaded garages for landscaping and create a more pe- end units destrian-friendly streetscape. In any instance where front-loaded garages End units can utilize side-loaded are used, driveways should be paired garages, which provide more space to consolidate front yard open space. for grouped landscaping at each end The following design recommen- of the building rows. dations can be implemented in any combination to suit the specific site constraints of a development:

Increase front yard setbacks for tapered driveways Longer front yard setbacks provide the opportunity to taper driveways which reduces apron width, mini- mizes curb cuts along the sidewalk, increases the available space for street trees and allows for on-street parking.

Mix rear- and front-loaded units Mix rear-loaded units with front-load- ed units within the development to best fit site conditions and topog- raphy. By mixing different housing design types within a development, potential home buyers have a great- er diversity of housing options.

28 // Building Better Townhouse Communities Reduce front yard setbacks Parking for stacked Limit driveway length to between 20 townhouses and 25 feet to prevent cars from park- Since higher densities make com- ing one behind the other, which can plying with design guidelines more result in onto the sidewalk. cost effective for developers, some In instances where building rows are developers may want to consider located along a curve in the road, including stacked townhouses as a limit the number of units in a row in housing type in developments. By order to maintain a consistent front creating a deeper unit—at least 36 yard setback and reduce excessively feet deep—a tandem two car garage long driveways for end units. can be provided for each unit on the ground floor. This innovative design Alternate paving materials for alternative should only be imple- driveways mented when rear-loading garages are utilized since the entire first floor To reduce the visual impact of asphalt façade of the building will need to driveways, alternate paving materials be devoted to garages. may be used including brick pavers, stamped concrete, or porous asphalt. Lighter colored materials help reduce the amount of heat that is captured Recommended garage design standards and released compared to black as- phalt, and some pavers and porous � All front-loaded garages and driveways must be paired. asphalt can contribute to stormwater � Garages doors must occupy less than 70% of the first infiltration. floor façade. � Garage doors must occupy less than 50% of the total Other alternative parking building façade unless they utilize at least one of the fol- scenarios lowing: Other alternative parking designs • Incorporate architectural design features such as win- include parking courts or under- dows or other decorative elements. ground parking. These design • Are painted a color other than white to complement the choices may be most suitable for façade. infill developments on small sites with limited street frontage where • Are recessed from the remainder of the front façade alleys or front-loading driveways unless the front door contains a covered patio or portico may be impractical. Underground structure or is accessed by a stairway. parking is also an option, particularly • Contain a separate roof canopy to provide shading and for redevelopment sites. definition from remaining façade.

Best Practices // 29 Examine right-size street parking should be encouraged through provision of alley access for Parking standards parking requirements rear-loaded garages, paired one-car Visitor parking in townhouse com- front-loaded garages or a combina- � Reduce the total number of required parking spaces per unit munities without on-street parking tion of front- loaded and rear-loaded to between 1.5 and 2. is often located in grouped perpen- garages. dicular parking rows or in parking � Allow garage parking spaces to count toward parking lots interspersed throughout the site. requirements. This configuration can be problemat- � Utilize on-street parking for guests and households that ic as not all visitors are have more than two vehicles. comfortable or able to � Require on-street parking space size to be 22 feet long and get from guest parking Average number of vehicles per 8 feet wide locations to housing and townhouse unit is 1.8 not all townhouses have � Define on-street parking by creating bump-outs at intersec- the same demand for U.S. Census Bureau tions and by striping individual parking spaces. visitor parking. Unequal dispersal of guest park- ing can contribute to the percep- tion of not enough parking spaces, yet most townhouse developments provide more parking than is nec- essary. Throughout the county, the average number of spaces required per townhouse unit is 2.5 spaces per unit. This number often results in developments being over parked. Additionally, many municipalities do not allow garage spaces to count to- ward parking requirements, which can restrict creative and flexible parking design solutions. A first step would be to count at least one space within a two-car garage toward the parking minimum, if not both of the spaces. The most efficient way of providing convenient and flexible guest parking is through on-street parking. Parking lots within townhouse developments can be prescriptive and limited, but on-street parking is “on demand” and available closest to where it’s needed. Whenever possible, on-

30 // Building Better Townhouse Communities Articulate façades Individual units Townhouse units with rear-loaded garages have greater flexibility to Architectural articulation creates visu- The overall architecture of a development can be a determining factor in include architectureal features ori- al interest through a combination of ented toward a pedestrian-friendly creating a desirable townhouse development. Townhouse buildings are large architectural features. It is important streetscape. Prominent front doors not to create a cluttered façade by with long façades and significant building massing comprised of and porches draw greater attention adding too many conflicting architec- to the house as a home and invite 3 to 8 units in a row. These structures can feel imposing if careful consider- tural details. By utilizing a combination community interaction. ation is not taken to create a well-articulated façade with visual interest and of building materials, colors, and other façade features, townhouse architectural details. Architectural concepts can be viewed at three levels: units can appear as unique homes the individual dwelling unit, the townhouse building, and the community. within a cohesive whole.

Recommended architectural elements

Varied roofline treatments Horizontal articulation

Offset façade Bay window Balconies

Front porches Exterior Varied color Dormers Foundation plantings Varied building materials Best Practices // 31 Building row Even though it is important for each unit to appear as an individual house, it is also important that all attached units form a cohesive building. As the number of units in a row increases and the building becomes longer, the need for a variety of architectural features increases. A 2- to 4-foot offset in the façade every 2 units (or about 40 feet) helps break up the visual monotony of long buildings. Zoning ordinances should take care to be flexible with these types of requirements. In some cases, strict architectural standards in zoning ordinances can make it harder for an to design a great looking, façades. Elevations are also useful to Community It is important to be flexible with unique product. It is recommended demonstrate how the architecture of mixing requirements within a devel- At the community level, potential that all development proposals in- the proposed development will blend opment since not all developments home buyers can benefit from be- clude elevation sketches to show how in with or be complementary to the will be suitable for certain mix per- ing able to choose from a mix of the developer proposes to accom- existing community, especially import- centages. A good rule of thumb is that housing units within the same de- plish the effect of breaking up long ant in infill development scenarios. any development over 50 housing velopment. Diverse housing types units should have at least two types within a development create a more of units; any development over 100 visually interesting community and should have three and so on. This provide different products to suit gives the developer greater flexibility diverse housing needs. Housing Architectural design standards to create a well-designed community mix types can include single-family and provides additional housing detached and multifamily units in � Require a mix of unit types in developments over 50 units. choices for future home buyers. The best townhouse community is not just townhouses! addition to townhouses—or a mix of different types of townhouses � Limit building rows to no more than 6 units to reduce the visual within a development, such as mixing impact of a long and imposing façade. stacked townhouses with side-by- side townhouses, or having a mix of � Require 2- to 4-foot front façade offsets every other unit. townhouses with front-loaded and � Require a mix of building materials, window treatments, and rear-loaded garages. protrusions to enhance flat façades. � Require building elevation sketches with all land development submissions.

32 // Building Better Townhouse Communities Garage design options designed with a single large door door rather than the garage, front Allow flexible density or two single car doors. To provide doors should be designed with a Garage doors have a significant im- greater diversity in the façade ap- visually impactful feature such as a While there is no “correct” density for pact on the overall site aesthetics pearance, one- and two-car garage portico, overhang, patio, or staircase, townhouse developments, municipal- and are a prominent building façade units can alternate in a building row. and garages should be flush with the ities should take into consideration feature when located in the front of façade or slightly recessed into the the surrounding conditions of nearby homes. In order to soften the visual Garage doors often protrude away unit so they are not as prominent development and the potential impact impact of garages, the doors can be from the rest of the building façade, from the street. resulting from new development colored to complement the façade which increases their prominence, including traffic and impervious cov- materials and can include decora- while front doors are recessed or erage. Generally, municipal zoning tive elements such as windows or located on the side of end units. To ordinances permit a density in the paneling. Two-car garages can be draw greater attention to the front range of 5 to 8 dwelling units per acre for townhouse developments. How- ever, developers may need greater flexibility in site density in order to ensure that all site infrastructure im- provements, landscaping, and archi- tectural requirements can be made to create a well-designed development that will hold its value over time. Infill developments in particular can encounter unexpected costs when the conditions of existing utility lines are unknown. Ultimately, the proper density for a given community will be heavily influenced by factors unique to the site conditions and surrounding neighborhoods. Municipalities should be flexible to allow increased densi- ties on a case-by-case basis through the use of conditional approval.

This recessed garage door draws greater focus Decorative elements, including paneling, windows, and complementary to the main . color on the garage, add visual interest

Best Practices // 33 Create a connected system of sidewalks and trails All townhome developments should provide a complete pedestrian circulation system to provide access within the entire development as well as to other destinations outside of the development. This system should include sidewalks, street crossings, and trails.

Sidewalks Crosswalks Road network Multi use trails Sidewalks should be required on both Painted crosswalks and ADA-compli- Shorter roadways and blocks in court- Trails should be incorporated sides of all streets with a minimum ant ramps with appropriate signage yard and urban grid developments throughout the open space system width of 5 feet. To promote pedestrian should be provided at all intersec- ensure traffic speeds remain slow. where feasible. If the development safety, sidewalks should be buffered tions, particularly near destinations Long, curved streets in some devel- is not located within proximity to from the roadway by a 5- to 8-foot- that will attract larger volumes of opments may encourage speeding, external community destinations, wide verge, preferably planted with pedestrians, such as connecting posing a safety risk to pedestrians trails can serve as pedestrian short- street trees, to provide increased to central green areas, mailboxes, and bicyclists. Other traffic-calming cuts to increase the overall internal separation between pedestrians guest parking, and other communi- measures, such as on-street parking, connectivity of the development and and vehicles. ty amenities. Crosswalks will make speed humps, or chicanes, may be serve as places for passive and active pedestrian crossing locations more warranted based on the roadway recreation. Where a trail is to be used visible to drivers. configuration of the development. for pedestrians as a major access route, consideration for accessibility and lighting may be important.

34 // Building Better Townhouse Communities Naturalize stormwater more attractive. Smaller stormwater Recommended sidewalk standards controls, such as rain gardens and management BMPs bioswales, can be built throughout � Sidewalks should be at least 5 feet wide and buffered from the Stormwater management facilities the community within curb bump-outs street by a 5- to 8-foot-wide verge. should be designed to be aestheti- at intersections and along verges. cally pleasing and well integrated into Fencing should only be used in cases � All intersections should be connected with painted crosswalks. the overall landscape scheme. Storm- of steep elevation changes for larger ADA-compliant ramps should be installed at all sidewalk cor- water basins should be naturalized to stormwater basins. ners. the greatest extent possible, meaning � Trails can be paved with concrete, macadam, gravel, or mulch. basins are planted with trees, shrubs, grasses, and other flowering species. � Trails should be 5 feet wide or 8 feet wide and paved if intend- Planted stormwater basins improve ed for use by pedestrians and bicyclists. infiltration and water quality and are

Best Practices // 35 Create recreational opportunities Open space and recreational opportunities are important aspects to building a desirable community and should be incorporated into every townhouse devel- opment where feasible. Because private yard space is limited, residents need areas for movement, play, and outdoor recreation. Usable open space provides safe places for recreation and communal gathering space for all residents.

Most zoning codes already require a the rear of homes. This space often As density increases, the total amount percentage of open space in town- becomes appropriated as “private” of open space also increases. As a re- house developments to be set aside backyard space. Residents may feel sult, a mix of housing units, including as “passive” open space but may uncomfortable using the space or be stacked townhouses and multifamily not specifically require certain site unaware it is public space. These units, might need to be incorporated amenities such as centrally located kinds of open spaces could be ac- into the townhouse development to playgrounds or picnic spaces that tivated by creating clearly visible achieve the density and still provide create a more “active” use, often public access features such as a trail an adequate amount of open space. designated as “neighborhood open network with signage that would pro- Infill developments with limited to no space.” vide a more defined and accessible neighborhood open space should Passive open space areas are often use of the space. connect to nearby community parks laid out in such a way that makes their The percentage of open space de- and green spaces to provide recre- use inefficient and inaccessible for fined as neighborhood open space ational opportunities for residents. residents when open space is only should increase as the density of the provided around the perimeter of townhouse development increases. housing units and/or oriented toward

36 // Building Better Townhouse Communities Recommended open space standards

� 50% of total open space areas should be located in neighborhood open spaces that are at least 15,000 square feet in size and centrally located. � Orient housing units to face neighborhood open space or central greens. � Maximize the recreation and aesthetic value of open spaces by lo- cating them centrally whenever feasible. The size and location of the central greens are dependent upon the size and topography of the parcel. � Consider scattering smaller neighborhood open spaces, gather- ing areas, or “pocket parks” throughout a development as resting places, playgrounds, and picnic areas.

Best Practices // 37 APPENDIX

Recommended plantings

Street trees Common Name Latin Name Comments Height Spread Little-leaf linden Tilia cordata European species that is a good street tree for tight 50 ft 30 ft urban spaces ‘Princeton’ American elm Ulmus Americana ‘Princeton’ Cultivar that is tolerant of Dutch Elm disease; classic vase- 60–75 ft shaped street tree of New England and mid-Atlantic states ‘Green Vase’ Zelkova Zelkova serrata ‘Green Vase’ Urban-tolerant street tree; upright vase-shaped, bronze 50–60 ft 40–50 ft fall color ‘October Glory’ Red Maple Acer rubrum ‘October Glory’ One of many selected cultivars ‘Red Sunset’, ‘Sun Valley’; native tree selections for red-orange fall leaf color and vigorous growth Thornless Honeylocust Gleditsia triancanthos inermis Recommended cultivar ‘Halka™’; vigorous growth, heavy cali- 40–50 ft per, with a full symmetrical crown

Site element/privacy screen Common Name Latin Name Comments Height Spread American holly Ilex opaca Slow-growing native tree with great wildlife habitat value 40–50 ft White pine Pinus strobus Native conifer with great habitat value 80–100 ft 40 ft Japanese cedar Cryptomeria japonica Slender, pyramidal, evergreen conifer 40–60 ft Eastern red cedar Juniperus virginiana Native evergreen they varies in size and color choose named 40–50 ft cultivars for uniformity if needed. Valuable cultivars include ‘Burkii’ Thuja ‘Green Giant’ Arborvitae Thuja occidentalis Evergreen screen or specimen plant 75 ft 12–20 ft ‘Green Giant’

38 // Building Better Townhouse Communities Yard and foundation planting (suitable for walkways/patio - small trees under 35 ft) Common Name Latin Name Comments Height Spread ‘Okame’ Cherry Prunus X incam ‘Okame’ Ornamental Asian Cherry that produces pink flowers in spring 20 - 25 ft and orange-red fall color. Other recommended Asian cherries include Prunus X yedoensis - Yoshino cherry Sweet Bay Magnolia Magnolia virginiana Small-medium flowering tree with fragrant flowers in June ‘Winter-King’ Hawthorne Crataegus viridis cv. Flowering tree with wildlife value 25 ft 25 ft ‘Winter King’ ‘Autumn Brilliance’ Serviceberry Amelanchier X Multi-stem, early spring flowering small tree with wildlife value ‘Autumn Brilliance’ American hornbeam Carpinus carolinana Small, native tree with a spreading canopy 20 - 30 ft

Landscaped open space (suitable for large open space/central greens) Common Name Latin Name Comments Height Spread Tulip tree Liriodendron tulipifera Tall tree for open areas 40–80 ft 20–50 ft Basswood or American linden Tilia americana Good for parks and streets 80–100 ft tree Dawn Redwood Metasequoia glyptostroboides Tough tree that is ideal for parks and large open spaces. It prefers 80–100 ft 20–40 ft wet areas and produces handsome foliage and brilliant fall color Chestnut Oak Quercus prinus Native woodland tree with great habitat value Swamp White Oak Quercus bicolor Large native tree that is adaptable to various soil conditions 65–75 ft Red Maple cultivars- ‘October Acer rubrum ‘October Glory’ A native tree known for its wide adaptability, red-orange fall leaf Glory’ Red Maple color, and vigorous growth. Top cultivars include ‘Red Sunset’ and ‘Sun Valley’ Sugar Maple cultivars Acer saccharum ‘Fall Fiesta’ or Large native tree for woodland open space areas ‘Autumn Fest’ Willow Oak Quercus phellos Native tree to the mid-Atlantic that is adaptable to a wide range of conditions including urban environments

Appendix // 39 40 // Building Better Townhouse Communities

Montgomery County Planning Commission PO Box 311 • Norristown, PA 19404-0311 www.montcopa.org/planning

Printed October 2017