Narrow Lot
Subdivision Discussion
City Council– Work Session
June 1, 2026
Planning Division
PURPOSE OF THIS WORK SESSION DISCUSSION
• Review emerging narrow lot subdivision trends in Visalia • Discuss impacts on neighborhood livability and functionality • Solicit input for future action
• Evaluate potential objective design standards and ordinance amendments
BACKGROUND
• Narrow lot subdivisions generally
require approval of a Planned
Residential Development (PRD) by
Planning Commission
• Allows the City to weigh the
intended benefits on the project to
which the proposal requests
deviations to standards
• Recent and prospective applications
of about 1,400 lots
KEY CONCERNS
• Narrow lot developments often emphasize
garages over habitable living space
• Front doors, windows, porches, and
pedestrian-oriented features are minimized
• Neighborhoods may feel less inviting and less
safe due to reduced 'eyes on the street’
• Driveways and garage doors may dominate
the public realm
PARKING IMPACTS
• Narrow lots increase driveway density and
reduce curb parking opportunities
• Households with more residents generally own
more vehicles
• Garage conversions and storage uses may
increase parking demand
• Illegal parking and code enforcement
complaints may increase
Granite Hills subdivision in Goshen. 2-car garages with mix of 1- and 2-car driveways. Parkways can’t support street trees. Very little on- street parking (blue stars); supplemented with HOA parking (see red star)
P L A N N I N G D I V I S I O N
visalia.gov
Granite Hills Subdivision in Goshen. This block lacks street trees, which are important in our climate. The road is wide enough to support on-street parking, but there isn’t enough space between driveways.
DESIGN STRATEGIES OBSERVED
IN OTHER CITIES
• Rear-loaded or alley-loaded garages
• Prominent porches, stoops, and articulated entries
• Varied architectural elevations
• Garage setbacks behind the living space
• Pedestrian-oriented neighborhood design
Heirloom in San Luis Obispo
DESIGN ALTERNATIVE – ALLEYS AND PASEOS
• Alley-loaded garages relocate
driveways and utilities to the rear
• Front elevations become more
pedestrian-friendly
• Additional room becomes
available for street trees and
sidewalks
• On-street parking opportunities
are maximized
Heirloom in San Luis Obispo
P L A N N I N G D I V I S I O N
visalia.gov
• Righetti Ranch in San Luis
Obispo
• Homes front onto street
• Alley-accessed garages
• Shared alley easement
• Home wraps around
private open space
• Ample on-street parking
and street shading
P L A N N I N G D I V I S I O N
visalia.gov
Narrow lots can also mean townhomes. These townhomes are on fee simple lots that pay into an HOA for maintenance of common amenities. Righetti Ranch in SLO.
P L A N N I N G D I V I S I O N
visalia.gov
Righetti Ranch in SLO. Homes front onto street or shared walkway, and garages are accessed from an alley. Ample parking and space for shade.
P L A N N I N G D I V I S I O N
visalia.gov
Harlan Ranch in Clovis. Garages face an alley, and fronts of homes face the street or the interior walkway. Streets and walkways are lined with mature trees with ample shaded parking.
PLAN POLICIES AND OBJECTIVES
• GP Objective T-O-8 – “Encourage walking and bicycling in Visalia for commuting and recreational purposes, and for improvement of public and environmental health”. • GP Objective T-O-9 “Promote non-motorized accessibility through development of a connected, convenient pedestrian and bikeway network.”
• ATP Objective: “Encourage methods to increase pedestrian access and mobility for all ages and abilities.”
• ATP Policy 6.5 - “Consider a program for installing shade trees along streets where currently little or none exist to encourage walking.”
PLANNING COMMISSION WORK SESSION
• Planning Commissioners’ concerns over lack of ground floor windows looking out onto the public way, on-street parking constraints, solid waste and fire access, and lack of adequate shading.
• One community member recommended establishing minimum standards, requiring alley access and additional residential design features.
• One community member expressed concerns over additional construction and maintenance costs from alleys.
NEXT STEPS
• If directed, staff will pursue an amendment to the zoning ordinance or objective design standards.
• Outreach with stakeholders would be conducted prior to Planning Commission and City Council hearing.
RECOMMENDED MOTION
• I move to direct staff to begin drafting ordinance and objective design standards amendments to address narrow and/or small lot design and to conduct outreach with stakeholders to discuss the proposed amendments.
Questions
&
Discussion