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HomeMy WebLinkAbout08-17-2021 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION Thursday, August 19, 2021 Formal Meeting — 7:00 PM The Center —Assembly Room 28 S. Linn Street (Entrance on E. Washington Street) Agenda: 1. Call to Order 3. Public Discussion of Any Item Not on the Agenda Comprehensive Plan and Zoning Code Amendment Items 4. Case No. CPA21-0002 Location: SW corner of Slothower Road and IWV Road A request to set a public hearing for September 2, 2021 on a proposed amendment to the Southwest District Plan to change the land use designation on the future land use map from Single-Family/Duplex Residential, Vegetative Noise/Sight Buffer, and Future Urban Development to Intensive Commercial for approximately 79 acres. 5. Case No. CPA21-0001 Public hearing on a proposed amendment to the South District Plan to facilitate development that follows form -based principles. 6. Case No. REZ21-0005 Consideration of a Zoning Code Amendment to adopt form -based standards for new development as identified in the South District Plan. 7. Consideration of Meeting Minutes: August 5, 2021 8. Planning & Zoning Information 9. Adjournment If you will need disability -related accommodations to participate in this meeting, please contact Anne Russett, Urban Planning, at 319-356-5251 or anne-russett(a)_iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: September 2 / September 16 / October 7 Informal: Scheduled as needed. STAFF REPORT To: Planning and Zoning Commission Prepared by: Kirk Lehmann, Associate Planner Item: CPA21-0002 IWV & Slothower Date: August 19, 2021 Parcel(s): 1113202001, 1113201001, 1113226003 GENERAL INFORMATION: Applicant: Matt Adam IWV Holdings, LLC madam@spmblaw.com Contact Person: Lacey Stutzman MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 319-351-8282 I.sexton@mmsconsultants.net Property Owner(s): IWV Holdings, LLC 2916 Highway 1 NE Iowa City, IA 52240 Requested Action: To change the Southwest District Plan future land use map designation from Single-Family/Duplex Residential, Vegetative Noise/Sight Buffer, and Future Urban Development, to Intensive Commercial Purpose: Location: Location Map: To allow for intensive commercial development South of IWV Road SW, West of Slothower Road Size: 79.4 acres Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: Southwest District Plan: File Date: BACKGROUND: Agricultural & Residential; Rural Residential (RR-1) in Iowa City & Agricultural (A) in Johnson County North: Agricultural; Rural Residential (RR-1) & Residential - % Acre Lot Minimum (R) East: Agricultural & Institutional; Neighborhood Public (P-1) South: Agricultural; Rural Residential (RR-1) & Agricultural (A) West: Agricultural; Agricultural (A) Residential 2-8 Dwelling Units Per Acre, Rural Residential, & Public/Private Open Space Single-Family/Duplex Residential, Future Urban Development, & Vegetative Noise and Sight Buffer May 27, 2021 IWV Holding, LLC owns approximately 79.4 acres of property located south of IWV Road SW (Melrose Avenue in City limits) and west of Slothower Road. The owner is working with MMS Consultants to prepare three applications to allow for intensive commercial development. This specific application (CPA21-0002) proposes to amend the Southwest District Plan, part of the Comprehensive Plan, by changing the future land use designation of the subject properties to intensive commercial. Attachment 6 illustrates the proposed changes to the plan and includes the applicant statement describing the rationale behind the request. The Southwest District Plan, adopted in 2002, includes the subject properties in the growth limit of the Weber Subarea. The future land use scenario indicates the properties are primarily appropriate for Future Urban Development, with Single-Family/Duplex Residential shown along Slothower Road to the east and a Vegetative Noise and Sight Buffer to the west near the proposed alignment of US Highway 965, which runs south from the Hurt Road alignment and along the eastern edge of the Iowa City Landfill (see Attachment 3). The plan describes that limited residential development may occur west of Slothower in the Future Urban Development area, but that limitations on sanitary sewer service prevent any significant urban development. It also notes the importance of buffering residential uses from the landfill and the proposed location of US-965 when development eventually occurs and that a more detailed plan will be needed at that time. The other concurrently submitted applications include an annexation (ANN21-0003), which would annex 70.4 acres into City limits, and a zoning map amendment (REZ21-0006) which would rezone the full 79.4 acres from Rural Residential (RR-1) in Iowa City and Agricultural (A) in Johnson County to Intensive Commercial (CI-1) and Interim Development Commercial (ID-C). The Comprehensive Plan Amendment must be approved for changes to the zoning map to be consistent with the Comprehensive Plan. However, the land being annexed is within the City's growth area, so it could be annexed without approval of the Comprehensive Plan amendment. The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on July 28, 2021. Four neighbors attended. Attachment 4 provides the summary report of the meeting provided by the applicant. ANALYSIS: The Iowa City Comprehensive Plan serves as a land -use planning guide by illustrating and describing the location and configuration of appropriate land uses throughout the City, providing notification to the public regarding intended uses of land; and illustrating the long-range growth area limit for the City. Applicants may request an amendment to the City's Comprehensive Plan with City Council approval after a recommendation by the Planning and Zoning Commission. Applicants for a comprehensive plan amendment must provide evidence that the request meets the approval criteria in Section 14-813-311). The comments of the applicant are found in the attachments. Staff comments on the criteria are as follows. 14-8D-3D Approval Criteria: Applications for a comprehensive plan amendment must include evidence that the following approval criteria are met: Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. The subject properties are in the Weber Subarea of the Southwest District Plan. Before 1990, the area west of US-218 and north of Rohret Road was relatively undeveloped, with a few houses fronting on Rohret Road and public uses along Melrose/IWV, primarily at the County Historic Poor Farm. By the time the District Plan was adopted in 2002, housing was developing west and north of Rohret Road to the south of the Poor Farm. The District Plan's future land use map primarily shows the subject properties as Future Urban Development, with Single-Family/Duplex Residential along Slothower Road and a Vegetative Noise and Sight Buffer to the west. Currently, the land is used for agriculture. At the time the District Plan was adopted, Iowa City's Comprehensive Plan was from 1997. The 1997 Plan was the first to extend the City's western growth boundary from near Slothower Road to the proposed future alignment of US-965 (see Attachment 3) and was consequently the first to consider the use of the subject properties on its future land use map, showing them as interim development/rural residential. Both the District Plan and the 1997 Comprehensive Plan included a policy to protect the Melrose Avenue and US- 218 interchange from commercial encroachment. Instead, they encouraged commercial and industrial development at the Highway 1 and US-218 interchange. This policy had been in effect since the 1983 Comprehensive Plan, around the time of the construction of US-218, because the City was concerned it could not support such development at both interchanges. Instead, planning documents maintained public land uses directly west of the Melrose interchange. The City's current Comprehensive Plan, adopted in 2013, no longer explicitly discusses this policy, but it is reflected in the future land use map and the 2006 Fringe Area Agreement incorporated into the 2013 Plan. Since adopting the Southwest District Plan, development west of US-218, and around the Melrose interchange, has continued. Land east of the interchange developed with more intense uses following Camp Cardinal Boulevard construction in 2007, facilitated in part by three comprehensive plan amendments. These increased the intensity of uses northeast of Camp Cardinal Boulevard by introducing Office Commercial (CPA16-00001), Residential 8-16 Dwelling Units per Acre (CPA16-00003), and General Commercial (CPA20-0001) future land uses. West of the interchange, public uses expanded, including the addition of the Iowa National Guard Readiness Center, the Joint Emergency Communications Center, and the Johnson County SEATS facility. Housing development has also continued north of Rohret Road to the Slothower Road right-of-way. Recent development in the area, along with planning efforts at the Historic Poor Farm site directly to the east of the subject properties, constitutes a change in circumstances near the subject properties such that it is in the public interest to explore future uses for the site. The subject properties have been in a holding pattern since they were first considered in Iowa City planning documents. This was largely because sewer service was not expected to be available until a lift station could be constructed, which prevented any significant urban development. However, the application contends that the north side of the properties could be serviced, which could accommodate some larger users, such as MidAmerican Energy. The proposed amendment changes the future land use of the subject properties to Intensive Commercial. The Zoning Code, which helps implement City plans, describes the Intensive Commercial (CI-1) zone as providing areas for sales and service functions and businesses whose operations are typically characterized by outdoor display and storage of merchandise, by repair and sales of large equipment or motor vehicles, by outdoor commercial amusement and recreational activities or by activities or operations conducted in buildings or structures not completely enclosed. Types of retail trade are limited to provide opportunities for more land intensive commercial operations and to prevent conflicts between retail and industrial truck traffic. It notes that adjacent residential zones must be buffered from the potential negative aspects of allowed uses, which include a variety of commercial, light industrial, and limited institutional and residential uses. Staff is still analyzing the implications of a comprehensive plan amendment that would increase intensive commercial uses by nearly 80 acres. However, staff believes that the proposed amendment could be in the public interest as it has good access to road infrastructure and could help buffer future expansions of the landfill from adjacent uses, including public and potential residential uses. Additional analysis will be provided in the public hearing staff report for the Commission's September 2, 2021 meeting. 2. The proposed amendment will be compatible with other policies or provisions of the comprehensive plan, including any district plans or other amendments thereto. The Weber Subarea of the Southwest District Plan has several policies relevant to the proposed amendment relating to transportation, infrastructure, and land use. With regards to transportation, the subject properties will be bounded by three major streets to the west, east, and north. To the west, along the City's growth limit, the City plans to extend US-965 south as an arterial to connect with Rohret Road and eventually Highway 1. As development occurs, the City needs to secure adequate right-of-way and a sufficient buffer from the Iowa City Landfill. This future arterial should incorporate a boulevard design with space for pedestrians and cyclists as a future entryway corridor into Iowa City. To the east, a north -south collector street is needed between Melrose Avenue and Rohret Road, primarily along the Slothower Road right-of-way. To the north, Melrose Avenue needs to be improved to City standards beyond the current City limits. This is currently planned for 2021 in the City's Capital Improvement Program. With regards to land use and infrastructure, The Weber Subarea future land use map designates most of the land west of Slothower as Future Urban Development until sewer service is extended and lift stations are constructed where required. Water service will be expanded as part of the Melrose/IWV project in 2021. The Plan allows for some residential uses along the west side of Slothower Road, but it discourages "leapfrog" development 4 without street and trail connections between the proposed US-965 alignment and Slothower Road. It notes that as development becomes imminent, a more detailed plan will be needed for areas of future development. The District Plan also discourages commercial uses around the Melrose and US-218 interchange, stating that there are adequate commercial areas in the vicinity, including the Highway VUS-218 interchange, Walden Square, and future commercial areas south of Rohret Road. It also notes the importance of buffering residential uses from the Iowa City Landfill and future US-965. The proposed amendment generally follows the existing policy direction of City planning documents. Amending the future land use map permits the accommodation of transportation policies discussed in the Southwest District Plan through the rezoning and subdivision processes. Similarly, the application asserts that infrastructure needs can be met while allowing for continuous, contiguous development from Slothower to US-965. Finally, it retains the ability to provide appropriate transitions between residential neighborhoods and higher intensity commercial and industrial development to ensure the long-term health of neighborhoods and to mitigate negative externalities. Future residential uses will be buffered from both the Iowa City Landfill and US-965 by commercial uses. However, as it is rezoned, buffers between intensive commercial and residential uses must also be addressed through the rezoning process. Furthermore, the proposed amendment meets several goals and strategies from the Comprehensive Plan regarding commercial and industrial development. Specifically: • Use the District Plans to identify appropriate commercial nodes and zone accordingly to focus commercial development to meet the needs of present and future population. • Identify, zone, and preserve land for industrial uses in areas with ready access to rail and highways. • Target industrial and business sectors that align with Iowa City's economic strengths, including biotechnology, healthcare, advanced manufacturing, information technology, education services, and renewable energy. • Focus growth within the Iowa City urban growth area by using the City's extra -territorial review powers to discourage sprawl and preserve prime farmland. While the goals generally align, some apparent differences between the proposed amendment and plans must be reconciled. Allowing intensive commercial development along Melrose somewhat diverges on the policy preventing commercial encroachment near its interchange with US-218. However, the west portion near the interchange will remain dedicated to public uses, and the proposed land use designation will follow goals related to identifying appropriate areas for commercial and industrial development. Similarly, there is a goal to encourage new business development in existing core or neighborhood commercial areas. While important, commercial areas do not appear to be able to accommodate all users looking to locate in Iowa City. The amendment was initially considered because MidAmerican Energy has been unable to find an appropriate site for a new facility. As such, there appears to be a need for new commercial areas to meet the needs of the present and future population. However, staff is still analyzing the proposed amendment. Other goals of the Comprehensive Plan also need to be met through the rezoning process as they affect the subject properties. They include the following strategies: 5 Discourage linear strip commercial development that discourages walking and biking and does not contribute to the development of compact, urban neighborhoods. Guide development away from sensitive environmental areas, such as floodplains, wetlands, woodlands, steep slopes, flood hazard areas, and streams. These will be achieved through the City's Sensitive Areas Ordinance and conditions on rezonings, where necessary. Based on information submitted by the applicant, it appears that there are approximately 1.13 acres of wooded wetlands, 1.46 acres of emergent wetlands, and 2.36 acres of sensitive woodlands and groves of trees. Sensitive features, required buffers, and potential stormwater detention areas limit the acreage on the subject properties that may be developed. Finally, the proposed amendment meets policies adopted in other documents of the City. The Fringe Area Agreement shows this land as being within Iowa City's Growth Area C. The agreement encourages commercial and industrial development south and southwest of the Iowa City Municipal Airport. It also notes that such development is encouraged in interchanges of paved roads but is discouraged in all other areas of Fringe Area C, and that land should be annexed prior to development. The subject properties will be along paved intersections, and an application for annexation has been submitted with the proposed amendment. The City is currently in the process of updating the Fringe Area Agreement with Johnson County. The new agreement will state that development should follow the policy direction of the City's Comprehensive Plan. For the reasons above, staff finds that the requested Comprehensive Plan amendment is compatible with the policies in the Comprehensive Plan. However, implementing this proposed amendment requires annexing the property and amending the zoning map, which should include conditions ensuring the goals of the Comprehensive Plan are met (to be considered under ANN21-0003 and REZ21-0006 respectively). STAFF RECOMMENDATION: Staff recommends that the Planning and Zoning Commission set a public hearing for September 2, 2021 on CPA21-0002, a proposed amendment to the Southwest District Plan to change the future land use designation of approximately 79.4 acres from Single-Family/Duplex Residential and Future Urban Development to Intensive Commercial for property located south of IWV Road SW and west of Slothower Road. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Proposed Iowa Highway 965 Extension & Fringe Area Maps 4. Correspondence and Good Neighbor Meeting Materials 5. Applicant Submittal 6. Proposed Changes to the Weber Subarea of the Southwest District Plan Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services c 0 � M S v a E C 2 5 R" p +,1 v C 9 C a C 9 2 9 v C C W 'S U MMS Consultants, Inc. Experts in Planning and Development Since 1975 August 5, 2021 City of Iowa City Planning and Community Development Attn: Ray Heitner 410 E Washington Iowa City, IA 52240 RE: IWV Annexation, Rezoning and Comprehensive Plan Amendment 1917 S. Gilbert Street Iowa City, Iowa 52240 319.351.8282 mmsconsultants.net mms@mmsconsultants.net In response to the letter provided on July 30, 2021 we offer the following comments on behalf of the developer. CPA21-0002 Comments: 1. Because a comprehensive plan amendment is required, this application requires two meetings at the Planning & Zoning Commission; one to set the public hearing, and then the public hearing. We acknowledge this comment. 2. In discussing the area slated for "future urban development' on the subject properties, the Southwest District Plan notes that "When development becomes imminent a more detailed plan will need to be developed for this area." Please discuss what detailed planning has gone into determining the proposed use for the area. The District Plan references the future urban development' in the final paragraph of the section titled Land Use for the Weber Subarea. It mentions the importance of providing a buffer for residential uses from the Iowa City Landfill and the intended Highway 965 extension along the western most boundary. Commercial uses are the best option to provide the buffer in our opinion. This will allow for ease of access to Highway 965 for those commercial uses as well. 3. Staff anticipates that the Planning and Zoning Commission and City Council will have questions on potential end users and uses of the subject property. Please be prepared to make this information public prior to the public hearing date for the comprehensive plan amendment. We acknowledge this comment The applicant will take this into consideration prior to the meetings. ANN21-0003/REZ21-0006 Comments: Urban Planning: 1. The rezoning will analyze all potential CI-1 uses and describe any potential impacts those uses might have on surrounding development. Some examples of Ir Summary Report for y h Good Neighbor Meetingiffi _ CITY OF IOWA CITY Project Name: IWV Road SW Project Location: IWV Road SW Meeting Date and Time: July 28th, 2021 @ 6:30pm Meeting Location: via Zoom Names of Applicant Representatives attending: Josh Entler Jon Marner Names of City Staff Representatives attending: Raymond Heitner Number of Neighbors Attending: 4 Sign -In Attached? Yes x No General Comments received regarding project (attach additional sheets if necessary) - 'General comments that the notifications should be to a larger distance than 300 feet. Information provided and discussion of utilities and infrastructure availability to the site. 'General questions of such a change from Residential land use to proposed land use. 'Previous conversations by neighbors with staff seemed to indicate their property would be Residential land use. 'Neighbors have not seen signs posted for the zoning. Will that be done? Concerns expressed regarding project (attach additional sheets if necessary) - *General questions and comments regarding future use considering the wide range of uses in the requested zone. 'Will there be sufficient buffer from the proposed uses to Residential uses on neighboring properties to the south? Discussion of the sensitive areas and natural drainage way aiding in providing a buffer along with city code requirements for buffers adjacent to residential zoning. 'Concern over property valuation for residential properties near the possible uses in this zone. 'Question of the city restricting uses on the property. Ray provided summary of permitted, provisional and special exception use process. Will there be any changes made to the proposal based on this input? If so, describe: 'Developer/Engineer planning to investigate layouts and impacts of buffers along the south property line based upon feedback received during the meeting Staff Representative Comments Attendees — done via Zoom, addresses were not collected • John Bergstrom • Sherri Bergstrom • Tammi Anderson • Dan Kauble July 15, 2021 Good Neighbor Meeting Re: Annexation, Rezoning and Comprehensive Plan Amendment request for property adjacent to IWV Road SW Location: In light of the COVID-19 situation we will not be conducting an in -person meeting, instead we will be holding an online meeting via Zoom on July 281h, 2021 at 6:30pm, as well as accepting comments and questions directly via email or letter. These comments must be sent or postmarked no later than July 28th. Zoom Link: https://us06web.zoom.us/i/87113762763?pwd=Sk96TFpEMFQ2WVg2dGU5TXJnZOJZUT09 Meeting ID: 8711376 2763 Passcode:705652 Dear Resident: The Iowa City Planning and Zoning Commission (P&Z) will soon consider a rezoning, annexation and comprehensive plan amendment for a property in your area. The property is located adjacent to IWV Road SW (see aerial photograph on next page). The proposal includes a request for the change of land use from a mix of Public/Private Open Space, Rural Residential and 2-8 DU/A to Intensive Commercial. The proposal also requests a rezoning from A (Agricultural) and RR1 (Rural Residential) to CI-1 (Intensive Commercial) for the East portion of the property and ID-C (Interim Development Commercial) for the West portion of the property. Accompanying the rezoning and comprehensive plan amendment, the proposal includes annexation of 70.39 acres into the City of Iowa City. It is anticipated that the Planning and Zoning Commission will be reviewing this proposal on August 19, 2021. A notice of a formal review by the Planning and Zoning Commission will be sent to all property owners within 300' of the property under review by the City. You are encouraged to attend these meetings and voice your opinions. As the representative of this request, we would like to invite you to participate in a virtual Good Neighbor Meeting held via Zoom regarding said project where you will have an opportunity to learn about the requested land use change and we can gather comments you may have regarding this proposal. Information on how to participate in this meeting as well as the link can be found on the attached page. If you are unable to attend the meeting, please feel free to send any questions or comments utilizing the contact information listed below. As stated above these comments must be sent or postmarked no later than July 28th, 2021. Josh Entler IWV Holdings LLC 2916 Highway 1 NE Iowa City, IA 52240 jentler@conciseearth.com Sincerely, Jon D. Marner MMS Consultants, Inc. Ray Heitner City of Iowa City 410 E. Washington Street Iowa City, IA 52240 Raymond-Heitner@iowa-city.org S �i zsw w°V ` zx—�a laz HO mtU iw oFZ mryv wo(UA w�rcn p~Z �N�TaT Ki O 4UyU g�w3 ozx �mo W. °=a oi� €dad z H oboo z`m gasp X Ogg r y a z ? . u,& O r oLL # I 0 o�gzwp O _ O Z gWgz Z¢ Oti s ypa �$u�i °p $ qip <°° z S € 5 8 z w a z 'o RIP .Utl-Nb4K1 NOLL�E fJ YlltlYlq l5?ILLtlON 3W 10 S1VN-3W ILLipH 3Nl D 3HIl 15V3 b p I A-*' �I �I J W `�I Z � F o s 3 j e pPp OU V SJ°1 E S Z N€Om Z (=A 3 U_O E_ gg dd4 Z o�Lmz€� 0 O 3 O oWg F°. 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AE'SLfL 3.ZS,90.00N - W p=p4FaF 3 Q•® 3 a F B�d3 o .I � �ml� Fw=w8 F€n g®gcgg5„ ay3NO eS� � II I J i J I AMERICAN TOWER CORP GRAINCOMM III LLC IWV HOLDINGS LLC PO BOX 723597 PO BOX 723597 2916 HIGHWAY 1 NE ATLANTA, GA 31139 ATLANTA, GA 31139 IOWA CITY IA 52240 776 52240 JERRY ROGERS 3276 IWV RD SW IOWA CITY, IA 52240 KENNEDY ENTERPRISES LLC PO BOX 2000 IOWA CITY. IA 52244-2000 ROGER D HURT 3165 IWV RD SW IOWA CITY. IA 52246 JOHN S KAUBLE PO BOX 5466 CORALVILLE, IA 52241-0466 1120 N KING STAPT 103 SEGUIN, TX 78155-3842 SLOTHOWER FARMS LLC 2490 COTTONWOOD CT NE NORTH LIBERTY. IA 52317 JOHNSON COUNTY IOWA 913 S DUBUQUE ST STE 101 IOWA CITY, IA 52240 MARY L HURT PO BOX 220 HILLS, IA 52235-0220 2 5 Si FL 5� 9 U 7 t� 7FAA 1917 S.Gilbert Street Iowa City, Iowa 52240 MMS Consultants Inc. 1.8282 mmsconsultonsultants.net 99 Experts in Planning and Development Since 1975 mms@mmsconsultants.net July 8, 2021 City of Iowa City 410 E. Washington Street Iowa City, IA 52240 Re: IWV Road SW Rezoning, Annexation and Comprehensive Plan Amendment On behalf of IWV Holdings LLC we are submitting a request for an Annexation and Rezoning in conjunction with a Comprehensive Plan Amendment. The described land consists of 79.39 acres in total, the proposal includes 70.39 acres to be annexed into the City of Iowa City with 9.0 acres currently located within the city limits. The area is shown as a future growth area. Scheduled improvements to IWV Road will provide necessary arterial access, with additional access provided via Slothower Road. Public water will be available to the site, and public sewer can be extended to serve the site as required. Circumstances for this site have changed since the current plan was adopted. As mentioned above, there are scheduled improvements to IWV Road, and the city has expressed a plan to revisit the comprehensive plan for this region in the near term. These factors, in addition to the plans by the county for the Johnson County Poor Farm, meet the approval criteria for a Comprehensive Plan amendment. We are proposing a change of the land use from a mix of Public/Private Open Space, Rural Residential and 2-8 DU/A to Intensive Commercial. We feel this amendment is appropriate given the access from the property to an arterial road which provides a direct route to Interstate 1-380. The proximity to the Iowa City Landfill and a number of other commercially zoned properties along IWV Road SW shows a consistent pattern of compatibility with surrounding development in this area, and is generally compatible with the policies and provisions of the Comprehensive Plan. At this time Intensive Commercial (CI-1) is being requested for the East portion of the property and Interim Development Commercial (ID-C) is being requested for the West portion of the property. The ID-C zoning will allow for managed growth of future development and for the current use of the land to continue until a plan to provide city services can be established. This zoning also allows for a review of the stream corridor and the associated sensitive areas located in the West portion when a permanent zoning classification application is submitted. Development of the West portion, and any potential impacts to the sensitive areas, can be more appropriately reviewed when city services are able to be provided. M M MMS Consultants, Inc. Experts in Planning and Development Since 1975 G' G' O 5 Si FL 5S 9 4 7 t1 1917 S Gilbert Street Iowa City, Iowa 52240 319.351.8282 mmsconsultants.net mms@mmsconsultants.net o 22T � 2 EV-° OU L c� E 'i ¢ m M, o p J o,omw Z 3 O E 2S Wxgwa�� O i o § o g i¢ ° � yip 3A 0o. ���� O'p m� 8 q� d 8& o X„ tiJwh 22 aN<O Z u Z=�ao p2 ag=� /J :gf yL LL D uz wizu W ?0 >fU m zw N o ~NN zWo $� �LLJ o� I: w aN�� rc d = 2 az W 2 - W O =NNQ CLL L O U I ! ® a k w 3 0 Oeva �z e y w0F05o'Oi z o F N Z w N - i J w J Q , 1 (n 0 F Z a 0 S, o a 0 0 61 J N 1 y Y IVIOb3WW0D 3AISN3INI :3sn ONVI 03SOdObd V/OO S-Z :3SO ONVI 1N3bbO0 J. A4, oAa 3.ZS.90.00N ' z �Ga° YhPC is pkY k� Y 9 J1 W N!, 0 0 Z cg�gt O 6e`s"sy Q axS Q w ., w w W II� � DESCRIPTION - REZONING PARCEL NO. 1 THE EAST 300 FEET OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13, TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA. SAID REZONING PARCEL NO. 1 CONTAINS 9.0 ACRES, MORE OR LESS. DESCRIPTION - REZONING PARCEL NO. 2 THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13, TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA. EXCEPTING THE EAST 300 FEET THEREFROM SAID REZONING PARCEL NO. 2 CONTAINS 30.7 ACRES, MORE OR LESS DESCRIPTION - REZONING PARCEL NO. 3 THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13, TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA. SAID REZONING PARCEL NO. 3 CONTAINS 39.7 ACRES, MORE OR LESS WEBER SUBAREA The Weber Subarea is located south of Melrose Avenue and Highway 218, north of Rohret Road, extending to the City's growth limits half a mile west of Slothower Road. Before the 1980s this area was relatively undeveloped, with a few houses fronting onto Rohret Road. Through the 1980's and 90's housing developed westward on the north side of Rohret Road and south of the County Poor Farm property. Roughly two-thirds of the land area is undeveloped. Some patches of woodland and native prairie exist, but most of it is under cultivation. The area contains three public/institutional uses: Irving B. Weber Elementary School, the Korean Methodist Church, and Chatham Oaks, a residential care facility located on the County Poor Farm property. There are no commercial uses in the subarea. Transportation In the future next 20 to twenty-five years, the City plans to extend Highway 965 southward along the current western growth limit to connect with Rohret Road via the eastern edge of the Iowa City Landfill. It will eventually reach Highway 1 and serve as a far west side arterial. As development approaches this area, the City needs to secure adequate road right-of-way and sufficient buffer width against the Iowa City Landfill. As an entryway corridor into Iowa City, Highway 965 should incorporate boulevard design standards with a well -landscaped median and generous landscaping along both sides, wide sidewalks and bicycle lanes. This could serve as additional buffer against the landfill. In the more immediate future a north -south collector street will be required between Melrose Avenue and Rohret Road, part of it configured using the Slothower Road right-of-way. Care must be taken to keep the eventual route somewhat circuitous between Melrose and Rohret to diminish its desirability as a cut -through route for non -local traffic. In addition, access routes to the southern portion of the County Poor Farm should be incorporated into the local street layouts in future phases of both Wild Prairie Estates and Country Club Estates. Willow Creek Trail will eventually cross Highway 218 via tunnel and connect Hunters Run Park to the wider community trail system. A trail link across the County Poor Farm property to Melrose Avenue will connect this regional trail to the arterial street system in the far western part of the Southwest District. If a regional stormwater lake is constructed in the Rohret South Subarea, it will be important to construct a trail connection between Hunters Run Park and the public open space surrounding this new lake. Southwest District Plan 10/8/02 38 As westward development creates the need, both Rohret Road and Melrose Avenue will be improved to City standards beyond the point of the current corporate limits. Public Services and Facilities Before much of the area between Slothower and the landfill can be developed, a sanitary sewer lift station will have to be constructed. Northern portions of Country Club Estates can build out without further sewer improvements, but the southern two- thirds adjacent to Rohret Road drains to the southwest. This portion cannot be developed until a temporary lift station is built that connects to the landfill's lift station or a proposed permanent lift station is built south of Rohret Road on the western edge of the Rohret South Subarea. Land Use Several areas of particular interest stand out in the Weber subarea with regard to land use: the build -out of Country Club Estates and Wild Prairie Estates; the development of the area west of Slothower Road; and future use of the County Poor Farm property. Future use of the County Poor Farm property generated considerable discussion and a wide variety of suggestions during Citizen Planning workshops. The following considerations should be used as a guide to future development of this property: The following important elements should be preserved and protected from the encroachment of development: the historic poor farm buildings and cemetery; Chatham Oaks residential care facility; and any environmentally sensitive areas. Approximately 90 acres of the property are wooded, brushy, or contain prairie remnants. These areas would be suitable for use as a regional park that could be connected via the Willow Creek trail to other parks and destinations in the Southwest District. The southwest portion of the property contains approximately fifty acres of relatively flat ground that is currently row -cropped. This area would be suitable for residential development. Any new subdivisions in this location should be connected to the street network developed in the Southwest Estates and Wild Prairie Estates subdivisions located directly south of the County Farm property. If any development occurs on the county property adjacent to Highway 218, a buffer should be maintained. Future use of the county property located north of Melrose Avenue should be considered carefully with regard to potential impacts on the poor farm property. Southwest District Plan 10/8/02 39 Wild Prairie Estates will soon reach its northern boundary. Access to and through the Poor Farm is a desirable option in the future and for now a street stub northward up to the Willow Creek -Hunters Run Trail extension will be necessary. North of that and adjacent to Highway 218's right-of-way, a noise and sight buffer should be established between residential areas and the highway. The Comprehensive Plan discourages the establishment of commercial uses around the Melrose Avenue -Highway 218 interchange. This policy generally should be maintained because there are several adequate commercial services in the vicinity to serve this area. The Highway 1-Highway 218 interchange further south provides community and highway commercial services. In addition, Walden Square in the Willow Creek Subarea provides neighborhood commercial services, and a future neighborhood commercial area is proposed in the Rohret South Subarea. However, intensive commercial uses may be appropriate along Melrose Avenue further from the interchange due to proximity to major thoroughfares and to serve as a buffer for residential uses from the potential future expansion of the landfill and Highway 965. The remaining portion of the Country Club Estates property is primarily suitable for low -density single-family development. If well -designed, the portion of the property adjacent to Rohret Road may be suitable for clusters of medium -density residential uses, such as townhouses or condominiums. A transition between existing Rural Residential -zoned (RR-1) portions of Southwest Estates and future low -density single-family residential development to the west may be accomplished by platting larger RS-5- zoned lots backing onto the existing rural residential lots of Southwest Estates. The land west of Slothower is currently used for agriculture. The Weber Subarea Plan Map designates this area as "future urban development." However, until sewer service is extended in that direction and one or more lift stations constructed, there will not be any significant urban development. Before reaching the twenty-year horizon of this plan, some residential uses, or intensive commercial, may develop along the west side of Slothower Road and begin moving toward the future Highway 965 extension. However, the expectation is that development will not and should not "leapfrog" without street and trail connections bridging the gap between 965 and Slothower Road. When development becomes imminent a more detailed plan will need to be developed for this area. When development does occur, it will be important to buffer residential uses from the Iowa City Landfill and Highway 965. Southwest District Plan 10/8/02 40 Open Space As this subarea continues to develop additional public open space will be needed. Recent improvements to Hunters Run Park increased the amount of active park space in the area. This park may be extended to the west when the northern part of Wild Prairie Estates is subdivided. As mentioned, the County Poor Farm property contains land that is suitable for public open space and connecting trail corridors. The County should plan for public open space needs as it contemplates future uses for the property. The City plans to use a small parcel of land near the southwest corner of the County Poor Farm property for a water reservoir. Most of the ground will remain open and could be used for a small neighborhood park. Additional parkland could be added to this property as Country Club Estates continues to develop. Southwest District Plan 10/8/02 41 �r � l.Y�_ CITY OF IOWA CITY MEMORANDUM Date: August 19, 2021 To: Planning & Zoning Commission From: Kirk Lehmann, Associate Planner, Neighborhood & Development Services Re: Comprehensive Plan Amendment (CPA21-0001) to facilitate development that follows form -based principles in the South District Introduction The current South District Plan governs a large amount of undeveloped land. To manage new development in these areas, the Plan recommends that the City consider a form -based code to help ensure that a true mix of housing at compatible scale can be achieved. A farm -based code can also encourage the development of compact and connected neighborhoods. The City has worked with Opticos Design since January 2019 to develop a form -based zoning code for the undeveloped portion of the South District (the study area is shown in Figure 1). Through this process, staff has determined that amendments to the South District Plan are necessary before the City could consider adoption of a form -based code. Figure 1. South District Form -Based Code Study Area August 19, 2021 Page 2 The Zoning Code is one of the City's primary tools to implement its Comprehensive and District Plans by providing rules for how land can be used and developed, including what structures can be built where. A form -based code represents a paradigm shift in the way that the built environment is regulated in Iowa City. Unlike conventional, use -based codes, form -based zoning utilizes the intended physical form and character of a context, rather than use as the organizing framework. Further, form -based codes regulate elements to create a high -quality place, not just a good individual building. The terminology in form -based codes also reflect the intended physical form of different places. For example, instead of a zone being "commercial," it might be called "main street." The term ties back to the intended physical form or place, which includes a mix of uses, civic spaces, thoroughfares, frontages, and building types that create vibrant walkable urbanism. For this reason, such codes do not regulate by maximum density, which is a change from previous use -based standards utilized by the City. However, form -based codes do regulate use secondarily, but the range of uses are chosen to maximize compatibility between uses and the intended physical form. Following the proposed Comprehensive Plan Amendment, staff will seek to adopt form -based zoning standards to implement the Comprehensive Plan's vision for context -specific, walkable development reflective of Iowa City's distinct development patterns and community character. The intent is to produce neighborhoods that: • Are safe for pedestrians and encourage walking; • Will preserve important environmental resources; • Contain a connected network of streets and paths; and • Allow for a variety of housing types and price -points The form -based code project builds on previous planning work in the neighborhood, beginning in earnest with the 2015 South District Plan which outlines the vision for this area following months of work with the community. Subsequently, Opticos Design assisted City staff in assessing the feasibility of implementing a form -based code for undeveloped areas in the District. Completed in August 2017, the "Project Direction Report and Form -based Code Analysis' included the results of stakeholder interviews, a community workshop, and a visual preference exercise. Since beginning the form -based code project, there have been numerous additional opportunities for public input. A residential market analysis was also completed in 2019 to help inform the plan. Staff developed the proposed Comprehensive Plan Amendment (CPA21-0001), shown in Attachment 1, to facilitate the development of new neighborhoods that follow form -based principles in the South District. It also supports other goals of City Council, including those related to equity and climate action. Additional context in the proposed amendment ensures consistency with those priorities. Proposed Amendment: The proposed amendment includes several changes to the South District Plan that lay the groundwork for form -based zoning for the South District and provide additional context to address Council's strategic goals. First, new contextual information was added, mostly in the plan's introduction. This includes a description of recent development in the South District and minor changes to other sections, such as updating place names (like "The Quarters", formerly "Rose Oaks'). More notable additions include a description of native peoples who occupied the area prior to white settlement, narrative on how land use practices have been used historically to perpetuate racial segregation, and text describing how the City is striving to overcome these historic injustices. These changes are intended to provide background and to help advance social justice, equity, and human rights efforts in the community. August 19, 2021 Page 3 Other changes to the plan will help guide development in the South District in a way that is based on form rather than use, the latter of which is the foundation of the City's current zoning designations. These include descriptions of the City's development of form -based standards and changes throughout the Plan that better reflect intended development outcomes, specifically in sections on new residential development, the future neighborhood scenario, street layout & walkability, and neighborhood commercial areas. New goals and objectives are proposed for the Housing, Transportation, and Commercial Area chapters that explicitly discuss adoption of a form -based code. Finally, a new section is proposed to describe form -based land use regulations and how they may be implemented in the South District. This includes proposed updates to the original future land use map and new form -based future land use and thoroughfare maps which will guide development over time. While form -based standards generally align with the existing policies in the South District Plan, these changes address potential discrepancies in the future land use map between conventional and form -based zones, and they facilitate the adoption of a form -based code. Analysis The Iowa City Comprehensive Plan serves as a land -use planning guide by illustrating and describing the location and configuration of appropriate land uses throughout the City, providing notification to the public regarding intended uses of land; and illustrating the long-range growth area limit for the City. The City Council may consider amendments to the City's Comprehensive Plan after a recommendation by the Planning and Zoning Commission. For a Comprehensive Plan Amendment to be approved, evidence must be provided that the request meets the following two approval criteria in Section 14-8D-3D of the City Code. 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. Since its adoption in 2015, development has continued in the South District. Residential subdivisions, such as Brookwood Pointe, General Quarters, and Sandhill Estates, have seen ongoing construction. Archibald Alexander Elementary School was completed in 2016 and now serves a portion of the South District. In addition, McCollister Boulevard was extended to Sycamore Street, providing an important east -west connection. For undeveloped land in the South District Study Area, just over half is inside City limits while the remainder is in unincorporated Johnson County. The land contains a range of existing land uses including agricultural, single- and multi -family residential, institutional, and open space. Overall, development in the area has been aligned with the 2015 South District Plan. The City has also undertaken extensive work towards the Plan's objective that "the City should consider a form -based code to help ensure that a true mix of housing at a compatible scale can be achieved." The 2017 feasibility study for form -based zoning in the South District noted the need to "[b]uild upon [the] existing South District Plan to implement new form -based standards and incorporate more recent efforts for [an] improved community plan." This is largely because the adopted future land use scenario better aligns with the City's current conventional zoning standards rather than form -based standards. For example, the future land use map distinguishes between single-family, mixed, and multi -family residential uses and provides for limited neighborhood commercial areas. Staff believes the results of the work towards form - based standards completed since 2015 have revealed the need for a revised future land use map, constituting a change in circumstances that makes this amendment in the public interest. In addition, the City is increasingly emphasizing policies that promote social justice and equity, especially as it relates to housing diversity and affordability. In June 2020, the City adopted actions in Resolution 20-159 to enhance social justice and racial equity in the community. August 19, 2021 Page 4 Historically, conventional zoning regulations have been used to indirectly support racial and class segregation. While courts invalided explicitly racial zoning in 1917, single-family zones and large minimum lot sizes were often used across the nation as an exclusionary practice, along with other public and private policies such as redlining and the demolition of "slums" where communities of color lived. In Iowa City, owners used racially restrictive covenants until they were made illegal, as identified in 2020 Mapping Segregation in Iowa project (https://dsps.lib.uiowa.edu/mappinpse. gationia/). A 2019 Fair Housing Study completed by the City found that 81 % of residential land in the City is zoned for single-family development, over half of which is low density (IRS-5). Facilitating adoption of a form -based code for new development helps address this by permitting a mix of housing types and price points. While it does not solve this complex issue, it mitigates one barrier to providing housing options that are more affordable and allows for a broader range of housing choices for all residents, including those still recovering from generations of targeted exclusion and disinvestment. Furthermore, the City strives to demonstrate leadership in climate action, which has culminated in the 2018 Climate Action & Adaptation Plan. The plan includes goals to reduce carbon emissions by 45% by 2030 and to achieve net zero emissions by 2050. Conventional zoning contributes to higher greenhouse gas emissions because it produces neighborhoods that are difficult to navigate by anything other than a personal car. Low density zoning encourages sprawl which reinforces an auto -oriented pattern of development and increases traffic congestion and greenhouse gas emissions. Higher minimum parking standards also assume car -ownership and increase the price of housing. Form -based standards can help address this by improving the City's building and transportation systems through development of compact neighborhoods that can be easily traversed by foot, bike, and bus in addition to cars. The increased focus on climate action, social justice, and equity constitutes another change in circumstances and further demonstrates that the proposed amendment is in the public interest. 2. The proposed amendment will be compatible with other policies or provisions of the comprehensive plan, including any district plans or other amendments thereto. The proposed changes align well with the existing goals and objectives in the South District and Comprehensive Plans. The adopted future land use map of the Comprehensive Plan shows the area as containing residential land uses, primarily at a density of 2-8 dwelling units per acre but with some areas being 8-16 dwelling units per acre. It also includes some general commercial uses. However, the South District Plan uses specific land use categories such as low -medium density single-family residential, low -medium density mixed residential, multi -family, and mixed use/neighborhood commercial. These descriptions in the future land use map contrast somewhat with the text of plan, which speaks towards incorporating "a true mix of housing at a compatible scale" including missing middle housing types. As such, the proposed amendment refines those categories to better reflect a range of housing types, including missing middle housing. The proposed amendment also supports several goals from the IC2030 Comprehensive Plan: • Ensure a mix of housing types within each neighborhood, to provide options for households of all types (singles, families, retirees, etc.) and people of all incomes. • Encourage pedestrian -oriented development and attractive and functional streetscapes that make it safe, convenient, and comfortable to walk. • Plan for commercial development in defined commercial nodes, including small-scale neighborhood commercial centers. • Support preservation of valuable farmland, open space, and environmentally sensitive areas. • Ensure that future parks have visibility and access from the street. • Discourage parks that are surrounded by private property; encourage development of parks with single -loaded street access. August 19, 2021 Page 5 Similarly, many existing goals of the South District Plan align with the proposed amendment: • Preserve environmentally sensitive features and ensure long-term stewardship for the benefit of the neighborhood and the community. • Consider opportunities for small neighborhood commercial or mixed use nodes at key intersections ... and encourage quality design and construction that enhances adjacent residential or public open space areas. • As residential development extends south toward the school, ensure multiple safe and logical walking routes to the school, including well -marked crosswalks for schools. New goals and objectives are proposed to be added as part of the amendment to clarify how form -based standards further implement the intent of the South District Plan. Other proposed changes to the plan are relatively minor or simply provide context as to why and how the City should implement a form -based code. In addition to being compatible with the IC2030 Comprehensive Plan and South District Plan, the proposed amendment aligns well with other more recent policy efforts of the City, including the City Council's Strategic Plan, the Climate Action and Adaptation Plan, and the City's Black Lives Matter & Systemic Racism Resolution. As other District Plans are updated in the future, incorporating these elements is essential to ensuring consistency in all City documents. Public Comment Staff received several comments regarding the proposed Comprehensive Plan Amendment, especially as it relates to the future land use maps. Written comments received are in Attachment 3. In summary, staff has received the following comments: • Concern expressed from the Sandhill Estates HOA included: o Lack of transition between the existing neighborhood along McCollister Court and new development on the future land use map (specifically requesting T3 land uses by the existing neighborhood before transitioning to T4 land uses). o Impacts on education o Access to emergency services • Members of the South District Neighborhood Association's Leadership Group noted that they would like to see more indoor recreation space in the South District. • Steve Gordon and Aleda Feuerbach requested to remove their property south of Lehman Avenue from the planning area. A summary of stakeholder input and staff responses can be found in Attachment 2. Staff Recommendation Staff recommends approval of CPA21-0001, a proposed amendment to the South District Plan to facilitate development that follows form -based principles in the South District of Iowa City. Attachments 1. Proposed Changes to the South District Plan 2. Staff Summary of Stakeholder Input on Public Review Drafts 3. Stakeholder Comments Received as of August 12, 2021 Approved by: • sl+, Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services c CLM w 0 0 Ln 4 ei N 00 N N X X X W X COX Oo uW O 0 z Lu a Q O 0 Q a � � a �IIIIII! �� z IIII II m� Z ii a '9 .F E gg B4 6 a C i o F F F _m m Y W. C ppN q y CV i iQ no�� OC6�Y O n�aC $.�3 RjO VaNy Ski _m Sm�, � o EEom mp$ rvr a EoSt Oa Ti E m mu mu� a �= ara` � d � `om 'b a•E �,�O ca, a �aae d.� €A i �0 0 s_ c] cnPm c E n� 5 vm w yis mE� m °fcE E m m m a � c Smm 3 WU'O 7m mVymo L pip .p OC P m m8 x�x c> oc'pp UE .m 5a oc }c_ m mmm 1wJ mD�' oCoa mCy�n�$V� 0�� G� b �myI z Oea m F U' O E i a`m 4 a„�m !ouE $ o-.inmm 5� gn cv°�a c waag''-9 4�1'`-' JO xf ¢0 Eli] V�m�p ae U. o y L @pE z z iirr o45 82- v cSWio zWfaO 4-4�Cf. 0p>o>tODi�2Quu UF�^: °nWi a oacc.em9^�mm o K. 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N` N a O Y .Z"' N 'E N 'v d o o. E E E o E t$ i c y N N N C L E C D> N n C C C y$ O l0 N J N N `m U m m U E? c L° O w a d a E Kirk Lehmann From: Cheryl Cruise <cherylcruise@aol.com> Sent: Saturday, July 10, 2021 11:50 AM To: Anne Russett; Kirk Lehmann Cc: mhensch@johnsoncountyiowa.gov Subject: Input regarding draft form based code Attachments: We sent you safe versions of your files; Inclusionary_Housing_US_v1_O.pdf; ATT00001.txt RISK Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. Staff, The affordable housing plan in the new draft is worth comment. It is unlikely to result in new affordable housing in part because it is voluntary but more because of setting the rent ceiling at Fair Market Rent (which is 40-45%AMI level) instead of 30% of a selected AMI. You will see in the attached article that in 1,019 affordable housing plans in the country NO ONE USES FAIR MARKET RENT for rent ceilings. 87% of plans use 51%-80%AMI income AND rent limits. 2% use 50%AMI income and rent limit. All others plans are higher than 80%AMI. The majority use a mixed income approach such as 25%of affordable units at 50%AMI and 75%at 80%AMI. HUD has issued tables for 30%, 40%, 50%, 60%, 80% AMI paying 30% of income for as long as LIHTCs have existed though the math is easy to calculate. The new draft plan continues the dichotomy of private developers using FMR and LIHTCs using 60%AMI paying 30% of income even though the latter are highly subsidized. Using FMR for new construction would cause rental housing owners to lose hundreds of dollars a month in addition to all the expenses for every affordable unit produced. Agreeing to lose money for 20 years seems unlikely. The added density allowed would all go to money losing units. Less parking would not be much incentive in out lying areas that are likely to need a car. Inclusionary housing plans work in high growth areas where incentives and density bonus will allow market rate units to cover the cost of the affordable units. Otherwise it will not pencil out and will not be built. (Note we are not in a high growth area now, in fact we lost population from 2019 to 2020.) The objective of inclusionary housing is to provide for low -moderate income households at 60% AMI-100% AMI who do not qualify for Federal programs. Very low and extremely low income require a public subsidy. Fair Market Rent should only be used for Housing Choice Vouchers, CDBG, and HOME projects. It is volatile as adjusted annually because it is based on the 40th percentile of a tiny number of survey takers who are renting a 2 bedroom unit and moved recently. Median income is not as volatile. Best regards, Cheryl Cruise Iowa City IA https://groundedsolutions.org/sites/default/files/2021-01/Inclusionary Housing US v1 O.pdf Kirk Lehmann From: Sent: To: Cc: Subject: RISK Anne and Kirk, Kelcey Patrick -Ferree <kelcey.patrickferree@gmail.com> Thursday, July 15, 2021 12:08 PM AJ Anne Russett; Kirk Lehmann; Megan Alter; Jessica Bovey; Elinor Levin; Eric Harris; Tatiana Washington; South District Re: Revised Draft Form -Based Code Available for Public Review I'm starting to look through this, but the odds of me finding time for 140 pages of highly detailed information are low. The map on the first page has no key, so I can't tell what the plan is quickly and easily. I am glad that this level of thought and detail is available, but find it nearly impossible to wade through in a helpful or timely fashion. Is there a better high level summary available? Preliminary feedback: One thing I was able to figure out from the newspaper: Part of the plan is to build a "main street" district on the circle on Sycamore north of Alexander Elementary. I am concerned with the idea of elementary school children having no option but to walk through a commercial district, even a small one, on their way home from school. If it's ice cream and dry goods shops, that's one thing. If it's more liquor stores (which seem to be proliferating at an alarming rate in our area), that's quite another. I see on p. 82 that the uses of "Main street" areas are unrestricted. So that's a big concern for me. I'd also like to know what traffic calming measures along Sycamore are built into this plan. People speed there, even (and if they're late, especially) on their way to drop off kids at the elementary school. This plan appears to add housing on the far side of Sycamore, and depending on what ICCSD does, that could mean more children having to cross Sycamore to get to school. TLDR: I want the plan to consider safety issues for Alexander Elementary children walking or biking to and from school. Warm regards, Kelcey And biannual time changes must be abolished. #LockTheClock Kirk Lehmann From: Sent: To: Cc: Subject: RISK Anne and Kirk, Kelcey Patrick -Ferree <kelcey.patrickferree@gmail.com> Thursday, July 15, 2021 12:08 PM AJ Anne Russett; Kirk Lehmann; Megan Alter; Jessica Bovey; Elinor Levin; Eric Harris; Tatiana Washington; South District Re: Revised Draft Form -Based Code Available for Public Review I'm starting to look through this, but the odds of me finding time for 140 pages of highly detailed information are low. The map on the first page has no key, so I can't tell what the plan is quickly and easily. I am glad that this level of thought and detail is available, but find it nearly impossible to wade through in a helpful or timely fashion. Is there a better high level summary available? Preliminary feedback: One thing I was able to figure out from the newspaper: Part of the plan is to build a "main street" district on the circle on Sycamore north of Alexander Elementary. I am concerned with the idea of elementary school children having no option but to walk through a commercial district, even a small one, on their way home from school. If it's ice cream and dry goods shops, that's one thing. If it's more liquor stores (which seem to be proliferating at an alarming rate in our area), that's quite another. I see on p. 82 that the uses of "Main street" areas are unrestricted. So that's a big concern for me. I'd also like to know what traffic calming measures along Sycamore are built into this plan. People speed there, even (and if they're late, especially) on their way to drop off kids at the elementary school. This plan appears to add housing on the far side of Sycamore, and depending on what ICCSD does, that could mean more children having to cross Sycamore to get to school. TLDR: I want the plan to consider safety issues for Alexander Elementary children walking or biking to and from school. Warm regards, Kelcey And biannual time changes must be abolished. #LockTheClock From: Sandhill Estates To: Anne Russett Subject: South District Plan - Letter of Concerns Date: Wednesday, July 28, 2021 11:30:16 PM Attachments: We sent You safe versions of your files.msa sandhi I I -estates -south -district -plan -concerns. pdf RISK Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. Hi Anne, Attached you will find a document highlighting some concerns our Home Owners Association and residents share regarding the South District Plan. We request you please include the attachment in the packet provided to Planning and Zoning Commission members in advance of the August 5th meeting. The attachment contains a letter of concern drafted by HOA members, signatures of support from our neighborhood residents, and maps highlighting (in yellow) those households where signatures were obtained. We look forward to learning more about the South District Plan and to our discussion with you on August 3rd. Sincerely, Robert Domsic Director -at -Large Sandhill Estates Homeowners Association Sandhill Estates Homeowners Association Iowa City, IA sandhi ll.estates.igQomail. com July 22, 2021 Dear Members of the Planning and Zoning Commission: We are writing on behalf of the residents of the Sandhill Estates Neighborhood and would like to express our concerns regarding the proposed changes in the South District Plan. While there are many positive aspects of the South District Plan we believe the plan will be stronger if the following concerns are addressed. Concern #1 - A lack of transition to the existing neighborhood (McCollister Ct) The triangular plot of land immediately South of McCollister Court, East of Gilbert Street, and North of McCollister Boulevard lacks an area of housing transition between the existing neighborhood and the proposed zoning in the South District Plan. We ask the City to revise the South District Plan to include T3 - Neighborhood Edge and T3 - Neighborhood General zoning in this area before the higher density T4 zones are reached. We believe there is precedent for this change. Currently, the South District Plan defines an area of transition consisting of T3 - Neighborhood Edge and T3 - Neighborhood General housing zoning located immediately South of Langenberg Avenue (see fig. 1). Since a significant portion of Langenberg Avenue is part of our Homeowners Association, we feel the neighborhood would have better continuity if a similar zone of transition were adopted on the triangular plot of land. A zone of transition at this site would ease any visual juxtaposition resulting from the architectural changes contained in the South District Plan. � J `Y�►i �`i1�t � � l;j R t ..J � n Fig. 1.PI ied FUUAe Lg UWNIWVOm%6S Or cl Gig,depkMj me gAeoManseon 4 JNE AIMO.1S Ih ams& pvrea Sankof W4 KoWr eve, �GWWW1 aA TONS S TAW Our concerns regarding this plot of land are not new. Members of our neighborhood have attended and expressed our concerns at Planning and Zoning meetings and City Council meetings dating back to 2017. In 2017 a local developer submitted a design proposal (see fig. 2) for the development of this land -- using nearly identical plotting, road and zoning maps from the currently proposed South District Plan. When development of the triangular plot of land came to vote. the Planning and Zoning Commission and the City Council both rejected the proposed development. Transcriptions from the meetings in 2017 note the City Council members expressed desire to modify the plans to account for better transition between the w �j : IIp.11011 Myn Pew n�"• Nf1ft"PY.""lop current housing and any new development. The current South District Plan does not address any of these historical recommendations. We believe the precedent from the area South of Langenberg, the resulting vote in 2017, and the City's public record reaffirm the triangular plot of land should be revised to include T3 - Neighborhood Edge and T3 - Neighborhood General zoning as a transition layer before the T4 zones are reached at McCollister Boulevard. Concern #2 - Design sites being administratively changed after approval Historically, the City has been a proponent of developers communicating with and getting buy -in from adjacent neighborhoods when new development plans are proposed. These discussions can be very beneficial for both parties. However, the announcement that design sites can be administratively adjusted at the subdivision level after approval raises concern. This applies not only to our neighborhood, but any future neighborhood that may be impacted by such adjustments. Our concern is once agreements are set (formally or informally) between a developer and an adjacent neighborhood, administrative adjustments without notice may violate expectations and create tensions between the two parties. We understand the desire to make processing adjustments easier. However, we feel this could be used as a mechanism to create a false pretense by a disingenuous developer. Concern #3 - The impact on education The South District Plan projects there will be approximately 4,000 - 8,000 dwelling units resulting from this plan. A member of our Board contacted Anne Russett who reaffirmed these numbers, but did not include an estimated population when asked. From the number of dwelling units, we believe it is reasonable to assume the estimated population would be in the ballpark of-10,000 - 20,000 people. Alexander Elementary School has been near capacity since 2017. An influx of a population this size would almost certainly strain the schools resources. How does the City plan to address the impact the South District expansion will have on our schools? Concern #4 - The reduction in required parking 4,000 - 8,000 dwelling units will bring about a sizable population. Commercial spaces and restaurants will likely attract visitors from all over Iowa City, not just surrounding neighborhoods. The reduction in required parking is an unwise decision and will lead to greater street congestion, potentially jeopardizing the safety and well-being of the neighborhood's residents. The adoption of electric vehicles has increased drastically in the last few years. Sales models predict electric vehicle sales will continue to climb at an annual rate of 29% over the next ten years'. These numbers are substantial and should be considered. The plan currently does not indicate any locations where electric vehicles may be charged. Furthermore, problems may arise if an inadequate number of parking spaces are available per dwelling unit. Since Battery Electric Vehicles (BEVs) require a tether to charge, the long term expectation of street parking may not be sufficient. Future populations will likely prefer to charge vehicles at their dwelling. Concern #5 - Access to Emergency Services The population resulting from the South District Plan (and including adjacent plans) will be sizable -- likely far greater than the 10,000 - 20,000 mentioned above. We have noticed the South District Plan fails to mention, include, or address in writing, or on a map, the location(s) or expansion of any potential emergency services. We want to make sure these services are adequately accounted for in the South District Plan. How does the City plan to address these concerns? Furthermore, we believe a medical clinic! urgent care facility would be a good addition to this area, helping reduce the burden on our local Hospitals and Emergency Rooms. Does the city plan to incentivise the development of such a resource? Not having a plan to address these needs for a population of this size could have considerable effects on the health and safety of our neighborhoods. The South District Plan is an ambitious undertaking; the result of countless hours of work by city officials, staff and consultancies. We appreciate this effort and share many of the same goals as the City in maintaining Iowa City as the finest place to live in the State. ' See Electric Vehicles: Setting a Course for 2030 - Deloitte Insights -Accessed July 22, 2021 https:llwww2. deloitte. comlusten! nsights/focus/future-of-mobility/electric-vehicle-trends-2030. htm I Sincerely, The Sandhill Estates Homeowners Association Directors Alex Hachtman President Joleah Shaw Director Amanda Shoemaker Director Emily Berkhoudt Director Robert Domsic Director Signatures Al A� I `` ♦ �'�ili `fit • i V I .� rrzj.�rv� ._ ._ . , MAM Sfoo KccDWSirr 0-. m cGu i , ._� ■ l IN rs , VM 71 [Of *S;v / Y l it!lo' 'pITCv)y� IM IM&-m _. r 07-MmLS rgLL/a_ .L�. � lL M'd I �a •��_ �� _ •�r� 1 S► ..rrrr 1 _ i Pow zSV A r m sL D }� - a� ti1�rl 1 rms�ro r TC, a s r �` f ✓ �r 733-k— �l �3�3 �-I�coU;Srte� Cf. Signatures Name Address 883 N1 s r p� �n OVA �• it Rl�.,..• 7 1 �7 1� 1 Nv 4 A Gi CITY OF IOWA CITY MEMORANDUM CITY OF IOWA CITY Date: August 19, 2021 To: Planning & Zoning Commission From: Kirk Lehmann, Associate Planner and Anne Russett, Senior Planner Neighborhood and Development Services Re: Zoning Code Amendment (REZ21-0005) to adopt form -based standards for new development in areas of Iowa City as identified in Comprehensive and District Plans Introduction At the Commission's July 1 and July 15 meetings, staff presented a comprehensive overview of the proposed Zoning Code Amendment (REZ21-0005), which will apply a form -based zoning code to a portion of the South District (see Figure 1). On August 5, the Planning and Zoning Commission had another opportunity to ask questions of staff related to the proposed amendment. During these meetings the Commission brought up several questions and concerns. Questions included transit availability, affordable housing, parking minimums, and open space, among others. Staff responded to these questions in multiple memos (see Attachments 1-3). Staff also incorporated comments from the Commission into a summary spreadsheet, along with other comments received on the draft (see Attachment 6). At the August 19 meeting, staff will ask the Commission to recommend approval of the proposed Zoning Code Amendment (REZ21-0005) to the City Council. Figure 1. South District Form -Based Code Study Area August 19, 2021 Page 2 Background The South District Plan guides the growth and development for a large amount of undeveloped land. To help manage new development in these areas, the Plan recommends that the City consider a form -based code to ensure that a true mix of housing at compatible scale can be achieved. A form -based code can also encourage the development of compact and connected neighborhoods. The City has worked with Opticos Design since January 2019 to develop a form - based zoning code for the undeveloped portion of the South District (the study area is shown in Figure 1). Through this process, staff also determined that amendments to the South District Plan were necessary before the City could consider adoption of a form -based code (CPA21-0001). The Zoning Code is one of the City's primary tools to implement its Comprehensive and District Plans by providing rules for how land can be used and developed, including what structures can be built where. A form -based code represents a paradigm shift in the way that the built environment is regulated in Iowa City. While the City's current Zoning Code provides flexibility for new development, it tends to lead to conventional development patterns in greenfield sites with land uses separated into discrete districts and a limited mix of uses. Unlike conventional, use - based codes, form -based zoning utilizes the intended physical form and character, rather than use, as the organizing framework. Form -based codes also regulate elements to create a high - quality place, not just a good individual building. As such, the terminology reflects the intended physical form of different places. For example, instead of a zone being "commercial," it might be called "main street." The term ties back to the intended physical form or place, which includes a mix of uses, civic spaces, thoroughfares, frontages, and building types that create vibrant walkable urbanism. For this reason, such codes do not regulate by maximum density, which is a change from the City's current use -based standards. Form -based codes still regulate use secondarily, but the range of uses are chosen to maximize compatibility between uses and the intended physical form. In addition to the proposed Comprehensive Plan Amendment, staff is recommending adoption of form -based zoning standards to implement the Comprehensive Plan's vision for context -specific, walkable development that reflects Iowa City's distinct development patterns and community character. Although this proposed amendment would only apply to a portion of the South District, the goal is to apply it to other greenfield sites at the fringe of the community over time. The intent of the code is to produce neighborhoods that: • Are safe for pedestrians and encourage walking; • Will preserve important environmental resources; • Contain a connected network of streets and paths; and • Allow for a variety of housing types and price -points. Staff developed the proposed Zoning Code Text Amendment (REZ21-0005) to adopt form -based standards for new development in areas of Iowa City as identified in Comprehensive and District Plans. However, it also supports other goals of the City Council, especially those related to equity and climate action, as discussed in the memo for CPA21-0001. Overview of Stakeholder Outreach The form -based code project builds on previous planning work in Iowa City and specifically in the South District. The City adopted the current South District Plan in 2015 which outlined the vision for the area after extensive collaboration with the community. The City then worked with Opticos Design to assess the feasibility of a form -based code for undeveloped areas in the district with a goal of expanding its applicability to other undeveloped areas of the city over time. Completed in August 2017, the Project Direction Report and Form -based Code Analysis included the results of stakeholder interviews, a community workshop, and a visual preference exercise for the South District. A July 2019 residential market analysis also helped to inform the form -based standards. August 19, 2021 Page 3 Additional outreach was conducted during the formulation of the form -based code standards in 2019 and 2020. The City engaged approximately more than 240 people at a mix of individual interviews, focus group meetings, community meetings, and presentations by staff and Opticos. Participants included representatives from the local development community, local government entities, property owners, architects, affordable housing advocates, and the public. Staff also had meetings with the Iowa City Community School District to better understand their future facility needs. Figure 2 provides more detail on outreach conducted as part of this process. F. ure 2: Stakeholder Outreach Meetings Group Date Approx. Attendance Focus Group Meetings (Local Builders & Development Community; Community Members; Property Owners; Realtors & Lenders; Architects; Affordable Housing Advocates) April 2019 25 Residential Market Analysis Presentation to Property Owners and Development Community July 2019 15 Community Meeting on Initial Draft Code Nov 2019 30 Developer and Land Owner Meeting on Initial Draft Code Nov 2019 18 Iowa City Community School District Dec 2019 5 Johnson County Affordable Housing Coalition Nov 2019 June 2020 5 Private Utility Companies Jan 2020 5 Johnson County Livable Communities Housing Action Team Jan 2020 8 City Council Joint meeting with the Iowa City Community School District Board Feb 2020 10 Individual Meetings with Property Owners on Draft Zones Feb 2020 4 Developer and Property Owner Meeting on Draft Zones Feb 2020 10 Home Builders Association June 2020 5 Meetings with Land Owners Ongoing Draft Code Review Meetings (Neighborhood Groups, Realtors, Landowners, etc.) Ongoing Amendment Framework The proposed amendment to the Zoning Code is consistent with and intended to implement the recent amendment to the South District Plan (CPA21-0001). The South District future land use map (see Attachment 4) created new land use designations which directly align with the proposed Form -Based Zones in the amendment. The proposed code amendment (Attachment 5) includes changes to several chapters of the Zoning Code (Title 14). The primary addition is the new Article H of Chapter 2, which includes the Form -Based Zones and Standards section. Other supplementary changes are in Chapters 5 (Site Development Standards) and 9 (Definitions). Staff also proposes amending Title 15 (Land Subdivisions) to help with the implementation of the form -based standards. While the Planning and Zoning Commission does not review changes to the City Code outside of Title 14, they are summarized in this memo so the Commission can understand how the proposed changes work together towards implementing the proposed standards. Together, the recent Comprehensive Plan amendment and these proposed code amendments should streamline the development process without compromising the breadth of review and ensure quality design. To that end, the proposed amendment encourages closer adherence to the future land use map in the Comprehensive and District Plans by better defining consistency with planning documents. August 19, 2021 Page 4 The following list summarizes the most substantive differences between the current and proposed codes: 1. Building Type Mix Required: Every block, except in the main street area, requires at least two different building types. For example, a block could not have all single-family homes. At least one of the lots must contain a duplex or other building type allowed by the zone. 2. Frontage Type Mix Required: Similar to building types, each block must have a mix of frontage types (e.g. porch, stoop) to ensure visual variety along the streetscape. 3. Parking Setback: Alleys are not required except along the proposed main street area. However, parking must be set back from the front fagade of the building. 4. Parking Ratios: The required minimum amount of parking has been reduced slightly. 5. Carnage Houses: Carriage houses, sometimes referred to as accessory dwelling units (ADUs), granny flats or accessory apartments, are allowed with most building types. The current code only allows ADUs in conjunction with single-family homes. 6. Street Trees: Trees are required to be planted within the public right-of-way. 7. Block Length: Block lengths are shorter depending on the zone to ensure a highly interconnected network of streets and paths. 8. Design Sites: A new term "design sites" has been incorporated into the draft. A design site is an area of land that generally accommodates one primary building type. A platted lot may contain multiple design sites. Design sites provide more flexibility than traditional platted lots since they can be administratively adjusted. 9. Design Site Depth and Width: Unlike the current code which includes minimum lot size requirements, the proposed code includes minimum and maximum depth and width standards for design sites. The maximum helps to ensure more compact development. 10. Civic Space: A number of different civic space types are defined. Civic spaces are also identified on the future land use map of the Comprehensive Plan. 11. Affordable Housing: The code does not include an affordable housing requirement, but it does include regulatory incentives (e.g. more units, height bonuses, etc.) for affordable housing that is provided voluntarily. 12. Subdivision Application Materials: The proposed code requires additional detail to be submitted with preliminary and final plat applications. This includes noting building types on preliminary plats and including a Neighborhood Plan with a final plat application. The Neighborhood Plan will be used to track landscaping, civic space, building types, and other code requirements. A comprehensive overview of the proposed amendment is outlined below Comprehensive Overview of Proposed Amendment TITLE 14: ZONING CODE Title 14, Chapter 2, Article H — Form -Based Zones and Standards Article H (Form -Based Zones and Standards) sets forth standards for neighborhood design, building form, and land use within Form -Based Zones. It is a new Article to the Zoning Code and contains the bulk of changes to be reviewed. For clarity, staff integrated many of those changes in the final draft into other existing sections of the Zoning and Subdivision Codes. This consolidated redundant and conflicting provisions. August 19, 2021 Page 5 Section 1 — Introduction (14-2H-1) 14-21-1-1 A: Intent This section introduces the form -based code and how it will implement the community's vision in the Comprehensive Plan by ensuring that development reinforces the character and scale of Iowa City's urban centers, neighborhoods, and corridors with a mix of housing, civic, retail and service uses in a compact, walkable, and transit -friendly environment. Specifically, the standards are intended to: • Improve the built environment and human habitat; • Promote development patterns that support safe, effective, and multi -modal transportation options, including auto, pedestrian, bicycle, and transit; • Reduce vehicle traffic and support transit by providing for a mixture of land uses, highly interconnected block and street network, and compact community form; • Provide neighborhoods with a variety of housing types and levels of affordability and accessibility to serve the needs of a diverse population; • Promote the health and sustainability benefits of walkable environments; • Generate pedestrian -oriented and pedestrian -scaled neighborhoods where the automobile is accommodated but does not dominate the streetscapes; • Reinforce the unique identity of the City and build upon the local context, climate, and history; and • Realize development based on the patterns of existing walkable neighborhoods. 14-2HAB: Zonino Districts The form -based code includes five new Form -Based Zones. The naming is based on a spectrum of context types as listed in Figure 3, derived from the model transect for American communities. Six individual transacts are each given a number: Natural (T1), Rural (T2), Walkable Neighborhood/Sub-Urban (T3), General Urban (T4), Urban Center (T5), and Urban Core (T6), together with a District (D), designation for areas with specialized purposes (e.g., heavy industrial, transportation, or university districts, among other possibilities). Higher numbers designate progressively more urban environments, and lower numbers designate less urban and natural environments. These transects were used to help structure the proposed future land use map for the South District Plan. Figure 3: Natural to Urban Transect RURALII III III IITRANSECT IIIIIIIIIIURBAN NAT URAL TRANSECT ZONES 1URBANTRANSECTZONES �• - TV TV MCI IMP $]I T 1 NATURAL / T2 RURAL T3 SUB -URBAN T4 GENERAL URBAN T5 URBAN CENTER T6 URBAN CORE August 19, 2021 Page 6 Because the proposed amendment is initially being adopted for greenfield locations on the edge of Iowa City, it includes only designations from the T3 Sub -Urban and T4 General Urban transects. Specifically, the Form -Based Zones (described in more detail in Section 2) are: • T3 Neighborhood Edge (T3NE) • T3 Neighborhood General (T3NG) • T4 Neighborhood Small (T4NS) • T4 Neighborhood Medium (T4NM) • T4 Main Street (T4MS) The reference to Form -Based Zones should not be confused with the Riverfront Crossings and Eastside Mixed Use District Form Based Development Standards, which are regulated through Title 14, Article G. 14-2H-1C: Applicability The standards in this Article apply to development on land rezoned to a Form -Based Zone. This is primarily intended to apply to new development. Table 14-2H-1 C-1 on page 4 of the proposed code amendment (Attachment 5) provides a thorough summary of how this Article interacts with other standards in Title 14 (Zoning Code), Title 15 (Land Subdivisions), and Title 18 (Site Plan Review). 14-21-1-1 D: Rezoning to Form -Based Standards Rezoning to a form -based zone follows the same process for any other rezoning, but with defined approval criteria that provide higher levels of predictability for the community and developers. Where a proposed development generally matches what is shown in the future land use map of the Comprehensive Plan, including the location and type of proposed uses, streets, and civic spaces, then the development substantially complies. However, development may vary from the future land use map as long as the rezoning criteria in the code are met. Rezoning approval criteria include: • Conditions have changed, the proposed modification of the future land use map is in the public interest, and the change is necessary based on criteria such as the presence of sensitive areas or other situations discussed in the code; • Zones are organized to respond appropriately to the various site conditions, including intensity of uses and provision of a neighborhood node; • There is an appropriate transition between neighborhood Form -Based Zones; and • The design suits specific topographical, environmental, site layout, and design constraints unique to the site. Specifying rezoning approval criteria provides a more objective basis for analysis and helps ensure that rezonings are substantially consistent with the Comprehensive and District Plans. As development continues through the subdivision, site plan, and building permit processes, standards will be reviewed to ensure compliance. 14-2H-1E: Neighborhood Plan The proposed code requires submittal of a Neighborhood Plan at the time of a final plat application. The Neighborhood Plan ensures compliance with building and frontage type mix, location of civic space, and other requirements of the proposed code. Staff will use this plan to check compliance with the code as the area begins to develop. If circumstances change and developers wish to update the plan, such as changing building types, those changes can be reviewed by staff for compliance with the zoning code upon submission of an updated Neighborhood Plan. August 19, 2021 Page 7 Section 2 — Zones (14-2H-2) 14-2H-2A throuah 14-21-1-213: Purpose and Sub -Zones This section provides standards for Form -Based Zones including general building and lot characteristics (including height limits), allowable frontage types, permitted sub -zones, and the amount and location of parking. The proposed neighborhood Form -Based Zones (T3NE, T3NG, T4NS, and T4NM) are intended to provide a walkable neighborhood environment supporting and within short walking distance of neighborhood -serving retail and services. The T4 Main Street zone is intended to provide a walkable, vibrant district with neighborhood -serving ground floor retail, food and services, including indoor and outdoor artisanal industrial businesses. The proposed amendment also incorporates "open" sub -zones, which provide additional flexibility near intersections to allow a neighborhood node with non-residential uses. In other words, it allows more uses than the base zone in a way that is consistent with its form and character, and/or more easily allows certain uses that are already allowed in the base zone. As compared to the City's current standards, T3 Form -Based Zones are more similar to single- family (IRS) zones, neighborhood T4 zones are more similar to multi -family (RM) zones, and the T4MS zone and open subzones tend to be more similar to neighborhood commercial zones. 14-2H-2C through 14-2H-2G: Form -Based Zone Summary In the proposed Form -Based Zones, the amount and location of parking is dictated by each zone. One moderate change in this regard is that minimum required parking spaces tend to be equal to or less than those for current zones. In addition, parking must be set back further from front street lot lines than the building, which helps avoid large areas of garage doors with blank facades. For example, in a T3 Neighborhood General zone, the majority of the primary building must be set back 20 to 30 feet from the front lot line whereas parking must be set back at least 40 feet. This should improve the quality of the streetscape, which is comprised of both the public realm and the private realm. Other characteristics of Form -Based Zones are described in Figure 4. To understand where different zones may be appropriate, refer to the proposed South District future land use map (Attachment 4). Generally, Form -Based Zones that allow a higher intensity of uses are concentrated along major streets and intersection, neighborhood nodes, and along single -loaded streets or open space. rq 0 0 0 d G c a)Z a)Z NZ c WNZ O- O; O- z M a7 C C O F n IW U "O 'O 'O� 7 O w L c fO a)L, « a L a L, L�a 00"Z) L�a NL a Lp�OD °Y OD °° O0 °° 00a 00) _ O- U0° °i�uron ` oc oin IYi i inic¢)i 7 E . 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It does so through two tables that describe allowable primary and accessory uses. Compared to current zones, the use tables better incorporate missing middle housing types. Table 14-21-1-313-1 (Uses) in the code indicates whether a principal land use is permitted for each zone by right, with provisions subject to certain standards, or by special exception subject to Board of Adjustment approval. Specific land uses are grouped into use categories and subgroups. Cross-references are provided to applicable specific standards for each use. Table 14-2H-3B-2 (Accessory Uses) in the code indicates whether an accessory use is allowed for each zone. Again, cross-references are provided to applicable standards for each use. In many cases, accessory uses continue to be guided by the current accessory use standards in Section 14-4C-2. 14-2H-3C: Standards for Specific Uses Two new uses that are not part of the City's current code are also defined in this section, including new standards: Community Gardens and Live/Work. They are described in Figure 5. Figure 5: New Specific Uses Specific Use I Description Standards Community Land cultivated by multiple • On -site retail is only allowed for produce grown Gardens users for fruits, vegetables, on -site. plants, flowers, or herbs . Limited structures are allowed (stands to sell produce, small storage sheds, greenhouses, Also a civic space type and other small hardscape areas and amenities). • Outdoor storage of tools and materials it not permitted. Live/Work Combines residence and • Non-residential uses are limited to the place of business for following: sales oriented retail; certain personal resident(s) of the unit with service oriented uses; daycare uses; bed and '.work" functions typically at breakfast homestays; and certain office uses. ground level and "live' • No clients/deliveries before 7 AM or after 10 functions on upper levels. PM. • On -premises sales limited to goods made in Differs from home the unit. occupations in that work • The "live" component must be the principal may be the predominant residence of at least one person employed in use with outside the live/work unit. employees, a separate . Cannot rent or sell part of the live/work unit as designated entrance, commercial/industrial space to someone not signage, and other features living on premises or as residential space for not custom in residential someone not working in the same unit. units (e.g. window displays; a Up to 3 additional outside employees. food handling, processing, a Limit of 10 clients/customers per day. or packing; etc August 19, 2021 Page 10 Section 4 — Site Standards (14-2H-4) 14-2H-4A: Purpose This section describes screening, landscaping, and parking standards to ensure development makes a positive contribution to the development pattern of the area. 14-21-1-46: Screening Standards for screening, fences, and walls help conserve and protect property, assure safety and security, enhance privacy, attenuate noise, and improve the visual environment of the neighborhood. In general, screening cannot exceed 4 feet on front and side streets and 8 feet on side and rear lot lines. Some Form -Based Zones, like T4MS, don't allow fencing or free standing walls. If mounted on a retaining wall, the total screen height cannot exceed 6 feet. Barbed and razor wire is not allowed. Mechanical equipment must also be screened. Generally, building parapets or other architectural elements must screen roof -mounted equipment with exceptions for solar equipment and taller vents. For existing buildings with no or low parapet heights, an opaque screen wall must surround mechanical equipment with paint, finish, and trim cap detail that matches the building. For wall - and ground -mounted equipment, it cannot be between the face of the building and the street. 14-2H-4C: Landscaping Landscaping must be installed as part of the development and may include shrubs, street trees, ground cover, and some limited decorative non -living landscaping materials (i.e. sand, stone, water, etc.). Tree diversity is reinforced by only allowing up to 5% of any single species and 10% of any single genus, to be spatially distributed over the site, and mature on -site trees should also be incorporated into the landscaping. In addition, shrubs and ground cover should avoid large monoculture plantings. Landscaped areas must be separated from adjacent vehicular areas by a wall or curb, and they must be maintained after planting in a neat, clean and healthy condition, including pruning, mowing, weeding, litter removal, watering, and replacement when necessary. 14-2H-4D: Parking and Loading Parking and loading standards establish requirements to help reduce motor vehicle trips. The amount and location of on -site parking is determined by each Form -Based Zone. Parking lots must generally include a five-foot sidewalk between the building and parking area and a landscaped area for larger parking lots. Tandem parking is allowed in all Form -Based Zones. For residential uses, both stacked spaces must belong to a single dwelling unit. For non-residential uses, tandem parking must be subject to on -site parking management. On -site parking must have appropriate vehicular access to a street or an alley such that parking spaces are accessed from an on -site driveway, aisle, or a public alley or rear lane. On -site loading spaces are not required in Form -Based Zones, and parking for larger commercial vehicles must meet special standards. Portable cargo or freight storage containers may only be parked temporarily for loading or unloading. Inoperable or unlicensed vehicles and trailers must be parked indoors. Form -Based Zones also have standards to help minimize traffic. Carshare spaces are required where there are 50 or more residential units or at least 10,000 square feet of office space, to be made available to a carshare service at no cost. For office uses, 10% of spaces must be for carpooling if there are more than 10 parking spaces. Where provided, carpool parking spaces must be in preferred locations, such as near building entries. Bicycle parking is also required for buildings with three or more dwelling units. August 19, 2021 Page 11 Table 14-2H-4D-3 (Required Parking Lot Landscaping) identifies landscaping, fencing and screening standards for parking areas in collaboration with the standards of Section 14-21-1-46 (Screening) and Sub -Section 14-2H-4C (Landscaping). Parking lot landscaping must include a specified amount of landscaped medians and percentage of landscape coverage. Landscaping requirements increase with the number of parking spaces. Parking lots larger 0.25 acres must be broken into smaller parking areas with planted landscape areas to minimize the perceived scale. Trees are also required based on the site area and building footprint. Where solar panels are installed over a parking area, tree standards may be waived and shrubs and ground cover be planted instead. Parking and loading areas in the T41VIS zone must generally be screened from adjacent zones by a wall, fence, or evergreen. 14-2H-4E: Adjustments to standards This section describes flexibility for certain standards, to be processed as part of the preliminary and final plat processes or as minor adjustments during site plan and/or building permit review. Minor adjustments may be approved where findings as identified in the code are met, up to the allowable maximum adjustment. Figure 6 summarizes allowable adjustments. F. ure 6: Allowable Minor Ad ustments Standard Amount Required Findings Modified Modify design 10% of a Accommodates an existing feature site depth/ standard • An existing or new design site can still be developed in width standards compliance with the zone standards Modify amount 20% of • Accommodates an existing feature of fagade in standard • The development is visually compatible with adjacent fagade zone development and the intended physical character of the zone Modify building 10% of • Accommodates an existing feature main body or standard • The wing(s) maintains a 5' offset from the main body wing depth/ • The building complies with the setbacks width a The development is visually compatible with adjacent development and the intended physical character of the zone Modify front 10% of . Accommodates an existing feature parking setback standard a If accessed from the street, the driveway complies with the zone standards • Ground floors ace complies with zone standards Modify screen Up to 33% • Little to no impact on the adjoining properties. height of the • Height is necessary to achieve the objectives of the sub- standard section or is required for health and safety Flexibility for Depends on . Request is reasonably required to provide affordable affordable request; see housing housing Section 10 • Otherspecific standards depending on the request August 19, 2021 Page 12 Section 5 — Civic Space Type Standards (14-2H-5) 14-2H-5A through 14-2H-5B: Purpose and General Standards This Section establishes standards for civic spaces, which is public or private land used for civic gathering purposes. Where accepted by the City, civic spaces may help meet Neighborhood Open Space Requirements pursuant to Chapter 14-51K. Civic spaces must comply with these standards and the future land use map in the Comprehensive Plan, which identifies intended locations for such space. 14-2H-5C through 14-2H-5J: Civic Space Types The general characteristics of each civic space type is summarized in Figure 7. Figure 7: Civic Space Type Summary Civic Description Allowable S1 Zones 14-2H-5C: A linear space 3 or more blocks in length for community gathering, T3NE Greenway bicycling, running, or strolling, defined by tree -lined streets typically T3NG forming a one-way couplet on its flanks and by the fronting buildings T4NS across the street. Versions may have a street only on one side in T4NM response to site conditions that prevent the one-way couplet. Greenways serve an important role as a green connector between destinations and are often used for passive recreation. 14-2H-5D: A large space available for unstructured and limited structured THE Green recreation. Primarily defined as planted areas with paths to and T3NG between recreation areas and civic buildings, they are spatially T4NS defined by tree -lined streets and adjacent buildings. T4NM 14-2H-5E: A community -wide focal point primarily for civic purposes and T4MS Plaza commercial activities. They are generally more formal and urban in nature with hardscaped and planted areas. Spatial definition is achieved by buildings and tree -lined streets. 14-2H-5F: A small-scale space, serving the immediate neighborhood, available All zones Pocket for informal activities in close proximity to neighborhood residences, Park/ Plaza and civic purposes, intended as intimate spaces for seating or dining. 14-2H-5H: A small-scale space designed for the recreation of children. They All zones Playground serve as quiet, safe places protected from the street, typically in locations where children do not have to cross major streets. An open shelter, play structures, or interactive art and fountains may be included. Playgrounds may be included in all other civics ace types. 14-21-1-51: A small-scale space designed as a grouping of garden plots All zones Community available to nearby residents for small-scale cultivation. Typical uses Garden include food production, passive recreation. Community gardens may be fenced and may include a small accessory structure for storage. Community Gardens may be included within all other civic space types. Additional standards are in 14-2H-3C. 14-2H-5J: A pedestrian pathway that acts as a thoroughfare type, extending All zones Passage from the public sidewalk into a civic space and/or across the block to another public sidewalk. The pathway is lined by non-residential shopfronts and/or residences. Passages tend to me a more formal, urban civic space type with a combination of hardscape and landscape planters, including trees and shrubs in planters. Accessory structures are not allowed. August 19, 2021 Page 13 Section 6 — Building Type Standards (14-2H-6) 14-2H-6A through 14-2H-6B: Purpose and General Standards This section provides standards for the development of individual buildings. They are categorized into house -scale buildings, typically ranging from 25 feet up to 80 feet wide, and block -scale buildings, which are individually or arranged together along a street as large as most of a block or all of a block. Allowable types are determined based on the intended physical character of each Form -Based Zone. Except in the T4MS zone, at least two different building types are required within each block. Most building types require at least one frontage type along the front street, side street or a civic space. The lot/design site size standards for each building type, including both minimum and maximum sizes, are set in each Form -Based Zone. Most lots/design sites can only contain one primary building type. However, some (such as the Carriage House, Cottage Court, and Courtyard Building Small, or Courtyard Building Large types) may have more than one building. Building types also regulate the size of structures allowed on each lot/design site. Buildings consist of a main body, consistent with the standards in each building type, and they may also include additional wings. Unlike the City's current standards based on minimums, the proposed standards help ensure that the scale of the buildings remain consistent with adjacent properties. 14-2H-6C through 14-2H-6N: Building Type Summary The characteristics of each building type is summarized in Figure 8. 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N m U- 2) _ 0 >. .. p E t N 7 o 8 L C 0 0 7 .� E L C a) m C C C m 0 M L 0 0 C C 7 C a) Cn .+ m a N ._ C U p S m U F .- E U p C C m m U. m Cn a) a) O L N 0 d w n >.'D N a s o� a y' rn-_o� ` N 0 .0 0 C7 aUm `rn O C -Z L7^C N O mrn C Q. m0) c nv (14 `F� 0 rnmC� Nov �v p 7 a) C 7 •y C Z a) CL n O co OOL 7 a) N ODL d to •�L f� m Cl) F N N •(n M •N ¢ m x CO N Y D CO O -J v CO m 0) 22 (O cc 0) w Z d CO (n 0) a m N m N C 'O N NNN 3 C �LJ UmU) Um-i m August 19, 2021 Page 16 Section 7—Architectural Elements Standards (14-2H-7) 14-2H-7A through 14-2H-7B: Purpose and Overview This section helps ensure visually interesting, safe, attractive, and pedestrian -friendly neighborhoods, in conjunction with building and frontage type standards. Generally, they apply to facades on a street or civic space. On corner buildings, front and side street facades must have equal architectural treatment. There are also glazing requirements with ground floor residential requiring at least 30% glazing and shopfronts requiring at least 75% glazing. In addition, stairs must be integrated into the building space, similarly to what is required by the City's current multi- family site development standards. 14-2H-7C through 14-2H-7F: Architectural Elements Figure 9 provides a summary of each architectural element and when that treatment is applied. Figure 9: Architectural Element Summary Architectural Description Applicability Element Tripartite Tripartite architecture uses architectural Building of at least 2 stories Fagade elements to delineate the base, middle Articulation and top. The ground floor facade composes the base. The building element and features above or including the uppermost floor (and parapet walls and eaves), com ose the top. Architectural Architectural recessions modulate the Buildings of at least 2 stories and Recessions apparent size and scale of a building by over 50' long, except for the House recessing a portion(s) of the facade from Large, House Small, Duplex Side - the plane(s). They may include a by -Side, and Duplex Stacked recessed entry, a loggia or recessed building types. balcony cut into the plane of the facade. Corner A corner element that gives visual Optional architectural element for Element importance to corner and shapes the Main Street building types where public realm. the building is over 75' Ion Rooftop A small enclosed or unenclosed room Optional architectural element as Room on the uppermost roof of house -scale allowed by Item 3 (Building Size buildings. and Massing) of the building e. Section 8 — Frontage Type Standards (14-2H-8) This section establishes standards for the components of a building that provide the transition and interface between the public realm (street and sidewalk) and the private realm (yard or building). Each building must have at least one frontage type along the front street, side street, or a civic space, and there must be at least 2 different frontage types within each block. Frontage type names indicate their configuration or function, not the intended uses within the building. For example, a porch may be used by non-residential uses including a restaurant. The primary building entrance must be on the front of the building unless it is on a side street or passage. Ground floor dwellings and their entrances must be connected to adjacent public rights - of -way, to parking areas, and other on -site facilities. Access doors to individual dwelling units above the ground floor level must be provided from an enclosed lobby or corridor and stairway. Unenclosed or partially enclosed exterior stairways are not allowed as the primary means of access to dwelling units located above the ground floor. 14-2H-8C through 142H-8L: Frontage Type Summary The characteristics of each frontage type is summarized in Figure 10. August 19, 2021 Page 17 Flqure 10: Frontage Type Summary Frontage Description Allowable TvDe Zones 14-2H-8C: The main building facade is set back from the front design site line T3NE Porch with a covered structure encroaching into the front setback. The T3NG Projecting resulting setback area can be spatially defined by a fence or hedge to. T4NS The porch may be one or two stories and is open on three sides. T4NM 14-2H-8D: A portion of the main facade of the building is set back from the front T3NE Porch design site line to create an area for a covered structure that projects T3NG Engaged from the facade. The porch may project into the front setback. The T4NS resulting yard may be spatially defined by a fence or hedge. The porch T4NM may be one or two stories and may have two or three adjacent sides that are engaged to the building with at least one side open. 14-2H-8E: The main facade of the building is set back from the front design site All zones Dooryard line, which is defined by a low wall, hedge, or other allowed screening, creating a small private area between the sidewalk and the facade. Each dooryard is separated from adjacent dooryards. The dooryard may be raised or at grade. 14-2H-8F: The main facade of the building is near the front design site line with All zones Stoop steps to an elevated entry. The stoop is elevated above the sidewalk to provide privacy along sidewalk -facing rooms. Stairs or ramps from the stoop may lead directly to or be parallel to the sidewalk. 14-2H-8G: The main facade of the building is at or near the front design site line T4NM Forecourt and a portion is set back, extending the public realm into the design T41VIS site for an entry court or shared garden space for housing, or as an additional shopping or seating area within commercial areas. 14-21-1-81-1: The main facade of the building is at or near the front design site line T41VIS Maker with an at -grade or elevated entrance from the sidewalk. This type is Shopfront only allowed on side streets from the adjacent main street and is intended for industrial artisan businesses showing their activity to people on the sidewalk, as well as for retail sales of products made on -site. The maker shopfront may include a decorative roll -down or sliding door, glazing, and an awning over the sidewalk. 14-21-1-81: The main facade of the building is at or near the front design site line T41VIS Shopfront with at -grade entrance along the sidewalk. This type is intended for service, retail, or restaurant use and includes substantial glazing between the shopfront base and the ground floor ceiling and may include an awning that overlaps the sidewalk. 14-2H-8J: The main facade is at or near the front design site line with steps T4NM Terrace leading to an elevated area providing public circulation along the T41VIS facade. This type is used to provide outdoor areas along the sidewalk for housing or to accommodate an existing or intended grade change for retail, service or office uses. 14-2H-8K: The main facade of the building is setback from the front design site T4MS Gallery line and an at -grade covered structure, typically articulated with colonnade or arches, covers an area not in the right-of-way. This type may be one or two stories. When used in nonresidential settings, should be used in conjunction with shopfront standards; when used in residential settings, should be used in conjunction with stoops, dooryards, and forecourts. 14-2H-8L: The main facade of the building is setback from the front design site T41VIS Arcade line and the upper floor(s) contain habitable space overlapping the area below not in the right-of-way. When used in nonresidential settings, should be used in conjunction with shopfront standards; when used in residential settings, should be used in conjunction with stoops, dooryards, and forecourts. August 19, 2021 Page 18 Section 9 — Thoroughfare Type Standards (14-2H-9) 14-2H-9A through 14-2H-9B: Purpose and General Standards This section describes the range of thoroughfare types that supports the intended physical character of each zone and ensures streets are multi -modal and interconnected to provide multiple routes. The individual standards of each thoroughfare type may be adjusted where a proposed adjustment supports the intended physical character of the zone abutting the thoroughfare and maintains multiple modes of transportation (transit, pedestrians, bicycles, automobiles), 6-foot sidewalks, on -street parking for a majority of each block face, and regularly spaced street trees. Thoroughfare type locations are identified in the future land use map. Planning staff worked closely with the City Transportation Planner and staff from the Department of Public Works to develop the thoroughfare type standards. 14-2H-9C through 14-2H-9L: Throughfare Types The characteristics of each thoroughfare type is summarized in Figure 11. Figure 11: Thoroughfare Types Summary Thoroughfare Standards Description Allowable Type Zones 14-2H-9C: 100' ROW Provides for slow traffic flow T41VIS Main Street 50' pavement (25' each side) appropriate for a main street area with Median 2 x 10' traffic lanes with heavy pedestrian activity. 2 x 7' bike lanes Trees should be planted every 30' 2 x 8' parking lanes in individual planters 10' median/turn pocket Sidewalks: 20' min. 14-2H-9D: 80' ROW Provides for slow traffic flow T41VIS Main Street 36' pavement width appropriate for a main street area without 2 x 10' traffic lanes with heavy pedestrian activity. Median 2 x 8' parking lanes Trees should be planted every 30' Sidewalks: 20' min. in individual planters 14-21-1-9E: 100' ROW Provides for slow traffic flow T3NG Avenue 2 35' pavement (17.5' each side) appropriate for a primary street. T4NS without 2 x 11' traffic lanes Trees should be planted every 30' T4NM Parking 2 x 6' bike lanes in a 11-15' continuous planter. 20' median/turn pocket Sidewalks: 6' min. on one side, 10' min. on the other 14-2H-9F: 100' ROW Provides for slow traffic flow T3NG Avenue 2 with 50' pavement (25' each side) appropriate for a primary street. T4NS Future 2 x 11' traffic lanes Trees should be planted every 30' T4NM Parking 2 x 6' bike lanes in a 4-8' continuous planter. 2 x 7' parking lanes 20' median/turn pocket Sidewalks: 6' min. on one side, 10' min. on the other 14-2H-9G: 100' ROW Provides for slow traffic flow T3NE Avenue 3 34' pavement width appropriate for a primary street. T3NG 2 x 11' traffic lanes Landscaping: Trees should be T4NS 2 x 6' bike lanes planted every 30' in a 18-24' T4NM Sidewalks: 5' min. on one continuous planter. side, 10' min. on the other 14-2H-9H: 87' ROW Provides for free traffic flow T3NG Avenue 4 33' pavement width: appropriate for a primary street. T4NS 2 x 11' traffic lanes Trees should be planted every 30' T4NM 11' painted median/turn lane in a 24' continuous planter. August 19, 2021 Page 19 Sidewalks: 5' min. on one side, 10' min. on the other 14-21-1-91: 70' ROW Provides for traffic flow with the T3NE Neighborhood 28' pavement width possible need to yield, appropriate T3NG Street 1 with 1 x 12' traffic lane (yield) for neighborhoods. Trees should T4NS Parking both 2 x 8' parking lanes be planted every 30' in a 14' T4NM sides. Sidewalks: 5' min. continuous planter. 14-2H-9J: 70' ROW Provides for traffic flow with the T3NE Neighborhood 26' pavement width possible need to yield, appropriate T3NG Street 2 with 1 x 18' traffic lane (yield) for neighborhoods. Trees should T4NS Parking one 1 x 8' parking lane be planted every 30' in a 14' T4NM side Sidewalks: 5' min. continuous planter. 14-2H-9K: 20' ROW Provides for traffic flow with the All zones Alley 20' pavement width possible need to yield, appropriate 1 x 20' traffic lane (yield) for immediate vehicular access to Sidewalks: none a site. It includes a shared travel lane with mountable shoulders and landscaping. Unlike other types, alleys provide secondary access to a lot. It allows modified lot dimensions and is required along McCollister and S. Gilbert unless vehicular access is otherwise provided. 14-2H-9L: 20' ROW Provides for pedestrian and All zones Passage 10' pavement width: bicycle traffic appropriate as a 1 x 10' pedestrian/bike midblock crossing, or as a street path where vehicular access is otherwise provided. It is also a civic space and allows longer block lengths. Section 10 — Affordable Housing Standards (14-2H-10) 14-21-1-10A throuah 14-21-1-10C: Purpose: Eliaibilitv and Incentive Provisions. and Definitions. The draft code does not include an affordable housing requirement. However, around 50% of the land within the planning area is located within unincorporated Johnson County and when it is annexed it will be subject to the City's affordable housing annexation policy. To help incentivize the development of additional affordable housing, this section establishes regulatory incentives that may but utilized wherever affordable housing is voluntarily provided within a Form -Based Zone. Affordable housing provided pursuant to the City's affordable housing annexation policy or economic development policy (i.e. TIF) may not utilize these incentives. Incentives include: Density Bonus. For building types that allow 4 or more dwelling units, the maximum number of dwelling units may be increased by 25%. Minor Adjustments to "Zone Standards". One of the following adjustments may be administratively approved: o Building type design site depth standards may be adjusted by up to 15'. o Building type design site width may be adjusted by up to 15%. o Minimum amount of facade required within the fagade zone maybe reduced by up to 20%. Minor Adjustments to "Building Type Standards". One of the following adjustments may be administratively approved: o Building main body and wing standards may be adjusted by up to 15%. o Maximum Building Height may be increased by up to 0.5 stories. August 19, 2021 Page 20 • Additional Minor Adjustments. An additional minor adjustment each to "Zone Standards' and "Building Type Standards" may be administratively approved where Affordable Housing units are income restricted to households making 50% of less than the area median income. For minor adjustment to be approved the proposed adjustment must fit the characteristics of the site and the surrounding neighborhood and demonstrate consistency with the intent of the standard being adjustment and the goals of the Comprehensive Plan Additionally, on -site parking is not required for affordable housing, including voluntary affordable housing and for affordable housing provided through the annexation policy or a TIF agreement. 14-2H-10D: General Requirements This section sets administrative standards for voluntary affordable housing in Form -Based Zones, which may be accomplished by providing one of the following: • Onsite owner -occupied affordable housing; and/or • Onsite renter -occupied affordable housing. Such affordable housing must be deed -restricted as affordable housing for low- and moderate - income occupants for a minimum of 20 years. 14-2H-10E: Owner Occupied Affordable Housing In addition to general requirements, owner -occupied affordable housing must satisfy the following: • Eligible households include those making no more than 80% area median income (AMI). • Dwelling unit size and quality for affordable units must be similar to market rate units of the same type, including the number of bedrooms and proportion of unit types. • Affordable units must be distributed throughout the development to achieve integration of affordable housing. • Affordable units must be constructed concurrently with market rate dwellings. • Ongoing program requirements include restrictions on occupancy and future sales. o Affordable owner -occupied housing must be an income -eligible household's primary residence and may not be rented out during the term of affordability; o The City must verify the household's annual income prior to sale; and o If sold before the end of the term of affordability, the home must be sold to another income -eligible household at either the original purchase price or the HUD homeownership sale price limit, excluding limited sales and improvement costs. 14-21-1-10F: Affordable Rental Housing In addition to general requirements, affordable rental housing must satisfy the following: • Eligible households include those making no more than 60% AMI. • Dwelling unit size and quality for affordable units must be similar to market rate units of the same type, including the number of bedrooms and proportion of unit types. • Affordable units must be distributed throughout the development to achieve integration of affordable housing. • Affordable units must be constructed concurrently with market rate dwellings. • Ongoing program requirements include restrictions on rents, occupancy, and reporting: o Affordable rental units must be rented to income eligible households at HUD fair market rents (or LIHTC rent limits if awarded by the Iowa Finance Authority); o Household income must be verified prior to lease and annually thereafter; and o The owner must annually verify to the City that it follows these requirements and provide all necessary documentation. August 19, 2021 Page 21 14-2H-10G: Administrative Rules Administrative rules, similar to those of Riverfront Crossings, describe in more detail how affordable housing providers must operate those units to ensure they are affordable and provided to low income persons for the duration of their compliance period. These are adopted separately by Neighborhood and Development Services. Minor Miscellaneous Changes to Title 14 Zoning As part of the proposed amendment, staff also recommends a few minor changes to miscellaneous aspects of the code: • Introductory Provisions, Interpretation and Scope (14-113): adds new clarificatory language. • Off Street Parking and Loading Standards (14-5A): applies provisions for single-family zones to T3 form -based zones. • Sign Regulations (14-513): establishes standards regarding allowable signage types and specific requirements for Form -Based Zones; adds two new signage types which are appropriate for walkable neighborhood areas, the porch sign and post sign. • Outdoor Lighting Standards (14-5G): Includes T3NE, T3NG, T4NS, and T4NM zones in the Low Illumination District and T4MS zones in the Medium Illumination District. • Woodland Retention and Replacement Requirements (14-51-9C): Requires 50% woodland retention for T3NE, T3NG, T4NS, and T4NM zones (which is required for IRS zones) and 20% woodland retention for T4MS zones (which is required for RM zones). • General Definitions (14-9A): Incorporate new definitions that clarify provisions of the form -based standards. Examples include building fagade, missing middle housing, half story, and principal street frontage. These not only define new methods of regulating the form of housing, but they also further explain important new concepts and categories in the form -based code, including missing middle housing and how it differs from other multi- family uses. • Sign Definitions (14- 9C): Adds definitions for the new porch and post signage types. TITLE 15: SUBDIVISION CODE Title 15, Chapter 2 Plats and Platting Procedures Changes ensure that staff can review compliance with the new form -based zoning standards throughout the entitlement process. 15-2-2: Preliminary Plat For preliminary plats, staff recommends amending the code to require that all preliminary plats identify proposed non -platted design sites, thoroughfare types, civic space types, and building types. A concept plan for any private civic space must also be submitted with the preliminary plat. 15-2-3: Final Plat For final plats, staff recommends that submittal of a Neighborhood Plan be required as a separate exhibit with the final plat. The Neighborhood Plan must identify the Form -Based Zones, lot and design site lines, building and frontage types, thoroughfare types, civic space types, and compliance with landscaping and other required provisions in the Form -Based Zones. The Neighborhood Plan must be updated to reflect all approved adjustments as part of the building permit and site plan review processes. Title 15, Chapter 3 Design Standards and Required Improvements Changes to this chapter include new development standards for subdivisions that occur in Form - Based Zones, specifically changes to sections on streets and circulation, blocks, and lots. August 19, 2021 Page 22 15-3-2: Streets and Circulation The current Subdivision Code requires the continuation and extension of arterial, collector, and local streets, sidewalks, and trails to promote connectivity. For example, arterial streets must comply with Iowa City's arterial street plan and all streets, sidewalks, and trails must connect within the development and be extended to the property line. However, the proposed code supplements these requirements in Form -Based Zones. Generally, thoroughfares must be arranged to provide for the alignment and continuation of thoroughfares into adjoining properties where they are undeveloped and intended for future development. Thoroughfare rights -of -way must also be extended to or along adjoining property boundaries for each direction (north, south, east, and west) abutting vacant land to provide a roadway connection in compliance with block standards discussed below. The largest proposed change for areas subject to Form -Based Zone standards is additional guidance for the design of the street network. First, the thoroughfare network must substantially comply with future land use map in the Comprehensive Plan, including compliance with its Thoroughfare Type standards. Where multiple thoroughfare types are allowed, the developer must identify the selected thoroughfare type in plat documents. Thoroughfares that pass through multiple zones may transition appropriately. For example, a thoroughfare in a more urban, commercial zone (e.g.,T4MS) may have wide sidewalks with trees that transitions to narrower sidewalks with a planting strip in a less urban residential zone (e.g., T4NM). Any proposed adjustments must comply with the rezoning criteria for Form -Based Zones found at 14-21-1-1. Similarly, pedestrian passages may replace a required street if the site has vehicular access. However, thoroughfare types on major streets (i.e. S. Gilbert Street, Sand Road SE, McCollister Boulevard, Sycamore Street, and Lehman Avenue) may not be substituted. In addition, single - loaded streets shown on the future land use map must continue to be adjacent to a civic or open space even if the street alignment changes. Alleys may be added or removed in compliance with its thoroughfare standards, except where required for vehicular access in the T4 Main Street zone. 15-3-4: Layout of Blocks and Lots The Subdivision Code requires that all blocks be limited in size and laid out in a pattern that ensures street connectivity, efficient provision of services, and efficient and logical routes between destinations. Typically, this means that block faces are 300 to 600 feet with enough width to accommodate two tiers of lots. However, the block network in Form -Based Zones must substantially comply with the future land use maps in the Comprehensive Plan. Substantial compliance is defined as ensuring the location, shape, and design of blocks is similar to that in the maps with individual blocks complying with the block length and perimeter standards (shown in Figure 12). These standards vary by zone where more urban zones require smaller block lengths and perimeters. Where a block contains multiple zones, the most intense zone is to be used to establish the size. Blocks may exceed the base maximums if a pedestrian passage bisects the block to provide pedestrian connectivity. F. ure 12: Block Size Standards Zone Max. Length Max. Length with Passage Max. Perimeter Length Max. Perimeter Length with Passage T3NE 500' 800, 1,600' 2,200' T3NG 500' 800, 1,600' 2,200' T4NS 360' 600' 1,440' 1,950' T4NM 360' 600' 1,440' 1,950' T4MS 360' 500, 1,440' 1,950' Similarly, lots must be platted in appropriate sizes to accommodate other form -based standards including buildable area and setbacks, off-street parking, and service facilities required by the use. However, developers in Form -Based Zones may instead use design sites which are not platted. As long as the design site can accommodate the zone and building type standards, a lot can contain multiple design sites. When a zone has a range of design site widths or depths for August 19, 2021 Page 23 different building types, the applicant may choose the shortest minimum with an acknowledgement that it may not accommodate the full range of building types allowed. Analysis Land use planning guides future development to ensure consistency with the characteristics, goals, and objectives of the community. While the City's current Zoning Code provides flexibility for new development, it tends to lead to conventional development patterns in greenfield sites with land uses separated into discrete districts and a limited mix of uses. Adopting a form -based code seeks to ensure neighborhoods include a variety of housing types at different price points with the ultimate goal to create more equitable communities. Conventional zoning also contributes to unsustainable practices by creating neighborhoods that are difficult to navigate by anything other than a personal car due to low densities and distance from services and amenities. This auto -oriented pattern of development increases congestion and greenhouse gas emissions. Higher minimum parking standards also assume car -ownership and increase the price of housing. The changes are consistent with the long-term direction of City policy, especially as it relates to goals promoting equity and sustainability. One of Iowa City's strategic goals is to "advance social justice, racial equity and human rights'. Land use decisions can be a tool to actively promote equity. Prioritizing a variety of housing types and price points creates opportunities for all members of the community to live together. Iowa City also strives to be a leader in climate action. As part of the City's Climate Action & Adaptation Plan, the City has set goals to reduce carbon emissions by 45% from 2010 levels by 2030 and to achieve net zero carbon emissions by 2050. An important component of that goal is to improve the building and transportation systems by creating neighborhoods that can be easily traversed by foot, bike, and bus in addition to cars. While form -based development standards will not fix these complicated issues, they are an important step in implementing the City's vision for equitable, sustainable, and walkable communities. They reflect a context -specific approach to community character and are based on Iowa City's distinct development patterns in its historic neighborhoods near downtown. They will also help protect natural areas, including waterways. Anticipated Outcomes Due to the structure of the code, the proposed amendment will help promote, preserve, and enhance community design and character in support of the community's vision of a community with a variety of neighborhoods and neighborhood centers along pleasant and convenient corridors that connect the city. Anticipated outcomes include appropriately -scaled development for a variety of physical contexts, a diversity and wide variety of housing choices appropriate to their location, buildings which play a role in creating a better whole, and development patterns that support safe, effective, and multi -modal transportation options for all users and help reduce greenhouse gas emissions. In residential neighborhoods, the proposed amendment will encourage walkable neighborhood patterns through highly interconnected networks of multi -modal streets that are safe for pedestrians and bicycles. It will also create neighborhoods with quality housing and a diversity of context -sensitive housing choices while protecting the character of established neighborhoods and building upon and reinforcing the unique physical characteristics of the city's neighborhoods. Within districts, corridors, and employment centers, the proposed amendment will lead to neighborhood main streets as centers that act as vibrant social and commercial focal points, with services and amenities for the surrounding neighborhoods within a safe, comfortable walking distance of homes. New districts and centers will accommodate appropriately scaled housing, mixed -uses, and cultural development which will balance pedestrian comfort and place -making with traffic efficiency and encourage and accommodate high -quality community design. Through this process, it will promote a wide variety of housing choices and small local businesses as an important part of the City's economy. Over time, it will facilitate transitions from single -use August 19, 2021 Page 24 employment centers to mixed -use districts that are compatible with adjacent residential neighborhoods. Consistency with Comprehensive Plan The proposed amendment supports several goals from the IC2030 Comprehensive Plan: • Ensure a mix of housing types within each neighborhood, to provide options for households of all types (singles, families, retirees, etc.) and people of all incomes. • Encourage pedestrian -oriented development and attractive and functional streetscapes that make it safe, convenient, and comfortable to walk. • Plan for commercial development in defined commercial nodes, including small-scale neighborhood commercial centers. • Support preservation of valuable farmland, open space, and environmentally sensitive areas. • Ensure that future parks have visibility and access from the street. • Discourage parks that are surrounded by private property; encourage development of parks with single -loaded street access. Similarly, many current goals of the South District Plan align with the proposed amendment: • Preserve environmentally sensitive features and ensure long-term stewardship for the benefit of the neighborhood and the community. • Consider opportunities for small neighborhood commercial or mixed use nodes at key intersections ... and encourage quality design and construction that enhances adjacent residential or public open space areas. • As residential development extends south toward the school, ensure multiple safe and logical walking routes to the school, including well -marked crosswalks for schools. The proposed amendment also is supported by three new goals recommended as part of the concurrent South District Plan Amendment (CPA21-0001): • Adopt a form -based code for the South District to encourage a diversity of housing types. • Adopt a form -based code that promotes walkable neighborhoods and encourages the use of alternative modes of transportation and reduces car dependence. • Adopt a form -based code that provides for a compatible mix of non-residential uses, including commercial nodes that serve the needs of the neighborhood. In addition to being compatible with the Comprehensive and South District Plan, the proposed amendment aligns well with other more recent policy efforts of the City, including the City Council's Strategic Plan, the Climate Action and Adaptation Plan, and the City's Black Lives Matter & Systemic Racism Resolution. In June 2020, the City adopted Resolution 20-159 outlining actions to enhance social justice and racial equity in the community. The City also seeks to demonstrate leadership in climate action, culminating in the 2018 Climate Action & Adaptation Plan. An important component of achieving these goals is developing walkable neighborhoods with a diversity of housing types and price points, which will be assisted with the adoption of the form - based standards. Incorporating these elements into the Zoning Code is an essential next step after amending City documents. Public Comment Staff received comments regarding the proposed Zoning Code and Comprehensive Plan amendments. Staff has summarized specific comments and requests, and staff responses, in Attachment 6. Written comments received are in Attachment 7. Based on this feedback, staff made the following changes to the public comment code draft August 19, 2021 Page 25 1. Allow Alcohol Oriented Retail Sales (e.g. liquor stores) only by special exception in Form - Based Zones. This includes the T4NS-O, T4NM-O, and T41VIS zones. 2. For the open zones, add limitations on operating hours for non-residential uses. Specifically, non-residential uses shall not be open to the public between the hours of 11:00 PM and 6:00 AM. Staff Recommendation Staff recommends that the Zoning Code be amended as illustrated in Attachment 5 to adopt form - based standards for new development in areas of Iowa City as identified in Comprehensive and District Plans (REZ21-0005). Attachments 1. Memo to the Planning and Zoning Commission; July 1, 2021 2. Memo to the Planning and Zoning Commission; July 15, 2021 3. Memo to the Planning and Zoning Commission; August 5, 2021 4. Proposed Future Land Use Map, South District Plan 5. Proposed Zoning Code Text Amendments 6. Staff's Summary of Stakeholder Input on the Public Review Drafts 7. Stakeholder Comments Received as of August 12, 2021 Approved by: t� • S1-- Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Memo to the Planning and Zoning Commission; July 1, 2021 CITY OF IOWA CITY MEMORANDUM CITY OF IOWA CITY Date: July 1, 2021 To: Planning & Zoning Commission From: Kirk Lehmann, Associate Planner and Anne Russett, Senior Planner; Neighborhood & Development Services Re: Introduction to the South District Plan Amendment (CPA21-0001) to facilitate the adoption of form -based zones and standards (REZ21-0005) Introduction The City has been working with Opticos Design since January 2019 to develop a form -based zoning code for the undeveloped portion of the South District, shown in Figure 1. The hope is to eventually apply these standards to other undeveloped, greenfield sites in the city. When applying the form -based code to new areas in the City, the district plans must first be updated to facilitate its adoption. The first such district plan update running concurrently with the zoning code amendment is the South District Plan amendment (CPA21-0001). The Zoning Code provides rules for how land can be used and developed and is the City's main tool to implement its Comprehensive and District Plans. It outlines what structures can be built July 1, 2021 Page 2 where, and how they will be used. Conventional zoning dictates the density of dwelling units allowed, maximum heights, lot coverage, and minimum on -site parking, among other standards. Form -based codes differ from conventional zoning by focusing less on land use (e.g. single-family vs. multi -family) and more on the development's scale (e.g. bulk and height) and its relationship to the public realm (e.g. streets and sidewalks). The purpose of the form -based code is to implement the Comprehensive Plan's vision for walkable development through context -specific standards. It will help produce neighborhoods that: • Are safe for pedestrians and encourage walking • Will preserve important environmental resources • Contain a connected network of streets and paths • Allow for a variety of housing types and price -points Overview of Stakeholder Outreach The form -based code project builds on previous planning work in Iowa City and specifically in the South District. The City adopted the current South District Plan in 2015 which outlines the vision for the area after extensive collaboration with the community. The City then worked with Opticos Design to assess the feasibility of implementing a form -based code for undeveloped areas in the district with a goal of expanding their applicability in other undeveloped areas of the city over time. Completed in August 2017, the Project Direction Report and Form -based Code Analysis included the results of stakeholder interviews, a community workshop, and a visual preference exercise for the South District. A residential market analysis was also completed in July 2019 to help inform the form -based code standards. These documents are available on the project website: hftps://www.icqov.org/promect/form-based-zones-and-standards. Additional outreach was conducted during the formulation of the form -based code in 2019 and 2020. The City engaged approximately 125 people at a mix of individual interviews, focus group meetings, community meetings, and presentations by staff and Opticos. Participants included representatives from the local development community, local government entities, property owners, architects, affordable housing advocates, and the public. Table 1 provides more detail on outreach conducted as part of this process. Table 1: Stakeholder Outreach Meetings Group Date Approx. Attendance Focus Group Meetings: Local Builders & Development Community; Community Members; Property Owners; Realtors & Lenders; Architects; Affordable Housing Advocates April2019 25 Residential Market Analysis Presentation to Property Owners and Development Community July 2019 15 Community Meeting on Initial Draft Code Nov 2019 30 Developer and Land Owner Meeting on Initial Draft Code Nov 2019 18 Johnson County Affordable Housing Coalition Nov 2019 June 2020 5 Private Utility Companies Jan 2020 5 Johnson County Livable Communities Housing Action Team Jan 2020 8 Individual Meetings with Property Owners on Draft Zones Feb 2020 4 Developer and Property Owner Meeting on Draft Zones Feb 2020 10 Home Builders Association June 2020 5 Meetings with Land Owners Ongoing July 1, 2021 Page 3 Amendment Framework The proposed amendment to the Zoning Code (REZ21-0005) is coupled with a proposed amendment to the South District Plan (CPA21-0001). Although the proposed changes to the code align well with existing goals and objectives in the South District and Comprehensive Plans, staff has also proposed amendments to the South District Plan to make these connections more explicit. Many of the proposed changes to the District Plan are intended to provide additional context and aid in the implementation of this proposed zoning code amendment. Most notably are the updated future land use maps for the planning area described in Figure 1 [Attachment 11. As part of the proposed update to the future land use map, staff created new land use designations which directly align with the proposed Form -Based Zones included in the code amendment. The proposed code amendment includes changes to several chapters of the Zoning Code (Title 14). The primary addition is the new Article H of Chapter 2, which includes the new Form -Based Zones and Standards section. Other supplementary changes are in Chapters 5 (Site Development Standards) and 9 (Definitions). In addition, new standards are being proposed for Title 15 (Land Subdivisions) to help with the implementation of the form -based standards. While the Planning and Zoning Commission does not review changes to the City Code outside of Title 14, they will be summarized in follow up memos so the Commission can understand how the proposed changes work together towards implementation of the new standards. Form -Based Zoning A form -based zoning code represents a paradigm shift in the way that the City's built environment is regulated. Unlike conventional, use -based codes, the proposed amendment utilizes the intended physical form, rather than use, as the organizing framework of the code. Further, it regulates elements not just to create a good individual building, but a high -quality place. The terminology in the proposed amendment reflects the intended physical form and hierarchy of different places. For example, instead of a zone being "commercial" or "mixed use," it might be called "main street." The term ties back to the intended physical form or place, which includes a mix of uses, civic spaces, thoroughfares, frontages, and building types that create vibrant walkable urbanism. While the proposed code primarily regulates the intended physical form, it regulates use secondarily. The code allows a range of uses that are carefully chosen to maximize compatibility between uses and the intended physical form. As a result, the use tables are simplified and categorized by use type, and clearly defined, to allow a greater degree of administrative decision - making related to particular uses. The proposed amendment uses an organizing principle called the Natural -to -Urban Transect. This enables a customized framework of zones that are based on intended physical form. It uses a hierarchy of physical environments or'transects' from the most natural to the most urban. The designation of each transect along this hierarchy is determined first by the physical character, form, intensity of development, and type of place, and secondly by the mix of uses within the area. This hierarchy of physical environments becomes the framework for the entire code, replacing use as the organizing principle. Each transect is used to reinforce existing or create new walkable environments. Figure 2 depicts the Natural -to -Urban Transect. July 1, 2021 Page 4 Figure 2. Natural -to -Urban Transacts RURAL I I I I I I I I I I TRANSECT I I I I I I III I URBAN NATURAL TRANSECT ZONES URBAN TRANS ECT ZONES FII STRICTS ,3 7s OR � o goo ' p $ TI IN.TUP,SL 72 FURAL M3UD-LRDAk 14 GENERAL I IIHt lrbURBANGOIRE DDISTRICT Summary of Amendments Comprehensive Plan Amendment Although the proposed zoning code amendment aligns with many policies of the City's Comprehensive and District Plans, staff is proposing some amendments to the South District Plan to better align the plan with the proposed form -based code. To help facilitate the adoption and implementation of the proposed code amendment, staff proposes the following changes to the South District Plan: 1. Updated descriptions of the City's development of form -based standards and changes throughout that better reflect the desired outcomes of the form -based standards, specifically in sections on new residential development, the future neighborhood scenario, street layout & walkability, and neighborhood commercial areas. 2. New goals and objectives to the Housing, Transportation, and Commercial Area chapters that explicitly discuss adoption of a form -based code. 3. New land use designations and an associated future land use map that better accommodate a mix of residential uses than the current plan, which better aligns with a more conventional zoning code. Specifically, the current future land use map distinguishes between single-family, mixed, and multi -family residential uses and provides for limited neighborhood commercial areas and missing middle housing types. Zoning Code Amendment The list below summarizes the most substantive differences between the existing and proposed codes: 1. Building Type Mix Required: Every block, with the exception of the main street area, requires at least two different building types. For example, a block with eight lots could not have all single-family homes. At least one of the building types must be a duplex or other building type allowed by the zone. 2. Frontage Type Mix Required: Similar to building types, each block must have a mix of frontage types (e.g. porch, stoop) to ensure more variety along the streetscape. 3. Parking Setback: Alleys are not required with the exception of the proposed main street area. However, parking must be setback from the front fagade of the building. 4. Parking Ratios: The required amount of parking has been reduced slightly. 5. Carriage Houses: Carriage houses, sometimes referred to as accessory dwelling units, granny flats or accessory apartments, are allowed with most building types. The current code only allows ADUs as accessory to a single-family home. 6. Street Trees: Trees are required to be planted within the public right-of-way. July 1, 2021 Page 5 7. Block Length: Block lengths are more limited depending on the zone to ensure a highly interconnected network of streets and paths. 8. Design Sites: A new term "design sites" has been incorporated into the draft. A design site is an area of land that can accommodate no more than one primary building type (with exceptions). A platted lot may have multiple design sites. Design sites provide more flexibility than traditional platted lots since they can be administratively adjusted. 9. Design Site Depth and Width: Unlike the existing code which includes minimum lot size requirements, the proposed code includes minimum and maximum depth and width standards for design sites. The maximum helps to ensure more compact development. 10. Civic Space: A number of different civic space types are defined. Civic spaces are also identified on the future land use map of the Comprehensive Plan. 11. Affordable Housing: The proposed code includes regulatory incentives (e.g. height bonuses) for voluntary affordable housing. 12. Subdivision Application Materials: The proposed code requires additional detail to be submitted with preliminary and final plat applications. This includes noting building types on preliminary plats and including a Neighborhood Plan with a final plat application. The Neighborhood Plan will be used by staff to track landscaping, civic space, building types, and other code requirements. Future memos to the Commission will provide a detailed outline of the proposed Comprehensive Plan and Zoning Code amendments. Justification for Amendments Land use planning guides future development to ensure consistency with the community's goals and policies outlined in the Comprehensive Plan. While the City's current zoning code provides some flexibility for new development, it tends to lead to conventional development in greenfield sites with land uses separated into discrete districts with a limited mix of uses. In order for development to achieve some flexibility to accommodate a diversity of housing types it typically requires a planned development overlay (OPD) rezoning, which can be a relatively burdensome tool. Additionally, the current code allows duplexes on corner lots in single-family zones; however, we have not seen a significant number of duplexes on corner lots be developed, and most subdivisions in greenfield sites still tend to be exclusively single-family. Requiring a mix of housing types and moving away from zoning that distinguishes single-family and multi -family building types is important to ensure a variety of housing options. Attachment 2 includes a more comprehensive analysis of recent greenfield development. The changes contemplated with the proposed Comprehensive Plan and Zoning Code amendments are broad because it is a new kind of zoning for greenfield sites in Iowa City, to first be applied to the South District. The changes are consistent with the long-term direction of the City, especially as it relates to goals promoting equity and sustainability. One of Iowa City's strategic goals is to "advance social justice, racial equity and human rights". While land use decisions can reinforce existing inequities, they can also be a tool to actively promote equity. Additionally, Iowa City also strives to be a leader in climate action through implementation of its Climate Action & Adaptation Plan. Historically, conventional zoning regulations have been used to enforce racial and class segregation. While courts invalidated explicitly racial zoning in 1917, single-family zones and large minimum lot sizes were often used an as exclusionary practice, along with other public and private policies such as redlining and the demolition of "slums" where persons of color lived. In Iowa City, owners used racially restrictive covenants until that was made illegal in 1968. A 2019 Fair Housing Study completed by the City found that 81 % of residential land in the City is zoned for single-family development, and over half of single-family residential zoning is for low density development (IRS-5). Prioritizing disadvantaged groups that are still recovering from generations of targeted exclusion and disinvestment can help increase opportunity for all July 1, 2021 Page 6 members of the community. The adoption of a form -based code for new development helps address this issue by permitting a mix of housing types and price points for all members of the community. While this does not solve this complex issue, it removes one barrier to providing more variety in housing options and allows for a broader range of housing choices for residents Furthermore, the City strives to demonstrate leadership in climate action, which has culminated in the 2018 Climate Action & Adaptation Plan. The plan includes goals to reduce carbon emissions by 45% by 2030 and to achieve net zero emissions by 2050. Conventional zoning contributes to higher greenhouse gas emissions because it produces neighborhoods that are difficult to navigate by anything other than a personal car. Low density zoning encourages sprawl which reinforces an auto -oriented pattern of development and increases traffic congestion and greenhouse gas emissions. Adoption of the form -based code will seek to address this by improving the City's building and transportation systems through development of compact neighborhoods that can be easily traversed by foot, bike, and bus in addition to cars. Next Steps For the Planning & Zoning Commission's two July meetings, staff will present the proposed changes to zoning and subdivision codes, including the new form -based standards. Additional memos will assist Commissioners and the public in their own review of the code by providing more detailed descriptions of proposed changes. The Commission will also receive a memo detailing changes to the District Plan prior to holding a public hearing. During this time, the public draft will be available for the public, and staff will be accepting comments throughout this adoption period. Attachments 1. Proposed Future Land Use Map, South District Plan 2. Analysis of Greenfield Development (2010-2019) Approved by: Department of Neighborhood and Development Services Prepared by Kirk Lehmann, Associate Planner Neighborhood and Development Services Prepared July 2020 ATTACHMENT 2: Analysis of Greenfield Development (2010-2019) Introduction This analysis aims to better understand how development occurs under the City's current zoning code by reviewing greenfield developments in Iowa City and summarizing the characteristics of units produced in new neighborhoods, including how affordability is affected. This analysis was completed in 2020 using data available through 2019. Building Types Approximately 51 residential subdivisions were developed on greenfield sites from 2010 to 2019 (Figure 1). Only around 18% of these subdivisions mix detached single-family lots with other building types, such as duplexes, townhomes, or multi -family buildings. However, the City has experienced a greater diversity in residential building types over time. Subdivisions platted after 2014 are nearly 4.5 times more likely to include another housing type with single-family detached homes compared to subdivisions before then (32% to 7% respectively). Infill subdivisions are also more likely to mix single-family detached homes with other residential building types (and are much more likely to include only duplex, townhome, or multi -family buildings). Over this timeframe, greenfield subdivisions include capacity for some 1,564 dwelling units. On average, 68% of units expected in these subdivisions are for single-family detached units, though this number varies by year from 27% in 2018 to 100% in 2011 and 2012. In terms of building form, another 4% of units are expected to be duplexes, 15% are expected to be townhomes, and 13% are expected to be multi -family buildings.' As with subdivisions, the diversity of housing types in greenfield sites increased most beginning in 2015. Figure 1: Greenfield Building Types: Dwelling Units by Type by Year 300 275 250 225 4 200 175 150 125 p 100 75 50 25 ■ 00 16 34 249 1$7 2012 2013 2014 2015 Year 72 30 33 16 L di 2016 2017 ■ Detached Single -Family ■ Duplex ■Townhome ■ Multi -family Source: 2019 Johnson County Auditor data, City of Iowa City Development Services data Note: No subdivisions had final plats approved in 2020 (as of June) 53 36 62 bw L 2018 2019 ' These numbers address building form rather than ownership structure. As such, two single-family attached homes are counted as a "duplex", single-family and multifamily properties with a run of units each with separate entrances are counted as "townhomes," and multiple units in a single building that don't have individual entrances are considered "multi -family." Lot Characteristics and Affordability Residential parcels in greenfield subdivisions platted between 2010 and 2020 provide additional information about the characteristics of recent developments in Iowa City. Around 1,468 parcels intended for future residential development are platted in greenfield subdivisions. 58% have structures built, while the other 42% are still vacant. Most parcels (78%) are intended for single, individual ownership (regardless of building form), with the remaining parcels structured as condominiums. Condominium parcels are more likely to have a structure but are less likely to be owner -occupied than individual lots, as evidenced by the use of Homestead Tax Credits (21 % compared to 74% of single lots). Fiqure 2: Ownership Characteristics for Greenfield Lots Total Lots Single Lot i 1,141 Condominium 327 1,468 Vacant 558 61 619 With Structure Built 583 266 849 Homestead Credit 432 56 488 Source: 2019 Johnson County Auditor data Most individual greenfield lots are between 8,050 and 11,932 square feet, though lots ranged from 3,000 to 166,246 square feet (see Figure 3). Individual greenfield lots were mostly assessed between $285,400 and $419,270 with a median value of $340,810 (this includes the assessed value of the land and structure). Condominium properties tend to be more affordable with assessed values typically between $96,940 and $224,470 with a median value of $209,940. When looking at all ownership types, greenfield properties are primarily assessed between $217,960 and $382,560 with a median value of $293,080. Figure 3: Greenfield Lot Sizes and Assessed Values Average Single Lot (sf) 1 11,464 2019 Assessed Single Lot 1 $361,222 Value CondominiumArea 1 $181,596 Minimum 3,000 $82,530- $83,850 251h Percentile 8,050 $285,400 $96,940 Median 9,472 $340,810 $209,940 751h Percentile 11,932 $419,270 $224,470 Maximum 166,246" $747,770" $325,050 Source: 2019 Johnson County Auditor data Some outliers were excluded from the Single Lot minimum and maximum area and assessed value to better represent the data; they were included for the purpose of calculating average, median, and percentiles provided. Data about properties built and sold from 2015 to 2020 adds further clarity. Sales prices tend to be higher than assessed values, especially at lower home values, though some of this is due to the timeframes involved (assessed values are for properties platted from 2010-2020 vs. sales prices which are for properties built from 2015-2020). However, sales prices also contain information about the total living area of properties, which tend to be between 1,405 and 1,775 square feet, with a median of 1,669 square feet. On a price per square foot basis, this means that most properties sell for between $149 and $240 per square foot. 2 Fiaure 4: Greenfield Residential Sales Characteristics Average Sales Price $328,465 Lot Area (sf) 8,719 Total Living Area (sf) 1,645 Price .- Square .. $201.82 Minimum $167,099 3,637 798 $102.16 251h Percentile $239,175 5,507 1,405 $148.95 Median $309,950 8,556 1,669 $211.36 751h Percentile $385,500 10,529 1,775 $240.06 Maximum $725,000 20,194 3,692 $319.63 source: Iowa City Assessor residential sales data built and sold from 2015 to 2020 Discussion Iowa City's current zoning code is not a true "conventional' zoning code in that it has some avenues for flexibility built into its current regulations. This includes capabilities for planned development overlay (OPD) rezonings on greenfield sites, and form -based infill opportunities in Riverfront Crossings. However, many of these are not provided "by -right" and require discretionary processes including rezonings or design review which can add cost to projects. Based on this review, it is apparent that there is more demand for alternative housing types on greenfield sites. Some of this is likely due to the benefits that these types of buildings can provide in terms of variety of options and smaller unit size, which can lead to reduced price points. However, affordability is always a challenge with new construction given the higher costs of building new rather than rehabilitating existing units. While the City does not yet know what kinds of neighborhoods a form -based code will produce, the draft code is structured to reinforce the trend towards a wider variety of housing types. It will also help ensure there is a greater mix of unit types within individual subdivisions and will do so in a manner that provides more certainty for developers which should reduce total development costs and increase the speed with which developments can happen. Based on this analysis, it appears these measures will assist the City in its goal of providing a diversity of housing at a variety of price points in new neighborhoods, and denser developments also creates additional benefits related to sustainable neighborhoods. However, the City must continue to monitor housing development in the future to ensure the code is helping to achieve its goals. 3 ATTACHMENT 2 Memo to the Planning and Zoning Commission; July 15, 2021 CITY OF IOWA CITY MEMORANDUM CITY OF IOWA CITY Date: July 15, 2021 To: Planning & Zoning Commission From: Anne Russett, Senior Planner and Kirk Lehmann, Associate Planner; Neighborhood & Development Services Re: Follow-up to comments on the draft form -based zones and standards (REZ21-0005) Introduction At the Planning and Zoning Commission's July 1, 2021 meeting the Commission had several questions and comments regarding the draft form -based zones and standards. This memo provides a summary of those comments and staff's response. Summary of Comments and Staff Responses Comment #1: Consider revising parking requirements to require or incentivize Electric Vehicle (EV) charging stations Staff Response: The City recently participated in a regional EV readiness study with representatives from multiple cities, counties, and metropolitan planning organizations. In June 2021, the Eastern Iowa Electric Vehicle Readiness Plan was finalized which identifies a number of key readiness strategies and actions. One action is to expand access to EV charging infrastructure by amending local zoning codes to allow EV charging as a permitted accessory use and to include requirements or incentives for the installation of charging infrastructure in new construction and major renovation projects. The City's zoning code currently allows EV charging stations within parking areas, but it does not require or incentivize EV charging infrastructure. Staff recommends that changes to the regulation of EV charging stations be a city-wide endeavor and not be limited to the draft code. Comment #2: Concern that required minimum parking standards are reduced Staff Response: Minimum parking standards are intended to provide off-street parking which accommodates most of the demand for parking generated by the use, particularly where sufficient on -street parking is not available. It also seeks to prevent parking for non-residential uses from encroaching into adjacent residential neighborhoods. In form -based zones, minimum parking standards were reduced in line with important City goals, especially for non-residential uses. Where minimum parking standards are too high, housing affordability can be negatively impacted, which can especially affect low- and moderate -income households which are more sensitive to the price of housing. In addition, requiring more off-street parking encourages car dependence by making development less compact which leads to destinations that are further away, thus increasing the likelihood of requiring a personal vehicle. In addition, minimum parking standards are typically more important where sufficient on -street parking is not available. In neighborhoods on the fringe of the City, on -street parking is almost always available on either one or both sides of the street, which becomes underutilized in areas with higher parking minimums. For these reasons, the draft code proposed a modest reduction in the minimum off-street parking required. July 1, 2021 Page 2 That being said, builders can still provide higher amounts of off-street parking where desired by the market. The reduced parking minimum just places a floor on the amount of parking required. Table 1 provides a comparison of current parking minimums and proposed parking minimums in the draft form -based code. Table 1. Examples of Minimum Parking Calculations Current Standards Proposed Standards Greenfield Dev t T3NE T3NG T4NS T4NM T4MS 4-Unit Apartment Building (with differing # bedrooms) 1 BDR 14 4 4 4 4 4 Max 2 BDR 8 4 4 4 4 4 Max 3 BDR 8 8 8 6 6 6 Max Single -Family House (with differing # bedrooms) 2 BDR 11 11 1 NA NA NA 3 BDR 2 2 2 NA NA NA 4 BDR 12 12 12 1 NA I NA I NA Non -Residential 1,500 sf Restaurant 10 0 0 0 0 0 2,000 sf Salon 7 2 2 2 0 0 5,000 sf Office 17 9 9 9 7 2 Max 7,500 sf Retail 25 15 15 15 14 6 Max Note: Current standards are based on use and can vary greatly depending on zone, intended occupants, location, and number of occupants Comment #3: Concern that the fee in -lieu of affordable housing does not lead to affordable housing Staff Response: There are two situations where a fee in -lieu of providing on -site affordable housing is an option: 1) Upon annexation of residential land; and 2) During the rezoning of land to a Riverfront Crossings zone. A large portion of the planning area is located within unincorporated Johnson County. Upon annexation, this land would be subject to the City's affordable housing annexation policy, which allows a fee to be paid in -lieu of building affordable units on -site. If the Commission wants staff to re-examine the option to provide an in -lieu fee for affordable housing, the affordable housing annexation policy and the affordable housing requirements in the Riverfront Crossings code will need to be revised rather than the draft code. Although the draft code does not include an affordable housing requirement, it does include regulatory incentives for affordable housing. These incentives can only be provided for voluntary, income -restricted units provided on -site. Comment #4: Requested clarification on how the draft code ensures a multi -modal transportation system Staff Response: The draft includes 14-21-1-9 Thoroughfare Type Standards and changes to Title 15 Land Subdivisions, which outline standards for sidewalks, bike facilities, and streets, including block length and connectivity requirements. Staff will cover this section in detail at your July 15 meeting. Transit service is not currently provided to the form -based code planning area. This is not surprising given that the area remains largely undeveloped. That said, the draft code ensures that development will result in a highly interconnected street system by requiring shorter block lengths July 1, 2021 Page 3 and more street connections. The draft code also requires a diversity of housing types. Both of these requirements will result in a more compact development pattern than is not currently seen at the fringes of Iowa City. This compact development pattern is better able to support future transit service than typical suburban development. Additionally, the City recently completed a transit study. Attachment A provides a summary of the proposed changes, which include faster service, improved weekday evening service, and improved on -time performance. The proposed changes also result in more coordination with other transit agencies. Specifically, starting July 6, all passes and single -ride tickets can be used on both Iowa City Transit and Coralville Transit. There are also free transfers between these two transit agencies. The attachment also includes a map showing the Iowa City Transit Preferred Alternative, which includes an extended South Gilbert route that provides service to Terry Trueblood Recreational Area, which is located just to the west of the form -based code planning area. Comment #5: Concern with the specificity of the Future Land Use Map and impacts deviations from the map will have on how the area develops Staff Response: During the development of the land use map we met with stakeholders, and the development community felt it was important to have a more detailed map. They had concerns with the unpredictability of the development process, including neighborhood opposition to higher density housing, and felt a more detailed map would provide some certainty to conforming projects. Staff originally examined rezoning this entire area to form -based zones and establishing a detailed regulating plan map (i.e. zoning map) identifying both zones and a street network. Unfortunately, this was not feasible because a City -initiated rezoning would have required an extensive survey of land and the creation of multiple legal descriptions. Additionally, any changes to a zoning map would require another rezoning, which defeats the purpose of a master rezoning aimed at streamlining the development process. Therefore, staff developed a workable solution to create a detailed Future Land Use Map (FLUM) where consistency with the map will be evaluated at the time of rezoning. To aid in this process, staff drafted specific rezoning criteria, which are outlined in 14-2H-1 Introduction. The approval criteria do the following: • Create a unifying set of standards that staff, the Planning and Zoning Commission, and the City Council must use. • Identify when variations from the FLUM can be made (e.g. sensitive areas). • Provide a system by which the zones must be organized. For example, including neighborhood centers and transitioning between zones within the block or across alleys. Additionally, new subdivision standards ensure that the required block lengths are met. If the street alignment shifts, which is likely, the block standards must still be met. Modifications to the location of streets and blocks can occur through the rezoning and subdivision process, but newly aligned blocks, zones, and streets must still meet similar standards to those which were used to develop the FLUM. Comment #6: How does this code work with the Housing Code and the City's regulation of rental housing? Staff Response: The zoning code does not regulate if a dwelling unit is owner -occupied or a rental unit. However, all rental units within the City need to comply with the Title 17, Chapter 5 Housing Code. There are portions of the housing code that reference the zoning code and staff will review the code to identify any necessary amendments to ensure compatibility between the two codes. July 1, 2021 Page 4 Comment #7: Concern that the code does not require native species or stormwater to be incorporated into open space areas Staff Response: Planning staff relies on the expertise of Parks and Recreation and Forestry staff when it comes to landscaping requirements. The City aims for a higher diversity of species, both native and well- behaved non -natives, in order to create a more resilient urban forest. The code requires diversity, specifically it states: Tree diversity shall be incorporated using a maximum of 5 percent of any one species and maximum of 10 percent of any one genus of tree unless otherwise approved by the Director. Some natives also do not work well as street trees, which this code requires. Instead of requiring native plantings, staff recommends requiring a diversity of species and ongoing coordination with the Parks and Recreation Department in the review of landscaping plans to ensure that the species are diverse and work well in the Iowa City environment. As for stormwater, Planning staff relies on the expertise of Public Works staff, who ensure compliance with the City's stormwater management regulations. Staff wanted to provide the option to incorporate stormwater management facilities into civic spaces. However, there may be situations where stormwater management cannot be accommodated through civic spaces. Therefore, staff included this in the draft code as an option, but not a requirement. Comment #8: Consider requiring development to incorporate local materials Staff Response: The draft code helps achieve sustainability goals through standards which provide compact, pedestrian- and bike -friendly development. For example, reduced block lengths make it easier for pedestrians to navigate the area and as it develops, transit will also become a viable mode of transportation. In addition, ensuring a diversity of housing types and missing middle housing allows more development on a smaller land area, reducing the amount of land consumed for development. Since the draft code addresses sustainability through other methods, and requiring the use of local materials could impact other important City goals such as affordability, staff does not recommend requiring development to incorporate local materials. Comment #9: Concern that the plan lacks green space and requested clarity on how the provision of green space would be ensured Staff Response: There are three different ways that the draft code regulates open space: 1. 14-2H-6 Building Type Standards outlines requirements for private, on -site open space to be used by the residents. Staff will discuss Building Type Standards at the July 15 meeting. 2. The Future Land Use Map (FLUM) of the comprehensive plan identifies several areas where additional civic space/open space needs to be provided as the area develops. Some areas will be privately owned and maintained, but must be accessible to the public. Other areas are identified as land the City would like to acquire for additional park space. These civic space areas will need to be developed consistent with the FLUM and 14-2H- 5 Civic Spaces through the rezoning and subdivision process. 3. The City's Neighborhood Open Space provisions require that developers of residential subdivisions either dedicate land to the City for public park purposes or pay a fee in -lieu of land dedication. This is a current regulation that applies city-wide. Figure 1 shows the amount of open space that exists within the South District. Currently, the planning area includes Wetherby Park, Sand Prairie Park, and Sycamore Greenway. This is approximately 20% of the land within the planning area. Additional parks adjacent to the planning July 1, 2021 Page 5 area include Kickers Soccer Park, Terry Trueblood Recreational Area, and Napoleon Park. In short, this area is relatively parks -rich and currently contains notably more acres of open space per resident than any other area of the City. Figure 2 is the draft FLUM. It identifies existing open space, areas where existing open may be expanded, new City open space, and new privately maintained/publicly accessible open space. Based on conversations with Parks and Recreation staff, they have identified areas where they would like to acquire additional parkland. Specifically, they identified a need for a park and playground area to the east of Sycamore Greenway, which is also articulated in the Parks Master Plan (pgs 46-47). The Bicycle Master Plan identifies a proposed multi -use trail running diagonally to the west of Alexander Elementary School, which would ultimately connect with the Sycamore Greenway trail. Parks and Recreation staff also identified the area along this future trail as a linear City park space. For the rest of the area, Parks and Recreation staff expressed an interest in collecting in -lieu fee payments due to the large amount of parkland that currently exists and needs to be maintained by the City. Due to the large amount of parkland that currently exists in this area and the recommendations from Parks and Recreation staff, staff does not recommend additional civic space areas. Figure 1. Open Space Area within the South District VP I 1 h• Radiusand Recreation Geyaleld, ter cam. ImmptHedin in iPark 17 _ Moody cyto an d ree, andents interest land wande wonmr Res reatland.thioana and - alkl.es,. biking g desites, vans centrandtrails "a its mare aenrerandrralln lfia%l. f smallneigM1bortwotlorks neigh �s comml nt, parks and wiDisteaM %),anba%ldiffea J ( Tbes ih Ii natural It.,(14%). he > 10 panningtrict torque among lowzless/s So planningdls. among ors. � mrnlnMatRprauMesall oithew tadll- Nes. I I U y ___ —• lijij r i iill E 1 Source: South District Plan, page 33 Sordid District Puck Parks i' 1. Napoleon Park(wftWlp 2. Sand Pralne Park 3. Terry Tneblood Recreation Area Kickers soccer Park 5. Sycamore Greenwar 6. WM1lipeong Meadows Wetland Park ), fairmeadovrs Park s. Wetherby Park July 1, 2021 Page 6 Figure 2. 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'� • 'len RoundaEWrt �___MJ I �11'� _III Neighborhood Node = RSA /N\ Comment #10: Concern that the draft code will not lead to neighborhood/commercial nodes Figure 2 identifies the neighborhood nodes with a red circle. The planning area includes seven nodes. Two of these nodes are open space areas. Four are areas proposed to be an open sub - zone, which allows a greater variety of non-residential uses. One is the main street district, which includes a commercial area and civic space. Each of these nodes are located within a pedestrian shed, which is approximately a 5-minute walk to the node. Based on how the nodes have been placed, all residents will be within a 5-minute walk to either a civic space or a commercial node. In addition, the code allows for live -work uses in T4 zones, which also allow for a greater variety of non-residential uses than are typically allowed in those areas. Attachments: A. Iowa City Area Transit Study, Overview of Proposed Changes Approved by: Department of Neighborhood and Development Services C� J Study Goals II, Faster, more frequent, and more reliable service Make transit more dependable for those who rely on it, and an easier choice for others Better access to areas of high need Simplify the system to make it easier to understand Improve communications so riders have up-to-date information on bus location, arrival times, routes, fares, service alerts, and access to trip planning tools Make transit stops more comfortable and accessible Improve coordination across transit agencies More consistent fare and transfer policies between Iowa City and Coralville Summer 2021 Changes Effective July 6, 2021 ' - E tl Syvl1 ST, D NIyy� Route Highlights Service Highlights Same routes days, nights, and weekends More direct routes, using main roads and fewer side streets More Saturday routes Improved access to key retail destinations/job centers Reduced duplication between Iowa City Transit, Coralville, and CAMBUS Faster, more direct service Improved on -time performance Improved weekday evening service More service during mid -day "Transit" app available to plan trips and find your bus Notice Some areas have longer Fewer one -seat rides to walks to service UIHC on Iowa City Transit • All passes and single -ride tickets can be used on Iowa City Transit and Coralville Transit • Transfers allowed at all bus stops in Iowa City, not just the interchange • Free transfers between Iowa City Transit and Coralville Transit • Seniors (65+), disabled passengers, Medicare card holders, and SEATS card holders ride for free, any time of day Effective August 2, 2021 • 11 new or modified bus routes with new names, new schedules • Saturday service on all routes except Downtown Shuttle and Eastside Loop • Youth fare (5-18 yrs) reduced from $0.75 to $0.50 • 31-Day Youth Pass reduced from $27 to $16 • ICCSD students to use discounted 31-Day Youth Pass • Saturday Family Fare no longer offered due to low demand • Consolidated routes with overlapping service • Some bus stops consolidated to help improve reliability and on -time performance Coming Soon / Next Steps Evaluate on -demand Improve bus stop amenities Improve accessibility and Late 2021: First electric Late 2021/early 2022: options for late evening/ (ie: lighted bus shelters, Launch Sunday Service overnight transportation benches, and trash cans) access to bus stops buses hit the streets two-year pilot 0 0 o, _ C � V j W a"' a a L -Vril u L_ CL tt q �/� T T u7 0 $ o io 0 0 o a "Q`�44nQgQgQ?44 /V 1 bury�a/1- / 7 / I I 7 , 1 , / is —I'm `1 KK� 31LAvg _I_ _ ♦ I P , I d I � ZoZu, / laYlor Or y F YE 19roaeway„t �_ y U Kx kSt mrrom St _ ©� wo�,& 7 0 ATTACHMENT 3 Memo to the Planning and Zoning Commission; August 5, 2021 ,r CITY OF IOWA CITY Date: August 5, 2021 CITY OF 1 O WA CITY MEMORANDUM To: Planning & Zoning Commission From: Anne Russett, Senior Planner and Kirk Lehmann, Associate Planner; Neighborhood & Development Services Re: Follow-up to 7/15 Commission comments on the draft form -based zones and standards (REZ21-0005) Introduction At the Planning and Zoning Commission's July 15, 2021 meeting, the Commission had a few questions and comments regarding the draft form -based zones and standards. This memo provides a summary of those comments and staffs response. Summary of Comments and Staff Responses Comment #1: Many concerns and questions were raised regarding the proposed regulatory incentives for voluntary affordable housing Staff Response: Housing is considered "affordable" if a household pays less than 30% of its gross annual income on rental or owner housing costs. Rental costs include the combined cost of rent and selected utilities, while homeowner costs refer to mortgage and insurance payments, and selected utilities. Because affordable housing depends on a household's income, it can change with every new occupant and increase or decrease over time. Income Limits Most affordable housing programs are targeted towards housing that is affordable to low-income households. The US Department of Housing and Urban Development (HUD) defines households as low income if they make 80% or less of the Area Median Income (AMI) based on their household size. If households make less than 50% AMI, they are considered very low income, and if they make less than 30% AMI (which is close to the poverty line), they are considered extremely low income. Figure 1 shows 2021 income limits for Iowa City as determined by HUD. For example, a family of four is considered low-income if they make less than $79,750 annually. Fiqure 1: Income Limits Income Category Household Size 1 2 3 4 5 6 Low Income 80%AMI $55,850 $63,800 $71,800 $79,750 $86,150 $92,550 Common Rental Limit 60%AMI $41,880 $47,880 $53,880 $59,820 $64,620 $69,420 Very Low Income 50% AMI $34,900 $39,900 $44,900 $49,850 $53,850 $57,850 Extremely Low Income 30% AMI $20,950 $23,950 $26,950 $29,900 $32,300 $34,700 Rental Limits Many federal affordable housing programs use the Fair Market Rent (FMR), as calculated annually by HUD. In general, the FMR is the amount that would be needed to pay rental costs (rent plus utilities) of privately owned, decent, and safe rental housing of a modest nature. This is typically set at the 40th percentile of the distribution of gross rents in the metro area. Figure 2 shows the 2021 FMR limits for Iowa City as determined by HUD. As an example, a 2-bedroom unit with utilities included cannot cost more than $1,036 monthly, which is affordable to a August 5, 2021 Page 2 household making $41,440 ($1,036 x 12 / 0.30). This means it is affordable to a 1- or 2-person household making at least 60% AMI, or a 3-person household making at least 50% AMI. Figure 2: Rent Limits SRO Eff. 1 BDR 2 BDR 3 BDR 4 BDR 5 BDR Fair Market Rent $551 $735 $803 $1,036 $1,483 $1,794 $2,063 Affordable to HH Making... $22,040 $29,400 $32,120 $41,440 $59,320 $71,760 $82,520 Program Design Different affordable housing programs use different income and rent limitations depending on if and how much of a subsidy is available, and the targeted income segment. It is often only possible to provide affordable housing to those making less than 30% AMI with deep subsidies. For affordable housing encouraged by the proposed Form -Based Code, income limitations of 80% AMI for owners and 60% AMI for renters imitates other affordable housing programs administered by the City. These include HOME, CDBG, Healthy Homes, the Riverfront Crossings Affordable Housing Requirement, Public Housing (PH), and the economic development and affordable housing annexation policies. The Housing Choice Voucher (HCV) Program requires that participants earn no more than 50% AMI. A few programs also allow higher incomes limits, such as GRIP (110% AMI), UniverCity (140% AMI), and Historic Preservation grant assistance (140% AMI). While affordable housing projects can always require lower incomes, and often do, these are the base standards for these programs. Rents limits for most of these programs are based on, or informed by, Fair Market Rents. However, Public Housing and the Housing Choice Voucher Programs instead base rents on 30% of a given household's income. Consistent, City-wide rent limits assist with ongoing monitoring and administration of affordable housing programs. In the case of the PH and HCV programs, these are funded federally to cover the costs of ongoing compliance requirements. For affordable housing encouraged in the draft Form -Based Code, the proposed rent limitation is Fair Market Rent. However, where a project is awarded Low Income Housing Tax Credits (LIHTC) through the Iowa Finance Authority, they may use LIHTC rent limits. A separate discussion on the LIHTC program is below. Low Income Housing Tax Credit (LIHTC) Program The Low Income Housing Tax Credit (LIHTC) program provides owners a reduction in tax liability in exchange for providing affordable rental housing for those with limited incomes. The amount of the credit is based on how much is invested. The Internal Revenue Service (IRS) administers the program nationwide in conjunction with state housing finance agencies. In Iowa, the Iowa Finance Authority (IFA) directly allocates tax credits and routinely monitor compliance. To retain awarded tax credits, a development must rent to qualified households, keep rents affordable, and maintain the property in good repair for 30 years. There are two sub -programs which have different applications, compliance requirements, and levels of subsidy: 9% Housing Tax Credit. This credit is applied for competitively and provides the highest level of subsidy. Applications are accepted and awarded annually. 4% Housing Tax Credit. This credit is awarded on an ongoing, noncompetitive basis and provides a lower level of subsidy. Income limits vary, but one of the following tests must be met: 1. At least 20% of units must be occupied by those making less than 50% AMI; or 2. At least 40% of units must be occupied by those making less than 60% AMI; or 3. At least 40% of units may serve households earning up to 80% AMI, as long as the average income/rent limit in the property is 60% or less of AMI. Often income levels are lower than those required by these tests, especially for competitive proposals. Figure 3 shows three projects within Iowa City that were recently awarded through the August 5, 2021 Page 3 9% tax credit process. While all provide some market rate units, most units are provided to households at or below 60% AMI, with some units also provided to those making 40% and 30% AMI. F. ure 3: Iowa it LITHC Projects Developer The Housing Fellowship Iowa City Senior LLC Sand Development All Recent Projects Project Del Rey Ridge Diamond Senior Apartments NEX Apartments Address 628 S Dubuque 1030 William St 671 Nex Avenue Tenure Rental New Construction Rental New Construction Rental New Construction Unit Mix by Income Level Market Rate 4 4 4 12 60% AMI 20 20 17 57 40% AMI 5 12 11 28 30% AMI 4 4 4 12 Total Units 33 40 36 109 Rent limits for LIHTC projects are based on an affordable rent for each given household income level. Rents for each unit at a particular income level are thus theoretically affordable for the occupant of that unit, especially in lower income units. However, a lower income occupant may also live in a unit that is affordable to someone making 60% AMI, which may be higher than Fair Market Rent. Figure 4 shows LIHTC rent limits. As an example, gross rent for a 2-bedroom, 60% AMI unit cannot cost more than $1,347 monthly, which is affordable to a household making $53,880 ($1,347 x 12 / 0.30). This means it is affordable to a 3-person family making exactly 60% AMI. If that unit is occupied by a household with a lower income, it would be considered unaffordable. Figure 4: Iowa City LIHTC Rents Eff. 11BDR 12BDR 13BDR 14BDR 15BDR 60% AMI Unit $1,047 $1,122 $1,347 $1,555 $1,735 $1,915 40% AMI Unit $698 $748 $898 $1,037 $1,157 $1,277 30% AMI Unit $523 $561 $673 $777 $867 $957 Summary The goal of incorporating the voluntary regulatory incentives in the draft code is to incentivize the building of additional affordable housing in the community. Although it does not provide financial assistance, it offsets the loss of revenue for voluntary affordable units by allowing more units or density and decreased costs associated with parking reductions and flexibility from certain standards. Flexibility can also be used by other affordable housing providers that do not utilize the density bonus. Staff has structured the proposed incentives consistent with existing affordable housing policies administered by the City. This creates consistent expectations for owners and simplifies ongoing monitoring requirements. While these affordable housing incentives will not solve housing affordability in Iowa City, they will encourage the development of additional units that are affordable to low-income households. This is especially important in an area that will be entirely new construction, which is often unaffordable to low-income households. August 5, 2021 Page 4 Comment #2: Do any of the proposed zones allow gas stations? Staff Response: Gas stations are classified as a "quick vehicle servicing use" in the City's zoning code. Table 14- 2H-3B-1: Uses of the draft code lists the permitted uses, provisional uses, and uses allowed by special exception. Quick vehicle servicing uses are not allowed in any of the proposed zones. Residential Uses Household Living Uses Detached Single -Family P P P Dwellings Detached Zero Lot Line PR PR PR PR PR - - - 14-484A-4 Dwellings Group Households PR PR PR PR PR PR PR PRz 14-4B-4A-6 Uve/work - - - PR PR PR PR PR' 14-2H-3C-2 Missing Middle P P P P P P p p 2 Housing Group Living Uses Assisted Group Living - - S S S S PR 2 14-4B-4A-8(RM-44) Independent Group _ _ _ _ S S S Z 14-46-4A-9(RM-44) Living - S S S Z 14-4B-4A-10(RM- Fratemal Group Living 44) Commercial Uses Eating and Drinking _ _ pyS+ - PR/S+ - PR/S+ P 14-46-46-1D(CN-1) Establishments Office Uses General Office - - P' - p - P+ p P i - P i - P+ P Retail Uses Sales Oriented personal Service Oriented Alcohol Sales Oriented Hospitality Oriented Indoor Commercial Recreational Uses General Animal Related PP' P+ p P� _ Pi _ P+ p PR ' - PR + PR/S 14-411-48-15 PR PR PR PR PR PR PR PR 14-48-48-18(CN-1) PR/S 14-48-48-7 S I - S' PR 144818-2(CN-1) Commercial Parking - - - - - - - PR 2 144846-9 r Max ' Not allowed on the ground floor within 30' of the sidewalk. Allowed on ground floor along side streets if at least 60' from the front of the design site. Use must be completely within enclosed building. Comment #3: Please clarify how form and use are regulated in the draft code. Staff Response: Zoning through a Form -Based Code represents a paradigm shift in the way that the built environment is regulated. Unlike conventional, use -based codes, FBCs utilize the intended August 5, 2021 Page 5 physical form and character of a context type, rather than use as the organizing framework of the code. Further, FBCs regulate a series of elements not just to create a good individual building, but a high -quality place. The terminology in FBCs reflects the intended physical form and hierarchy of different places. For example, instead of a zone being "commercial' or "mixed use," it might be called "main street." The term ties back to the intended physical form or place, which includes a mix of uses, civic spaces, thoroughfares, frontages, and building types that create vibrant walkable urbanism. For this reason, FBC also do not regulate by maximum density, which is a change from previous use -based standards utilized by the City. While FBCs primarily regulate the intended physical form, they regulate use secondarily. FBCs allow a range of uses that are carefully chosen to maximize compatibility between uses and the intended physical form. Table 14-2H-3B-1: Uses (inserted above) provides an overview of the uses allowed in the various zones. As is shown in the table, commercial uses, such as eating and drinking establishments, are only allowed in the open zones (i.e T3NG-0, T4NS-O, and T4NM- 0) and the Main Street Zone (T41VIS). The draft future land use map [Attachment 1] includes a land use designation for open subareas. The open zones align with this open subarea. The draft future land use map identifies four areas where the open subareas are depicted; it also identifies the main street area. These are the areas that function as walkable, neighborhood centers and allow non-residential uses. In these open zones, the building types must comply with the base zone. For example, in a T4NS-O zone the allowed building types include Cottage Court, Multiplex Small, Courtyard Building Small, and Townhouse. The most likely building type for non-residential uses in this zone would be Townhouse. There are other instances where non-residential uses are allowed outside of the Main Street zone and the open zones. These include home occupations and live/work uses. Home occupation regulations will not be changed with the draft code. The draft code does include live/work as a new use category. Live/work uses are allowed in T4NS, T4NS-O, T4NM, T4NM-O, and the T41VIS zones. Live/work uses are subject to the following use specific standards: Specific Use Description General Standards Live/Work Combines residence Non-residential uses limited to: sales oriented and place of business retail, personal service oriented retail (with for resident(s) with some exceptions), daycare, bed and "work" typically at breakfast homestays, and specified office ground level and uses "live" on upper levels • On -premises sales limited to goods made in the unit. Differs from home • No clients/deliveries before 7 AM or after 10 occupations in that PM work may be the • The "live" component must be the principal predominant use (ex. residence of at least one person employed in outside employees, a the live/work unit separate designated • Up to 3 additional outside employees entrance, signage, • Cannot sublet part of unit as window displays, etc) commercial/industrial space to someone not living there or as residential space for someone not working there 0 Limit of 10 clients/customers day August 5, 2021 Page 6 Correspondence to Date Staff has received some correspondence from stakeholders regarding the proposed amendment to the South District Plan and the draft form -based code. You can find those comments in Attachment 2. Staffw illcontinue to collect comments and share those with the Commission. Approved by: • Dance a Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services Attachments: 1. 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, 1 1 1�+1 + 1 /, 1 /' i' yt�4%bra a r I r 11111 ,, 01 4, h'E'�as110: Mt /S Article H: Form -Based Zones and Standards Public Review Draft -June 2021 Prepared For Iowa City, Iowa Prepared By: OF, Form -Based Zones and Standards This page intentionally left blank Iowa City -Article H: Zones and Standards Public Review Draft— June 2021 Table of Contents Section 14-2H-1: Introduction 14-2H-1A Intent 14-2H-18 Zoning Districts 1 14-2H-1C Applicability 2 14-2H-1D Rezoning 5 14-2H-1E Neighborhood Plan 6 Section 14-21-11-2: Zones 7 14-2H-2A Purpose 7 14-2H-2B Sub -Zones 7 14-2H-2C T3 Neighborhood Edge Zone (T3NE) 8 14-2H-2D T3 Neighborhood General Zone (T3NG) 12 14-2H-2E T4 Neighborhood Small Zone (T4NS) 16 14-2H-2F T4 Neighborhood Medium Zone (T4NM) 20 14-2H-2G T4 Main Street Zone (TOMS) 24 Section 14-21-11-3: Use Standards 29 14-2H-3A Purpose 29 14-2H-3B Allowed Uses 29 14-2H-3C Standards for Specific Uses 33 Section 14-21-11-4: Site Standards 35 14-2H-4A Purpose 35 14-2H-4B Screening 36 14-2H-4C Landscaping 38 14-2H-4D Parking and Loading 39 14-2H-4E Adjustments to standards 43 Public Review Draft — June 2021 Iowa City -Article H: Zones and Standards ill Table of Contents Section 14-21-1-5: Civic Space Type Standards 47 14-2H-5A Purpose 47 14-2H-5B General Civic Space Type Standards 47 14-2H-5C Greenway 49 14-2H-5D Green 50 14-2H-5E Plaza 51 14-2H-5F Pocket Park/Plaza 52 14-2H-5G Playground 53 14-2H-5H Community Garden 54 14-2H-5I Passage 55 Section 14-2H-6: Building Type Standards 57 14-2H-6A Purpose 57 14-2H-6B General Building Type Standards 57 14-2H-6C Carriage House 60 14-2H-6D House Large 62 14-2H-6E House Small 64 14-2H-6F Duplex Side -by -Side 66 14-2H-6G Duplex Stacked 68 14-2H-6H Cottage Court 70 14-2H-6I Multiplex Small 72 14-2H-6J Multiplex Large 74 14-2H-7K Townhouse 76 14-2H-6L Courtyard Building Small 78 14-2H-6M Courtyard Building Large 80 14-2H-6N Main Street Building 82 IV Iowa City -Article H: Zones and Standards Public Review Draft— June 2021 Table of Contents Section 14-211-7: Architectural Element Standards 85 14-2H-7A Purpose 85 14-2H-7B Overview 85 14-2H-7C Tripartite Facade Articulation 86 14-2H-7D Architectural Recession(s) 87 14-2H-7E Corner Element 88 14-2H-7F Rooftop Room 89 Section 14-2H-8: Frontage Type Standards 91 14-2H-8A Purpose 91 14-2H-8B General Frontage Type Standards 91 14-2H-8C Porch Projecting 92 14-2H-8D Porch Engaged 94 14-2H-8E Dooryard 96 14-2H-8F Stoop 98 14-2H-8G Forecourt 100 14-2H-8H MakerShopfront 102 14-2H-8I Shopfront 104 14-2H-8j Terrace 106 14-2H-8K Gallery 108 14-2H-8L Arcade 110 Public Review Draft —June 2021 Iowa City- Article H: Zones and Standards v Table of Contents Section 14-211-9: Thoroughfare Type Standards 113 14-2H-9A Purpose 113 14-2H-9B General Thoroughfare Type Standards 113 14-2H-9C Main Street with Median 114 14-2H-9D Main Street without Median 115 14-2H-9E Avenue 2 without Parking 116 14-2H-9F Avenue 2 with Future Parking 117 14-2H-9G Avenue 3 118 14-2H-9H Avenue 4 119 14-2H-9I Neighborhood Street 1 with Parking both sides 120 14-2H-9J Neighborhood Street 2 with Parking one side 121 14-2H-9K Alley 122 14-2H-9L Passage 123 Section 14-211-10: Affordable Housing Incentives 125 14-2H-10A Purpose 125 14-2H-10B Eligibility and Incentive Provisions 126 14-2H-10C Definitions 127 14-2H-10D General Requirements 127 14-2H-10E Owner -Occupied Affordable Housing 128 14-2H-10F Affordable Rental Housing 129 14-2H-10G Administrative Rules 129 vi Iowa City -Article H: Zones and Standards Public Review Draft— June 2021 Table of Contents Appendix 1: Changes to Title 14 Zoning 14-1B Introductory Provisions 14-5A Off -Street Parking and Loading Standards 14-5B Sign Regulations 14-5G Outdoor Lighting Standards 14-5I Sensitive Lands and Features 14-9A General Definitions 14-9C Sign Definitions Appendix 2: Changes to Title 15 Land Subdivision 15-2-1 Concept Plan 15-2-2 Preliminary Plat 15-2-3 Final Plat 15-3-1 General Requirements 15-3-2 Streets and Circulation 15-3-3 Sidewalks, Trails, and Pedestrian Connections 15-3-4 Layout of Blocks and Lots 15-3-5 Neighborhood Open Space Requirements 15-3-8 Stormwater Management Appendix 3: Changes to the South District Plan Public Review Draft — June 2021 Iowa City- Article H: Zones and Standards vll Table of Contents This page intentionally left blank vlll Iowa City -Article H: Zones and Standards Public Review Draft— June 2021 Section 14-2H-1: Introduction 14-2H-IA Intent 1. Article H (Form -Based Zones and Standards), herein after referred to as this Article, sets forth the standards for neighborhood design, building form, and land use within the Form -Based Zones listed herein. 2. These standards reflect the community's vision for implementing the intent of the Comprehensive Plan to ensure development that reinforces the highly valued character and scale of Iowa City's urban centers, neighborhoods, and corridors with a mix of housing, civic, retail and service uses in a compact, walkable, and transit -friendly environment. 3. Specifically, these standards are intended to: a. Improve the built environment and human habitat; b. Promote development patterns that support safe, effective, and multi -modal transportation options, including auto, pedestrian, bicycle, and transit; c. Reduce vehicle traffic and support transit by providing for a mixture of land uses, highly interconnected block and street network, and compact community form; d. Provide neighborhoods with a variety of housing types and levels of affordability and accessibility to serve the needs of a diverse population; e. Promote the health and sustainability benefits of walkable environments; f. Generate pedestrian -oriented and pedestrian -scaled neighborhoods where the automobile is accommodated but does not dominate the streetscapes; g. Reinforce the unique identity of the City and build upon the local context, climate, and history; and h. Realize development based on the patterns of existing walkable neighborhoods. 14-2H-1 B Zoning Districts 1. The full names and map symbols of the Form -Based Zones are listed below. When this Article refers to Form -Based Zones, it is referring to all zones listed in this section. When this Article refers to Neighborhood Form -Based Zones, it is referring to the T3NE, T3NG, T4NS, and T4NM zones. a. T3 Neighborhood Edge (T3NE) b. T3 Neighborhood General (T3NG) c. T4 Neighborhood Small (T4NS) d. T4 Neighborhood Medium (T4NM) e. T4 Main Street (T4MS) 2. The standards applicable to the Riverfront Crossings Districts and Eastside Mixed Use District are regulated through the provisions in Title 14, Article G. These are not considered Form -Based Zones. Public Review Draft — June 2021 Article H: Zones and Standards Introduction 14-21-1-1C Applicability 1. Table 14-2H-1C-1 outlines when other Chapters and Articles of Title 14 and other Titles of the municipal code apply to development and improvements within Form -Based Zones. 2. Neighborhood Design. a. Blocks and Streets. Streets are required in the approximate locations identified in the future land use map of the comprehensive plan in compliance with 15-3-2 (Streets and Circulation). When designing a new street or reconstructing an existing street, the design must meet the standards in 14-2H-9 (Thoroughfare Type Standards). b. Design Sites. (1) Buildings shall be designed in compliance with the design site width and depth standards of the zone set forth in 14-2H-2 (Zones). (2) This Article does not require that design sites be platted. The design site width and depth standards are for the purpose of consistently achieving pedestrian -oriented and scaled buildings. 3. Building, Frontage, and Use Types. a. The following shall be selected for each lot and design site as allowed in the zone in compliance with the standards listed therein: (1) Only one building type, except for certain building types as outlined in 14-2H-6 (Building Types Standards); (2) At least one frontage type; and (3) At least one use type. b. Building Types, Frontage Types, and uses not listed in the zone are not allowed in that zone. c. There shall be a mix of frontage and building types per block as outlined in 14-2H-6 (Building Type Standards) and 14-214-8 (Frontage Type Standards). 4. Site Standards. When a development requires Site Plan Review in compliance with Title 18 (Site Plan Review) or when otherwise required by Section 14-2H-4 (Site Standards), site standard sub -sections apply as follows: a. Screening Standards. The following shall comply with Sub -Section 14-2H-4B (Screening): (1) All new development, and (2) Improvements to existing development. b. Landscaping and Tree Standards. The following shall comply with Sub -Section 14-2H-4C (Landscaping) and Article 14-SE (Landscaping and Tree Standards): (1) All new development, and (2) Improvements to existing development. c. Parking and Loading Standards. The following shall comply with Sub -Section 14-2H-4D (Parking and Loading): (1) All new development; Article H: Zones and Standards Public Review Draft — June 2021 Introduction (2) Changes in land use; and (3) Changes in intensity of buildings or structures made after the effective date of this Article that cause an increase or decrease of 25 percent or greater in: (a) Gross floor area; (b) Seating capacity, (c) Units; and/or (d) Parking spaces. 5. Civic Space Type Standards. Development is required to create civic space(s) in the approximate locations identified on the comprehensive plan future land use map in compliance with the standards of Section 14-2H-5 (Civic Space Type Standards). 6. Building Type Standards. The following shall comply with Section 14-21-1-6 (Building Type Standards): a. New buildings (except public safety buildings and utility buildings); b. Additions over 15 percent of the gross floor area (except public safety buildings and utility buildings); and c. Facade renovations along front or side street facades (except public safety buildings). 7. Massing, Facade Articulation and Architectural Elements. The following shall comply with Section 14-2H-7 (Architectural Element Standards): a. New buildings; and b. Building facade renovations facing a street or civic space (except public safety buildings). 8. Frontage Type Standards. The following shall comply with Section 14-2H-8 (Frontage Type Standards): a. New buildings; b. Building facade renovation facing a street or civic space (except public safety buildings); c. Private property improvements along front or side street; and d. Modifications of pedestrian entrance(s) along front or side street. 9. Sign Type Standards. All signs, regardless of their nature or location, unless specifically exempted, which are intended to be viewed from a public right-of-way and from outdoors in areas of public and private property used for public pedestrian access shall comply with Section 14-513-81-1 (Sign Standards and Types for Form -Based Zones). 10. Thoroughfare Type Standards. The following shall comply with Section 14-21-1-9 (Thoroughfare Type Standards): a. The construction of a new thoroughfare and/or when an application for a plat is proposed. b. Existing privately -owned thoroughfares: (1) Improvement or modification to curb return, pedestrian crossing, landscaping, or sidewalk; (2) Improvement or modification to on -street parking, or lane striping; and/or (3) Improvement or modification to right-of-way. Public Review Draft — June 2021 Article H: Zones and Standards Introduction Title 14 (Zoning Chapter Description/Article Applicability to Article H (Form -Based Zones and Standards) 1 Introductory Provisions Standards in this Chapter apply to Form -Based Zones. 2 Base Zones Standards in this Chapter do not apply to Form -Based Zones. They are replaced by zones as identified in Section 14-2H-2 (Zones) and uses as identified in Section 14-2H-3 (Uses). 3 Overlay Zones Standards in this Chapter do not apply to Form -Based Zones, except for those related to protection of sensitive features or historic resources. Other standards are replaced by zones as identified in Section 14-2H-2 (Zones). 4 Use Regulations Standards in this Chapter apply to Form -Based Zones, except where use standards are replaced within this Article. Site Development Standards A. Off -Street Parking and Loading B. Sign Regulations C. Access Management Standards D. Intersection Visibility Standards E. Landscaping and Tree Standards F. Screening and Buffering Standards G. Outdoor Lighting Standards H. Performance Standards I. Sensitive Lands and Features J. Floodplain Management Standards K. Neighborhood Open Space Standards in this Article apply to Form -Based Zones, except for the amount, location and size of parking, and landscaping standards in Form -Based Zones. Standards in this Article apply to Form -Based Zones. Standards in this Article apply to Form -Based Zones unless stated otherwise. Standards in this Article apply to Form -Based Zones. Standards in this Article apply to Form -Based Zones. Standards in this Article do not apply to Form -Based Zones unless stated otherwise. Standards in this Article apply to Form -Based Zones. Standards in this Article apply to Form -Based Zones. Standards in this Article apply to Form -Based Zones. Standards in this Article apply to Form -Based Zones. Standards in this Article apply to Form -Based Zones. 6 Airport Zoning Standards in this Chapter apply to Form -Based Zones. 7 Administration Standards in this Chapter apply to Form -Based Zones. 8 Review and Approval Procedures Standards in this Chapter apply to Form -Based Zones. Definitions Definitions in this Chapter apply to Form -Based Zones. All Land Subdivision All Site Plan Review Standards in this Title aDDly to Form -Based Zones. Status Standards in this Title apply to Form -Based Zones. Article H: Zones and Standards Public Review Draft — June 2021 Introduction 14-2H-1D Rezoning 1. Rezoning to a Form -Based Zone shall follow the zoning map amendment process (14-813-5). Any application for such a rezoning should be submitted concurrently with an application for a preliminary plat (15-2-2). 2. Approval Criteria. The following criteria must be met or determined to not be applicable to rezone to a Form -Based Zone: a. The rezoning demonstrates compliance with the future land use map of the comprehensive plan and any district plan, as applicable, including consistency between the land use designations and the proposed zones. Variations from the future land use map may be approved for Form -Based Zones where sensitive areas are present, or where circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. b. The rezoning demonstrates that the zones are organized in such a manner to respond appropriately to the various site conditions. When amending zone boundaries, more intense zones shall be organized around a neighborhood feature. Examples include a major street (such as a main street or edge drive), civic space, a transit stop, a civic building, or other locations suitable for greater intensities. c. The rezoning demonstrates that transitions between neighborhood Form -Based Zones (T3NE, T3NG, T4NS, T4NM) occur within the block or across alleys. d. The rezoning demonstrates it is designed to suit specific topographical, environmental, site layout, and design constraints unique to the site. Public Review Draft — June 2021 Article H: Zones and Standards Introduction 14-2H-1E Neighborhood Plan 1. The Neighborhood Plan, submitted as an accompanying document with the final plat, ensures compliance with the standards in this Article. It shall substantially conform to the future land use map included in the comprehensive plan and district plan, as applicable. 2. The Neighborhood Plan shall include the following components in plan view on application forms provided by the Department, along with any additional information as requested by the City a. Identify all applicable Form -Based Zones, lots, and design sites. b. Identify all proposed building types pursuant to Section 14-2H-6 (Building Type Standards) and proposed frontage types pursuant to Section 14-211-8 (Frontages) for each lot and/or design site. c. Apply thoroughfares in an interconnected network and identify proposed thoroughfare types pursuant to Section 14-2H-9 (Thoroughfare Type Standards) and 15-3-2 (Streets and Circulation), including all proposed Passages (14-2H-9L) and/or Alleys (14-2H-9K). d. Identify natural open space and civic space types pursuant to Section 14-2H-5 (Civic Space Type Standards) and delineate all proposed buildings, paved areas, trees, and/or landscaping in civic spaces. e. Identify all connections to existing streets and sidewalks and lots and design sites on adjacent properties in conformance with block standards pursuant to 15-3-4 (Layout of Blocks and Lots). 3. Following adoption of the final plat, the following changes to the Neighborhood Plan may be administratively approved concurrently with building permit or site plan review. Where changes are requested, an updated Neighborhood Plan is required to be submitted and approved prior to site plan or building permit approval. a. Substituting one building type for another where the lot and/or design site meets the requirements of 14-2H-2 (Zones) and 14-214-6 (Building Type Standards) and where the change does not limit the ability of other lots and/or design sites on the block to change or maintain their building type. b. Substituting one frontage type for another where the lot and/or design site meets the requirements of 14-2H-8 (Frontage Type Standards) and where the change does not limit the ability of other lots and/or design sites on the block to change or maintain their frontage type. c. Substituting one civic space type for another, including changes to the design of said civic spaces, where the civic space type meets the requirements of 14-2H-5 (Civic Space Type Standards). d. Changing the number, size, and layout of design sites within a single lot where all modified design sites meet the size and shape requirements of 14-2H-2 (Zones). Article H: Zones and Standards Public Review Draft — June 2021 Section 14-2H-2: Zones 14-2H-2A Purpose This Section establishes the Form -Based Zones that implement the City's Comprehensive Plan to generate and support the intended variety and physical character. 14-2H-2B Sub -Zones Sub -zones are slightly modified versions of the base Form -Based Zone. This Article includes one type of sub -zone: 1. Open. The open sub -zone can provide additional flexibility to Design Sites located at or near intersections that function or can function as a neighborhood node of non-residential uses. The open sub -zone is indicated in the future land use maps of the Comprehensive Plan and is used for either or both of the following purposes: a. To allow more uses than the base zone allows in specific areas but within the same form and character of the base zone; and/or b. To more easily allow certain uses that are already allowed in the base zone. Public Review Draft — June 2021 Article H: Zones and Standards Zones 14-2H-2C T3 Neighborhood Edge Zone (T3NE) General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature. a. A walkable neighborhood environment of detached, small -to - large building footprint, low -intensity housing choices from House Large, Duplex Side -by -Side to Cottage Court, supporting and within short walking distance of neighborhood - serving retail, food and service uses. b. The following are appropriate form elements in the zone. (1) House -Scale Buildings (2) Detached Buildings (3) Medium -to -Large Design Site Width (4) Small -to -Large Building Footprint (5) Medium -to -Large Front Setbacks (6) Medium Side Setbacks (7) Up to 2.5 Stories (8) Porch, Dooryard and Stoop Frontage Types None Article H: Zones and Standards Public Review Draft — June 2021 Zones u L Street (FronC Narrowest Side) Key -••- ROW/ Design Site Line Design Site IldingType Idth0 Depth(:) Standards a. House -Scale House Large 60' min.' 1 10'min? 14-2H-6D 95' max. 180' max. Duplex Side-by-Side3 60' min? 100' min.z 14-2H-6F 75' max. 180' max. Cottage Court 90' min' 120' min.2 14-21-1-61-1 120' max. 180' max. Min. width may be reduced by 10' if vehicle access is provided from rear. z Min. depth may be adjusted as follows: a. It may be reduced by 10' if utility easement is relocated to alley, and/or b. It may be reduced by 15' if the design site fronts new civic space (14-21-1-5) not shown on the future land use map of the comprehensive plan. Min. depth reduction may not exceed 25' total. 3 For fee simple arrangements, no side setback is required between the units of this building type. Key -••- ROW Line Mid -Point of Roof a. Height Primary Building' Stories 2.5 stories max.' To Roofline3 30' max. Accessory Structure(s)' Carriage House 2 stories max. Other 1 story max. Ground Floor Ceiling Height 9' min. Qi b.Footprint Depth, Ground -Floor Space 30' min.4 c. Standards (1) Design Site Coverage defined by max. building size of primary building type allowed and Carriage House per Section 14-21-1-6 (Building Type Standards) and Item 5 (Building Placement) standards of this zone. 1 See Section 14-21-1-6 (Building Type Standards) for massing and height standards. z ".5" refers to an occupiable attic. 3 Typically measured from average finished grade along the frontage. See Building Height in 14-9A (General Definitions). 4 12' min. for Cottage Court Building Type Public Review Draft - June 2021 Article H: Zones and Standards 9 Zones v Oel Mir uM ------------------ --------------- L..------_]SSlLiitY EaSernenLiiiii-.—..—..—J t Street (Front: Narrowest Side) Key ■ Buildable Area -• - ROW/ Design Site Line Accessory Structure(s) --- Setback Line Facade Zone a. Setback (Distance from ROW/Design Site Line) Front (Facade Zonei O Interior Design Site 25' min.; 35' max. Corner Design Site 25' min.; 35' max. Side Street (Facade Zone)',' Primary Building 20' min.; 25' max. Accessory Structure(s) 20' min. Side Primary Building 10' min. Q Accessory Structure(s) 5' min. Rear Primary Building 25' min. Accessory Structure(s) 5' min. Q b. Building within Facade Zone Total length of facade required within or abutting the facade zone, exclusive of setbacks. Front 50% min. Side Street 40% min. c.Standards (1) Facades facing a street or civic space must be designed in compliance with Section 14-2H-7 (Architectural Element 1 If utility easement is 10' as determined by the applicable abutting Thoroughfare Type (14-2H-9), subtract 5' from reauired setback. z The area between the front and side street design site lines and the building shall not be paved (except for allowed driveways and pedestrian routes) and is subject to the requirements in Section 14-2H-8 (Frontage Type Standards). _-- — ._.._., i y i L..—..—..—.75y}iliryLUgrrq 6rem..—..—..—J Street (Front: Narrowest Side) Key -••- ROW/ Design Site Line Encroachment Area Setback Line © © O O a. Encroachment Type Front Side St. Side Rear Architectural Features 5' max. 5' max. 5' max. 5' max. Stairs X 5' max. 5' max. 5' max. b.Standards (1) Encroachments are not allowed within Utility Easement Area, ROW, alley ROW or across a property line. (2) Upper story encroachments on Front and Side Street require 8' min. of clearance. (3) See Item 8 (Frontages) for allowed frontages and Section 14-2H-8(Frontage Type Standards) for further refinements. (4) For Porch Engaged frontage type up to 20% of the front facade may encroach up to 5 feet into the front setback. Key A = Allowed X = Not Allowed 10 Article H: Zones and Standards Public Review Draft - June 2021 Zones I I I min. I I I I I I © 11 II 1I Street (Front: Narrowest Side) Key ---- ROW/ Design Site Line Parking Area --- Building Setback Line Frontage Type a. Reauired Saaces Residential Uses Studio or 1-2 Bedrooms 1 min. per unit 3 or More Bedrooms 2 min. per unit Non -Residential Uses s 1,500 sf. None > 1,500 sf. 2.5 min./1,000 sf. after first 1,500 sf. b. Setback (Distance from ROW/Design Site Line) Front' House Large 15' min. behind face of A Frontage Type or building whichever is closer to street. All other Building Types 50' min. Q Side Street 20' min. Side 5' min. Rear S' min. 0 c. Characteristics Curb Cut Width 12' max.2 Q Distance between 40' min. Driveways d.Standards (1) Parking may be covered or uncovered and may be attached or detached from main body. (2) Parking may be located in rear or side wing in compliance with main body and wing(s) standards per Section 14-2H-6 (Building Type Standards). (3) Porte-cochere allowed if integrated into building facade. (4) Curb cut width along alley may exceed 12'. (5) A driveway may be shared between adjacent design sites. t Front access is not allowed in corner design sites. 2 With 2' planting strip on each side. 8. Frontages a. Private Frontage Typ Front Side St. Standards Porch Projecting A A 14-2H-8C Porch Engaged A A 14-2H-8D Dooryard A A 14-2H-8E Stoop A A 14-21-1-81F a. Sign Type Standards Temporary Sign 14-513-9 Key A = Allowed X = Not Allowed Public Review Draft — June 2021 Article H: Zones and Standards 11 Zones 14-2H-2D T3 Neighborhood General Zone (T3NG) General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature. a. A walkable neighborhood environment of small footprint, low - intensity housing choices from House Small, Duplex Side -by -Side, Duplex Stacked, Cottage Court, Multiplex Small to Townhouse, supporting and within short walking distance of neighborhood -serving retail and services. b. The following are appropriate form elements in the zone. (1) House -Scale Buildings (2) Detached Buildings (3) Small -to -Medium Design Site Width (4) Small Building Footprint (5) Medium Front Setbacks (6) Medium Side Setbacks (7) Up to 2.5 Stories (8) Porch, Dooryard and Stoop Frontage Types a. T3NG-Open. See Section 14-2H-3 for additional allowed uses. 12 Article H: Zones and Standards Public Review Draft — June 2021 Zones u L —.._:.—..—..—..-..—..—..—J Street (Front Narrowest Side) Key -••- ROW/ Design Site Line 3. Building Types Primary Design Site Building Type Width 0 Depth 0 Standards a. House -Scale House Small 50' min.' 100' min.z 14-2H-6E 75' max. 180' max. Duplex Side -by- 60' min.1 100' min? 14-2H-6F Sides 75' max. 180' max. Duplex Stacked 50' min' 100' min.2 14-2H-6G 70' max. 180' max. Cottage Court 90' min 1 120' min.z 14-2H-6H 120' max. 180' max. Multiplex Small 70' min? 110' min.z 14-2H-61 100' max. 150' max. Townhouses 25' min? 100' min.z 14-2H-6K 125' max.4 180' max. Min. width may be reduced by 10' if vehicle access is provided from rear. z Min. depth may be adjusted as follows: a. It may be reduced by 10' if utility easement is relocated to alley; and/or b. It may be reduced by 15' if the design site fronts new civic space (14-21-1-5) not shown on the future land use map of the comprehensive plan. Min. depth reduction may not exceed 25' total. 3 Represents 1 Townhouse. 4 Represents 3 Townhouses side -by -side or attached. s For fee simple arrangements, no side setback is required between the units of this building type. r Key - ROW Line Mid -Point of Roof Primary Building' Stories 2.5 stories max? To Roofline1 30' max. 0 Accessory Structure(s)1 Carriage House 2 stories max. Other 1 story max. Ground Floor Ceiling 9' min. Q b.Footprint Depth, Ground -Floor Space 30' min.4 c. Standards (1) Design Site Coverage defined by max. building size of primary building type allowed and Carriage House per Section 14-2H-6 (Building Type Standards) and Item 5 (Building Placement) standards of this zone. 1 See Section 14-21-1-6 (Building Type Standards) for refinements to massing and height standards. 2 ".5" refers to an occupiable attic. ;Typically measured from average finished grade along the frontage. See Building Height in 14-9A (General Definitions). 412' min. for Cottage Court Building Type Public Review Draft - June 2021 Article H: Zones and Standards 13 Zones _..—. --------------- i i it v i o I L ..— _ _ — _ _ _ ]5'Sdi�eeJ ts Eaem[Afei._ _ . —.. —.. — Key ■ Buildable Area -- - ROW/ Design Site Line Accessory Structure(s) --- Setback Line Facade Zone a. Setback (Distance from ROW/Design Site Line) Front (Facade Zone)'-' 0 Interior Design Site 20' min.; 30' max. Corner Design Site 20' min.; 30' max. Side Street (Facade Zone)1,2 Primary Building 15' min.; 25' max. Q Accessory Structure(s) 15min. Q Side Primary Building 7' min. Q Accessory Structure(s) 5' min. Rear Primary Building 20' min. Accessory Structure(s) 5' min. Q b. Buildina within Facade Zone Total length of facade required within or abutting the facade zone, exclusive of setbacks. Front 60% min. Side Street 50% min. c.Standards (1) Facades facing a street or civic space must be designed in compliance with Section 14-2H-7 (Architectural Element Standards). 1 If utility easement is 10' as identified by the applicable abutting Thoroughfare Type (14-2H-9), subtract 5' from required setback. z The area between the front and side street design site lines and the building shall not be paved (except for allowed driveways and pedestrian routes) and is subject to the requirements in Section 14-2H-8 (Frontage Type Standards). r T y ._.._f.-..-..-.;� x a I_________________ J__________________L____ L „_ „ _ „ _ ,75y}iliryLa§ement Area_ , _ _ „ _ „ _ J Key --•- ROW/ Design Site Line Encroachment Area --- Setback Line © © 0 0 a. Encroachment Type Front Side St. Side Rear Architectural Features 3' max. 3' max. 5' max. 5' max. Stairs X 3' max. 5' max. 5' max. b.Standards (1) Encroachments are not allowed within Utility Easement Area, ROW, alley ROW or across a property line. (2) See Item 8 (Frontages) for allowed frontages and Section 14-2H-8(Frontage Type Standards) for further refinements. (3) For Porch Engaged frontage type up to 20% of the front facade may encroach up to 5 feet into the front setback. Key A = Allowed X = Not Allowed 14 Article H: Zones and Standards Public Review Draft - June 2021 Zones n min 1ee i i i i O i i 4 1 l i y l I I I I Street (Front: Narrowest Side) Key -••- ROW/ Design Site Line Parking Area --- Building Setback Line Frontage Type a. Required Spaces Residential Uses Studio or 1-2 Bedrooms 1 min. per unit 3 or More Bedrooms 2 min. per unit Non -Residential Uses < 1,500 sf. None > 1,500 sf. 2.5 min./1,000 sf. after first 1,500 sf. b. Setback (Distance from ROW/Design Site Line) Front' Q House Small 15' min. behind face of Frontage Type or building whichever is closer to street. All other Building Types 40' min. 0 Side Street 15' min. Side 5' min. 0 Rear 5' min. 49 c. Characteristics Curb Cut Width 12' ni Distance between Driveways 40' min. d.Standards (1) Parking may be covered or uncovered and may be attached or detached from main body. (2) Parking may be located in rear or side wing in compliance with main body and wing(s) standards per Section 14-2H-6 (Building Type Standards). (3) Porte-cochere allowed if integrated into building facade. (4) Curb cut width along alley may exceed 12'. (5) A driveway may be shared between adjacent design sites Front access is not allowed in corner design sites. 2 With 2' planting strip on each side. 8. Frontages a. Private Frontage Type Front Side St. Standards Porch Projecting A A 14-2H-8C Porch Engaged A A 14-2H-8D Dooryard A A 14-2H-8E Stoop A A 14-2H-8F a. Sign Type Standards Awning Sign' 14-5B-8C Porch Sign' 14-5B-8H-4a Portable Sign 14-5B-8E Post Sign' 14-5B-8H-4b Temporary Sign 14-5B-8B 1 Only in Open Sub -Zone Key A = Allowed X = Not Allowed Public Review Draft — June 2021 Article H: Zones and Standards 15 Zones 14-2H-2E T4 Neighborhood Small Zone (T4NS) General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature. a. A walkable neighborhood environment of small -to -medium - footprint, moderate -intensity housing choices from Cottage Court, Multiplex Small, Courtyard Building Small to Townhouse, supporting and within short walking distance of neighborhood -serving retail and services. b. The following are appropriate form elements in the zone. (1) House -Scale Buildings (2) Detached and Attached Buildings (3) Small -to -Medium Design Site Width (4) Small -to -Medium Building Footprint (5) Small -to -Medium Front Setbacks (6) Small -to -Medium Side Setbacks (7) Up to 2.5 Stories (8) Porch, Dooryard and Stoop Frontage Types a. T4NS-Open. See Section 14-2H-3 for additional allowed uses. 16 Article H: Zones and Standards Public Review Draft — June 2021 Zones u L —.._:.—..—..—..-..—..—..—J Street (Front Narrowest Side) Key -••- ROW/ Design Site Line 3. Building Types Primary Design Site Building Type Width Q Depth 0 Standards a. House -Scale Cottage Court 90' min.' 120' min.z 14-21-1-61-1 120' max. 180' max. Multiplex Small 60' min' 100' max. 110' min.2 14-21-1-61 150' max. Courtyard Building Small 100' mint 130' max 150' min.z 12-21-1-61- 180' max. b. Block -Scale Townhouses 18' min? 160' max.4 100' min.z 14-2H-6K 180' max. ' Min. width may be reduced by 10' if vehicle access is provided from rear. z Min. depth may be adjusted as follows: a. It may be reduced by 10' if utility easement is relocated to alley, and/or b. It may be reduced by 15' if the design site fronts new civic space (14-21-1-5) not shown on the future land use map of the comprehensive plan. Min. depth reduction may not exceed 25' total. 3 Represents 1 Townhouse. 4 Represents 4 Townhouses side -by -side or attached. s For fee simple arrangements, no side setback is required between the units of this building type. r Key - ROW Line Mid -Point of Roof Primary Building' Stories 2.5 stories max? To Roofline1 30' max. 0 Accessory Structure(s)' Carriage House 2 stories max. Other 1 story max. Ground Floor Ceiling 9' min. Q b. Footprint Depth, Ground -Floor Space 30' min.4 c. Standards (1) Design Site Coverage defined by max. building size of primary building type allowed and Carriage House per Section 14-21-1-6 (Building Type Standards) and Item 5 (Building Placement) standards of this zone. t See Section 14-2H-6 (Building Type Standards) for refinements to massing and height standards. 2 ".5" refers to an occupiable attic. ;Typically measured from average finished grade along the frontage. See Building Height in 14-9A (General Definitions). 412' min. for Cottage Court Building Type Public Review Draft - June 2021 Article H: Zones and Standards 17 Zones —..—.. -1'-.— .—..—. --j A---------------'!� Street (Front: Narrowest Side) Key ■ Buildable Area -- ROW/ Design Site Line Accessory Structure(s) --- Setback Line Facade Zone a. Setback (Distance from ROW/Design Site Line) Front (Facade Zone)1,2 O Interior Design Site 15' min.; 30' max. Corner Design Site 15' min.; 30' max. Side Street (Facade Zone)',' Primary Building 15' min.; 25' max. Accessory Structure(s) 15' min. Side Primary Building 5' min. Accessory Structure(s) 3' min. Rear Primary Building 15' min. Q Accessory Structure(s) 5' min. b. Buildina within Facade Zone Total length of facade required within or abutting the facade zone, exclusive of setbacks. Front 65% min. 0 Side Street 55% min. A c. Standards (1) Facades facing a street or civic space must be designed in compliance with Section 14-21-1-7 (Architectural Element Standards). 1 If utility easement is 10' as identified by the applicable abutting Thoroughfare Type (14-21-1-9), subtract 5' from required setback. 2The area between the front and side street design site lines and the building shall not be paved (except for allowed driveways and pedestrian routes) and is subject to the requirements in Section 14-21-1-8 (Frontage Type Standards). _ -- — .—., � v L„_„—„— 15�Itility EasemgnjAre�,_—„—„—J Street (Front: Narrowest Side) Key - •-- ROW/ Design Site Line Encroachment Area --- Setback Line © © O O a. Encroachment Type Front Side St. Side Rear Architectural Features 3' max. 3' max. 5' max. 5' max. Stairs X 3' max. 5' max. 5' max. b.Standards (1) Encroachments are not allowed within Utility Easement Area, ROW, alley ROW or across a property line. (2) Upper stories encroachments on Front and Side Street require 8' min. of clearance. (3) See Item 8 (Frontages) for allowed frontages and Section 14-21-1-8(Frontage Type Standards) for further refinements. (4) For Porch Engaged frontage type up to 20% of the front facade may encroach up to 5 feet into the front setback. Key A = Allowed X = Not Allowed 18 Article H: Zones and Standards Public Review Draft - June 2021 Zones I I I I I I I I I I I I I I I I I I I I • I -� I I � I I - I ' L _J I L _J I L J I Street (Front: Narrowest Side) Key -" ROW/ Design Site Line Parking Area --- Building Setback Line a. Required Spaces Residential Uses Studio or 1-2 Bedrooms 1 min. per unit 3 or More Bedrooms 1.5 min. per unit Non -Residential Uses < 1,500 None > 1,500 2.5 min./1,000 sf. after first 1,500 sf. b. Setback (Distance from ROW/Design Site Line) Front' 40' min. Q Side Street 15' min. 0 Side 5' min. a Rear 5' min. 0 c. Characteristics Curb Cut Width 12' max.z Distance between Driveways 40' min. Q d.Standards (1) Parking may be covered or uncovered and may be attached or detached from main body. (2) Parking may be located in rear or side wing in compliance with main body and wing(s) standards per Section 14-21-1-6 (Building Type Standards). (3) Porte-cochere allowed if integrated into building facade. (4) Curb cut width along alley may exceed 12'. (5) A driveway may be shared between adjacent design sites. 1 Front access is not allowed in corner design sites. 'With 2' planting strip on each side a. Private Frontage Type Front Side St. Standards Porch Projecting A A 14-2H-8C Porch Engaged A A 14-21-1-81D Dooryard A A 14-21-1-8E Stoop A A 14-21-1-81F a. Sign Type Standards Awning Sign' 14-513-8C Porch Sign' 14-5B-8H-4a Portable Sign 14-5B-8E Post Sign' 14-5B-8H-4b Small Identification Sign' 14-5B-8B Temporary Sign 14-5B-9 ' Only in Open Sub -Zone Key A = Allowed X = Not Allowed Public Review Draft - June 2021 Article H: Zones and Standards 19 Zones 14-2H-2F T4 Neighborhood Medium Zone (T4NM) General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature. a. A walkable neighborhood environment with medium -footprint, moderate -intensity housing choices from Multiplex Large, Courtyard Building Small to Townhouse, supporting and within short walking distance of neighborhood -serving retail and services. b. The following are appropriate form elements in the zone. (1) Primarily House -Scale Buildings (2) Detached and Attached Buildings (3) Medium Design Site Width (4) Medium Building Footprint (5) Small Front Setbacks (6) Small Side Setbacks (7) Up to 3.5 Stories (8) Porch, Dooryard, Stoop, Forecourt and Terrace Frontage Types a. T4NM-Open. See Section 14-2H-3 for additional allowed uses. 20 Article H: Zones and Standards Public Review Draft — June 2021 Zones r T_ TM Street (Front: Narrowest Side) a a Key - ROW/ Design Site Line _ esign Site Building BdthD0 Depth 0 Standards a. House -Scale Multiplex Large 75' min' 130' min? 14-2H-6J 100' max. 150' max. Courtyard Building 100' min.1 150' min? 12-21-1-61- Small 130' max 180' max. b. Block -Scale Townhouse' 18' min? 100' min? 14-2H-6K 130' max.4,1 180' max.. 1 Min. width may be reduced by 10' if vehicle access is provided from rear. z Min. depth may be adjusted as follows: a. It may be reduced by 10' if utility easement is relocated to alley, and/or b. It may be reduced by 15' if the design site fronts new civic space (14-21-1-5) not shown on the future land use map of the comprehensive plan. Min. depth reduction may not exceed 25' total. 3 Represents 1 Townhouse. 4 Represents 4 Townhouses side -by -side or attached. ' In the Open Sub -Zone, each Townhouse may be divided vertically into 3 units. ' For fee simple arrangements, no side setback is required between the units of this building type. Key - ROW Line Mid -Point of Roof 4. Building Form a. Height Primary Building' Stories 3.5 stories max.z 0 To Roofline 3 40' max. Accessory Structure(s)1 Carriage House 2 stories max. Other 1 story max. Ground Floor Ceiling 9' min. Q b.Footprint Depth, Ground -Floor 30' min. Space c. Standards (1) Design Site Coverage defined by max. building size of primary building type allowed and Carriage House per Section 14-2H-6 (Building Type Standards) and Item 5 (Building Placement) standards of this zone. 1 See Section 14-211-6 (Building Type Standards) for refinements to massing and height standards. z ".5" refers to an occupiable attic. 'Typically measured from average finished grade along the frontage. See Building Height in 14-9A (General Definitions) Public Review Draft - June 2021 Article H: Zones and Standards 21 Zones I j j� ` mmaxE. A ---------------'!I Street (Front: Narrowest Side) Key ■ Buildable Area -- ROW/ Design Site Line Accessory Structure(s) --- Setback Line Facade Zone a. Setback (Distance from ROW/Design Site Line) Front (Facade Zone)1,2 Q Interior Design Site 15' min.; 25' max. Corner Design Site 15' min.; 25' max. Side Street (Facade Zone)' Primary Building 15' min.; 25' max. Q Accessory Structure(s) 15' min. Side Primary Building 5' min. 0 Accessory Structure(s) 3' min. Q Rear Primary Building 15' min. Accessory Structure(s) 5' min. b. Buildina within Facade Zone Total length of facade required within or abutting the facade zone, exclusive of setbacks. Front 65% min. Side Street 55% min. c. Standards (1) Facades facing a street or civic space must be designed in compliance with Section 14-21-1-7 (Architectural Element 1 If utility easement is 10' as identified by the applicable abutting Thoroughfare Type (14-21-1-9), subtract 5' from reauired setback. 2The area between the front and side street design site lines and the building shall not be paved (except for allowed driveways and pedestrian routes) and is subject to the requirements in Section 14-21-1-8 (Frontage Type Standards). 22 Article H: Zones and Standards T I 0 I x ---- --- ---- L„_„—„— 15�Itility EasemgnjAre�,_—„—„—J Key Street (Front: Narrowest Side) ROW/ Design Site Line Setback Line Encroachment Area 0 0 O 0 a. Encroachment Type Front Side St. Side Rear Architectural Features 3' max. 3' max. 5' max. 5' max. Stairs X 3' max. 5' max. 5' max. b.Standards (1) Encroachments are not allowed within Utility Easement Area, ROW, alley ROW or across a property line. (1) Upper stories encroachments on Front and Side Street require 8' min. of clearance. (2) See Item 8 (Frontages) for allowed frontages and Section 14-21-1-8(Frontage Type Standards) for further refinements. (3) For Porch Engaged frontage type up to 20% of the front facade may encroach up to 5 feet into the front setback. Key A = Allowed X = Not Allowed Public Review Draft — June 2021 Zones I I I I I I 04 L _J I L------- I L J Street (Front: Narrowest Side) Key ---- ROW/ Design Site Line Parking Area --- Building Setback Line a. Required Spaces ill M, Residential Uses a. Private Frontage Studio or 1-2 Bedrooms 1 min. per unit Type Front Side St. Standards 3 or More Bedrooms 1.5 min. per unit Porch Projecting A A 14-2H-8C Non -Residential Uses Porch Engaged A A 14-2H-8D < 2,000 None Dooryard A A 14-2H-8E > 2,000 2.5 min./1,000 sf. Stoop A A 14-2H-8F after first 2,000 sf. Forecourt A A 14-2H-8G b. Setback (Distance from ROW/Design Site Line) Terrace A A 14-2H-8J Front' 40' min. Side Street 15' min. a. Sign Type Standards Side 5' min. Awning Sign' 14-513-8C Rear 5' min. 0 Porch Sign' 14-5B-8H-4a c. Characteristics Portable Sign 14-5B-8E Curb Cut Width 12' max.' Post Sign' 14-5B-8H-4b Distance between Driveways 40' min. Small Identification Sign' 14-5B-8B d. Standards Storefront Projecting Sign' 14-5B-8C (1) Parking may be covered or uncovered and may be Temporary Sign 14-56-9 attached or detached from main body. Window Sign' 14-513-8E (2) Parking may be located in rear or side wing in compliance 1 Only in Open Sub -Zone with main body and wing(s) standards per Section 14-2H-6 (Building Type Standards). (3) Porte-cochere allowed if integrated into building facade. (4) Curb cut width along alley may exceed 12'. (5) A driveway may be shared between adjacent design sites. Front access is not allowed in corner design sites. z With 2' planting strip on each side. Key A =Allowed X =Not Allowed Public Review Draft — June 2021 Article H: Zones and Standards 23 Zones 14-2H-2G T4 Main Street Zone (T4MS) General note. the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature. a. A walkable, vibrant district of medium -to -large -footprint, moderate -intensity, mixed -use buildings and housing choices from Townhouse and Courtyard Building Large to Main Street Building, supporting neighborhood -serving ground floor retail, food and services, including indoor and outdoor artisanal industrial businesses. b. The following are appropriate form elements in the zone. (1) Block -Scale Buildings (2) Attached Buildings (3) Medium Design Site Width (4) Medium -to -Large Building Footprint (5) Small -to -None Front Setbacks (6) Small -to -None Side Setbacks (7) Up to 4 Stories (8) Dooryard, Stoop, Forecourt, Maker Shopfront, Shopfront, Terrace, Gallery and Arcade Frontage Types. None r�✓ 24 Article H: Zones and Standards Public Review Draft — June 2021 Zones 72 a a L..—..—..—:._.._.. _..�..—..—..—J Street (Front: Narrowest Side) Key -••- ROW/ Design Site Line W1. Building Types De4jgn Site Building Type a dth Depth Q Standards a. Block -Scale Townhouse4 18' min.1 100' min. 14-2H-6K 220' max.',' 180' max. Courtyard Building 100' min. 180' min. 14-21-1-611A Large 150' max. 200' max. Main Street 25min. 100' min. 14-21-1-61IN Building 150' max. 200' max. b. Standards (1) Min. depth may be reduced by 15' if the design site fronts a new civic space (14-2H-5) not shown on the future land use map of the comprehensive plan. (2) Min. depth reductions may not exceed 25' total. 'Represents 1 Townhouse. z Represents 8 Townhouses side -by -side or attached. s Each Townhouse may be divided vertically into 3 units. 4 For fee simple arrangements, no side setback is required between the units of this building type. Key - ROW Line Mid -Point of Roof 4. Building Form a. Height Primary Building' Stories 4 stories max. To Roofline I 45' max. 0 Accessory Structure(s)1 Carriage House 2 stories max. Other 1 story max. Ground Floor Ceiling 14' min. Q b. Footprint Depth, Ground -Floor Space 30' min. c. Standards (1) Design Site Coverage defined by max. building size of primary building type allowed and Carriage House per Section 14-21-1-6 (Building Type Standards) and Item 5 (Building Placement) standards of this zone. 1 See Section 14-211-6 (Building Type Standards) for refinements to massing and height standards. 'Typically measured from average finished grade along the frontage. See Building Height in 14-9A (General Definitions) Public Review Draft - June 2021 Article H: Zones and Standards 25 Zones 1 1 Street (Front: Narrowest Side) Key ■ Buildable Area - - - ROW/ Design Site Line Accessory Structure(s) --- Setback Line Facade Zone a. Setback (Distance from ROW/Design Site Line) Front (Facade Zone) O Interior Design Site 0' min.; 10' max. Corner Design Site 0' min.; 10' max. Side Street (Facade Zone) Primary Building 0' min.; 10' max. Is Accessory Structure(s) 0' min. Side Primary Building 0' min. 0 Accessory Structure(s) 3' min. Q Rear Primary Building 10' min. Accessory Structure(s) 5' min. b. Buildina within Facade Zone Total length of facade required within or abutting the facade zone, exclusive of setbacks. Front 80% min. Side Street 70% min. c.Standards (1) Facades facing a street or civic space must be designed in compliance with Section 14-21-1-7 (Architectural Element Standards). (2) Utility Easement required in Alley as identified by the applicable abutting Thoroughfare Type (14-21-1-9). Street (Front: Narrowest Side) Key -••- ROW/ Design Site Line Encroachment Area --- Setback Line © © o 0 a. Encroachment Type Front Side St. Side Rear Architectural Features 3' max. 3' max. 3' max. 3' max. Stairs X 3' max. 3' max. 3' max. b.Standards (1) Encroachments are not allowed within Utility Easement Area, ROW, alley ROW or across a property line. (2) Upper stories encroachments on Front and Side Street require 8' min. of clearance. (3) See Item 8 (Frontages) for allowed frontages and Section 14-21-1-8(Frontage Type Standards) for further refinements. Key A = Allowed X = Not Allowed 26 Article H: Zones and Standards Public Review Draft - June 2021 Zones 1 ------- -- - — � I I I ( I I y n Street (Front: Narrowest Side) Key -- ROW/ Design Site Line Parking Area --- Building Setback Line a. Required Spaces a. Private Frontage Residential Uses Type Front Side St. Standards Studio or 1-2 Bedrooms 1 max. per unit Dooryard X A' 14-21-1-8E 3 or More Bedrooms 1.5 max. per unit Stoop X A',z 14-21-1-81F Non -Residential Uses Forecourt A A 14-2H-8G is 5,000 None Maker Shopfront A A' 14-21-1-81-1 > 5,000 2 max./1,000 sf. after first Shopfront A Az 14-21-1-81 5,000 sf. Terrace A A 14-2H-81 b. Setback (Distance from ROW/Design Site Line) Gallery A A 14-2H-8K Front 40' min. 0 Arcade A A 14-21-1-81- Side Street 0 'At 60' min. from front of design site. < 75' from Front 25' min. © 'Also allowed within open space in Courtyard Building Large. > 75' from Front 5' min. Side 0' min. 0 a. Sign Type Standards Rear 5' min. Awning Sign 14-513-8C c. Characteristics Canopy Sign 14-5B-8C Curb Cut Width 12' max.' Directional Sign 14-5B-8C d. Standards Masonry Wall Sign 14-5B-8E (1) Parking may be covered or uncovered and may be Porch Sign 14-5B-8H-4a attached or detached from main body. Portable Sign 14-5B-8E Post Sign 14-5121-81-1-4b (2) Parking may be located in rear or side wing in compliance with main body and wing(s) standards per Section 14-21-1-6 Small Identification Sign 14-5B-8B (Building Type Standards). Storefront Projecting Sign 14-5B-8C Temporary Sign 14-5B-9 (3) Curb cut width along alley may exceed 12'. Wall Mural Painted Sign 14-5B-8E (4) A driveway may be shared between adjacent design sites. Window Sign 14-5B-8E With 2' planting strip on each side. Key A =Allowed X =Not Allowed Public Review Draft — June 2021 Article H: Zones and Standards 27 Zones 28 Article H: Zones and Standards Public Review Draft — June 2021 Section 14-2H-3: Use Standards 14-2H-3A Purpose 1. It is the intent of this Section to establish appropriate standards for location, design, and operation of uses to assure that they will be developed in a manner consistent with the purpose of the Form -Based Zone where they are allowed. 2. This Section provides additional standards for certain uses and activities to ensure compatibility with site features and existing uses. 14-2H-3B Allowed Uses 1. Uses Allowed a. Table 14-21-1-36-1 (Uses) indicates for each Form -Based Zone whether a principal land use is permitted (P), allowed with provisions (PR), or allowed by special exception (S). Specific land uses are grouped into the categories and subgroups listed in Table 14-2H-313-1 (Uses). b. Table 14-21-1-36-1 (Uses) includes cross-references to applicable specific use standards for each use. Where necessary and appropriate, the cross-reference indicates the conventional zone use standards that must be followed. c. Each use listed in Table 14-2H-3B-1 (Uses) is defined in Chapter 4 (Use Regulations) of Title 14 (Zoning Code). If a use is only applicable within areas established in compliance with this Article, the use is defined in Chapter 14-9 (Definitions). 2. Accessory Uses Allowed a. Table 14-21-1-36-2 (Accessory Uses) indicates for each Form -Based Zone where accessory uses are allowed. b. Table 14-21-1-36-2 (Accessory Uses) includes cross-references to applicable specific use standards for each use. Where necessary and appropriate, the cross-reference indicates the conventional zone use standards in Title 14 (Zoning Code) that apply. Public Review Draft — June 2021 Article H: Zones and Standards 29 Use Standards Use Categories T3NE T3NG T3NG-0 T4NS T4NS-0 T4NM T4NM-0 T41VIS Specific Standards Residential Uses Household Living Uses Detached Single -Family P P P Dwellings Detached Zero Lot Line PR PR PR PR PR 14-4B-4A-4 Dwellings Group Households PR PR PR PR PR PR PR PR' 14-4B-4A-6 Live/Work - - - PR PR PR PR PRz 14-2H-3C-2 Missing Middle P P P P P P P P z Housing Group Living Uses Assisted Group Living - - S S S S PRz 14-4B-4A-8(RM-44) Independent Group - - - - - S S S z 14-4B-4A-9(RM-44) Living - - S S Z S 14-4B-4A-10(RM- Fraternal Group Living 44) Commercial Uses Eating and Drinking - - PR/S 1 PR/S 1 PR/S 1 P 14-46-413-10(CN-1) Establishments Office Uses General Office - - P P P P Medical/Dental Office - - P' - P' - P P Retail Uses Sales Oriented - - P P' P P Personal Service P P P P Oriented Alcohol Sales Oriented S 1 S 1 S 14-413-413-15 Hospitality Oriented PR PR PR PR PR PR PR PR 14-46-46-18(CN-1) Indoor Commercial _ _ _ _ _ _ - PR/S 14-46-48-7 Recreational Uses General Animal Related S 1 - S 1 PR 14-46-46-2(CN-1) Commercial Uses Commercial Parking - - - - - - - PRz 14-48-48-9 1 Max 1,500 sf per building; shall not be open to the public between the hours of 11:00 P.M. and 6.00 A.M. z Not allowed on the ground floor within 30' of the sidewalk. Allowed on ground floor along side streets if at least 60' from the front of the design site. 3 Use must be completely within enclosed building. 30 Article H: Zones and Standards Public Review Draft — June 2021 Use Standards Table 14-2H-3B-1: Uses (Continued) A Use Categories THE T3NG T3NG-0 T4NS T4NS-0 T4NM T4NM-0 T4MS Specific Standards Institutional and Civic Uses Community Service Uses Community Service- _ _ _ S S S S S z 14-4B-4D-6(CO-1) Long Term Housing Community Service- _ - - S S S S S Z 14-4B-4D-5(RM-44) Shelter General Community _ _ _ S S S S PR 14-4B-4D-3(CN-1) Service Day-care Uses S S S PR PR PR PR PR 14-4B-4D-7 Educational Facilities General S S S PR PR PR PR PR 14-4B-4D-10 Specialized PR PR PR 14-4B-4D-12(CN-1) Park and Open Space PR PR PR PR PR PR PR PR 14-4B-4D-15 Uses Religious/Private S S S PR PR PR PR PRz 14-4B-4D-16(CO-1) Group Assembly Uses Other Uses Temporary Uses PR PR PR PR PR PR PR PR 14-4D-2 Community Garden PR PR PR PR PR PR PR PR 14-2H-3C-1 Communication PR PR PR Transmission Facility Uses PR PR PR PR PR 14-4B-4E-4a Basic Utility Uses - - - PR 3 PR 3 PR 3 PR 3 - 14-4B-4D-1(CN-1) 1 Max 1,500 sf per building; shall not be open to the public between the hours of 11.00 P.M. and 6:00 A.M. z Not allowed on the ground floor within 30' of the sidewalk. Allowed on ground floor along side streets if at least 60' from the front of the design site. 3 Use must be completely within enclosed building. Public Review Draft — June 2021 Article H: Zones and Standards 31 Use Standards Use Categorie��NE T3NG T3N Accessory Apartments' PR PR PR - - - - - Accessory Retail Sales - - - - - - - PR 14-4C-2B Accessory Uses Within PR PR PR PR PR PR PR PR 14-4C-2C Parks and Open Spaces Uses Bed and Breakfast PR PR PR - - - - - 14-4C-2D Homestays Bed and Breakfast Inns PR PR PR 14-4C-2E Childcare Homes PR PR PR PR PR PR PR PR 14-4C-2G Communications Towers, PR PR PR PR PR PR PR PR 14-4C-2H Antennas, and Satellite (residential) Receiving Devices Daycare PR PR PR PR PR PR PR PR 14-4C-21 Decks and Patios. PR PR PR PR PR PR PR PR 14-4C-2J-2 Uncovered Fences, Walls, and PR PR PR PR PR PR PR PR 14-2H-4B Hedges Home Occupations PR PR PR PR PR PR PR PR 14-4C-2M Mechanical Structures PR PR PR PR PR PR PR PR 14-4C-2N Off Street Loading PR PR PR PR PR 14-4C-20 Outdoor Dumpster Areas PR PR PR PR PR PR PR PR 14-4C-2Q Outdoor Lighting PR PR PR PR PR PR PR PR 14-4C-2R - - PR - PR - PR PR 4-3-1 (RFC-G within Outdoor Service Areas 100' of a residential zone) Swimming Pools, Hot PR PR PR PR PR PR PR - 14-4C-2T Tubs, and Tennis Courts (Residential Zones) Signs PR PR PR PR PR PR PR PR 14-5B-8H Small Wind Energy 14-4C-2Y (CC-2) Conversion Systems PR Rooftop Services Areas - - - - - - - PR 14-4C-2AA (CN-1) ' Accessory Apartments attached to the primary building must comply with 14-4C-2A. Accessory Apartments that are detached from the primary building units must comply with the Carriage House requirements, see Sub -Section 14-2H-6C. 32 Article H: Zones and Standards Public Review Draft — June 2021 Use Standards 14-2H-3C Standards for Specific Uses 1. Community Gardens a. General Standards (1) Only the following buildings and structures are allowed on -site: (a) Stands for sale of produce grown on -site limited in size to 120 square feet; (b) Sheds for storage of tools limited in size to 120 square feet; (c) Greenhouses, consisting of buildings made of glass, plastic, or fiberglass in which plants are cultivated, limited in size to 120 square feet and designed in compliance with setbacks for accessory structures; and (d) Other small hardscape areas and amenities (including, but are not limited to, benches, bike racks, raised/accessible planting beds, compost or waste bins, picnic tables, seasonal farm stands, fences, garden art, rain barrels, and children's play areas). (2) The combined area of all structures shall not exceed 15 percent of the community garden site area. (3) On -site storm water systems and irrigation shall be consistent with applicable City standards. (4) See Sub -Section 14-2H-SH (Community Garden) for additional standards. b. Limitations on Use. (1) Retail is allowed on -site but only for retail of produce grown on -site. (2) Outdoor storage of tools and materials is not permitted. c. Maintenance Required. Maintenance of community gardens shall ensure that no conditions constituting a nuisance are created, including that water and fertilizer will not drain onto adjacent property. If conditions constituting a nuisance are created, the owner or other individual(s) responsible for the community garden shall ensure that it is replaced with landscaping in compliance with all applicable standards in Title 14 (Zoning Code) and/or seeded. Public Review Draft — June 2021 Article H: Zones and Standards 33 Use Standards 2. Live/Work a. General Standards. These standards establish regulations for the construction and operation of live/work units and for the reuse of existing commercial and industrial buildings to accommodate live/work opportunities where allowed in the zone. Live/work differs from home occupations in that the "work" component of the live/work occupancy may: (1) Include employment of persons not living in the residential portion; (2) Function predominately as work space with limited living facilities; (3) Have a separate designated access or private entrance specifically for the business use; (4) Include alterations or features not customarily found in residential units; (5) Have window displays; and (6) Include food handling, processing, or packing. b. Limitations on Use. The non-residential component of a live/work unit shall be one of the following uses: (1) Sales Oriented Retail; (2) Personal Service Oriented Uses, except for dry cleaners, taxidermists, and crematoriums; (3) Daycare Uses; (4) Bed and Breakfast Homestays; or (5) Office Uses limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices. c. Occupancy Standards. The "live" component of a live/work unit shall be the principal residence of at least one individual employed in the business conducted within the live/work unit. d. Operation Standards (1) No clients or deliveries to the live/work unit are permitted before 7:00 A.M. or after 10:00 P.M. (2) Sale or Rental of Portion of Unit. No portion of a live/work unit may be separately rented or sold as a commercial or industrial space for any person not living in the premises or as a residential space for any household where no members of said household work in the same unit. (3) Noise and other standards shall be those applicable to commercial properties in the applicable zone. However, storage of flammable liquids or hazardous materials beyond what is normally associated with a residential use is prohibited. (4) On -Premises Sales. On -premises retail sales must clearly be subordinate to the primary use of the live/work unit. On -premises sales are limited to products manufactured, processed, or fabricated in the live/work unit or associated with the principal use of the live/work unit. Occasional open studio programs and gallery shows are also allowed. (5) Nonresident Employees. Up to three persons who do not reside in the live/work unit may work in the unit. (6) Client and Customer Visits. Client and customer visits to live/work units are limited to ten (10) per day to ensure compatibility with adjacent commercial or industrial uses, or adjacent residentially - zoned areas. 34 Article H: Zones and Standards Public Review Draft — June 2021 Section 14-2H-4: Site Standards 14-2H-4A Purpose 1. General. This Section is intended to ensure that development of property within Form -Based Zones accomplishes the following: a. Makes a positive contribution to the development pattern of the area; b. New or altered structures are compatible with the design and use of existing structures on neighboring properties; c. Respects the existing conditions and safety of neighboring properties; and d. Does not adversely affect neighboring properties, with "adversely affect' meaning to impact in a substantial, negative manner the habitability or enjoyability of these properties. 2. Screening. Standards for screening, fences, and walls are adopted to help conserve and protect property, assure safety and security, enhance privacy, attenuate noise, and improve the visual environment of the neighborhood. 3. Landscaping. Standards for landscaping are adopted to help protect and enhance the environmental and visual quality of the community, enhance privacy, and control dust. 4. Parking and Loading. Standards for and limits on the development of motor vehicle and bicycle parking, and loading and access drives, are adopted to help ensure that development accomplishes the following: a. Establishes and/or reinforces the character and scale of walkable, urban neighborhood environments, where development supports and is within a short walking distance of shopping, food and services; b. Ensures the provision of appropriately designed bicycle parking, in order to increase bicycle trips and reduce motor vehicle trips per capita; c. Appropriately limits, screens and landscapes motor vehicle parking, to protect and enhance the environmental and visual quality of the community, enhance privacy, attenuate noise, and control dust; and d. Reduces motor vehicles trips per capita to and from development. Public Review Draft — June 2021 Article H: Zones and Standards 35 Site Standards 14-21-1-413 Screening 1. Applicability. Screening in all Form -Based Zones is subject to the standards set forth in in this this Sub - Section and in Section 14-4C-2L (Fences, Walls, And Hedges). Standards in Article 14-SF (Screening and Buffering Standards) only apply where stated otherwise. 2. Design Standards for Screening. Screening shall comply with the following: a. Height Maximums. Screening shall not exceed the maximum height identified in Table 14-2H-4B-1 (Maximum Screening Height). b. Screening Height Measurement. Screening height shall be measured as the vertical distance between the finished grade at the base of the screen and the top edge of the screen material. Front Side St Side Rear T3 Neighborhood Edge Fences 4' max. 4' max. 8' max. 8' max. Free Standing Walls 4' max. 4' max. 8' max. 8' max. Landscaping 4' max. 4' max. No max. No max. T3 Neighborhood General Fences 4' max. 4' max. 8' max. 8' max. Free Standing Walls 4' max. 4' max. 8' max. 8' max. Landscaping 4' max. 4' max. No max. No max. T4 Neighborhood Small Fences 4' max. 4' max. 8' max. 8' max. Free Standing Walls 4' max. 4' max. 8' max. 8' max. Landscaping 4' max. 4' max. No max. No max. T4 Neighborhood Medium Fences 4' max 4' max. 8' max. 8' max. Free Standing Walls 4' max 4' max. 8' max. 8' max. Landscaping 4' max 4' max. No max. No max. T4 Main Street Fences X X 10' max. 10' max. Free Standing Walls X X 10' max. 10' max. Landscaping 3' max. 3' max. No max. No max. Key X = Not Allowed 3. Screening on Retaining Walls. The total height of screens and the retaining walls that they are mounted on or attached to is up to six feet. 4. Mechanical Equipment Screening. a. Mechanical equipment exempt from screening: (1) Free-standing or roof -mounted solar equipment; and (2) Vents over 30 inches in height and located on a roof. b. New installation or relocation of existing mechanical equipment shall be screened in compliance with this Sub -Section. 36 Article H: Zones and Standards Public Review Draft - June 2021 Site Standards (1) Roof -Mounted Equipment. Building parapets or other architectural elements in the building's architecture style shall screen roof -mounted equipment. (a) New buildings shall be designed to provide a parapet or other architectural element that is as tall or taller than the highest point on any new mechanical equipment to be located on the roof of the building; (b) For existing buildings with no or low parapet heights, mechanical equipment shall be surrounded on all sides by an opaque screen wall as tall as the highest point of the equipment The wall shall be architecturally consistent with the building and match the existing building with paint, finish, and trim cap detail; and (c) All new roof screens are subject to Title 18 Site Plan Review. (2) Wall- and Ground -Mounted Equipment: (a) Shall not be located between the face of the building and the street; (b) All screen devices shall be as high as the highest point of the equipment being screened. Equipment and screening shall be in compliance with the setbacks of the zone; screening shall be architecturally compatible and include matching paint, finish and trim cap of the building; and (c) All new mechanical screens for ground or wall -mounted equipment are subject to Title 18 Site Plan Review. Public Review Draft — June 2021 Article H: Zones and Standards 37 Site Standards 14-2H-4C Landscaping 1. Applicability. Landscaping in all Form -Based Zones is subject to the standards set forth in this this Sub - Section and to the general landscaping standards located in Article 14-SE (Landscaping and Tree Standards). Standards for landscaping in parking areas shall be in combination with Sub -Section 14-21-1-41) (Parking and Loading). 2. Landscape Plan and Timing. A Landscape Plan shall be submitted for developments either at Site Plan Review or Building Permit processes. The landscaping required by this Sub -Section shall be installed as part of the development or improvement requiring the landscaping. 3. Design Standards. a. Acceptable required landscaping materials are defined as follows: (1) Shrubs, of one -gallon size or larger; (2) Street trees, of 15-gallon size or larger, and double -staked; (3) Ground cover; and (4) Decorative non -living landscaping materials including, but not limited to sand, stone, gravel, wood or water may be used to satisfy a maximum of 25 percent of required landscaping area when approved by the Director. b. Species Selection. Native and drought tolerant species are encouraged to increase native plants and pollinator species. Tree diversity shall be incorporated using a maximum of 5 percent of any one species and maximum of 10 percent of any one genus of tree unless otherwise approved by the Director. Trees should also be spatially distributed to avoid monoculture rows or blocks of any one species or genus. Shrubs and ground cover should also be diverse and spatially distributed to avoid large monoculture plantings. c. Separation. Any landscaped area shall be separated from an adjacent vehicular area by a wall or curb at least six inches higher than the adjacent vehicular area. d. Existing Vegetation. Every effort shall be made to incorporate mature on -site trees into the required landscaping. e. Maintenance. Required landscaping shall be maintained in a neat, clean and healthy condition. This shall include pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the appropriate watering of all plantings. 38 Article H: Zones and Standards Public Review Draft — June 2021 Site Standards 14-21-1-41D Parking and Loading 1. Applicability. On -site parking is allowed in all Form -Based Zones subject to the standards set forth in this this Sub -Section. Standards in Article 14-5A (Off -Street Parking and Loading) apply, except where superseded by this Sub -Section or Section 14-21-1-2 (Zones). 2. Number of Parking and Loading Spaces. a. The number of motor vehicle parking spaces required is listed in Item 7 (Parking) of the zone pursuant to 14-21-1-2 (Zones). b. On -site loading space(s) is not required. 3. General Parking Standards. a. Sharing of Non -Residential Parking Required. (1) If on -site parking spaces for non-residential uses are provided, such spaces shall be made available for use by the general public during at least one of the following time periods: (a) Monday through Friday, 8 AM to 5 PM; or (b) Monday through Friday, 5 PM to 11 PM and all day on Saturdays and Sunday. (2) Owners and operators of these shared spaces are required to post a sign identifying that the spaces are shared along with other information as needed by the owner/operator. b. Larger Vehicle Parking. Commercial vehicles more than seven and one-half feet (7 Yz') in height may not be stored in any Form -Based Zone unless the standards of Special Vehicle Parking and Storage Requirements are met pursuant to 14-SA-SL (Special Vehicle Parking and Storage Requirements). c. Storage of Unregistered or Inoperable Motor Vehicles. Automotive vehicles, trailers, or vehicles of any kind or type, requiring licenses, but without current plates or inoperable, shall be only parked within completely enclosed buildings. d. Cargo or Freight Container. Portable cargo or freight storage containers in any Form -Based Zone for purposes of loading or unloading, may be parked or stored on -premise for a period not to exceed 10 days in any one calendar year. 4. Traffic -Minimizing Parking Standards. a. Carshare Parking Spaces. (1) Carshare spaces shall be provided in the amounts specified in Table 14-2H-4D-1 (Required Carshare Parking Spaces). Residential 0-49 units None 50-100 units 101 or more units 2 + 1 oer additional 200 units Office -General, Office-Medical/Dental <_ 10,000 sf None > 10,000 sf 1/10,000 Sf Public Review Draft — June 2021 Article H: Zones and Standards 39 Site Standards (2) The required carshare space(s) shall be made available, at no cost, to a carshare service for purposes of providing carshare services to its members, except as provided in this subsection. At the election of the property owner, the carshare spaces may be provided: (a) On the design site; or (b) On another off-street site within 800 feet of the design site. (3) Required carshare space or spaces shall be designed in a manner that will make the spaces accessible to non-resident subscribers from outside the building as well as building residents. (4) Carshare spaces shall be identified by signage approved by the City. (5) If it is demonstrated to the satisfaction of the City that no carshare service can make use of the dedicated carshare parking spaces, the spaces may be occupied by non-carshare vehicles; provided, however, that upon 90 days of advance written notice to the property owner from a carshare service, the property owner shall terminate any non-carsharing leases for such spaces and shall make the spaces available to the carshare service for its use of such spaces. (6) Carshare spaces shall be dedicated for current or future use by a carshare service through a deed restriction, condition of approval, or license agreement. Such deed restriction, condition of approval, or license agreement shall grant priority use to any carshare service that can make use of the space, although such spaces may be occupied by other vehicles so long as no carshare organization can make use of the dedicated carshare space(s). b. Carpool Spaces. If parking is provided at a development, parking spaces reserved for use by carpool/vanpool vehicles shall be designated in preferred locations (including, but not limited to closest to building entries). The locations of these spaces shall be approved by the City through the Site Plan Review or Building Permit processes. The required number of carpool spaces is listed in Table 14-2H- 4D-2 (Required Carpool Parking Spaces). Office -General, Office-Medical/Dental < 10 parking spaces None > 10 parking spaces 10% of the total number of spaces All other uses All Other Uses None 5. Parking Spaces, Design Site Design and Layout. a. Access. Parking lot access and design is subject to the following standards: (1) All on -site parking facilities shall be designed with an appropriate means of vehicular access to a street or an alley to cause the least interference with traffic flow. (2) Parking spaces in any parking lot or parking structure shall not be designed or located so as to allow a vehicle to enter or exit a parking space directly from a public street. Ingress to and egress from parking spaces shall be from an on -site aisle or driveway, except parking spaces within design sites may be designed or located so as to allow a vehicle to enter or exit a parking space directly from a public alley or rear lane. b. Driveways. (1) Access to Driveways. 40 Article H: Zones and Standards Public Review Draft — June 2021 Site Standards (a) Driveway access to and from developments of two or fewer dwelling units onto public streets shall be where practical by forward motion of the vehicle; and (b) Driveway access to and from developments of three or more dwelling units onto public streets shall be by forward motion of the vehicle. (2) Driveways shall extend to and include the area between the design site line and the edge of the street pavement. c. Materials. (1) All on -site parking areas and driveways shall be surfaced with materials as approved by the City Engineer and maintained in compliance with the City Standards. (2) The use of pervious or semi -pervious parking area surfacing materials, include, but are not limited to "grasscrete," or recycled materials including, but not limited to glass, rubber, used asphalt, brick, block and concrete, is subject to approval by the Director and City Engineer. Where possible, such materials should be used in areas in proximity to and in combination with on -site stormwater control devices. d. Landscaping, Fencing, and Screening. The landscaping, fencing and screening standards identified in Table 14-2H-4D-3 (Required Parking Lot Landscaping) shall be applied with the standards of Sub - Section 14-2H-4B (Screening) and Sub -Section 14-2H-4C (Landscaping). (1) Table 14-2H-4D-3 outlines required parking lot landscaping. Parking lot landscaping must include the required minimum landscaped medians and must meet the minimum percentage landscape requirement. The landscaped medians can count toward the minimum percentage requirement. 6 or fewer Curbed, landscaped median minimum 5' in width between every 5 spaces, property line, and building(s). 7 to 15 4%; curbed, landscaped median minimum 5' in width between every 5 spaces, property line, and building(s). 13 to 30 8%; curbed, landscaped median minimum 5' in width between every 5 spaces, property line, and building(s). 31 to 70 12%; curbed, landscaped median minimum 5' in width between every 5 spaces, property line, and building(s). 71 and over 16%; curbed, landscaped median minimum 5' in width between and Amount 1 tree per 2,700 sf of gross design site area, minus building coverage Pot Size 15 gallon Caliper 1.25" minimum. Height at Installation 6'-8' minimum. Characteristics High branching, broad headed, shading form. Location Evenly spaced throughout parking lot to provide uniform shade. Required Border 6" high curb or equivalent. Border and Stormwater Curb shall include breaks every 4' to provide drainage to retention and filtration areas. Tree Well Size 5' min. in any direction; Any vehicle overhang requires the minimum planter area width to be expanded by an equivalent dimension. Car Overhangs Shall be prevented by stops. Public Review Draft — June 2021 Article H: Zones and Standards 41 Site Standards (2) Parking and loading areas in the T4MS zone shall be screened from adjacent zones by a six foot wall, fence, or evergreen. (3) Parking area screening is not required when adjacent to an alley. (4) For the portion of a parking area over which photo -voltaic solar collectors are installed where they also function as shade structures, the minimum standard for trees shall be waived, and shrubs and ground covers shall be planted for every eight parking spaces. e. Location. Location of on -site parking areas in all Form -Based Zones is regulated by minimum setbacks in Section 14-21-1-2 (Zones) and the following: (1) Parking lots with 20 or fewer spaces shall include a minimum five foot wide sidewalk between the building and parking area; and (2) Parking lots with more than 20 spaces shall include a minimum five foot wide sidewalk, and minimum five foot wide landscaping between the building and the parking area. (3) The above does not apply to the rear of buildings in areas designed for unloading and loading of materials. f. Size of Parking Lot. Parking lots larger than one -quarter of an acre in size shall be broken down into smaller parking areas with planted landscape areas with a minimum width of 15 feet between them to minimize the perceived scale of the total field of stalls. g. Tandem Parking. Tandem parking is allowed in all Form -Based Zones for all uses as follows. (1) Tandem spaces shall comply with size requirements in Sub -Section 14-5A-5C (Parking, Stacking Space Size, And Drive Dimensions); (2) For residential parking, tandem parking only allowed for the spaces assigned to each unit; and (3) For non-residential parking, tandem parking allowed subject to on -site parking management. 6. Bicycle Parking Standards. a. Applicability. Bicycle parking standards apply in all Form -Based Zones. b. Number of Bicycle Parking Spaces and Standards. Bicycle parking shall be provided in compliance with the standards of Article 14-5A (Off Street Parking and Loading Standards). (1) Buildings with three or more units are subject to the multi -family use bicycle parking standards. (2) Bicycle parking is not required of single family and two family uses, and Cottage Court developments, see Sub -Section 14-21-1-61-1 (Cottage Court). 42 Article H: Zones and Standards Public Review Draft — June 2021 Site Standards 14-2H-4E Adjustments to standards 1. Allowed Adjustments. This Sub -Section allows flexibility to adjust certain standards of this Article. Adjustments shall be processed as part of the preliminary plat and final plat processes per Title 15 (Land Subdivisions) or as minor adjustments during the Site Plan and/or Building Permit Review process, as applicable. Minor adjustments may be approved where the required findings are met as identified in Table 14-2H-4E-1. Standards may be adjusted as identified in this Sub -Section. 2. Minor Modifications. Additional flexibility is provided through the minor modification process subject to standards at 14-4B-1 (Minor Modifications). Public Review Draft — June 2021 Article H: Zones and Standards 43 Site Standards Eligible Standards and Allowed Adiustments Design Site Design Site Dimensions (Depth/Width) Decrease in the minimum 1 The adjustment accommodates an existing Up to 10% of the standard required or increase the feature including, but not limited, to a tree or maximum allowed. utility, and 2 An existing or new design site can still be developed in compliance with the standards of the zone. Building Setbacks Facade within Facade Zone Reduction of the 1 The adjustment accommodates an existing Up to 20% of the standard minimum amount of facade feature including, but not limited, to a tree or required within the facade utility. zone. 2 The proposed development is visually compatible with adjacent development and the intended physical character of the zone. Size of Main Body or Wing(s) Increase in the allowed 1 The adjustment accommodates an existing Up to 10% of the standard length or width. feature including, but not limited, to a tree or utility. 2 The wing(s) maintains the required S' offset from the main body. 3 The building complies with the setbacks of the zone. 4 The proposed development is visually compatible with adjacent development and the intended physical character of the zone. I In compliance with Section 74-2H-8 (Frontage Standards). z In compliance with Section 74-2H-70 (Affordable Housing Incentives). i This may be combined with other reductions in Section 14-2H-2 (Zones) up to a combined maximum of 25. 44 Article H: Zones and Standards Public Review Draft — June 2021 Site Standards Eligible Standards and Allowed Adiustments Parking Location Front setback Reduction in the required 1 The adjustment accommodates an existing Up to 10% of the standard parking setback. feature including, but not limited, to a tree or utility. 2 If accessed from the street, the driveway complies with the Form -Based Zone standards. 3 The ground floor space is in compliance with the Form -Based Zone standards. Maximum Screening Height Increase in the total height There will be little or no impact on the adjoining Up to 33% of the standard of screens and the retaining 1 properties or the surrounding neighborhood. walls that they are mounted The height is necessary to achieve the objectives on or attached to beyond 6 of this Sub -Section or is required for health and feet. 2 cafety Affordable Housing Zones (14-21-1-2) Select one of the The adjustment is in a building that contains Building type design site depth following minor 1 Affordable Housing units.' may be adjusted by up 15;' or adjustments. The adjustment fits the characteristics of the site 2 and the surrounding neighborhood. Building type design site width The adjustment is consistent with the intent of may be adjusted by up to 15%; or the standard being adjusted and the goals of the Comprehensive and District Plans. Minimum amount of fa4ade required within the fa4ade zone 3 may be reduced by up to 20%. Building Type Standards (14-21-1-6) Select one of the The adjustment is in a building that contains Building main body and wing following minor 1 Affordable Housing units.' standards may be adjusted by up adjustments. The adjustment fits the characteristics of the site to 15%; or 2 and the surrounding neighborhood. The adjustment is consistent with the intent of Maximum Building Height may the standard being adjusted and the goals of the be increased by up to 0.5 stories. 3 Comprehensive and District Plans. Additional Minor Adjustments Select an additional minor The Affordable Housing units are income An additional minor adjustment to adjustment each for the two restricted to households making 50% or less of the each of the minor adjustments sets of minor adjustments for Area Median Income.2 described for affordable housing affordable housing described above. above. 1 In compliance with Section 14-2H-8 (Frontage Standards). 2 In compliance with Section 74-2H-10 (Affordable Housing Incentives). 3 This may be combined with other reductions in Section 74-2H-2 (Zones) up to a combined maximum of 25'. Public Review Draft — June 2021 Article H: Zones and Standards 45 Site Standards 46 Article H: Zones and Standards Public Review Draft — June 2021 Section 14-2H-5: Civic Space Type Standards 14-2H-5A Purpose This Section establishes the standards applicable to land in the public realm (publicly or privately owned) for civic gathering purposes, including civic spaces and civic buildings. These standards supplement the standards for each Form -Based Zone. 14-2H-5B General Civic Space Type Standards 1. Standards and Characteristics. Each civic space is described as to its purpose and intent along with standards and characteristics regarding general physical character, uses, size and location. Characteristics are considered standards unless stated otherwise. 2. Process. Civic spaces are delineated during the subdivision process (Title 15) and are finalized in the Neighborhood Plan (14-21-1-1 D). These areas shall comply with the future land use maps of the Comprehensive Plan. 3. Open Space Required. As required by Chapter 14-5K (Neighborhood Open Space Requirements), development sites are required to dedicate land to the City for public open space or pay a fee in -lieu to be determined with the City. Civic space may be privately or publicly owned. However, private civic space does not satisfy Neighborhood Open Space obligations. 4. Public Access and Visibility. Public access and visibility are required along public parks, civic uses, and natural open spaces, including creeks and drainages and stormwater management areas as required through access easements granted during the subdivision process. Civic spaces shall be fronted by: a. Single -loaded frontage streets (with development on one side and open space on the other); b. Bike and pedestrian paths; or c. Other methods of frontage that provide similar access and visibility to the open space allowed in the zone. 5. Building Frontage Along or Adjacent to a Civic Space. The facades on building design sites attached to or across a street from a civic space shall be designed as a "front' on to the civic space, in compliance with Item 5 (Building Placement) and Item B (Frontages) of the zone. Figure 14-2H-5B-1 Building Frontage Adjacent to a Civic Space Y� Q 1 L ■ ■ C T c I■ I I I ■ I■ ■ Building Frontage ■ Building adjacent to Civic Space Public Review Draft — June 2021 Article H: Zones and Standards 47 Civic Space Type Standards 6. Stormwater Management Through Civic Space. Civic spaces in Form -Based Zones should serve the additional purpose of helping to contribute to stormwater management of new development. This may be accomplished as follows: a. Stormwater is to be directed to civic space(s). b. Except for Plazas, Playgrounds, and Passages, each civic space should accommodate stormwater while primarily being designed as a gathering space for people. 7. Commercial Uses and Civic Spaces. Commercial use of civic spaces may be allowed for Outdoor Service Areas (4-3-1). 8. Photos. All photos are illustrative, not regulatory. 48 Article H: Zones and Standards Public Review Draft — June 2021 Civic Space TVDe Standards 14-2H-5C Greenway Greenway with formal design. A linear space three or more blocks in length for community gathering, bicycling, running, or strolling, defined by tree -lined streets typically forming a one-way couplet on its flanks and by the fronting buildings across the street. Versions of this civic space type have a street only on one side in response to site conditions that prevent the one-way couplet. Greenways serve an important role as a preen connector between destinations. Key = Allowed T# Not Allowed 2. General Character a. Formal or informal dominated by landscaping and trees with integral stormwater management capacity. b. Hardscape path c. Spatially defined by tree -lined streets and adjacent buildings. d. Typical uses include passive recreation, walking/running, and formal or informal seating 3. Standards a. Size Min. 3 continuous blocks in length b. Width 50' min. c. Shall be flanked by one-way streets on two longest sides. This standard is not required where the Greenway is adjacent to an existing arterial. Wide Greenwav with informal design. Greenway with informal design. Public Review Draft — June 2021 Article H: Zones and Standards 49 Civic Space Tvoe Standards 14-2H-5D Green a i MW Green shaped by adjacent 2-story buildings. - A large space available for unstructured and limited amounts of structured recreation. Key � Allowed T# Not Allowed a. Accessory Structure(s) <5,000 gsf,, fountains, benches b. Informal or formal with integral stormwater management capacity. c. Primarily planted areas with paths to and between recreation areas and civic buildings. d. Spatially defined by tree -lined streets and adjacent e. Typical uses include unstructured passive and active recreation, civic uses, and temporary commercial uses 3. Standards a. Size 300' x 300' min. b. Streets required on at least two sides of the Green. c. Facades on design sites attached to or across a street shall "front" on to the Green. Green with trees at edges. Green with trees throughout and small snack sales. 50 Article H: Zones and Standards Public Review Draft - June 2021 Civic Soace Tvoe Standards 14-2H-5E Plaza A community -wide focal point primarily for civic purposes and commercial activities. THE I T3NG I UN5 I T4NM Key � Allowed T# Not Allowed 2. General Character a. Accessory Structure(s) <1,500 SO, fountains, benches b. Formal, urban c. Hardscaped and planted areas in formal patterns. d. Spatially defined by buildings and tree -lined streets. e. Typical adjacent uses include civic uses and commercial uses in support of civic uses. Typical uses include civic uses and passive recreation. 3. Standards a. Size 100' x 100' min. b. Streets required on two of the Plaza's sides. c. Facades on design sites attached to or across a street shall "front" on to the Plaza. MMM Plaza fronted by commercial uses. Plaza flanked by civic and commercial uses. Public Review Draft — June 2021 Article H: Zones and Standards 51 Civic Space Tvoe Standards 14-21-1-51' Pocket Park/Plaza Pocket Plaza at a street corner fronted by commercial uses. A small-scale space, serving the immediate neighborhood, available for informal activities in close proximity to neighborhood residences, and civic purposes, intended as intimate spaces for seating or dining. Key Allowed T# Not Allowed a. Accessory Structures <200 gsf b. Informal or Formal, with integral stormwater management c. Combination of planted areas and hardscape. d. Spatially defined by building frontages and adjacent street trees. e. Walkways along edges or across space. f. Typical adjacent uses include civic uses, commercial uses in support of civic uses, and residential uses. Typical uses include civic uses and passive recreation and outdoor seatin . 3. Standards a. Size 50' x 100' min. Pocket Park fronted by housing.. Pocket Plaza fronted by commercial and civic uses. 52 Article H: Zones and Standards Public Review Draft — June 2021 14-2H-5G Playground Playground located as neighborhood amenity. A small-scale space designed and equipped for the recreation of children. These spaces serve as quiet, safe places protected from the street and typically in locations where children do not have to cross any major streets. An open shelter, play structures, or interactive art and fountains may be included. Playgrounds may be included within all other civic space types. Key Allowed W Not Allowed 2. General Character a. Focused toward children b. Play structure, interactive art, and/or fountains c. Shade and seating provided d. May be fenced e. Spatially defined by trees with integral stormwater management capacity. f. Typical uses include active and passive recreation and casual seatina. a. Size 40' x 60' min Playground within a neighborhood gathering area, fronted by houses. Playground with a neighborhood gathering area. Public Review Draft — June 2021 Article H: Zones and Standards 53 Civic Space Tvoe Standards 14-2H-5H Community Garden Community Garden in a mid -block location. A small-scale space designed as a grouping of garden plots available to nearby residents for small-scale cultivation. Community gardens may be fenced and may include a small accessory structure for storage. Community Gardens may be included within all other civic space types. Kev � Allowed T# Not Allowed a. Accessory Structures <2,000 gsf b. Plant beds (in -ground or raised) c. Decorative fencing, when fencing is present d. Spatially defined by adjacent buildings and street trees. e. Typical uses include food production, passive creation. a. Size No minimum; within any design site as allowed by the zone. b. See Section 14-2H-3C-1 (Community Garden) for use standards. --- =1�- Community Garden with at grade planting beds. Community Garden fronted by a variety of buildings. 54 Article H: Zones and Standards Public Review Draft — June 2021 Civic Space TVDe Standards 14-21-1-51 Passage _IM A pedestrian pathway that extends from the public sidewalk into a civic space and/or across the block to another public sidewalk. The pathway is lined by non-residential Shopfronts and/or residential ground floors and pedestrian entries as allowed by the zone. Key Allowed T# Not Allowed a. Formal, urban b. No accessory structure(s) Passage providing access to retail shopfronts. c. Combination of hardscape and landscape planters d. Spatially defined by building frontages e. Trees and shrubs in containers and/or planters f. Typical adjacent uses include civic uses and commercial uses in support of civic uses in T4MS or ground floor residential uses in T3NE, T3NG, T4NS, T4NM; moveable seating and/or outdoor dinin ma be used in T4NM-0 and T4MS. 3. Standards a. Size 20' min. overall with 15' min. clear width between or through buildings b. Dooryards, porches, patios, and sidewalk dining not allowed to encroach into the minimum required width. c. See Sub -Section 14-21-1-91-(Passage) for additional standards. d. Ground floor residential in T3NE, T3NG, T4NS, T4MS (side street only and 60' min. from front of design site. Passage linking residential design sites. Public Review Draft — June 2021 Article H: Zones and Standards 55 Civic Space Type Standards 56 Article H: Zones and Standards Public Review Draft — June 2021 Section 14-2H-6: Building Type Standards 14-2H-6A Purpose This Section sets forth standards for development of individual building types to achieve the intended physical character of each zone and provide housing choices and small businesses as amenities within walkable neighborhoods. 14-2H-6B General Building Type Standards 1. Scale. Building Types are categorized into House -Scale buildings and Block -Scale buildings. The individual types within these two categories are determined by the intended physical character of each Form -Based Zone. See Figure 14-21-1-613-1 (Example of House -Scale and Block -Scale Buildings) for further details. 2. Design Site Size. The design site size standards for each building type in 14-21-1-2 (Zones) generate pedestrian - oriented buildings that accommodate the automobile while not letting it visually dominate the fronts of buildings and streetscapes. The design site size standards identify the range of design site sizes on which the given building type is allowed to be built. 3. Building Types Per Design Site. Each design site shall contain only one primary building type, except as follows: A. Where allowed by the zone and as allowed in 14-2H-6C (Carriage House), one Carriage House is allowed in addition to the primary building type; B. Certain building types may consist of multiple individual buildings per design site as specified in Item 2 of each building type. For an example of a building type where a design site may include multiple individual buildings, see Cottage Court (14-21-1-61-1). 4. Building Types Per Parcel. More than one building type is allowed on a parcel that contains multiple design sites that meet the standards of this Section. See Figure 14-21-1-613-2 (Example of Multiple Design Sites on an Existing Parcel). 5. Location of Frontage. Each building type shall have at least one frontage type along the front street, side street or a civic space. The Cottage Court building is only required to have a frontage type on the court. The primary building entrance shall be through said frontage type. 6. Diversity of Building Types. Except in the T4 MS zone, there shall be a mix of at least 2 different building types within each block, using only the types allowed in the zone. Public Review Draft —June 2021 Article H: Zones and Standards 57 Building Type Standards Houst-Scole Bwldings Man Body nth v* and rear Wings I Man Body only i j i � t W onk-ScoAr BuldirW Moan Body mth rear Wing Man Body oNf �•�_ 4 Figure 14-2H-6B-1: Example of House -Scale and Block -Scale Buildings 58 Article H: Zones and Standards Public Review Draft -June 2021 Building Type Standards i RAM I Frcrl Existing parcel Elkrrytg pamei pry for rhroe design sites. Exrshng aarcEY Wlrh Three reswung prxnary lau/tdtrigs and accessary strrrWres The mdmaLai design Sires are rant requm) ra he r, remrded as newparae& ;r r Frog! —• Design Site Llrae. Pn mary Building Type Accessory StrucrLFe Finurc 1d_7H_rA_7- Fvmm.ln of Multinln rincinn Vtcc nn nn Eviction Pnrrnl Public Review Draft —June 2021 Article H: Zones and Standards 59 Buildina Tvoe Standards 14-2H-6C Carriage House WM A Carriage House utilizes a large dormer to create a unit over the garage a. An accessory structure located at the rear of a design site, m� above the garage, that provides a small residential unit '*A �I (accessory apartment), home office space, or other small III Nil commercial or service use, as allowed by the zone. Carriage House with unit accessed off of a side street. Carriage House with unit accessed off a backyard. b. Not allowed with a Cottage Court (14-2H-6H) 2. Number of Units Units per Primary Building 1 max. Primary Buildings per Design Site 1 max. House -Scale Building Key Allowed T# Not Allowed 60 Article H: Zones and Standards Public Review Draft —June 2021 Building Type Standards i Front Key - - ROW / Design Site Line Accessory Structure Setback Line Building Type 3. Building Size and Massing a. Height T3NE T3NG TONS UNM TOMS Max. 2 2 2 2 2 Number of Stories b. Main Body' Width 32' max. 0 Depth 24' max. Separation from Primary 15' min. Building' c. Standards (1) Carriage House shall not be taller or have a larger footprint than the primary building to which it is accessory. (2) Carriage House must comply with the ownership and occupancy standards of 14-4C-2A (Accessory Apartments). ' Includes garage story. ' Carriage House may be connected to primary building by an uninhabitable space including, but not limited to a breezeway. Front Frontage type not required a. Main Entrance Location at Side Street, alley or internal 0' to design site. b. The main entrance shall not be through a garage. a. Driveway and parking location shall comply with standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. 7. Open Space a. Private Open Space Not required. Public Review Draft -June 2021 Article H: Zones and Standards 61 rT A we Al 4 r ty 5 r glib •ram ,-- �. - .��;_ -. :AMM - - R 1. Description 2. Number of Units T3NE T# Building Type Standards ----- - - - - - II I m of m Front Key ---- ROW / Design Site Line Building Type ---- Setback Line ❑ Accessory Structure a. Height T3NE Max. Number of Stories 2.5 b. Main Body' Width 55' max. Q Depthz 55' max. 0 c. Wing(s)' Width 20' max. Depth 20' max. '0 Separation between wings 15' min. Offset from Main Body 5' min.' d. Standards (1) Facades facing a street or civic space must be designed in compliance with 14-2H-7 (Architectural Element Standards). (2) Maximum one Carriage House is allowed per 14-2H-6C (Carriage House). (3) Rooftop Room allowed on uppermost roof per 14-2H-7F (Rooftop Room). ' In compliance with the standards of the zone. z When a porch is designed to extend the full width of the front facade (excluding garages), the maximum main body depth may be increased by five feet 3 Except when used for parking, front parking setback shall comply with standards in Item 7 (Parking) of the zone. ---------------- - - - - - - - i , I I m 7­7 1­7­7 T to Front Key ---- ROW / Design Site Line Frontage Type ----- Setback Line ❑ Private Open Space 4. Allowed Frontage Types Porch Projecting 14-2H-8C Porch Engaged 14-2H-8D Dooryard 14-2H-8E Stoop 14-2H-8F 5. Pedestrian Access a. Main Entrance Location at Front street, Side Street or O Passa e. 6. Vehicle Access and Parking a. Driveway and parking location shall comply with Q standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. 7. Open Space a. Private Open Space Area Per Unit 400 sf min. b. Standards (1) Driveways shall not be included in private open space calculation. (2) Required private open space shall be located behind the main body of the building. (3) Required private open space may only be paved with decorative paving. Public Review Draft —June 2021 Article H: Zones and Standards 63 Building Type Standards Two-story House Small with o gable roof and projecting porch. Two-story House Small with engaged porch. Example of House Small with front stoop. 64 Article H: Zones and Standards a. A small -to -medium-sized detached building with one unit, small -to -medium setbacks, a rear yard, and located within a low -intensity walkable neighborhood. 2. Number of Units Units per Primary Building 1 max. Primary Buildings per Design Site 1 max. House -Scale Building THE T4N5 I T4NM I T4M5 Key Allowed T# Not Allowed Public Review Draft —June 2021 Building Type Standards Front Key ---- ROW / Design Site Line Building Type ❑ Accessory Structure 3. Building Size and Massing a. Height T3NG Max. Number of Stories 2.5 b. Main Body' Width 35' max. 0 Depthz 45' max. Q c. Wing(s)' Width 20' max. 0 Depth 20' max. '0 Separation between wings 15' min. Offset from Main Body 5' min.3 d. Standards (1) Facades facing a street or civic space must be designed in compliance with 14-2H-7 (Architectural Element Standards). (2) Maximum one Carriage House is allowed per 14-2H-6C (Carriage House). (3) Rooftop Room allowed on uppermost roof per 14-2H-7F (Rooftop Room). ' In compliance with the standards of the zone. z When a porch is designed to extend the full width of the front facade (excluding garages), the maximum main body depth may be increased by five feet 3 Except when used for parking, front parking setback shall comply with standards in Item 7 (Parking) of the zone. Front Key -••- ROW / Design Ste Line ❑ Frontage Type Setback Line ❑ Private Open Space 4. Allowed Frontage Types Porch Projecting 14-2H-8C Porch Engaged 14-2H-8D Dooryard 14-2H-8E Stoop 14-211-81' 5. Pedestrian Access a. Main Entrance Location at Front street, Side Street or O Passage. 6. Vehicle Access and Parking a. Driveway and parking location shall comply with Q standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. 7. Open Space a. Private Open Space Area Per Unit 300 sf min. b. Standards (1) Driveways shall not be included in private open space calculation. (2) Required private open space shall be located behind the main body of the building. (3) Required private open space may only be paved with decorative paving. Public Review Draft -June 2021 Article H: Zones and Standards 65 Building Type Standards 14-2H-6F Duplex Side -by -Side A distinct gable roof gives variety to this Duplex Side -by -Side. This Duplex's raised porch sits between two bay windows Example of Duplex Side -by -Side. a. A small -to -medium-sized detached building with small - to -medium setbacks and a rear yard. The building consists of two side -by -side units, both facing the street and within a single -building massing. This type has the appearance of a small -to -medium single-family home and is scaled to fit within lower -intensity neighborhoods. Units per Primary Building 2 max. Primary Buildings per Design Site 1 max. House -Scale Building T4N5 I T4NM I T4M5 Key Allowed T# Not Allowed 66 Article H: Zones and Standards Public Review Draft —June 2021 Building Type Standards I I j I j! I i I Front Key ---- ROW / Design Site Line Building Type ----- Setback Line 3. Building Size and Massing a. Height T3NE T3NG Max. Number of Stories 2.5 2.5 b. Main Body' Width 48' max. 0 Depth' 40' max. 0 c. Standards (1) Facades facing a street or civic space must be designed in compliance with 14-2H-7 (Architectural Element Standards). (2) Maximum one Carriage House is allowed per 14-211-6C (Carriage House). (3) Rooftop Room allowed on uppermost roof per 14-2H-7F (Rooftop Room). 1 In compliance with the standards of the zone. ' When a porch is designed to extend the full width of the front facade (excluding garages), the maximum main body depth may be increased by five feet 4. Allowed Frontage Types Porch Projecting 14-2H-8C Porch Engaged 14-211-81) Dooryard 14-2H-8E Stoop 14-2H-8F Key ---- ROW / Design Site Line ❑ Frontage Type ----- Setback Line ❑ Private Open Space 5. Pedestrian Access a. Main entrance location at Front Street, Side Street, or 0 Passage. b. Each unit shall have an individual entry facing the street on, or within 10' of the front facade. a. Driveway and parking location shall comply with 0' standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. 7. Open Space a. Private Open Space Area Per Unit 225 sf min. Dimension 15' min. b. Standards (1) Open space not required if building is located within 1,500 linear feet of a civic space. (2) Driveways shall not be included in private open space calculation. (3) Required private open space shall be located behind the main body of the building. (4) Required private open space may only be paved with decorative paving. Public Review Draft —June 2021 Article H: Zones and Standards 67 Standards 14-2H-6G Duplex Stacked a. A small -to -medium-sized detached building with small - to -medium setbacks and a rear yard. The building consists of two stacked units, both facing the street and within a single - building massing. This type has the appearance of a small - to -medium single-family home and is scaled to fit within lower -intensity neighborhoods. Units per Primary Building 2 max. Primary Buildings per Design Site 1 max. Example of Duplex Stacked. House -Scale Building T3NE T4NS T4NM T4MS Key Allowed T# Not Allowed Example of Duplex Stacked. 68 Article H: Zones and Standards Public Review Draft —June 2021 Building Type Standards Front Key ---- ROW / Design Site Line Building Type e b k in 3. Building Size and Massing a. Height T3NG Max. Number of Stories 2.5 b. Main Body' Width 36' max. Q Depth2 40' max. Q c. Wing(s)' Width 15' max. Q Depth 20' max. .Q Separation between wings 15' min. Offset from Main Body T min. Q d. Standards (1) Facades facing a street or civic space must be designed in compliance with 14-2H-7 (Architectural Element Standards). (2) Maximum one Carriage House is allowed per 14-2H-6C (Carriage House). (3) Rooftop Room allowed on uppermost roof per 14-2H-7F (Rooftop Room). 1 In compliance with the standards of the zone. z When a porch is designed to extend the full width of the front facade (excluding garages), the maximum main body depth may be increased by five feet 4. Allowed Frontage Types Porch Projecting 14-2H-8C Porch Engaged 14-2H-8D Dooryard 14-2H-8E Stoop 14-2H-8F Public Review Draft -June 2021 Key --•- ROW / Design Site Line Frontage Type Setback Line i_! Private Open Space a. Main entrance location at Front Street, Side Street, or Q Passaoe . b. Each unit shall have an individual entry facing the street on, or within 10' of the front facade. 6. Vehicle Access and Parking a. Driveway and parking location shall comply with Q standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. 7. Open Space a. Private Open Space Area Per Unit 225 sf min. Dimension 15' min. b. Standards (1) Open space not required if building is located within 1,500 linear feet of a civic space. (2) Driveways shall not be included in private open space calculation. (3) Required private open space shall be located behind the main body of the building. (4) Required private open space may only be paved with decorative paving. Article H: Zones and Standards 69 Building Type Standards 14-21-1-61-1 Cottage Court Small one-story Cottages are arranged around a well -landscaped space, creating an intimate court. Entries are arranged around a common space, One-story Cottage Court with small porches along court. a. A grouping of 3 to 9 small, detached buildings arranged to define a shared court open to the street. The shared court is common, private open space and takes the place of a private rear yard, thus becoming an important community - enhancing element. This type is scaled to fit within low -to - moderate -intensity neighborhoods and in non-residential contexts. b. Synonym: Bungalow Court Units per Primary Building 1 max.' Primary Buildings per Design Site 3 min.; 9 max. ' Most Rear Cottage (i.e. Cottage furthest from the street and located at the rear of the design site) may be a building with up to 3 units House -Scale Building Key Allowed T# Not Allowed 70 Article H: Zones and Standards Public Review Draft —June 2021 Building Type Standards �B Front Key ---- ROW / Design Site Line Building Type ---- Setback Line 3. Building Size and Massing a. Height T3NE T3NG TONS Max. Number of Stories 1.5 1.5 1.5 Max. Height to Mid -Point of Roof 18' 18' 18' b. Main Body' All Cottages Width 32' max. Q Depth 24' max. Q Most Rear Cottage Width 40' max. Depth 24' max. Or Separation between Cottages 10' min. c. Standards (1) Facades facing a street or civic space must be designed in compliance with 14-21-1-7 (Architectural Element Standards). (2) Maximum one Carriage House is allowed per 14-21-1-6C (Carriage House). ' In compliance with the standards of the zone. 4. Allowed Frontage Types Porch Projecting 14-21-1-8C Dooryard 14-21-1-8E Stoop 14-21-1-81' Front Key ---- ROW / Design Site Line Frontage Type ---- Setback Line Private Open Space a. Shared court shall be accessible from front street. O b. Main entrance location to units from shared court, Front Street, Side Street, or Passage. c. Pedestrian connections shall link all buildings to the public ROW, shared court, and parking areas. 6. Vehicle Access and Parking a. Driveway and parking location shall comply with standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. c. Spaces may be individually accessible by the units and/or a common parking area located at rear side of design site. 7. Open Space a. Private Open Space Width 15' min. O Depth 60' min. (3-4 units); O Size 70' min. (5-9 units) b. Standards (1) Driveways shall not be included in private open space calculation. (2) Shared court(s) may be used for stormwater management if designed as integral site element (rain garden or bioswale) and does not visually detract from the frontage of each cottaae facina the court. (3) Required private open space may only be paved with decorative paving. Public Review Draft —June 2021 Article H: Zones and Standards 71 Building Type Standards 14-2H-61 Multiplex Small This Multiplex Small shares a single entry off of o forecourt allowing maximum natural light and ventilation to the four units. Multiplex Small with a raised porch entry. Multiplex Small with stoop entry and balcony above. a. A medium-sized detached building that consists of 3 to 6 side -by -side and/or stacked units, typically with one shared entry or individual entries along the front. This type has the appearance of a medium-sized single-family house and is scaled to fit as a small portion of low- to moderate -intensity neighborhoods. b. Synonym: Triplex to Sixplex Units per Primary Building 3 min.; 6 max. Primary Buildings per Design Site 1 max. House -Scale Building T3NE T4NM I T4M5 Key Allowed T# Not Allowed 72 Article H: Zones and Standards Public Review Draft —June 2021 Building Type Standards Front Key ---- ROW / Design Site Line Building Type Setback Line a. Height T3NG TONS Max. Number of Stories 2.5 2.5 b. Main Body' Width 50' max. Q Depth2 50' max. 0 c. Wing(s)1 Width 20' max. 0 Depth 30' max. Q Separation between wings 15' min. Offset from Main Body T min. d. Standards (1) Facades facing a street or civic space must be designed in compliance with 14-2H-7 (Architectural Element Standards). (2) Maximum one Carriage House is allowed per 14-2H-6C (Carriage House). 1 In compliance with the standards of the zone. z When a porch is designed to extend the full width of the front facade (excluding garages), the maximum main body depth may be increased by five feet 4. Allowed Frontage Types Porch Projecting 14-2H-8C Porch Engaged 14-2H-8D Dooryard 14-2H-8E Stoop 14-2H-8F Public Review Draft —June 2021 Front Key ---- ROW / Design Site Line E Frontage Type Setback Line C7 Private Open Space 5. Pedestrian Access a. Main Entrance Location at Front street, Side Street or 0 b. Each unit may have an individual entry from the sidewalk 6. Vehicle Access and Parking a. Driveway and parking location shall comply with 0 standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. a. Private Open Space Area 225 sf min. Dimension 15' min. b. Standards (1) Open space not required if building is located within 750 linear feet of a civic space. (2) Driveways shall not be included in private open space calculation. (3) Required private open space shall be located behind the main body of the building. (4) Required private open space may only be paved with decorative paving. Article H: Zones and Standards 73 Building Type Standards 14-21-1-6J Multiplex Large This Multiplex Large is to read as a house, while using the corner to provide two separate entries. Multiplex Large with a recessed stoop entry. `■,�,. ■1�[�Il���ri� lu:::nl���iii�lii M���- p� Ile. Multiplex Large with a projecting porch and balconies above. a. A medium -to -large -sized detached building that consists of 7 to 12 side -by -side and/or stacked units, typically with one shared entry or individual entries along the front for the ground floor units. This type is scaled to fit in within moderate -intensity neighborhoods or as a small portion of lower -intensity neighborhoods. Synonym: Mansion Apartment Units per Primary Building 7 min.; 12 max. Primary Buildings per Design Site 1 max. House -Scale Building T3NE I T3NG I TONS T4MS Key Allowed FT# Not Allowed 74 Article H: Zones and Standards Public Review Draft —June 2021 Building Type Standards Front Key ---- ROW / Design Site Line Building Type ---- Setback Line 3. Building Size and Massing a. Height T4NM Max. Number of Stories 3.5 b. Main Body' Width 60' max. Q Depth' 60' max. Q c. Wing(s)1 Width 20' max. 0 Depth 40' max. Q Separation between wings 15' min. Offset from Main Body T min. d. Standards (1) Facades facing a street or civic space must be designed in compliance with 14-2H-7 (Architectural Element Standards). (2) Maximum one Carriage House is allowed per 14-2H-6C (Carriage House). 1 In compliance with the standards of the zone. ' When a porch is designed to extend the full width of the front facade (excluding garages), the maximum main body depth may be increased by five feet 4. Allowed Frontage Types Porch Projecting 14-2H-8C Stoop 14-2H-8F Forecourt 14-2H-8G Terrace 14-2H-81 Key ---- ROW / Design Site Line Frontage Type ---- Setback Line Private Open Space 5. Pedestrian Access a. Main Entrance Location at Front street, Side Street or 0 Passage b. Units located in the main body shall be accessed by a common entry along the front street. c. On corner design sites, units in a secondary wing may enter from the side street. 6. Vehicle Access and Parking a. Driveway and parking location shall comply with 0 standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. Open Space a. Private Open Space Area 225 sf min. Dimension 15' min. b. Standards (1) Open space not required if building is located within 750 linear feet of a civic space. (2) Driveways shall not be included in private open space calculation. (3) Required private open space shall be located behind the main body of the building. (4) Required private open space may only be paved with decorative paving. Public Review Draft —June 2021 Article H: Zones and Standards 75 Building Type Standards 14-21-1-6K Townhouse Four Townhousesjoined under one hip roof. Townhouses with minimal separations between each. 1. Description A small -to -large -sized, typically attached, building with a rear yard that consists of 3 to 8 Townhouses placed side -by -side. Each Townhouse consists of 1 unit or, up to 3 stacked units as allowed by the zone. As allowed by the zone, this type may also be detached with minimal separations between buildings. This type is typically located within moderate -to - high intensity neighborhoods, or near a neighborhood main street. Synonym:Rowhouse 2. Number of Units Units per Primary Building 1 max. 3 max. in T4NM-0; T4MS Primary Buildings per Design Site 1 max. House -Scale Building, 2-3 individual Townhouses max. per row T3NE T4N5 T4NM T4M7S Block -Scale Building, 4-8 individual Townhouses max. per row Key Allowed FT# Not Allowed 76 Article H: Zones and Standards Public Review Draft —June 2021 Front Street Key ---- ROW/ Design Site Line Building Type ---- Setback Line ❑ Accessory Structure a. Height T3NG TONS UNM TOMS Max. Number of 2.5 2.5 3.5 3.5 Stories b. Main Body' Width 18' min.; 30' max. 0 Depth' 50' max. 0 Max. Width per 90' 120' 100, 200' 0 c. Wing(s)' Width 15' max. Depth 15' max. Separation between wings 8' min. 0 d. Standards (1) Facades facing a street or civic space must be designed in compliance with 14-2H-7 (Architectural Element Standards) (2) Maximum one Carriage House is allowed per 14-2H-6C (Carriage House). (3) In T4NM-O and T4MS, each Townhouse may be divided vertically into 3 units. In compliance with the standards of the zone. ' When a porch is designed to extend the full width of the front facade (excluding garages), the maximum main body depth may be increased by five feet Front Key ---- ROW / Design Site Line ❑ Frontage Type Setback Line ❑ Private Open Space 4. Allowed Frontage Types Porch Projecting 14-2H-8C Porch Engaged 14-2H-8D Dooryard 14-2H-8E Stoop 14-2H-8F Terrace 14-2H-81 5. Pedestrian Access a. Main Entrance Location at Front street, Side Street or Passage b. Each unit shall have an individual entry facing a street. 6. Vehicle Access and Parking a. Driveway and parking location shall comply with standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. 7. Open Space a. Private Open Space Area Per Primary Building 64 sf min. Dimension 8' min. b. Standards (1) Driveways shall not be included in private open space calculation. (2) Required private open space shall be located behind the main body of the building. (3) Required private open space may only be paved with decorative paving. Public Review Draft —June 2021 Article H: Zones and Standards 77 Building Type Standards 14-2H-6L Courtyard Building Small Single -story Courtyard Building. Two-story Courtyard Building. a. A building that consists of multiple attached and/or stacked units, accessed from a shared courtyard. The shared court is common, private open space and takes the place of a rear yard. This type is typically integrated as a small portion of lower -intensity neighborhoods or more consistently into moderate -to -high -intensity neighborhoods. b. Synonym: Courtyard Apartment Units per Primary Building 10 min.; 16 max. Primary Buildings per Design Site 1 max.' I Primary building may be designed as up to two adjacent buildings not more than 15' apart House -Scale Building THE I T3NG UM5 Key Allowed FT# Not Allowed 78 Article H: Zones and Standards Public Review Draft —June 2021 Building Type Standards Key Front ROW / Design Site Line E Building Type ---- Setback Line c. Height TONS T4NM Max. Number of Stories 2.5 3.5 d. Main Body' Width 100' max. 0 Depth' 100' max. Q e. Standards (1) Facades facing a street or civic space must be designed in compliance with 14-2H-7 (Architectural Element Standards). (2) Maximum one Carriage House is allowed per 14-2H-6C (Carriage House). (3) Rooftop Room allowed on uppermost roof per 14-2H-7F (Rooftop Room). In compliance with the standards of the zone. 2 When a porch is designed to extend the full width of the front facade (excluding garages), the maximum main body de th may be increased by five feet 4. Allowed Frontage Types Porch Projecting 14-2H-8C Porch Engaged 14-2H-8D Stoop 14-2H-8F Terrace 14-2H-8J The above frontage types are also allowed within courtyard(s) in compliance with courtyard size requirements. Key ROW / Design Site Line Setback Line Frontage Type Private Open Space 5. Pedestrian Access a. Main Entrance Location at Courtyard, Front street, Side Q Street or Passage 6. Vehicle Access and Parking a. Driveway and parking location shall comply with '0 standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. 7. Open Space a. Private Open Space Width 30' min. Depth 50' min. b. Standards (1) Courtyard(s) shall be accessible from the front street. (2) Multiple courtyards are required to be connected via a passage through or between buildings. (3) Building shall define at least three sides of the courtyard. (4) Courtyard(s) may be used for stormwater management if designed as integral site element (rain garden or bioswale) and does not visually detract from the frontage of each building facing the courtyard. (5) Required private open space may only be paved with decorative paving. Public Review Draft —June 2021 Article H: Zones and Standards 79 Building Type Standards 14-2H-6M Courtyard Building Large 1. Description a. A building that consists of multiple attached and/or stacked units, accessed from one or more shared courtyards. The shared court is common, private open space. This type is typically integrated into moderate -to -high -intensity neighborhoods and on Main Streets contexts. b. Synonym: Courtyard Apartment Units per Primary Building 18 min.; 24 max. Primary Buildings per Design Site 1 max.' ' Primary building may be designed as up to three adjacent buildings not more than 15' apart. Block -Scale Building T3NE I T3NG I UN5 I UNM Key Allowed FT# Not Allowed 80 Article H: Zones and Standards Public Review Draft —June 2021 Building Type Standards Front Key ---- ROW / Design Site Line Building Type ---- Setback Line 3. Building Size and Massing a. Height TOMS Max. Number of Stories 3.5 b. Main Body' Width 100' max. 0 Depth 140' max. Q c. Standards (1) Facades facing a street or civic space must be designed in compliance with 14-2H-7 (Architectural Element Standards). (2) Maximum one Carriage House is allowed per 14-2H-6C (Carriage House). In compliance with the standards of the zone. 4. Allowed Frontage Types Stoop 14-2H-8F Shopfront 14-2H-81 Terrace 14-2H-81 Gallery 14-2H-8K The above frontage types are also allowed within courtyard(s) in compliance with courtyard size requirements. Key ---- ROW / Design Site Line Frontage Type ---- Setback Line 0 Private Open Space a. Main Entrance Location at Courtyard, Front street, Side 0 Street or Passacle 6. Vehicle Access and Parking a. Driveway and parking location shall comply with standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. 7. Open Space a. Private Open Space Width 30' min. Depth 70' min. Q b. Standards (1) Courtyard(s) shall be accessible from the front street. (2) Multiple courtyards are required to be connected via a passage through or between buildings. (3) Building shall define at least three sides of the courtyard. (4) Courtyard(s) may be used for stormwater management if designed as integral site element (rain garden or bioswale) and does not visually detract from the frontage of each building facing the courtyard. (5) Required private open space may only be paved with decorative paving. (6) Ground floor of building(s) shall align with at least 75% of the courtyard(s) perimeter. Public Review Draft —June 2021 Article H: Zones and Standards 81 Building Type Standards 14-2H-6N Main Street Building Multiple Main Street Buildings join to forma block with retail below and residential uses above encouraging walkability. Awnings articulate groundfloorretail, with offices obove. Example of a Main Street Building. a. A small -to -large -sized building, typically attached, but may be detached, intended to provide a vertical mix of uses with ground -floor retail, office or service uses and upper - floor service or residential uses. This type makes up the primary component of neighborhood and downtown main streets, therefore being a key component to providing walkability. 2. Number of Units Units per Primary Building Unrestricted' Primary Buildings per Design Site 1 max. 1 Number of units restricted by Iowa City's adopted Building Code, Fire Code, and Housing Code standards. Block -Scale Building T3NE I T3NG I T4N5 I T4NM Key Allowed T# Not Allowed 82 Article H: Zones and Standards Public Review Draft —June 2021 Building Type Standards Front Street Key ---- ROW / Design Site Line ---- Setback Line 3. Building Size and Massing a. Height Building Type T4MS Max. Number of Stories 3.5 b. Main Body' Width 200' max. 0 Depth 120' max. Q c. Standards (1) Facades facing a street or civic space must be designed in compliance with 14-2H-7 (Architectural Element Standards). (2) Maximum one Carriage House is allowed per 14-2H-6C (Carriage House). In compliance with the standards of the zone. 4. Allowed Frontage Types Dooryardl 14-2H-8E Stoop' 14-2H-8F Forecourt 14-2H-8G Maker Shopfrontl 14-2H-8H Shopfront 14-2H-81 Terrace 14-2H-81 Gallery 14-2H-8K Arcade 14-2H-8L 1 Only on Neighborhood (side) streets and min. 60' from front of design site. Public Review Draft —June 2021 rront xreet Key -•-- ROW / Design Site Line Frontage Type ---- Setback Line 5. Pedestrian Access a. Upper floor units shall be accessed by a common entry 0 along the front street. b. Ground floor units may have individual entries along the r0 Neighborhood (side) street if min. 60' from Main Street. c. On corner design sites, units may enter from the side Q street. 6. Vehicle Access and Parking a. Driveway and parking location shall comply with Q standards in Item 7 (Parking) of the zone. b. Alley access is required if alley exists. 7. Open Space a. Private Ooen Soace Not required Article H: Zones and Standards 83 Building Type Standards 84 Article H: Zones and Standards Public Review Draft —June 2021 Section 14-2H-7: Architectural Element Standards 14-2H-7A Purpose This Section establishes standards that supplement the zones standards to further refine the intended building form and physical character. 14-2H-713 Overview 1. Massing and Facade Articulation Standards. Facades on a street or civic space shall be designed in compliance with the standards of this Section. 2. General Standards. a. On corner buildings, front and side street facades shall have equal architectural treatment. b. Ground floor glazing on residential buildings shall be 30% minimum and on Shopfronts 75% minimum. c. Stairs must be integrated into the conditioned floor area of the building, as defined in the Iowa City Building Code, and cannot protrude beyond the building footprint. In addition, stairs must be designed in compliance with Section 14-2H-8 (Frontage Types). 3. Photos. All photos are illustrative, not regulatory. Public Review Draft —June 2021 Article H: Zones and Standards 85 Architectural Element Standards 14-2H-7C Tripartite Facade Articulation Example Df tnpartite fmade ❑rrxuJatmn A distinct base, middle, and top. El A Figure 14-2H-7C-1: Diagram of Tripartite Fagade Articulation Tripartite architecture uses architectural elements to delineate the base, middle and top. The ground floor fa4ade composes the base. The building element and features above or including the uppermost occupied floor, including parapet walls and eaves, compose the top. 2. Applicability Buildings of at least 2 stories three distinct sections: a. Base. The base of a building shall be distinguished from the middle through the use of string courses, cornice expression, or installation or awnings or b.Middle. For a building that is 2 stories or less, a lij middle section is not required; only a top and a base. c. Top. For a building that is 3 or more stories, the top 0 shall be delineated with some form of cornice expression, either with trim material, brackets and panels, eave details, or accentuated masonry. d. Where the exterior wall material changes along the vertical plane of a building, the materials must be separated by a horizonal band, such as a belt course, soldier course, or band board or other trim appropriate to the building materials being used. 86 Article H: Zones and Standards Public Review Draft —June 2021 Architectural Element Standards 14-2H-7D Architectural Recession(s) Fxampie of a vrbtecturm'rnarsswns foot errand from base to top. Figure 14-2H-7D-1: Diagram of Architectural Recessions r Ty Architectural recessions modulate the apparent size and scale of a building by recessing a portion(s) of the facade as an architectural element(s) or space(s) from the plane(s): a recessed entry from the sidewalk, a loggia or recessed balcony cut into the plane of the facade. Buildings of at least 2 stories and over 50' long, except for the House Large (14-2H-6D), House Small (14-2H-6E,) Duplex Side -by -Side (14-2H-6F), and Duplex Stacked (14-2H-6G) buildinq tvpes. 3. Standards / General Character Recession Height If ground floor is recessed, 0 recession shall extend through the buildina mass Recession Width Buildings 50'-100' long 12' min. (distributed in up to 2 Q locations) Buildings > 100' long 20' min. (distributed in at least 2 Depth 16" min. O Public Review Draft —June 2021 Article H: Zones and Standards 87 Architectural Element Standards 14-2H-7E Corner Flew Mixed -use building with oComer Element � �� h - - - Figure 14-2H- 7E-7:Diagram ofComer Element 88 Article H:Zones and Standards � Acorner element gives visual importance tvcorner and further shape the public realm. Optional architectural element for Main Street Building the buildinq i lonq 3. Standards / General Character Footprint 10'x10'min. Projection from faqade Xmin. 0 Top story height ' , Corner element may exceed maximum height allowed by the zone hyupto1U'when the highest story onthe building isot the maximum height allowed bythe zone. Public Review Draft -June 2021 Architectural Element Standards 14-2H-7F Rooftop Room Example of a Rooftop Room. Examp.'r of a Rooftop Raven. Figure 14-2H-7E-1: Diagram of Rooftop Room Public Review Draft —June 2021 A Rooftop Room is a small enclosed or unenclosed room on the uppermost roof of house -scale buildings. Optional architectural element as allowed by Item 3 (Building Size and Massing) of the building type. a.Standards Interior clear dimensions 12' max. Q Floor -to -Ceiling Height 10' max. 0 Overall Height 14' max. Side setback from building edge 5' min. Q. Rear setback from building edge 15' min. Opening or glazing on each side 75% min. of room b.General Character (1) Materials shall be consistent with the primary building. (2) Exterior access allowed in compliance with Title 17 Building and Housing Code, and Title 7, the Fire Code, Chapter 7-1 of the Iowa City Code of Ordinances. (3) Roof shall be consistent with roof style of primary building. (4) Openings shall be vertically proportioned or square. (5) Openings may be glazed. (6) Shutters, when present, shall be of sufficient width to cover the adjacent opening. Article H: Zones and Standards 89 Architectural Element Standards 90 Article H: Zones and Standards Public Review Draft —June 2021 Section 14-2H-8: Frontage Type Standards 14-2H-8A Purpose This Section establishes standards for all frontages. Frontages are the components of a building that provide the transition and interface between the public realm (street and sidewalk) and the private realm (yard or building). 14-21-1-88 General Frontage Type Standards Nomenclature. The names of the frontage types indicate their particular configuration or function and are not intended to limit uses within the associated building. For example, a porch may be used by non-residential uses including, but not limited to a restaurant or office as allowed by the zone. 2. Allowable Frontage Types. a. Frontage types not listed in Item 8 (Frontages) of the zone are not allowed in that zone. b. Each building may have multiple frontage types in compliance with the allowed types in Item 4 (Allowed Frontage Types) of each building type. Frontage types not listed in Item 4 (Allowed Frontage Types) of the building type are not allowed on that building type. 3. Location. Each frontage type shall be located in compliance with the facade zone per Item 5 (Building Placement) of the zone (14-21-1-2) and with the building type location of frontage standard (14-21-1-66-5). 4. Entries and Access. a. Along street frontages and passages, sliding doors are prohibited as building entries. Sliding doors may not be used as a primary means of entrance to any building or residential unit. b. Access to entrance doors of individual dwelling units located above the ground floor level must be provided from an enclosed lobby or corridor and stairway. Unenclosed or partially enclosed exterior stairways are not allowed as the primary means of access to dwelling units located above the ground level floor of the building. This provision does not preclude the use of fire egress structures. c. Dwelling units on the ground floor and their entrances must be connected to adjacent public right of ways, and to parking areas and other on -site facilities. S. Diversity of Frontage Types. Except in the T4MS zone, there shall be a mix of at least two different frontage types within each block, using only the types allowed in the zone. 6. Standards. Standards are stated for the front of a design site and are to be adjusted for side street facades in compliance with the setbacks of the zone. Public Review Draft —June 2021 Article H: Zones and Standards 91 Standards 14-2H-8C Porch Projecting Example of a Projecting Porch. Example of a Projecting Porch. Example of a glassed -in Projecting Porch. 1. Description The main facade of the building is set back from the front design site line with a covered structure encroaching into the front setback. The resulting setback area can be defined by a fence or hedge to spatially define the edge of the street. The Porch may be one or two stories and is open on three sides. Key m Allowed FT# Not Allowed General Note: Photos on this page are illustrative, not regulatory. 92 Article H: Zones and Standards Public Review Draft —June 2021 Frontage Type Standards Setback ROW Street Key ---- ROW / Design site Line ---- Setback Line Width, Clear 15' min.' 0 Depth, Overall Elevated <12" from average finish grade 8' min. Elevated >12" from average finish grade 6' min. Height, Clear 8' min. Stories 2 stories max.' Pedestrian Access Width 3' min. Utility Easement Area as identified by the applicable abutting Thoroughfare Type (14-2H-9). 1 Clear width reduce to 8' when applied to Cottage Court (14-2H-6H) building type. Story height maximum reduced to 1 story. Setback ROW Street a. Porch shall be open on three sides and have a roof. Clear glass may be installed between the porch columns if the minimum size of individual panes is 12". Chapter 8 - Page 93 Standards 14-2H-8D Porch Engaged Example of an Engaged Porch. Example of a 2-story Engaged Porch. Example of an Engaged Porch. A portion of the main facade of the building is set back from the front design site line to create an area for a covered structure that projects from the facade that is set back. The Porch may project into the front setback. The resulting yard may be defined by a fence or hedge to spatially define the edge of the street. The Porch may be one or two stories and may have two or three adjacent sides that are engaged to the buildina with at least one side open. Key AllowedF—T#7 Not Allowed General Note: Photos on this page are illustrative, not regulatory. 94 Article H: Zones and Standards Public Review Draft —June 2021 Frontage Type Standards Setback ROW Street Key ---- ROW / Design site Line ---- Setback Line Width, Clear 15' min. 0 Depth, Overall Elevated <12" from average finish grade 8' min. Elevated >12" from average finish grade 6' min. Height, Clear 8' min. Stories 2 stories max. Pedestrian Access Width 3' min. Utility Easement Area as identified by the applicable abutting Thoroughfare Type (14-2H-9). Setback ROW Street a. Up to 20% of the building facade and porch may project beyond the front setback line into the encroachment area for the zone. b. Porch shall be open at least on one side and have a roof. c. Clear glass may be installed between the porch columns if the minimum size of individual panes is 12". Chapter 8 - Page 95 Frontage Type Standards 14-2H-8E Dooryard Example of residential Dooryard. Example of commercial Dooryord. Example of residential Dooryard. 1. Description The main facade of the building is set back from the front design site line, which is defined by a low wall, hedge, or other allowed screening, creating a small private area between the sidewalk and the facade. Each Dooryard is separated from adjacent Dooryards. The Dooryard may be raised or at grade. Key Allowed FT# Not Allowed General Note: Photos on this page are illustrative, not regulatory. 96 Article H: Zones and Standards Public Review Draft —June 2021 Frontage Type Standards I I I I I I� Setback Street Key --•- ROW / Design site Line ---- Setback Line Depth, Clear 10' min.' 0 Length 15' min. 0 Distance between Glazing 4' max. 0 Depth of Recessed Entries 12" max. Q Pedestrian Access Width 3' min. Height of Dooryard Fence/Wall 36" max. 0 above Finish Level Utility Easement Area as identified by the applicable abutting Thoroughfare Type (14-2H-9). 1 Reduce to 8' when applied to Cottage Court (14-2H-6H) building type. Setback ROW Street a. For live/work, retail, service, and restaurant uses, the Shopfront Frontage Type is to be applied. b. Each Dooryard shall provide access to only one ground floor entry. Chapter 8 - Page 97 Standards 14-2H-8F Stoop Example of a Stoop with paired entries. Example of Stoops both perpendicular and parallel to the ROW. Example of Stoop providing access to multiple units. The main facade of the building is near the front design site line with steps to an elevated entry. The Stoop is elevated above the sidewalk to provide privacy along the sidewalk - facing rooms. Stairs or ramps from the Stoop may lead directly to the sidewalk or may be parallel to the sidewalk. Key m Allowed FT# Not Allowed General Note: Photos on this page are illustrative, not regulatory. 98 Article H: Zones and Standards Public Review Draft —June 2021 Frontage Type Standards Setback ROW Street Key ---- ROW / Design site Line ---- Setback Line Width, Clear 5' min. 0 Depth, Clear 3' min. 0 Height, Clear 8' min. 0 Stories 1 story max. Finish Level above Sidewalk 12" min. Q. Depth of Recessed Entries 12" max. Utility Easement Area as identified by the applicable abutting Thoroughfare Type (14-2H-9). I I 1:7 II Setback ROW Street a. Stairs may be perpendicular or parallel to the building facade. b. Ramps shall be parallel to facade or along the side of the buildina. c. Entry doors are covered or recessed to provide shelter from the elements. d. Gates are not allowed. e. All doors shall face the street. Chapter 8 - Page 99 Standards 14-2H-8G Forecourt Example of a Forecourt with Shopfronts. Example of a Forecourt in a mixed -use building. Example of a Foreoourt. The main facade of the building is at or near the front design site line and a portion is set back, extending the public realm into the design site for an entry court or shared garden space for housing, or as an additional shopping or restaurant seating area within retail and service areas. THE I T3NG I UN5 Key � Allowed FT# Not Allowed General Note: Photos on this page are illustrative, not regulatory. 100 Article H: Zones and Standards Public Review Draft —June 2021 Frontage Type Standards Setback ROW Street Key ---- ROW / Design site Line ---- Setback Line Width, Clear 15' min. Q Depth, Clear 15' min. Q Ratio, Height to Width 2:1 max. 0 Height from Sidewalk 12" max. Q Utility Easement Area as identified by the applicable abutting Thoroughfare Type (14-21-1-9). Figure 14-2H-8G-1: Diagram for Solar Orientation h<2w width (w) Setback ROW Street a. May be utilized to group several entries at a common elevation in compliance with the zone ground floor finish level standards. b. The proportions and orientation of these spaces shall comply with Figure 14-2H-8G-1 below for solar orientation and user comfort. c. Other frontage types as allowed in the zone may be applied to the front of the building and/or within the Forecourt. Chapter 8 - Page 101 Standards 14-2H-8H Maker Shopfront Example of a Maker Shopfront. The main facade of the building is at or near the front design site line with an at -grade or elevated entrance from the sidewalk. This type is only allowed on side streets from the adjacent main street and is intended for industrial artisan businesses to show their activity to people passing by on the sidewalk, as well as for retail sales of products made on -site. The Maker Shopfront may include a decorative roll -down or sliding door, including glazing and an awning that overlaps the sidewalk. T3NE I T3NG I UN5 I UNM Example of a Maker Shopfront. Key Allowed Tit Not Allowed General Note: Photos on this page are illustrative, not regulatory. Example of a Maker Shopfront. 102 Article H: Zones and Standards Public Review Draft -June 2021 Frontage Type Standards Setback/ROW Street Key ---- ROW / Design site Line ---- Setback Line Distance between Glazing 10" max. Ground Floor Glazing between 50% min. Sidewalk and Finished Ceiling Height Depth of Recessed Entries No max. Depth 5' min. Setback from Curb 2' min. Height, Clear 8' min. i 11 u Setback/ROW Street a. Rounded and hooped awning are not allowed. b. Glazing shall be clear and highly transparent. Reflective (mirrored) or colored glass is not permitted. Low-E glazing will reduce transparency, so is discouraged, but if used, the glass chosen should have a high visible light transmittance and low reflectivity. Such windows must allow views into the interior space Chapter 8 - Page 103 Standards 14-21-1-81 Shopfront Example of Shopfronts. The main facade of the building is at or near the front design site line with at -grade entrance along the sidewalk. This type is intended for service, retail, or restaurant use and includes substantial glazing between the Shopfront base and the ground floor ceiling and may include an awning that overlaps the sidewalk. THE I T3NG I UNs I UNM Example of a Shopfront. Key � Allowed FT# Not Allowed General Note. Photos on this page are illustrative, not regulatory. Example of a Shopfront. 104 Article H: Zones and Standards Public Review Draft —June 2021 Frontage Type Standards Setback/ROW Street Key --- ROW / Design site Line ----- Setback Line Distance between Glazing 2" max. Ground Floor Glazing between 75% min. Sidewalk and Finished Ceiling Height Depth of Recessed Entries 5' max. Shopfront Base 6" min.; 30" ma)e Depth 5' min. 0 Setback from Curb 2' min. Height, Clear 8' min. Setback/ROW Street a. Residential types of windows are not allowed. b. Rounded and hooped awning are not allowed. c. Glazing shall be clear and highly transparent. Reflective (mirrored) or colored glass is not permitted. Low-E glazing will reduce transparency, so is discouraged, but if used, the glass chosen should have a high visible light transmittance and low reflectivity. Such windows must allow views into the interior space Chapter 8 - Page 105 Frontage Type Standards 14-2H-8J Terrace Example of a Terrace with low -wall seating. Example of o Terrace. The main facade is at or near the front design site line with steps leading to an elevated area providing public circulation along the facade. This type is used to provide outdoor areas along the sidewalk for housing or to accommodate an existing or intended grade change for retail, service or office uses. THE I T3N6 I UN5 Key � Allowed FTit Not Allowed General Note., Photos on this page are illustrative, not regulatory. 106 Article H: Zones and Standards Public Review Draft —June 2021 Frontage Type Standards Setback ROW Street Key ---- ROW / Design site Line ---- Setback Line Depth of Terrace Residential 8' min. Non-residential 12' min. Setback ROW Street 0 a. Terrace shall also follow the standards for the Shopfront Frontage Type, when the Shopfront Frontage Type is an allowed frontage type in the zone. Finish Level above Sidewalk 24" max. 0 Distance between Stairs 25' max. 0 Utility Easement Area as identified by the Q applicable abutting Thoroughfare Type (14-21-1-9). b. Where the frontage type requires the ground floor to be flush with the sidewalk, the terrace shall be considered to be the sidewalk. c. Low walls used as seating are allowed. Chapter 8 - Page 107 Standards 14-2H-8K Gallery A deep one-story Gallery providing covered outdoor dining. Example of a Gallery. A two-story Gallery with second storyunoovwed. The main facade of the building is setback from the front design site line and an at -grade covered structure, typically articulated with colonnade or arches, covers an area not in the right-of-way. This type may be one or two stories. When used in nonresidential settings, the Shopfront Type is included; when used in residential settings, Stoops, Dooryards, and Forecourts are included. ME I T3NG I UN5 I UNM Key m Allowed T# Not Allowed General Note: Photos on this page are illustrative, not regulatory. 108 Article H: Zones and Standards Public Review Draft —June 2021 Frontage Type Standards Setback Sidewalk I Sidewalk Street ROW Key ---- ROW / Design site Line ---- Setback Line Depth, Clear 8' min. 0 Ground Floor Height, Clear 12' min. 0 Height 2 stories max. i Sidewalk Street ROW 3. Miscellaneous a. Galleries shall also follow the standards for the 0 Shopfront Frontage Type. b. Habitable space 0 c. Second story of Gallery may be used as deck and may be covered by a roof. 0 d. Galleries shall have a consistent depth. e. Galleries are not allowed to project over the sidewalk in the public right-of-way. Chapter 8 - Page 109 Standards 14-2H-8L Arcade Example of an Arcade. Example of an Arcade. Example of an Arcade. 1. Description The main facade of the building is setback from the front design site line and the upper floor(s) contain habitable space overlapping the area below not in the right-of-way. When used in nonresidential settings, the Shopfront Type is included; when used in residential settings, Stoops, Dooryards, and Forecourts are included. THE I T3NG I UN5 I T4NM Key m Allowed Ts« Not Allowed General Note: Photos on this page are illustrative, not regulatory. 110 Article H: Zones and Standards Public Review Draft —June 2021 Frontage Type Standards ROW Key ---- ROW / Property Line ---- Setback Line Depth, Clear 10' min. 0 Ground Floor Height, Clear 12' min. Height 3 stories max. 0 3. Miscellaneous a. Arcades shall also follow the standards for the 10 Shopfront Frontage Type. b. Habitable space c. Arcades shall have a consistent depth. d. Arcades are not allowed to project over the sidewalk in the public right-of-way. Sidewalk I Sidewalk Street ROW Chapter 8 - Page 111 Frontage Type Standards 112 Article H: Zones and Standards Public Review Draft —June 2021 Section 14-2H-9: Thoroughfare Type Standards 14-2H-9A Purpose 1. The provisions of this Section are established to accomplish the following: 2. Provide a range of thoroughfare types to support the intended physical character of each zone. 3. Provide only thoroughfares that are multi -modal and interconnected in a network that disperses vehicular traffic with multiple routes to destinations. 4. Ensure that streets serve the needs of all users (automobiles, transit and service vehicles, pedestrians, and cyclists). 14-2H-9B General Thoroughfare Type Standards 1. This Section identifies the allowed thoroughfare types consistent with the intended physical character of each Form -Based Zone. 2. The individual standards of each thoroughfare type in this Section may be adjusted as part of the subdivision process. In considering adjustments, the Director of Public Works and the Director shall find that the proposed adjustment meets the following criteria: a. Supports the intended physical character of the zone abutting the thoroughfare(s). b. Maintains multiple modes of transportation (transit, pedestrians, bicycles, automobiles). c. Maintains sidewalks at least six feet wide. d. Maintains on -street parking for a majority of each block face. e. Maintains regularly spaced street trees. 3. Street trees shall be installed in the right-of-way by the owner. a. Where adjacent property will remain undeveloped, street trees shall be planted prior to acceptance of public improvements. b. Where adjacent property will be developed, trees shall be planted prior to issuance of a certificate of occupancy for each adjacent lot, with the following exception: (1) Where street trees cannot be installed prior to occupancy or commencement of a use due to seasonal conditions that may reduce survivability, the building official may grant a delay of installation until the seasonal calendar dates of June 1 or November 1, whichever occurs first, and the property owner must place in an escrow account, established with the City, an amount which will cover one hundred ten percent (110%) of the estimated cost of plants and installation. Public Review Draft —June 2021 Article H: Zones and Standards 113 Standards 14-2 H -9C Movement Type Main Street with Median �0 DO 0 0 A O0 0 Il A Slow ROW Width 100, 0 Pavement Width 50' (25' each side) p Traffic Lanes Bicycle Lanes Parking Lanes Median/Turn Pocket T3NE I T3NG I UN5 I UNM Drainage Collection Type Planter Type Landscape Type 2@10' 0 2@7' 0 2 @ 8', marked 0 10, 0 Curb and gutter 7' x 10' tree well Trees at 30' o.c. avg. Walkway Type 20' min. sidewalk 0 Curb Type Raised Key Allowed I T# I Not Allowed 114 Article H: Zones and Standards Public Review Draft —June 2021 Standards 14-21-1-91D Main Street without Median Movement Type Slow 2. Overall Widths ROW Width 80' 0 Pavement Width 36' Q T3NE I T3NG I UN5 I UNM Traffic Lanes 2 @ 10' O Bicycle Lanes None Parking Lanes 2 @ 8', marked O Median/Turn Pocket 4. Public Frontage Assembly Drainage Collection Type None Curb and gutter Planter Type 7' x 10' tree well Landscape Type Trees at 30' o.c. avg. Walkway Type 20' min. sidewalk Curb Type Raised Key Allowed I TS I Not Allowed Public Review Draft -June 2021 Article H: Zones and Standards 115 Standards 14-2H-9E Avenue 2 without Parking —0�00❑° 00�❑° 00�0— South 1-0 /D all North Movement Type Slow Drainage Collection Type Curb and gutter 2. Overall Widths ROW Width 100' 0 Planter Type Continuous planter; Q Pavement Width 35' (17'-6" each side) 0 15'-6" min. one side; 11'-6" min. one side 3. Lane Assembly Traffic Lanes 2 @ 11' ® Landscape Type Trees at 30' o.c. avg. Bicycle Lanes 2 @ 6' Q Walkway Type Sidewalk; 0 Parking Lanes None 6' min. one side'; Median/Turn Pocket 20' © 10' min. one side' Curb Type Raised Utility Easement 15' from ROW Q T3NET3NG T4NS T4NMT4M5 ' Plus 1' clearance from utility easement. Key Allowed I T# Not Allowed 116 Article H: Zones and Standards Public Review Draft —June 2021 Thoroughfare Type Standards 14-21-1-91' Avenue 2 with Future Parking © o ©o o 1 o 0 0© 0 South _ N North Movement Type Slow Drainage Collection Type Curb and gutter 2. Overall Widths Planter Type Continuous planter; ROW Width 100' 8' min. one side; Pavement Width 50' (25' each side) 0 4' min. one side 3. Lane Assembly Landscape Type Trees at 30' o.c. avg. Traffic Lanes 2 @ 11' 0 Bicycle Lanes 2 @ 6' O Walkway Type Sidewalk; Q 6' min. one side'; Parking Lanes (Future) 2 @ 7' © 10' min. one side' Median/Turn Pocket 20' 0 Curb Type Raised Utility Easement 15' from ROW T3NET3NG T4NS T4NMT4M5 Plus 1' clearance from utility easement. Key M Allowed I T# Not Allowed Public Review Draft -June 2021 Article H: Zones and Standards 117 Thoroughfare Type Standards 14-2H-9G Avenue 3 UE UEELFj="H West ri 0 VI East Movement Type Slow ROW Width 100' 0 Pavement Width 34' 0 3. Lane Assembly Traffic Lanes 2 @ 11' 0 Bicycle Lanes 2 @ 6' 0 Parking Lanes None Median/Turn Pocket None Drainage Collection Type Curb and gutter Planter Type Continuous planter; 24' min. one side; 18' min. one side Landscape Type Trees at 30' o.c. avg. Walkway Type Sidewalk; 10' min. one side; 5' min. one side Sidewalk/Planting 34' min. one side; Q 20'-6" min. one side Curb Type Raised Utility Easement 15' from ROW Plus 2' clearance from utility easement. Key Allowed I Tff Not Allowed 118 Article H: Zones and Standards Public Review Draft —June 2021 Thoroughfare Type Standards 14-2H-9H Avenue 4 West East WNW NORM. Movement Type Free Traffic Lanes 2 @ 11' Q 2. Overall Widths Bicycle Lanes None ROW Width 87' 0 Parking Lanes None Pavement Width 33' 0 Median/Turn Pocket 11', painted 0 T3NE T4M5 4. Public Frontage Assembly Drainage Collection Type Swale Planter Type 24' min. continuous 1011 planter Landscape Type Trees at 30' o.c. avg. Walkway Type Sidewalk; O 10' min. one side; S' min. one side Curb Type None Utility Easement 15' from ROW 0 Key Allowed T# Not Allowed Public Review Draft —June 2021 Article H: Zones and Standards 119 Thoroughfare Type Standards 14-21-1-91 Neighborhood Street 1 with Parking both sides D O © ® 0 ® © O� Movement Type Yield 2. Overall Widths ROW Width 70' 0 Pavement Width 28' Traffic Lanes 1 @ 12' Q Bicycle Lanes None Parking Lanes 2 @ 8', unmarked Or Median/Turn Pocket None Drainage Collection Type Curb and gutter Planter Type 14' min. continuous planter 0 Landscape Type Trees at 30' o.c. avg. Walkway Type S' min. sidewalk' 0 Curb Type Raised Where required, one side is open space without buildings in compliance with the Regulating Plan maps in the comprehensive plan. Utility Easement 10' from ROW I Plus 2' clearance from utility easement. Z 6 feet minimum if near park, civic space or school. Key Allowed I T# I Not Allowed 120 Article H: Zones and Standards Public Review Draft -June 2021 Thoroughfare Type Standards 14-21HI-9J Neighborhood Street 2 with Parking one side © O © O O © O � 8 Movement Type Yield ROW Width 70' 0 Pavement Width 26' p Traffic Lanes 1 @ 18' 0 Bicycle Lanes None Parking Lanes 1 @ 8', unmarked I Median/Turn Pocket None Drainage Collection Type Curb and gutter Planter Type 14' min. continuous planter Landscape Type Trees at 30' o.c. avg. Walkway Type 5' min. sidewalk' 0 Curb Type Raised Where required, one side is open space without Ip buildings in compliance with the Regulating Plan maps in the comprehensive plan. Utility Easement 10' from ROW ' Plus 2' clearance from utility easement. z 6 feet minimum if near park, civic space or school Key Allowed I T# I Not Allowed Public Review Draft —June 2021 Article H: Zones and Standards 121 Standards 14-2H-9K Alley Movement Type Yield 1' ® © e a. Widths ROW Width 20' p Pavement Width 20' p b. Additional Standards (1) A chamfered corner of 5' is required where two alleys connect. (2) Garage doors shall be setback min. 3' from ROW; max. 5' (3) Pedestrians share 20' section with vehicles and bicycles. Traffic Lanes 1 @ 20' Bicycle Lanes None Parking Lanes None Median/Turn Pocket 4. Public Frontage Assembly Drainage Collection Type None Valley gutter Planter Type Planter min. 5' x 10' between driveways 0 Landscape Type Trees at 50' o.c. avg. Walkway Type None p. Curb Type Rolled or flush Key Allowed TJt I Not Allowed 122 Article H: Zones and Standards Public Review Draft —June 2021 Thoroughfare Type Standards 14-21-1-91- Passage Movement Type Pedestrian/Bicycle a. Widths ROW Width 20' 0 Pavement Width 10' 0 b. Additional Standards (1) Side/front street adjoining design sites to comply with Section 14-21-1-9 (Frontage Standards). (2) Pedestrians share 10' section with bicycles. (3) See Sub -Section 14-21-1-61 (Passage) for additional standards. (4) Passage shall be open to the public at all times. Traffic Lanes None Bicycle Lanes 10', unmarked Parking Lanes None Median/rurn Pocket 4. Public Frontage None Assembly Planter Type Continuous planter Q min. 5' wide between access to design sites Landscape Type Trees at 50' o.c. Walkway Type Multipurpose path Key Allowed T# Not Allowed Public Review Draft —June 2021 Article H: Zones and Standards 123 Thoroughfare Type Standards 124 Article H: Zones and Standards Public Review Draft —June 2021 14-2H-10: Affordable Housing Incentives 14-2H-10A Purpose The purpose of this section is to: 1. Create a more inclusive, just and sustainable Iowa City; 2. Encourage the distribution of affordable housing throughout all areas of the City; 3. Promote the construction of housing that is affordable to the community's workforce; 4. Promote a balanced community that provides housing for people with diverse income levels; 5. To reduce the number of housing cost -burdened households; and 6. Promote household stability and reduce the threat of homelessness. Public Review Draft — June 2021 Article H: Zones and Standards 125 Affordable Housing Incentives 14-2H-10B Eligibility and Incentive Provisions Notwithstanding any contrary provisions in this Title, the provisions of this Section shall apply in all Form - Based Zones that allow residential uses. Owners that provide Affordable Housing not required pursuant to the Affordable Housing Annexation Policy or the Tax Increment Financing (TIF) Policies may utilize the following incentives: 1. Parking Reduction. No parking spaces shall be required for Affordable Housing. 2. Density Bonus. For building types that allow 4 or more dwelling units, the maximum number of dwelling units may be increased by 25% if all additional units are Affordable Housing. 3. Minor Adjustments to certain "Zone Standards" (14-2H-2). One of the following adjustments may be administratively approved in buildings that contain Affordable Housing units where the proposed adjustment fits the characteristics of the site and the surrounding neighborhood, and is consistent with the intent of the standard being adjusted and the goals of the Comprehensive and District Plans: a. Building type design site depth standards may be adjusted by up 15'. This provision may be combined with reductions for relocation of utility easement or addition of new Civic Space not shown in the future land use map up to a combined maximum of 25'. b. Building type design site width maybe adjusted by up to 15%. c. Minimum amount of fa4ade required within the fa4ade zone may be reduced by up to 20%. 4. Minor Adjustments to certain "Building Type Standards" (14-2H-6). One of the following adjustments may be administratively approved for buildings that contain Affordable Housing units where the proposed adjustment fits the characteristics of the site and the surrounding neighborhood, and is consistent with the intent of the standard being adjusted and the goals of the Comprehensive and District Plans: a. Building main body and wing standards may be adjusted by up to 15%. b. Maximum Building Height may be increased by up to 0.5 stories. 5. Additional Minor Adjustments. An additional minor adjustment each to "Zone Standards" described in subsection 132c and "Building Type Standards" described in subsection B2d may be administratively approved where Affordable Housing units are income restricted to households making 50 percent (50%) or less of the Area Median Income. 126 Article H: Zones and Standards Public Review Draft —June 2021 Affordable Housing Incentives 14-2H-10C Definitions For purposes of this section, the following definitions shall apply to these terms: 1. AFFORDABLE HOUSING: The collective reference to 'owner -occupied affordable housing" and/or "affordable rental housing", as those terms are defined herein. 2. AFFORDABLE RENTAL HOUSING: Housing that is rented for no more than the HUD fair market rent for the Iowa City, Iowa, HUD metro FMR area, as adjusted annually, and rented to an income eligible household, or housing that has received Low Income Housing Tax Credits (LIHTC) through the Iowa Finance Authority and rented for no more than the LIHTC rent limits for Johnson County, as adjusted annually, and rented to an income eligible household. 3. INCOME -ELIGIBLE HOUSEHOLD: Except as set forth herein, a household is an income eligible household for purposes of purchasing an owner -occupied affordable housing dwelling unit if that household has an annual income equal to or less than eighty percent (80%) of the area median income (AMI) for Iowa City, as adjusted annually. Except as set forth herein, a household is an income eligible household for leasing affordable rental housing if that household has an annual income equal to or less than sixty percent (60%) of the AMI for Iowa City, as adjusted annually. Households with greater than one hundred thousand dollars ($100,000) in assets, excluding Retirement Assets, are not income eligible households. 4. OWNER -OCCUPIED AFFORDABLE HOUSING: Housing that is sold at a price no greater than the most current published housing and urban development (HUD) homeownership sale price limit for existing and new homes to an income eligible household. 5. RETIREMENT ASSETS: Financial assets whose liquidity is limited or penalized until a person reaches retirement age, including, but not limited to 401(k)s, IRAs, pension accounts, IPERS, and TIAA-CREF, not including distribution of or income from the assets. 14-21-1-10D General Requirements 1. Methods of Achieving Affordable Housing. Affordable Housing may be provided through one or both of the following methods: a. Onsite owner -occupied affordable housing; or b. Onsite affordable rental housing. 2. Affordable Housing Agreement and Deed Restriction. Upon approval of an affordable housing incentive, the property owner shall enter into an agreement with the City establishing which method(s) it will utilize and detailing how it will satisfy the obligations of this code, including details of the applicable programming and development requirements. This agreement must be executed prior to issuance of a building permit for the project receiving the affordable housing incentive. The City Manager is hereby given the authority to execute such an agreement, which shall be recorded in the Office of the Johnson County Recorder at owner's expense. A deed restriction memorializing these obligations and limitations shall be recorded contemporaneously therewith at the Owner's cost. 3. Term of Affordability. An Affordable Housing dwelling unit shall remain so for no less than twenty (20) years from the issuance of the certificate of occupancy for the dwelling unit and recording of the deed restriction described below. 4. Remedy. Failure by the owners to verify income in accordance with the provisions and rules of this Article is a violation of this Article. Public Review Draft — June 2021 Article H: Zones and Standards 127 Affordable Housing Incentives 14-2H-10E Owner -Occupied Affordable Housing Owner -occupied affordable housing must satisfy the general requirements set forth in Section 14-2H-10D and the following requirements: 1. Development Requirements. Dwelling Unit Size and Quality: The affordable housing dwelling unit size shall be at least eighty percent (80%) of the floor area for the market rate dwelling units of the same type, shall have the same number of bedrooms, and shall be of similar quality, or as approved by the City Manager or designee. Where a housing development contains a variety of bedroom counts per dwelling unit, the percentage of affordable dwelling units with a particular number of bedrooms shall be equal to the percentage of non -set -aside dwelling units with the same number of bedrooms. b. Location: Affordable housing dwelling units shall be distributed throughout the development to achieve integration and avoid concentration or segregation of the affordable housing dwelling units, unless approved by the City Manager or designee. c. Timing of Construction: The affordable housing dwelling units shall be constructed and issued a certificate of occupancy concurrently with or prior to the market rate dwelling units in the development. 2. Program Requirements. a. Occupancy. An affordable housing dwelling unit shall, at all times during the term of affordability, be occupied by an income eligible household as the household's primary residence. b. Income Verification. The Owner shall determine annual household income according to the HUD part 5, section 8 regulations on annual income codified in 24 CFR 5.609, as amended, and verified by the City prior to close of the sale. c. Rental Restriction. An owner -occupied affordable housing unit may not be rented, except an owner may rent or lease a bedroom in the unit. d. Sale Restrictions. The following sales restrictions apply to all owner -occupied affordable housing, compliance with which shall be verified by the City Manager, or designee, prior to closing on the sale. (1) Approved Purchasers: A seller of an affordable dwelling unit must sell the unit only to an income -eligible household. Seller shall determine a potential buyer's annual household income according to the HUD part 5, section 8, regulations on annual income codified in 24 CFR 5.609, as amended. (2) Sale Price: The sale price of any owner -occupied affordable housing dwelling unit shall not exceed the purchase price paid by the original income -eligible household purchaser or the HUD homeownership sale price limit, whichever is greater, with the following exceptions: (a) Closing Costs: Customary closing costs and costs of sale. (b) Real Estate Commissions: Costs of real estate commissions paid by the seller to a licensed real estate agent. (c) Permanent Capital Improvements: Reasonable value added to the dwelling unit due to permanent capital improvements installed within the unit by the seller pursuant to a properly issued building permit. (d) Special Fees: The seller shall not levy or charge any additional fees or any finder's fee, nor demand any other monetary consideration other than provided in this chapter. 128 Article H: Zones and Standards Public Review Draft —June 2021 Affordable Housing Incentives 14-2H-10F Affordable Rental Housing Affordable rental housing must satisfy the general requirements set forth in Section 14-2H-10D, the development requirements for owner -occupied affordable housing set forth in subsection E1 of this section, and the following: 1. Program Requirements. a. Rental Rate: The monthly rental rate shall be either: (1) no more than the fair market rents as published by HUD for the Iowa City, Iowa, HUD metro FMR area, as adjusted annually, or (2) for projects that have been awarded LIHTC through the Iowa Finance Authority, no more than the LIHTC rent limits for Johnson County, as adjusted annually. b. Occupancy. Affordable rental units must be rented to income eligible households. If a tenant household is initially deemed an income -eligible household, but is subsequently deemed to no longer be income -eligible upon annual examination of household income, that tenant household shall still be considered an income -eligible household until they vacate that unit. However, upon the vacation of that unit, the subsequent tenant must be an income -eligible household. c. Income Verification. Owner shall annually verify that the affordable rental housing units are occupied by income -eligible households. Prior to the commencement of a lease, Owner shall determine a potential tenant's annual household income according to the HUD part 5, section 8, regulations on annual income codified in 24 CFR 5.609, as amended. Upon extension or renewal of a lease, Owner may determine a tenant's annual household income based upon federal income tax returns for all adults in the household. d. Owner Verification of Compliance. The owner must annually verify to the City that it is in compliance with these program requirements, and provide any documentation as deemed necessary by the City to determine compliance, which may include examination of the documents used to verify tenant income. Any violation of this requirement may result in immediate suspension of any rental permit issued for the applicable unit. 14-2H-10G Administrative Rules: The City Manager or designee is hereby authorized to establish administrative rules deemed necessary to assure that the purposes of this section are accomplished. A copy of the rules shall be on file with the City Clerk and available on the City website. Public Review Draft — June 2021 Article H: Zones and Standards 129 Affordable Housing Incentives 130 Article H: Zones and Standards Public Review Draft —June 2021 CHAPTER 1. INTRODUCTORY PROVISIONS 14-1B-1: INTERPRETATION AND APPLICATION OF PROVISIONS: A. In interpreting and applying the provisions of this title, such provisions shall be held to be the minimum requirements for the promotion of the public safety, health, convenience, order, prosperity and general welfare. B. This title is not intended to interfere with, abrogate or annul any easements, covenants or other agreements between parties, except if this title imposes a greater restriction. this title shall control. C. In case of any inconsistency between the text of this title and any heading, drawing, table, figure, or illustration, the text shall control. D. If the provisions of this title are inconsistent with those of the state or federal government, the more restrictive provision will control to the extent permitted by law. E. If the provisions of this title are inconsistent with one another or if they conflict with provisions found in other adopted ordinances, resolutions, or regulations of the city, the provision that is more specific to the situation will control. When regulations are equally specific or when it is unclear which regulation to apply, the more restrictive provision will control. F. Whenever reference is made to a resolution, ordinance, statute, regulation, or document, it shall be construed as a reference to the most recent edition of such regulation (as amended), resolution, ordinance, statute, regulation or document, unless otherwise specifically stated. G. Whenever a provision appears requiring the head of a department or another officer or employee of the city to perform an act or duty, that provision shall be construed as authorizing the department head or officer to delegate that responsibility to others over whom they have authority. H. The applicable standards of this Title apply so as to not require stating the phrase "and all applicable standards" throughout this Title. 14-1113-2: RULES OF WORD CONSTRUCTION: A. Unless otherwise specifically indicated, lists of items or examples that use terms such as "including", "such as", or similar language are intended to provide examples, not to be exhaustive of all possibilities. B. Words in the present tense include the future tense. The reverse is also true. Words in the singular include the plural. The reverse is also true, unless the context clearly indicates the contrary. 14-1 B C. The words "shall', "shall not', "must', "must not', "will', "will not', and "may not' are mandatory. The word "may" is permissive. The word "should" is advisory and identifies guidance provided by the City in implementation of these standards. D. Unless the context clearly indicates otherwise, the following conjunctions shall be interpreted as follows: 1. "And" indicates that all connected items or provisions apply; 2. "Or" indicates that the connected items or provisions may apply; and 3. "Either/or" indicates that the connected items or provisions apply singly but not in combination. 14-1113-3: SCOPE: Except as otherwise provided in this title, the use of premises and structures in the city shall be in accordance with the minimum standards hereinafter established: A. No use shall be established nor shall any structure be installed, converted, enlarged, reconstructed or structurally altered, except in conformity with the regulations and standards of this title. B. No land shall be used or divided, and no structure shall be occupied, constructed, installed, converted, enlarged, reconstructed, moved, or structurally altered until: 1. All applicable review and approval procedures have been followed; 2. All applicable approvals have been obtained; and 3. All required permits or authorizations to proceed have been issued. C. The lot area required for one structure or use under this title cannot be used to meet the requirements for another structure or use. D. Every use established or structure installed or structurally altered shall be located on a 'lot' as defined in this title. The number of principal uses and structures permitted on a lot shall be as follows: 1. In IRS zones and the RNS-12 zone, there shall not be more than one principal use or building per lot, except as permitted through a board of adjustment approval of a special exception to establish or expand an educational facility or religious/private group assembly use. 2. In all other zones, there may be more than one principal use, building or structure on a lot. 3. In the RR-1 zone, there shall not be more than one principal dwelling per lot. E. Except as specifically allowed by this title, no use permitted as a special exception under this title shall be established or enlarged except as permitted by the board of adjustment. 14-1113-4: ZONING MAP; DETERMINATION OF ZONING BOUNDARIES: 14-1 B CHAPTER 2. BASE ZONES [INSERT ARTICLE H (FORM -BASED ZONES AND STANDARDS) HERE] 14-2H CHAPTER 5. SITE DEVELOPMENT STANDARDS 14-5A-2: USE AND RESTRICTIONS: A. The use of required off street parking is reserved for vehicle parking. Other uses of a required parking area are not permitted, except as approved for a temporary use. (See chapter 4, article D of this title.) B. Unless otherwise exempted, motor vehicles must be parked on an improved surface, as specified in this article. C. The storage of merchandise, materials, equipment, refuse containers, obsolete or junk vehicles or the major repair of vehicles in required off street parking and stacking spaces is prohibited. D. Except for the purpose of making local deliveries, vehicles designed for the shipment of detonable or flammable solids, liquids or gases may not be parked or stored in any residential zone. E. Commercial vehicles more than seven and one-half feet (71/2') in height may not be stored in any residential zone. 14-5A-5: CONSTRUCTION AND DESIGN STANDARDS: L. Special Vehicle Parking And Storage Requirements In Single- Family Zones, T3 Neighborhood Edge Zone, and T3 Neighborhood General Zone: The provisions of this subsection apply in all single-family residential zones and the above listed Form - Based Zones. For purposes of this subsection, a "special vehicle" is defined as any device, more than seven and one-half feet (7.5') in height and more than twenty feet (20') in length, which is or may be transported or drawn upon a highway, street, or body of water, including, without limitation, any motor vehicle, truck, trailer, tractor, wagon, watercraft or any combination thereof exceeding these dimensions. A storage area for a special vehicle includes any space equal in size to the outer perimeter of the subject special vehicle that is used for storage of such a vehicle. The following provisions apply to all such special vehicles: 1. A special vehicle may be stored inside any building, provided it is not stored in a required parking space. 2. A special vehicle stored outside a building must comply with the following standards: a. The vehicle must be in operational condition and properly licensed as required by state and federal law. 14-5A b. The special vehicle must belong to the owner or tenant of the property on which the vehicle is located, except for special vehicles of guests, as provided in subsection 1-2c of this section. c. A special vehicle may not be used for dwelling purposes except as temporary lodging for guests of the property owner or tenant. Such temporary lodging may occur for no more than twenty one (21) consecutive days nor may temporary lodging exceed a total of forty five (45) days in any calendar year. An extension may be approved by the city manager or designee. d. The special vehicle may not be used for storage of items other than those considered to be part of the unit. e. The storage area must be surfaced with crushed rock, asphalt, concrete or a similar surface designed and maintained to prevent muddy conditions, erosion from the flow of water onto adjoining property and weed growth. In cases where crushed rock is used, the perimeter of a storage area must be lined with bricks, landscape timbers or similar material that will effectively contain the crushed rock. f. (1) A special vehicle may not be parked or stored on a vacant residential lot (2) No special vehicle may be stored in a front setback, except on a regularly constructed aisle for a period of no more than four (4) days for the purpose of loading and unloading. (3) A special vehicle may be stored in the required rear setback or the required side setback, provided the outer edge of the storage area is no closer than three feet (T) to a side lot line or to a rear lot line of a reversed corner lot. (4) The city manager or designee may permit outside storage of a special vehicle in the required front setback or the required side setback along a street, provided: (A) Storage space is not available in the side or rear setback or there is no access to either the side or rear setback. For purposes of this provision, a corner lot will always be deemed to have access to the rear setback. Accessory structures and buildings less than one hundred sixty (160) square feet in area and vegetation that is transplantable are not deemed to prevent access. (B) Inside storage is not possible because the size of the special vehicle exceeds either the space available or the size of the entrance available in any existing building, or both. (C) The special vehicle is parked perpendicular to the street. (D) The special vehicle storage area is screened from view of the street using landscaping, a fence or a wall. Fences, walls, and hedges must meet the applicable standards specified in chapter 4, article C, "Accessory Uses And Buildings", of this title. (E) No part of the special vehicle extends beyond the property line or over a public right of way. 14-5A SECTION: 14-5B-1: Findings, Purpose And Interpretation 14-56-2: General Rules And Applicability 14-5113-3: General Location Standards 14-5113-4: Construction And Maintenance Requirements 14-5B-5: Nonconforming Situations 14-5B-6: Prohibited Signs 14-5113-7: Measurement Standards 14-5113-8: Signs Permitted By Zone 14-513-9: Off Premises And Temporary Signs 14-513-10: Privately Owned Signs In Public Places 14-5B-1: FINDINGS, PURPOSE AND INTERPRETATION: Signs can obstruct views, distract motorists, displace alternative uses for land and pose other problems that legitimately call for regulation. The purpose of this article is to regulate the size, illumination, movement, materials, location, height and condition of all signs placed on private property meant to be visible to the public from a street or other public right of way thus enhancing and protecting the physical appearance and safety of the community, protecting property values and the character of the various neighborhoods, and preserving Iowa City's areas of natural, historic and scenic beauty. These regulations are intended to reduce distractions and obstructions contributing to traffic accidents; reduce hazards caused by signs projecting over the public right of way; provide a reasonable opportunity for all sign users to display signs without interference from other signage. These regulations are further intended to provide fair and equitable treatment for all sign users; to allow for creative design; to encourage economic development; to distinguish between areas designed primarily for auto oriented commerce and areas designed for residential living or pedestrian oriented commerce; and to establish a reasonable period of time for the elimination of nonconforming signs. This article allows adequate communication through signage while encouraging aesthetic quality and creativity in the design, location, size and purpose of all signs. This article must be interpreted in a manner consistent with the first amendment guarantee of free speech. A sign placed on land or on a building for the purpose of identification, protection or directing persons to a use conducted therein must be deemed to be an integral but accessory and subordinate part of the principal use of land or building. Therefore, the intention of this article is to establish limitations on signs in order to 14-5B ensure they are appropriate to the land, building or use to which they are appurtenant and are adequate for their intended purpose while balancing the individual and community interests identified above. These regulations are intended to promote signs that are compatible with the use of the property to which they are appurtenant, landscape and architecture of surrounding buildings, are legible and appropriate to the activity to which they pertain, are not distracting to motorists, and are constructed and maintained in a structurally sound and attractive condition. The regulations are not intended to and do not apply to signs erected, maintained or otherwise posted, owned or leased by the city, state or federal government. A sign displaying a noncommercial message of any type is allowed anywhere that commercial signs are allowed, subject to the same regulations applicable to such commercial signs to prevent any inadvertent favoring of commercial speech over noncommercial speech, or favoring of any particular commercial message over any other noncommercial message. (Ord. 16-4685, 11-15-2016) 14-513-2: GENERAL RULES AND APPLICABILITY: A. Applicability: All signs on private property must be installed, maintained, and/or removed according to the provisions of this article, unless specifically exempted or superseded by more specific provisions of this title. B. Permit Required: 1. No sign requiring a permit in accordance with the requirements of this article shall be installed, altered, moved, improved or converted without first obtaining a sign permit from the building official or designee according to the procedures specified in chapter 8, "Review And Approval Procedures", of this title. A permit is not required for incidental repairs or routine maintenance. 2. Certain types of signs are allowed without a permit and such exemption from the sign permit requirements is clearly specified in the tables included in sections 14-513- 8 and 14-513-9 of this article. A permit is required for any sign that is not specifically exempted from the permit requirements. C. Sign Installer's License Required: 1. Except for those signs not requiring a permit, as listed in sections 14-56- 8 and 14-513-9 of this article, it shall be unlawful for any person to install, alter, move, improve, remove or convert any sign without having a sign installer's license in good standing issued by the city. A onetime sign installer's license shall be available to a tenant or owner of a building to permit the tenant's or owner's own sign to be installed. 2. The license to install, alter, move, improve, remove or convert any sign as required herein shall be known as a "sign installer's license" and shall be issued by the city to the person desiring to perform the work indicated above. No such license shall be issued to any person until such person shall have paid to the city a license fee as established by resolution of city council and shall have filed with the department of housing and inspection services a copy or a certificate of a contractor's public liability insurance policy with coverage limits as set out in this code. The city shall be 14-5B designated as an additional insured, and the policy shall provide that the city is to be notified thirty (30) days in advance of the termination of the policy. The license shall indemnify and save harmless the city from any and all damage, judgment, cost or expense which the city may incur or suffer by reason of said license issuance. 3. All sign installer's licenses shall expire on December 31 of each year. Renewal fees and reinstatement fees shall be as established by resolution of the city council. Any license that has expired may be reinstated within sixty (60) calendar days after the expiration date upon payment of an additional reinstatement fee. 4. A onetime sign installer's license shall be valid for thirty (30) days from the date of issuance. 5. The building official or designee is responsible for enforcement of these provisions and is empowered to suspend or revoke a sign installer's license for a violation of the sign regulations or if the license was obtained by fraud or if the license allows any person not employed by the sign installer without a valid installer's license to do or cause to be done any work requiring a license. 6. A person aggrieved by the revocation, suspension or denial of a license may appeal said action to the board of adjustment. 7. If a license is revoked for any reason, another installer's license shall not be issued to such person for twelve (12) months after revocation. D. Application Of State Law: In any case in which the code of Iowa, as amended, contains more restrictive requirements than the regulations contained herein, the code of Iowa, as amended, will govern. (Ord. 08-4319, 11-3-2008; amd. Ord. 20-4833, 11-17- 2020) 14-5113-3: GENERAL LOCATION STANDARDS: A. Location Standards For All Zones: 1. No sign shall be located in violation of the intersection visibility standards set forth in article D of this chapter. 2. All nonbuilding signs, and all parts thereof, must be set back at least five feet (5') from any property line, with the following exception: Signs may be located closer than five feet (6) to a property line at ten feet (10') or more above grade, provided no part of the sign or sign support overhangs any property lines. In addition, freestanding wide base signs must not be located closer than ten feet (10') to any right of way or closer than thirty feet (30') to any street curb. 3. Building signs must comply with the building setback requirements of the base zone. No part of a building sign or sign support may overhang a property line, unless specifically allowed in this article. 4. For any sign that is allowed to project over the public right of way according to the provisions of this article, a use of public right of way agreement must be signed by the property owner as a part of the permitting process. M&II- 5. No sign shall obstruct ingress to or egress from any door, window or fire escape. No sign shall be attached to a standpipe or fire escape. B. Signs Adjacent To Residential Zones: 1. Any sign located in a nonresidential zone, but within one hundred feet (100') of a residential zone is subject to the standards and limitations of subsection 14-56-8C, "Sign Standards In CO-1, CN-1 And MU Zones", of this article. 2. Electronic changeable copy signs are not allowed within one hundred feet (100') of a residential zone, except for allowed time and temperature signs, as defined in chapter 9, article C, "Sign Definitions", of this title. 3. In nonresidential zones, except for fascia signs, no sign shall be located in the required front building setback area within fifty feet (50') of a residential zone. 4. Fascia signs located in nonresidential zones and within fifty feet (50') of a residential zone on the same side of the street shall not be placed on the wall of the building facing the residential zone. (Ord. 08-4319, 11-3-2008) 14-513-4: CONSTRUCTION AND MAINTENANCE REQUIREMENTS: A. Construction: All signs, except for temporary signs, shall be designed and constructed to withstand a wind pressure of not less than thirty (30) pounds per square foot of area and loads as required by the building code. (Ord. 08-4319, 11-3-2008) B. Minimum Clearance Height: The minimum clearance height is measured from ground level to the lowest point on the sign. The minimum clearance height for freestanding, banner, and time and temperature signs is ten feet (10'). For freestanding wide base signs, the bottom of the sign face must be a minimum of ten feet (10') above ground level, except if the sign is fifteen feet (16) or less in height. For these shorter wide based signs, the bottom of the sign face must be a minimum of three feet (3') above ground level. For storefront projecting signs and canopy signs, the minimum clearance height is eight feet (8'). Minimum clearance height is ten feet (10') for entranceway signs across driveways and eight feet (8') for entranceway signs across walkways. (Ord. 16-4685, 11-15-2016) C. Maintenance: All signs shall be maintained in such a manner as to avoid becoming a hazardous sign. D. Changeable Copy: 1. Copy Changed Manually: Any sign may contain copy that is changed manually, unless precluded by definition or specifically prohibited herein. 2. Copy Changed Electronically: Signs where the copy is changed by electronic means are only allowed as specified below: a. The sign must be located in a commercial zone or in a public zone. However, electronic changeable copy signs are not allowed within one hundred feet (100') of a residential zone, except for allowed time and temperature signs, as defined in chapter 9, article C, "Sign Definitions", of this title. On properties zoned public, electronic 14-5B changeable copy signs are not allowed where said sign would be visible from any adjacent residential zone. (Ord. 08-4319, 11-3-2008) b. Electronic changeable copy is allowed on only one sign per lot. In the CH-1, CI-1, CC-2, CB-2, CB-5 and CB-10 zones, a "time and temperature sign", as defined in chapter 9, article C, "Sign Definitions", of this title, shall not count toward the one sign limit. (Ord. 08-4319, 11-3-2008; amd. Ord. 16-4685, 11-15-2016) c. The changeable copy may not be animated. (See definition of "animated sign" in chapter 9, article C, "Sign Definitions", of this title.) The copy may be changed no more than once per hour, except for designation of the time and temperature, which may be changed more frequently. d. The sign may not contain images or be of a brightness that will interfere with, obstruct the view of, or confuse traffic. The sign may not contain images that may be confused with any authorized traffic sign, signal or device. The sign may not make use of the words, "stop", "go slow", "caution", "drive-in", "danger", or any other word, phrase, symbol or character in such a way as to interfere with, mislead or confuse traffic. e. The sign must comply with the illumination standards as specified in subsection E of this section. (Ord. 08-4319, 11-3-2008) f. In the MU, CO-1, and CN-1 zones, electronic changeable copy is only allowed on a time and temperature sign. (See definition of "time and temperature sign" in chapter 9, article C of this title.) The electronic changeable copy portion of the sign is limited to the display of the time and/or temperature and may not exceed forty percent (40%) of the area of the sign face. (Ord. 08-4319, 11-3-2008; amd. Ord. 16-4685, 11- 15-2016) g. In public zones and in CH-1, CI-1, and CC-2 Zones, electronic changeable copy is only allowed on time and temperature signs, freestanding signs, freestanding wide base signs, and monument signs. On time and temperature signs, the electronic changeable copy portion of the sign is limited to the display of the time and/or temperature and may not exceed forty percent (40%) of the area of the sign face. On freestanding and freestanding wide base signs, the electronic changeable copy portion of the sign may not exceed forty percent (40%) of the area of the sign face. For monument signs, the electronic changeable copy portion of the sign may not exceed fifty percent (50%) of the area of the sign face. h. In the CB-2 and CB-5 Zones, electronic changeable copy is only allowed on time and temperature signs and monument signs. On time and temperature signs, the electronic changeable copy portion of the sign is limited to the display of the time and/or temperature and may not exceed forty percent (40%) of the area of the sign face. On monument signs, the electronic changeable copy portion of the sign may not exceed seventy five percent (75%) of the area of the sign face. (Ord. 08-4319, 11-3-2008) i. In the CB-10 Zones, electronic changeable copy is only allowed on time and temperature signs and window signs as permitted for indoor recreational uses in section 14-5B-8, table 513-4 of this article. (Ord. 16-4685, 11-15-2016) M E. Illumination Requirements: Illuminated signs must conform to the following requirements: (Ord. 08-4319, 11-3-2008) 1. Except for signs in the ID and Residential Zones, all permitted signs may be internally or externally illuminated. All signs permitted in the ID and Residential Zones may only be externally illuminated with white light, except that institutional uses in the PRM Zone may have one sign internally illuminated. (Ord. 18-4735, 1-2-2018) 2. Illumination through the use of exposed lamps or inert gas tubes is allowed, provided the exposed lamp does not exceed eleven (11) watts or that an inert gas tube does not draw more than sixty (60) milliamps. When inside frosted lamps or exposed lamps with a diffusing screen are used, no lamp shall exceed twenty five (25) watts. 3. Illumination through the use of LEDs is allowed only as specified for electronic changeable copy. All signs using LEDs must have installed ambient light monitors and must at all times allow such monitors to automatically adjust the brightness level of the electronic sign based on ambient light conditions. At no time shall the sign be operated at a brightness level greater than the manufacturer's recommended levels. The electronic changeable copy must be monochromatic. It must utilize a dark background with only the message or image lit in a single color. 4. Artificial external light sources used to illuminate a sign face must be located and shielded such that the bulb is not directly visible from any adjacent residentially zoned property or public right-of-way and must use a narrow cone of light that does not extend beyond the illuminated sign face. 5. Illumination on a property, including illumination from signs, must not exceed 0.5 initial horizontal foot-candle and 2.0 initial maximum foot-candles as measured at any point along a property boundary that is adjacent to or across the street from properties that are zoned residential, CN-1, or CO-1. 6. All illuminated signs are subject to the provisions of the Electrical Code, including any permit fees. 7. Permit applications for electronic changeable copy signs must include a copy of the manufacturer's operating manual, including any recommended standards for brightness and other display operations. 8. For electronic changeable copy signs, whether the sign is programmed from the site or from a remote location, the computer interface that programs the sign shall be made available to City staff for inspection upon request. If the computer interface is not immediately available, the sign shall cease operation until such program can be provided. (Ord. 08-4319, 11-3-2008) 14-5113-5: NONCONFORMING SITUATIONS: A. Nonconforming Signs: All legally nonconforming signs must comply with the provisions specified for nonconforming signs in chapter 4, article E, "Nonconforming Situations", of this title. Signs deemed "historic" may be eligible for a special exception according to the provisions specified in chapter 4, article E, "Nonconforming Situations", of this title. (Ord. 08-4319, 11-3-2008) 14-5B B. Signs For Nonconforming Uses: A nonconforming use is permitted to have the same amount and type of signage as would be allowed for such use in the most restrictive zone in which such use is allowed. (Ord. 16-4685, 11-15-2016) 14-513-6: PROHIBITED SIGNS: A. Regulations Are Exclusionary: These regulations are intended to be exclusionary. Any type of sign not specifically listed in this article is prohibited. In addition, the following signs are specifically prohibited in all zones: 1. Animated signs, except for barbers' poles and three- dimensional storefront projecting signs as expressly permitted by this article. 2. Hazardous signs. 3. Obsolete signs. 4. Painted wall signs except for wall mural painted signs. 5. Portable signs, including signs on wheels, trailers, and truck beds, but excepting those portable signs expressly permitted by this article. 6. Roof signs. 7. Searchlights. 8. Spinners, balloons, pennants, or other similar devices. 9. Swinging signs except for storefront projecting signs. 10. Banners except for banner projecting signs as expressly permitted in this article and banners permitted in section 14-513-8, table 513-4 of this article. 11. No vehicle, including trailers, shall be parked so that it functions primarily as a sign. A vehicle will be considered in violation of this provision if the questions in subsections A11a through A11c of this section can be answered in the affirmative, and there is no compelling answer to the question in subsection A11d of this section to justify the parking location as opposed to some less conspicuous location. a. Is the vehicle parked at a prominent location? b. Can people driving by the sign easily read the sign? c. Is the vehicle in the same or similar locations for several hours during the same day or for several days during the same week? d. Are there any stated or apparent reasons, other than for signage purposes, that justify the vehicle being at that location? (Ord. 16-4685, 11-15-2016) B. Removal Of Prohibited Or Illegal Signs: In accordance with the following procedure, the building official or designee is authorized to require the removal of any illegal or prohibited sign: MIMI. 1. Before taking action to require the removal of any illegal or prohibited sign, the building official or designee will provide written notice to the owner or operator of the business to which the sign relates. 2. The notice will specify that the illegal or prohibited sign must be removed or brought into compliance with this article within a reasonable time of such notice. 3. If the sign is not removed or repaired, as the case may be, within the time allowed, the building official or designee is hereby authorized to have the sign removed to be used as evidence and assess the costs of removal against the property for collection in the same manner as a Property Tax. (Ord. 08-4319, 11-3-2008) 14-5113-7: MEASUREMENT STANDARDS: A. Maximum Sign Area: 1. Where the size of a sign is regulated by the area of a wall, an awning or a canopy, the maximum sign area is calculated as a percentage of the total area of the wall, the awning, or the canopy on which the sign is affixed. 2. For entranceway signs located on the front elevation of the subject archway, the maximum sign area is calculated as a percentage of the total area delineated by the archway. For entranceway signs located on the side of the archway, the maximum sign area is calculated as a percentage of the surface area of the side of the archway support on which the sign is located. Figure 5B.1 of this section illustrates how to measure the total area delineated by the archway and the surface area of the side of the archway support. The total area delineated by the archway in figure 513.1 of this section equals x(y). The surface area of the side of the archway support in fi ure 5B.1 of this section equals a(b). 191ci11:441141-151 l� Y_? , , e 3. The total building signage on a wall, canopy, or awning shall not exceed the maximum sign allowance for that wall, canopy, or awning, regardless of the number of iCQ.7: uses or occupants in the building. For example, if the maximum sign area for fascia signs is fifteen percent (15%), then no more than fifteen percent (15%) of any single wall of the building may be covered by fascia signs, regardless of how many businesses are located in the building. B. Measuring Sign Area: The area of each sign, regardless of shape, shall be computed by determining the area of a triangle, rectangle or circle that completely encloses the outer perimeter of the sign face. In the case of a sign composed of characters or words that are attached directly to a building, an appurtenance to a building, or a masonry wall, the area of the sign will be computed by determining the area of a triangle, rectangle, or circle that completely encloses the whole group of characters or words. C. Measuring Sign Height: The maximum height of a sign shall be the measurement from grade to the highest point on the sign. In the case where a minimum height is established, the minimum height shall be measured from grade to the lowest point on the sign. (Ord. 08-4319, 11-3-2008) 14-5B-8: SIGNS PERMITTED BY ZONE: A. Sign Standards For ID And OPD Zones: 1. Permitted Signs a. Single-family uses and two-family uses are not allowed to install permanent signs, except for one small identification building sign and one integral sign, as specified in table 513-1 of this section. (Ord. 08-4319, 11-3-2008; amd. Ord. 16-4685, 11-15-2016) b. Institutional uses in ID-RS and ID-RM Zones are permitted two (2) identification signs from the following types: fascia, awning, canopy, monument or masonry wall sign. One sign for an institutional use may also include copy announcing its services or activities. All other nonresidential uses in the ID-RS and ID-RM Zones are permitted one identification sign from the following types: fascia, awning, canopy or monument sign. (Ord. 18-4735, 1-2-2018) c. Signage for nonresidential uses in the ID-C, ID-1, and ID -RP Zones must comply with the sign regulations contained in subsection C, "Sign Standards In CO-1, CN-1 And MU Zones", of this section. d. Residential uses in any OPD Zone are permitted signage in accordance with the requirements of the underlying residential zone. Nonresidential uses approved as part of a planned development are permitted signage in accordance with the sign regulations contained in subsection C, "Sign Standards In CO-1, CN-1 And MU Zones", of this section. 2. Sign Specifications And Provisions: a. All signs for residential uses in the ID and OPD Zones are subject to the standards specified in table 513-1 of this section. b. All signs in the ID-RS and ID-RM Zones are subject to the standards specified in table 513-1 of this section. IT, c. All signs for nonresidential uses in the ID-C, ID -I, and ID -RP Zones are subject to the standards specified in table 56-2 of this section. d. In the OPD Zone, all signs for nonresidential uses approved as part of a planned development are subject to the standards specified in table 513-2 of this section. (Ord. 08-4319, 11-3-2008) B. Sign Standards For All Residential Zones: 1. Permitted Signs: a. Principal uses, other than single-family uses and two-family uses, are permitted one identification sign from the following types: fascia, awning, canopy or monument sign. Institutional uses are permitted two (2) identification signs from the following sign types: fascia, awning, canopy, monument or masonry wall sign. One sign for an institutional use may also include copy announcing its services or activities. (Ord. 18-4735, 1-2-2018) b. Parks and open space uses are permitted entranceway signs as specified in table 513-1 of this section. c. Single-family uses and two-family uses are not allowed to install permanent signs, except for one small identification building sign and one integral sign as specified in table 56-1 of this section. d. One monument sign is permitted at each street entrance of a subdivision or development of two (2) acres or more. The maximum sign area is thirty two (32) square feet per side - may be double faced for a total of sixty four (64) square feet - maximum height is five feet (5). All other monument signs are permitted as specified in table 513- 1 of this section. (Ord. 16-4685, 11-15-2016) 2. Sign Specifications And Provisions: All signs in residential zones are subject to the standards specified in table 56-1 of this section. iC M o b a o>, w a � � q V .lm� A ° CO Y .0 ti '> V= 0 W ° tOC y ,Y N 0 >' to Y ° 0.y wt a ° .N ^, ° O O p0p ;o W m° O 0� a ya;F o � ° cs aO o ca aO m w = w or w ~ N tv ccdd O 7 >y,M CO)G" wY 4. GG NWU =1N .. w b Q L ° H m U by 2 >. y 0 ❑ CL O Lam'. Y >, 0 m U U' N y G O N 9 U 00 U y Y a0. Y W Y .O+ '�..°W U E > O as O 0 m en G ° °d a > Y b N y 0 O m ai W o E o� Cd o b a42 o 0 u ° �_ o � c m c Rio � o a°i z >1 ° � � a °' �o I o 0 o Cf o o ° `� a' 'b 0° w 1c b 2d 3 a> ro R M GL r` U L U E O �" 3'°a� O C O N O O O U N^ O N _ E " ° adi �.�YoY •fo V U Y O W C'. ? N m U y O ' 3wyy N 7 bA O 'd •si t+' �' .�+ � W V1 >, L ,C O . .-. w CA w ctl . N /-. Y W cd R O N-0 W n a'Ao� u=�lo� �L1o� b ❑ > O �N v1 N N a N'"y P}y" N N a" ro C A 4� N L�. (�i w 0 N y En W i cn z i A . y Q N tl On N N fl e N N O En VzI �cn VzI �C� V1 O N'dO N A oo P: A 00 P! A oo a d o: o 00+9 T O U N G1 C1 ❑ ❑ 2 C cFE ,n IL 5 dD d .y bA u "5i A .N w .0 to LO v 0 Y 0 Y U 0 4 m 40 y 40 cUtl ti N d "al O 0_ �_ O _ .^' O 'w ^ "alid 'C Y " 4r .b ^. cd itl W 0 U m a c p 3 y c N 4° ° c~i o c 0 0 ro 0 0 a co a a°i 3 3 m ao ni c v Nu0 N w 2 o ou N � �+ .� '" •C a". 'd id N 'r. .b M cCa ,bie > b ` ° O 3 o E ° 0 3 o 0 �" 3 v•0 o b• o '0 0 ,b. G O ro �" y O E N G E y cKa O, 0 z cKC cc 0 Cd 0 40. 0 o t u � w w 0- �n '��o 0, � '. 0. Q ti °' N y " v V �o wbwc'n N 0 �'� a � U y w ti m p cC � ctl %VC U GJ w VJ m �r N VJ N N Y Y Ili ���•++ �i V1 N RWpyW V'1� N �pyi kA Q p Fy Vl N apyi G�i N Fy �pyi N Ri ^WS7 N N ii �' N Gi vi N Q�r 4Cq ^WS7 C U)' CT � z N�+ �+ ai N ,_, Vj i N A yry� � � A 7ry� � � may+ 7ry� A 00 A W 00 Lri A 00 LCi Gri 0 A Gri -n N � .U' y is ao m LO v \ E } � = § t E � E » f ! \ 2 � § ) } / t / \ \ \ \ \ \�#2 §�)\ \ 04 §00 \ ) 4) 0 / C. Sign Standards In CO-1, CN-1 And MU Zones: 1. All signs in the CO-1, CN-1, and MU Zones are subject to the standards specified in table 56-2 of this section, except signage for residential uses must comply with the requirements for residential uses in the RM Zones as stated in table 513-1 of this section. M&II- O y O •C Y O �co :.i O O .� � ��q O d C c0 . o � • ° ° �° o in n •= 'o coy 00 �9 O' CO o ' 0c Y ate.. cd w U V ' C cd G O V X $ y 3 cd ❑ O $ td C 0a V Y o ' 3 �+m c"i Od "o V q o o .y 'bvf y on > >, d T G d O 3 3 bb >, ? a C O cd N O N N C •w F. ' y T O V =' N O V p id C y M id O O 'VC p C V� cOd Y O U >> h Q q Q 0 b y N 9 bq O OD C cy 'C O OD 9 p� "�' O' " O p V •� .O .0 bq o 'C �' K �' C b y N 0 .SE 0 oC�n 9u a 96 �o �o � �n b u a w w° w �° �n g d � �n c �? 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N 'O o V N =� O .00. N to Fri w a to aco V O CL Y LE Q A N 'd C LO Li E. E N O' _� Vl 3 •d <O X �y° W ��V•J�y �Vc•J� U � N �y ro � � NI fE �� ❑ V ?^y ��...I •Y N A •3 C Y A '3 fO • W• W '3 U ° r- 8 �0 � % �w 2 ° a i o °: o Cl,U Y W 0 ill U U y U U T O O "> ¢ cO a 0. o Ao an.dO Cc cc p U A Eo ' a>Cd W k. O CO ti ti W s0. y w O cC �•+" m V W W • 00 W 7 O • . • .Yii c~d • N m F. cad .O-i .' : .w-i 'J O O ti d b 0 E�w op y3 w 00 eu Cd y0 a t° blD.ti '� 3 ad°'°aod�n ro �• ° ,� w ^m d O b �." O oo O d W G d 'Cpp 4" G 'O c '. td ° fir'." 7 ° ° tn. N i d NU y G �' CO E 00 catl U O > Y O .rl U N O N � O pp m Ln b E H r � 0 0 4. 0 o w O O W w O ❑ b y � N V N H N p N ctl N s. ctl 3 0 v .E 3 w 0 0 CA N 3 0 v 5 m LO 4 D. Sign Standards In CH-1, CC-2 And CI-1 Zones 1. All signs in the CH-1, CC-2, and CI-1 Zones are subject to the standards specified in table 513-3 of this section except that signage for residential uses must comply with the requirements for residential uses in the RM Zones as stated in table 513- 1 of this section. 2. The total number of freestanding signs, freestanding wide base signs and monument signs on a lot or tract is limited as follows. Any combination of these three (3) types of signs is allowed within the stated limits. a. For lots or tracts with less than one hundred sixty feet (160') of frontage on a single street, only one (1) such sign is permitted along that frontage. Freestanding wide base signs are not permitted on lots or tracts with less than one hundred sixty feet (160') of frontage. The City Engineer will determine that the location of a wide base freestanding sign will not obstruct the visibility of vehicles entering or exiting the property. b. For lots or tracts with one hundred sixty feet to three hundred feet (160' - 300') of frontage along a single street, up to two (2) such signs are permitted, provided the signs are at least one hundred fifty feet (150') apart as measured along the frontage. c. For lots or tracts with three hundred one feet to six hundred feet (301' - 600') of frontage along a single street, up to three (3) such signs are permitted, provided the signs are at least one hundred fifty feet (150') apart as measured along the frontage. d. For lots or tracts with frontage in excess of six hundred feet (600') along a single street, up to three (3) such signs are permitted, provided the signs are at least one hundred fifty feet (150') apart as measured along the frontage. One (1) additional monument sign is allowed, provided the sign is at least one hundred fifty feet (150') from any other monument, freestanding, or freestanding wide base sign. e. For lots or tracts with frontage along more than one (1) street, each frontage is allowed signs based on the formulas stated in subsections D2a through D2d of this section. However, a maximum of five (5) such signs are allowed on any one (1) lot or tract. Any sign that is located within twenty five feet (25') of a corner (the point where property lines intersect) will count as two (2) signs; one (1) toward the sign allowance for each frontage. 14-513 � O °Cd b Y ° U U y 0 O bCn �}.. ❑ �." O O O Q °� O, b903 �b�n cr. a a•^� > c ° 0 O o' o c b°o c b E d Q to 0 on o c C 0 T 0 o �o.9b c o 3 o o N y d W.go y m 4) a.�b uo4. to o c c � > o a G E to c ° coo DdC N "ClC a n eon � o T �o o 0 � —° IL W w a� W w° a cn Y m�� 0 o v aU=l d I . E to o o 0 E i .� m a to •b N ° a to 'C V .X Im m 0 0 to d o 0 Q b In' O O N V w k N U bOn N U y0 to E p3 EW U 4. O y a'+ ° N i V]bn en N is O .' E N G1 C1 to F. in (UG, r1 ❑❑ 'ate Fh bOID c = p C. g bo u '55 �•' toIL A 55 m LO v � t°d N T U T > cd cOa bq '� 3 0 0 6 U p O T Oq pp cd ° 3 , al N d Y U od 0 Y O r .b 'b y O api c 0 3 ,°� M 0 C cc 0 lei 0 'y Cc T •Y ° m K ti U id 0 w •� b ob a°i b m,v � b. Y CO w 00! y wo ld U U 4„ c❑qd 3 W O p° C H oo �D'"" W ro C a0i To on h p p m q b • G Y `� N C q b 0. p .0 0 cn C> R'� �'ti I �'� z �p js G 3 � ❑ E to > T 00 N i i N to 0 J: 5 a`di CC O C0 y 7 " w Cd p Y ❑❑ (�{� 00 Q) '� .� N Y +� N i = s •y a� ca w Y p p - ei F4 d N 4. c � O U o N Yr" � w U � y d U .°O cd Y 0 W) w ��' Q V M 0 p 0 U m cd p V V W 'C N 4a y N •0 U N 0 M `V1i � -0 0 �-. id C p Y cd w 0 Qi p p a 0 .: Y u Y 0 a N o 3 ao py p a p a°'i O V ❑ v' o w O C '0 ^°' N +'�.+ ,D CC cd 3 V? V Syr y •pD p+ 6Nq V O Y N gD vi U V w N O p w f°'. f°'. .�'. N ti 0 w ro bta w° c =o � A % - b on U y GL 'iA j]w to Ln to 0 U Y O O MI O N O y y Y � 3 � o _ N C •cx q C O. 0 010 .. U N k � T 3 O � U Epp � o Epp O C i w w �c O �n o C T W o OD y v a, d `d o o p 0 bqq N O 2'' W o N 0 El ��++ y ��++ U O rn N 7 id F- F[,[�'!� C'7 .O .7�,n w 0'�" Y c °wo p❑b- " t- ❑ cb a •N by C Cl. 000 W Y r.� 0 y O y W °% 3 G v m a`"i w° o N E %UC V Wv° o� � d U o,a bq a> C ' ac oro3 y JD A U ,n E id .. G. C ti /-. O U t3 �n E id N LS, to O co 'E m cYd hV❑]n f W LO v o bq y Y aAi ti 00 `� Qm bA y ml �p ao 00, .G 0 .,0, 'C 'b g ro 00 ^' p y N .0> ti aADi3� 0 2 ° b c 0 a o a w o F" a tbaoito Q ro o o 00 o ¢. O 0 Qfi .ro N Y ti •r Y _0. O ,0 0 y d o .0 W Q° 0. W r. CC o� 0 o4. °o W �r W T 4" al d 0 C) 0 M= W •� O y O E p b0 to 3 ti .. y p ro w '401 Y Y Q) Q% t>�.,01 O F 0 yap O W Y W 'C Q% = Y ;C 'D O Yo O 0v'� O V 000F> p �- o°' ww ^w=p ao❑ w o F" cro WN C pp V b00p3 cd . N W etl } b ° y O > a O C m kn GL Y Q. o p k 0 O Z 101. `� ti .. d .. a. a wro U p d rn o F 0.. ❑ y 0 � ro y o o T rn cU; 0 a 4 c t A U v 9 9n ' cd 3 r� c ca O 03Cd ° C N ,W p E N •0 N `n N •O N N U O CL'0 U"U. N C C cd ° CL cd U N sU. V N cC ❑ ° iC N F. ,y ,y+ .^� N bA rn E. cd �' F. 1. a+ CE Ocr.. Y y tip Ed a o n Yctl �° oii c Np ° 4 `d° a � .n t.., cFe w a0i � d y L � bA cC ❑ U '0 Y bU O O Y � � ro U cO N p •0 � Y .V N U p 0 O O o G••i `��' p a0i 8L • C E b C 0 I U ro o 0 °a° 3 v�. Y r 00 O O Q% 0 Cd O H W y . O"0 O'° `° d 3 ° C a o" o o vC aAi d a�i o• F G W d) '0 M y 00 'm O O O ice.' c7 O p O N Y h rI Vi VJ E. Sign Standards In CB-2, CB-5 And CB-10 Zones: 1. All signs in the CB-2, CB-5 and CB-10 Zones are subject to the standards specified in table 513-4 of this section. 2. The maximum sign area for each type of sign, special provisions, and any restrictions on the number of signs allowed are specified in table 513-4 of this section. Unless specifically limited in table 56-4 of this section, any number of signs may be installed. 3. Signage for residential uses must comply with the requirements for residential uses in the RM Zones as stated in table 56-1 of this section. (Ord. 16-4685, 11-15- 2016) 4. Cabinet signs where the entire face of the cabinet is internally illuminated are prohibited. Internally illuminated plastic trim cap letters are prohibited, except as specifically allowed in table 513-4 of this section. (Ord. 18-4735, 1-2-2018) MIMI. y y Cc O N a� a+ of 4. Sp y0 ti O v G E by •p +, fO�ro. 40. rl 'b p .O. y U O U p 'p •--' 6• O N p m m U AD O C" ¢• �O U U M N ctl V y In. ram. � +y��+ ti eN+ W V id O f' O. O W r..d p t 7 °" d ' b U o o y y•y V °' c O a M � yoL c y 3 a U � � •� � 030 a•+ � a � 0 5, b � N C W N 'L7 Y N fd 4r O •N c0°� ��oc30 E3 oy>c 6 E y Y to, CIO)b0 ¢, �n �r" �,. p N C F. y Q r •� ti � �_ 0 08° °3p IL` w t� z o n o 0 comp cow ¢ o 0 a a y t o cd 9n Im O � 2 w w0 • �Vr U p V � O •K � .c � 0 3 > cn 4) U �• Q a €n CD U E 3 0 3 ° 'o E c C a m > y EN � V IL ¢ m Pll • ^7 M NN t�O N U Q GL ;3 r: ro W�a byp O T 5>�+ N � cd CL ctl V O Qcd A to j N U ti tl to Vr. 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All signs in the I-1, 1-2, RDP, and ORP Zones are subject to the standards specified in table 513-5 of this section. 2. The total number of freestanding signs and monument signs on a lot or tract is limited as follows. Any combination of these types of signs is allowed within the stated limits. a. For lots or tracts with less than one hundred sixty feet (160') of frontage on a single street, only one such sign is permitted along that frontage. b. For lots or tracts with frontage in excess of one hundred sixty feet (160') of frontage along a single street, up to two (2) such signs are permitted, provided the signs are located at least one hundred fifty feet (150') apart as measured along the frontage. c. For lots or tracts with frontage along more than one street, each frontage is allowed signs based on the formulas stated in subsections F2a and F2b of this section. 3. Masonry wall signs and entranceway signs are limited according to the provisions specified in table 513-5 of this section. 4. Other than for the types of signs listed in subsections F2 and F3 of this section, any number of signs may be installed, provided the maximum sign area for each type of sign is not exceeded and the provisions specified in table 513-5 of this section, are met. (Ord. 08-4319, 11-3-2008) 14-5B Y Y�. O N b N tC . � ..V. � • ^, L O bq cYd O, O ^+ ,� ❑ Cn O U - OOi Y O O E C ° N, Cd N V `c O p O p pOp ° U ° ' N L1 O L cd � � V to � 7 0O b � � pNp C U ��• V .• ��' w � N b0 T Q O E .� .m O ,� E F 0 N •0 o ❑E �S W >, a bD iL ,b by N IL I �n 8 0 �n ° 9 C V U a I E E o 0 x N d � 2 0 0 F v"i O O F ti i to Y O Y 1 4. c o o as e° O w v w to A to N 'd w L O to A O m 7 3 vow 4S S'm a dCc a on > o d Im o ,°. tto y Cd_ O ^ C0 aa V1 N t. >. cC U ❑� ❑ 0D A O 0. U i ❑q 9b 3 C Y N d W '3 0 > p gu �.. W O U a O O w ° a Y 'y 'O � ❑ � cd s. A cd •b p 4y U 'C N O A '�' b N CL �_ � td to o c 3 c > � 0 E o 3 A '.. U a cd4 U cd � r.J N O Q dp j•, .Cd Q 2 y U �O O �O ,� C k ,. O U >, .b 7 C 0 q ° r. w u c u° Nq W w ti C to to a~i Q >, ro ca C h aai �q ro b cd (L) y� bA ti W T U m U m O F-� ,� 0 OU 3 '0 G N W K> o a ro o o El WE a o Z 0 N N N ❑❑ 4 W 3 T X A v p b y •y ate+ 8 c o W 4. o a ° c• co .� y U tl N 4+ O pa U= 3 O O F w" ti c° ° v v a o° 'd N -p N tgM NON N E cd k N U W C O j "Ci O p r3 UW UW cc N O C cdd O C O ti y dCd O. A • �D C op^ FSao , Ud N' O . ON i-i N W.`� N ti W. bo 'm o I O w m' c'a ,-. aki o. N ctl q to r O —,}d., N 90 •:d b U G Y C+ Y W d ZM bD Cc y U .� F CC W1 to LO 4 a b a N bD J'.. coa 3 O E 0 �n 0 ,fib W'0 N O m O cO •� .d 5 1 .�q ti ❑ .� — iC E 3 3 U N> O w c o O O 0to >` o° cUC :b o O v h a 0 O v 0 :b q �s 0 � 0 w cd O cC V . t9 4N, d U q kj N N O O y. N ctl i N c °.' a a G 3 0 o Cd G o 0 d 400i w 0 0 Y F. A --' >. �+" U N C 0 O b G 3 0 o o 6p z . E � 0 N '� E � 'm a ,� ou •� .� O p 'o p d N +"' ro U p i3 p A N ctl O ❑ O � w y 3 0 0 0 y 0 0 rYii 0 Q o � Y O w b m Q V 42 O t8 0 0 W 0 3 0 0 p a o d y a o •o kf) 'y 3 N Q O N w p 0 W O O N ctl � cd NVl Q � 3 0 o 0 0 N i LO co V -o O G. Sign Standards For Riverfront Crossings And Eastside Mixed Use Zones 1. In the South Downtown, University, Central Crossings, Park, South Gilbert Subdistricts of Riverfront Crossings and Eastside Mixed Use Zone, signage on mixed use and nonresidential buildings shall be allowed according to the standards that apply in the CB-10 Zone, except that in the South Gilbert Subdistrict the maximum sign area for fascia signs for Cottage Industries and associated uses located in existing buildings that are legally non -compliant with storefront frontage standards is fifteen percent (15%) of the sign wall. 2. In the Gilbert Subdistrict, signage for mixed use and nonresidential buildings shall be allowed according to the standards that apply in the CN-1 Zone. 3. In the West Riverfront Subdistrict, signage on mixed use and nonresidential buildings shall be allowed according to the standards that apply in the CC-2 Zone, except that new freestanding signs shall be limited to fifteen feet (15') in height. 4. Signage for residential buildings shall be allowed according to the standards that apply in residential zones. For multi- family buildings, the larger sign area for fascia and monument signs as specified in multi -family zones applies. 5. Signs shall be integrated into the architectural design of the building and not dominate the facade or interfere with adjacent buildings. For buildings with multiple storefronts, a sign plan is required at the time of development that ensures that signage allowances are fairly apportioned according to the relative width of the individual storefronts and that the signage type and designs are consistent and complementary along the building frontage. 6. On storefront and urban flex frontages, storefront level signs shall be primarily oriented to pedestrians and scaled appropriately. Window signs and temporary signs in windows shall not block views into the interior and shall not cover more than twenty five percent (25%) of the storefront window area. 7. Sign installations shall comply with all other generally applicable sign regulations, standards, and requirements as set forth in this article. (Ord. 17-4702, 4-18-2017) H: Sign Standards and Types for Form -Based Zones 1. Purpose: This Section ensures that all signs installed in Form -Based Zones subject to Article 14-2H are compatible with the intended physical character, and in compliance with all applicable plans of the City. This Section promotes public health, safety, and welfare through a comprehensive system of reasonable, effective, consistent, content -neutral, and nondiscriminatory sign standards to: a. Promote and accomplish the goals, policies, and actions of applicable City plans; b. Balance public and private objectives by allowing adequate avenues for effective messaging; c. Improve pedestrian, bicycle, and traffic safety from injury or property damage caused by, or which may be fully or partially attributed to, cluttered or distracting signage; d. Prevent property damage, personal injury, and litter caused by signs that are improperly constructed or poorly maintained; e. Protect property values, improve the local economy and quality of life by preserving and enhancing the appearance of the streetscape; and f. Provide clear and unambiguous sign standards that enable fair and consistent enforcement of these sign standards. 2. The sign types established in this Section are intended to be viewed from the public right- of-way and from outdoors in areas of public and private property used for public pedestrian access. 3. Sign Types: Table 14-5B-8H-1 (Sign Types Allowed in Form -Based Zones) establishes the allowed sign types and standards for the identified zones. Any allowed sign type may be established on any design site within the zone, subject to a Sign Permit in compliance with Section 14-86-9 (Sign Permit). Masonry Wall Sign - - - - - Pz 14-5B-8E i Anm lmpnt Ginn _ _ _ _ _ _ _ Nnt Annlinnhlp r VILOUIV J1411 - r r r r r r r IY-JU-VL Post Sign P' P' P' P2 14-513-81-1-4b 01IIC111 wanuucauun Stnrpfrnnt Prniprtinn Ginn - - - Pi P2 14-riR-Rr. Illumination shall be consistent with Section 14-5B-4E (Illumination Requirements) and the applicable provisions in Table 5B-1 (Sign Specifications And Provisions In Residential And The ID And OPD Zones). 2 Illumination shall be consistent with Section 14-5B-4E (Illumination Requirements) and the applicable provisions in Table 5B-2 (Sign Specifications And Provisions In The CO-1, CN-1, And MU Zones). Key P = Allowed with a Sign Permit - = Not Allowed 4. Certain sign types are only allowed in Form -Based Zones Those sign types and their aoolicable standards are as follows. a. Porch Sign A sign that is mounted on a porch parallel to the main facade, pedestrian -scaled, and intended for viewing from the sidewalk. Signable Area 6 sf max. total Width 4' max. Q Height Z max. p Max 1 sign per building. a. Mounted on a beam of other structure parallel to the face of the building. Clear Height If located above a pedestrian walkway 6' 8" min. 8' min. p General Note: Photos on this page are illustrath not regulatory. Example ofa Porch 9'gn. Example of a Porch 3gn. b. Post Sian A sign that is mounted on a porch parallel to the main facade, pedestrian -scaled, and intended for viewing from the sidewalk. Signable Area 12 sf max. per side; 2 sides max Width 4' max. 0 Height 3' max. Q Overall Height 5' max. Q Signs per building. 1 max. Clear Height 2' min. O Setback from sidewalk T4MS 5' min. T3NG-0' 15' min. T4NS-0' 15' min. T4NM-0' 15' min. If utility easement along alley. 8' min. General Note: Photos on this page are illustrative. not regulato 14-513-9: OFF PREMISES AND TEMPORARY SIGNS: A. In addition to the signage permitted in each zone, as described in section 14-56- 8 of this article, the following signs may be installed in any zone according to the specifications and provisions contained in table 56-6 of this section. These signs shall not be applied toward the maximum sign area specified in section 14-513-8 of this article, except as otherwise indicated in table 513-6 of this section. (Ord. 08-4319, 11-3-2008) C4 r c N N N .4'. y GL W }3 C N U vOi N N > r 3 z U 9b N .b O ctl o o boo cad 3 O 03 o 0 .0 o 0 0 > 3 _U T7 v.�..I iY�i r' Ci. 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O C O N t" O N GJ 4+ O Oco N N o . 3 O N LO 00 cc cc 14-513-10: PRIVATELY OWNED SIGNS IN PUBLIC PLACES: A. Purpose: In order to promote the health, safety and general welfare of the population, no privately owned signs shall be placed on or over a "public place", as defined in chapter 9, article C of this title, except as permitted by this Code. B. Removal: Existing privately owned signs currently located on or over a public place that are not in compliance with this Code shall be eliminated and removed. If the sign owner fails to remove the sign after so ordered by the City, the City may remove the sign and assess the costs against the sign owner. C. Special Provisions: 1. Signs associated with parades, marches, public entertainment, public demonstrations, or the commercial use of sidewalks that are located on or over a public place are subject to the provisions of title 10, chapters 1, 2, and 3 of this Code. Any signs located on or over the City Plaza are subject to the provisions of title 10, chapter 5 of this Code. 2. The City Manager or designee may approve and execute applications on the City's behalf for the placement of privately owned signs on or over a public place upon finding that the signs: a. Provide information and guidance to locations of general public interest; and b. Will not create a hazard to movement along or within a public place, restrict access to a public place, or interfere with the convenience and tranquility of the area adjacent to a public place. (Ord. 08-4319, 11-3-2008) 14-5G-1: PURPOSE: 14-5G-2: APPLICABILITY: 14-5G-3: STANDARDS FOR SINGLE-FAMILY AND TWO-FAMILY USES: 14-5G-4: PHYSICAL CONTROLS: A. Height Limitations: 1. Light fixtures located within three hundred feet (300') of a residential zone, Neighborhood Form -Based Zone, riverfront crossings zone, or the eastside mixed use district must be mounted no higher than twenty five feet (25') above grade. 2. Light fixtures located farther than three hundred feet (300') from a residential zone, Neighborhood Form -Based Zone, riverfront crossings zone, or the eastside mixed use district must be mounted no higher than thirty five feet (35') above grade. B. Glare Control: 1. All bulbs that exceed two thousand (2000) lumens must be fully shielded as installed. 2. Unshielded or partially shielded bulbs that are two thousand (2000) lumens or less must be frosted glass or be installed behind a translucent cover. 3. All under canopy lights or lights mounted in eaves must either be recessed into the canopy/eave and fully shielded or use flat lenses instead of drop lenses. 4. The city may permit the use of light reflectors, refractors or house shields as a substitute for fully shielded light fixtures on lower wattage or low voltage ornamental or pedestrian light fixtures. The shielding on such fixtures must control for uplighting. These substitute shielding options are not permitted for general illumination of large areas, such as parking, service, or outdoor product display areas. Fixtures used to illuminate such areas must be fully shielded. C. Light Trespass: The trespass standards are intended to prevent light from one property extending beyond the property line onto adjacent properties. Compliance with this subsection is achieved with fixture shielding, directional control designed into the fixture, fixture location, fixture height, fixture aim, or a combination of these methods. 1. Except for lighting of loading areas, service areas, and for architectural emphasis, floodlighting is prohibited. Floodlights are not permitted for the illumination of parking or outdoor product display areas. 2. Floodlights, when permitted, are exempt from subsection B2 of this section, but must be aimed no higher than forty five degrees (45°) from vertical. Floodlights must also comply with subsections C3, C4 and C5 of this section. 14-5G 3. Lighting fixtures must be located and shielded such that the bulb is not directly visible from any adjacent residential use or public right of way. The right of way trespass standard does not apply in the CB-2, CB-5, or CB-10 zones. 4. Illumination must not exceed 0.5 initial horizontal foot- candle and 2.0 initial maximum foot-candles as measured at any point along a property boundary that is adjacent to or across the street from properties that are zoned residential, CN-1, or CO- 1, or is adjacent to or across the street from a Neighborhood Form -Based Zone. The city may increase the maximum up to 1.0 horizontal foot- candle for building code required lighting on buildings located on or close to the property line. However, lighting must be located and shielded in a manner that will be least obtrusive to any abutting residential properties. 5. On any property containing multi -family uses or group living uses, lighting fixtures must be located and shielded such that the bulbs are not visible from any residential window on the property. 6. Light fixtures used to illuminate flags, statues, or objects mounted on a pole or pedestal must use a narrow cone of light that does not extend beyond the illuminated object. Lights that are intended to architecturally highlight a building or its features must use a limited pattern of light that does not extend beyond the wall of the building. 14-5G-5: TOTAL OUTDOOR LIGHT OUTPUT STANDARDS: A. Maximum Outdoor Light Output: 1. Total Outdoor Light Output Defined: The "total outdoor light output' on a property is the total amount of light, measured in initial lumens, from all bulbs used in outdoor light fixtures. It includes all lights and luminous tubing used for display lighting, general illumination, architectural/accent lighting, and lights used for external illumination of signs, but does not include lights used to illuminate internally illuminated signs or luminous tubing used in neon signs. For bulb types that vary in their output as they age, such as high pressure sodium, fluorescent and metal halide, the initial lumen output, as defined by the manufacturer, is the value to be considered when calculating total outdoor light output. 2. Applicability: The total outdoor light output on any property that is subject to the provisions of this article may not exceed the limits in table 5G-1 of this section, except for those that are exempted in subsection A3 of this section and in section 14-5G-7 of this article. The values in this table are upper limits and not design goals; design goals should be the lowest light levels that meet the requirements of the task. 3. Exemptions: a. Seasonal decorations, permitted between Thanksgiving and the end of January, are not counted toward the total outdoor light output. b. In the E2 and E3 districts, properties where the building coverage is eighty percent (80%) or greater are exempt from the maximum total outdoor light output standard, but are subject to the limitation on unshielded fixtures, as stated in table 5G- 1 of this section. 14-5G B. Lighting Environment Districts: All zones, except public (P) zones, are grouped into three (3) lighting environment districts that control lighting output on applicable lots in each zone. Uses, for which the lighting standards are applicable, located within the public (P) zone must comply with the lighting requirements of the adjacent zone; those on the border between two (2) or more zones must comply with the standards of the strictest adjacent zone. Zones are grouped into the lighting environment districts as follows: 1. Low illumination district, E1: Areas of low ambient lighting levels. This district includes single-family and low density multi -family residential zones. This district applies to the following zones: ID-RS, ID-RM, RR-1, RS-5, RS-8, RS-12, RM-12, and RNS-121 T3NE, T3NG, T4NS, and T4NM. 2. Medium illumination district, E2: Areas of medium ambient lighting levels. This district includes higher density multi- family zones and lower intensity commercial and office zones. This district applies to the following zones: ID-C, ID-1, ID -RP, CN-1, CO-1, PRM, RM-20, RM-44, RNS-20, MU, T4MS, EMU, and all RFC zones, except the RFC- W R. 3. High illumination district, E3: Areas of high ambient lighting levels. This district includes higher intensity commercial, industrial, and research zones. This district applies to the following zones: CC-2, CH-1, CI-1, CB-2, CB-5, CB-10, 1-1, 1-2, RDP, ORP, and the RFC-WR. C. Measuring Total Outdoor Light Output 1. The maximums in table 5G-1 of this section are based on a calculation of initial lumens per net acre. The lot size less the total building coverage of the lot determines the number of net acres used for this calculation. 2. Lumen output from an under canopy or under eave light fixture mounted fifteen (15) or more feet from any edge of the eave or canopy will be measured at 0.5 its full value. Table 5G-1: Maximum Outdoor Light Output Standards Shielding Combinations Lighting Environment District Ell, Low Ambient E2, Medium E3, High Ambient Lighting (In Initial Ambient Lighting Lighting (In Initial Lumens Per Acre) (In Initial Lumens Lumens Per Acre) Per Acre) Maximum total outdoor light 50,000 100,000 200,000 output (including both fully shielded and unshielded fixtures) Maximum outdoor light output 4,000 10,000 10,000 from unshielded fixtures 14-5G 14-5G-6: PROHIBITED LIGHTING AND BULBS: The following types of lighting are prohibited: 14-5G-7: EXEMPTIONS FOR SPECIAL USES: 14-5G-8: MEASUREMENT: 14-5G 14-51-9C. Woodland Retention And Replacement Requirements: Regulated woodlands must be retained according to the following provisions. The percentage of the regulated woodland that must be retained is specified in table 51-1 of this section according to the underlying base zone. Table 51-1: Woodland Retention Requirements Base Zone Retention Requirement ID, RR-1 70 percent RS-5, RS-8, RS-12, RNS-12, T3NE, T3NG, T4NS, T4NM 50 percent RM-12, RM-20, RM-44, RNS-20, T4MS 20 percent RDP, ORP 20 percent C and I 10 percent 1. The required woodland area to be retained must include a buffer area that extends fifty feet (50') outward from the trunks of the trees to be preserved, unless otherwise allowed by subsection C2 of this section. This buffer area is intended to protect the trees within the specified retention area. Since trees within this buffer area may be prone to damage during construction, they may not be included when calculating the required retention area. 2. Alternatively, a fifty foot (50') buffer area need not be provided if an on site tree survey is completed and the construction limit line is established at least five feet (5') beyond the drip line of trees to be preserved. The tree survey must identify the species, size and location of trees at the perimeter of the woodland to be protected. Said on site tree survey and a map delineating the drip line of the trees located near the construction limit line must be submitted to the city for verification by the city forester or designee. Additional spacing from the drip line (beyond the minimum 5 feet) may be required if needed to protect the health of trees specified for protection, as determined by the city forester or designee. 3. All efforts shall be made during construction to protect the woodlands and groves designated for retention, including placement of durable fencing or other sturdy barrier along the designated construction limit line. 4. If the city determines that the required woodland area cannot be retained due to site constraints or infrastructure requirements, replacement trees must be planted. At the discretion of the city, replacement trees may also be allowed in cases where woodlands are determined to be of low quality, such that planting replacement trees would improve the health of a wooded area or create a new grove or wooded area of 14-51 higher quality. One tree must be planted for every two hundred (200) square feet of woodland removed from the otherwise required retention area. Existing healthy trees (not located within the woodland) may be counted as replacement trees, at the discretion of the city, based on the health, species, maturity, location, and likelihood of survival during and after construction. Existing trees approved for preservation will count toward the required replacement trees at the ratio of substitution stated in table 5E- 2 within article E, "Landscaping And Tree Standards", of this chapter. (Ord. 13-4530, 5- 14-2013) 5. Where it is not feasible to replace trees on site, replacement trees may be planted to supplement reforestation of an off site woodland approved by the city. Any designated off site woodland must be either publicly owned property or property subject to a conservation easement. 6. Replacement trees must be approved by the city, and to the extent possible, should be of the same or equivalent species as the trees being removed, unless it is determined that the trees being removed are of a species that is considered low quality. In such a case, alternative tree species will be considered by the city. 7. Replacement trees must meet the specifications set forth in general tree planting requirements contained in article E, "Landscaping And Tree Standards", of this chapter, and must be secured by a performance guarantee for a period of twelve (12) months. D. Design Standards For Wooded Areas: 1. Woodlands, groves, and existing trees designated for protection according to the approved sensitive areas site development plan, shall be protected from construction activity with durable fencing or other sturdy barrier approved by the city. Said protective fencing shall be placed a minimum of five feet (5') beyond the drip line of the tree or trees to be preserved. Additional spacing of protective fencing from the drip line (beyond the minimum 5 feet) may be required if needed to protect the health of trees specified for protection, as determined by the city forester or designee. The drip line is an imaginary circle that could be drawn on the soil around a tree directly under the tips of its outermost branches. The drip line encompasses the ground area under the entire spread of the tree canopy. 2. Measures must be taken to protect and retain groves of trees, as defined in this title, to the extent practicable. 3. Trees preserved within groves may be counted as replacement trees, if it is determined that the required woodland retention ratio on a site cannot be met as allowed in subsection C4 of this section. Preserved trees within groves may count toward replacement trees at the ratio of substitution stated in table 5E-2 within article E, "Landscaping And Tree Standards", of this chapter. 4. When other environmentally regulated sensitive features are present in combination with a regulated woodland, the regulations related to all the sensitive areas contained on the property will be considered, with the most stringent regulations applying. 14-51 5. To the extent possible, woodlands located on steep or critical slopes or within 100-year floodplains must be given the highest retention priority when meeting the woodland retention and replacement requirements. 6. Street right of way, public utility corridors and building sites should be located so as to minimize their impact on woodlands and groves. 7. Where possible, woodlands and groves to be protected should be located within designated public or private open space, either through dedication, a conservation easement, or control by a homeowners' association. 14-51 CHAPTER 9: DEFINITIONS SECTION: 14-9A-1: Definitions 14-9A-1: DEFINITIONS: Except when alternate definitions apply as specified in articles B through F of this chapter, the following definitions shall apply to terms used in this title. Descriptions and definitions of land use categories are set forth in chapter 4, article A, "Use Categories", of this title; although, where it is deemed necessary for clarification, more specific definitions of certain land use category subgroups and specific land uses are defined in this section. ABUT/ABUTTING: Contiguous; having a common boundary, wall, or property line. ACCESS: The place, means or way by which pedestrians or vehicles have ingress and egress to a property or parking area. ACCESSORY APARTMENTS: A temporary accessory dwelling unit located within an owner occupied, single-family home or in an accessory building and meeting the requirements of this title. ACCESSORY BUILDING/USE/STRUCTURE: A building, structure, or use which: A. Is subordinate to the principal use of the property and contributes to the comfort, convenience or necessity of occupants, customers, or employees of the principal use; and B. Is under the same ownership as the principal use or uses on the property; and C. Does not include structures, structural features, or activities inconsistent with the uses to which they are accessory; and D. Except for off street parking located on a separate lot as approved through a special exception, is located on the same lot as the principal use or uses to which it is accessory. ADDITION: An extension or increase in floor area or height of a building or structure. ADULT: A person that is eighteen (18) years of age or older. ADULT BUSINESS USE: See "adult business use", as defined in chapter 4, article A, "Use Categories", of this title. ADULT DAYCARE: An organized program of short term supportive daycare in a group environment for adults who need supervision, assistance or both. Services may include, but shall not be limited to, nursing and rehabilitative services, personal care, transportation services, social or recreational activities and preventative or restorative services. See "daycare uses", as defined in chapter 4, article A, "Use Categories", of this title. 14-9A AGRICULTURE USE: See "agricultural uses", as defined in chapter 4, article A, "Use Categories", of this title. AISLE: A permanent, durable surface connected directly to a parking or loading space and designed to permit ingress or egress of a vehicle. An "aisle" is not the same as a drive. (See definition of drive/driveway.) ALCOHOL SALES ORIENTED RETAIL USE: See "retail uses" as defined in chapter 4, article A, "Use Categories", of this title. ALLEY: An open public way intended for use as a means of vehicular access to abutting property. ALTER/ALTERATION: A structural alteration, enlargement or remodeling of a building or the moving of a building from one location to another. ANIMAL DAYCARE: A nonresidential facility offering care for domestic animals during daytime hours, not during overnight hours. ANIMAL RELATED COMMERCIAL USE: See "animal related commercial use", as defined in chapter 4, article A, "Use Categories", of this title. APARTMENT HOUSE: See "household living, multi -family uses", as defined in chapter 4, article A, "Use Categories", of this title. ARCADE: A continuous, covered passageway parallel to and open to a street, private or public open space, or building, and typically accessible and open to the public. ARCHITECTURAL FEATURES. Exterior building elements intended to provide ornamentation to the building massing, including, but not limited to: eaves, cornices, bay windows, window and door surrounds, light fixtures, canopies, and balconies. ARCHITECTURAL TREATMENT. Exterior finish(es) applied to a building facade and intended for ornamentation or to reduce the visual size and scale of a building. ARTERIAL STREET: See definition of street, arterial. ARTISANAL INDUSTRIAL BUSINESS. A business that makes food and/or products by hand. ASSESSED VALUE: The value of real property as established by the City Assessor. It is the value upon which the next fiscal year's Real Estate Taxes are based. AVIATION RELATED USE: See "aviation related uses", as defined in chapter 4, article A, "Use Categories", of this title. BALCONY: A covered or uncovered platform area projecting from the wall of a building, enclosed by a railing, accessible from above grade and not attached to the ground. 14-9A BASEMENT: A portion of a building located partially underground but having three and one-half feet (35) or more of its floor to ceiling height above grade. A "basement' is counted as a story for the purpose of height and setback regulations. BASIC UTILITIES: See "basic utility uses", as defined in chapter 4, article A, "Use Categories", of this title. BAY WINDOW. A window that proiects from the building facade or elevation that begins on the ground floor and can extend to upper floors. BED AND BREAKFAST HOMESTAY: An accessory use within an owner occupied, single-family dwelling unit, in which no more than three (3) bedrooms are provided to guests who stay for periods not to exceed fourteen (14) consecutive days. BED AND BREAKFAST INN: An accessory use within an owner occupied, single- family dwelling unit with a maximum of five (5) bedrooms provided to guests who stay for periods not to exceed fourteen (14) consecutive days. BLOCK FACE. The aggregate of all the building facades on one side of a block. BLOCK LENGTH. The horizontal distance measured from one end of the block to the other end along the same street. Typically measured from one right-of-way to another right-of-way. BLOCK PERIMETER. The aggregate of all sides of a block measured along the adjacent streets. BLOCK SCALE, BUILDING. A building that is individually as large as a block or individual buildings collectively arranged along a street to form a continuous facade running the length of most or all of a block. BOARD OF ADJUSTMENT: A quasi-judicial board, the creation of which is authorized by the Code of Iowa, as amended. The 'Board of Adjustment' is authorized to grant variances and special exceptions and is authorized to hear appeals of administrative decisions of the City Manager or designee in the enforcement of this title or of any ordinance adopted pursuant thereto. BUILD: To construct, assemble, install, convert, enlarge, reconstruct or structurally alter a building or structure. BUILDABLE AREA: The area remaining on a lot after the minimum open space requirement for setbacks has been met. BUILDING: Any structure with a roof and designed or intended to support, enclose, shelter or protect persons, animals or property. BUILDING AREA: Sometimes referred to as building footprint The area of a building within its largest outside dimensions, computed on a horizontal plane at the first floor level, exclusive of open porches, breezeways, terraces and exterior stairways. BUILDING COVERAGE: The amount of land covered or permitted to be covered by building area, usually measured in terms of lot percentage. M=11 BUILDING, DETACHED: A building that is not connected to another building BUILDING FACADE. The exterior wall of a building adjacent to a street, the front or side along a private street, or civic space. BUILDING FORM. The overall shape and dimensions of a building. BUILDING FRONTAGE. The length of the design site line of any one premises parallel to and along each street and/or open space which it borders. BUILDING HEIGHT: 1. General: The vertical distance from grade to the roofline. (See definitions of grade and roofline.) 2. In Form -Based Zones subject to Article 14-2H: The vertical distance between the point of elevation of the finished surface of the ground, paving, or sidewalk within the area between the building and the streetside property line(s), or when the streetside property line is more than five feet (5') from the building, between the building and a line five feet (5') from the building, and the roofline. (See definition of roofline.) Grade shall be calculated measuring the level of the surface of the ground at least every 20' along the entire frontage of the property. BUILDING LINE: The front setback line as specified for principal buildings. BUILDING OFFICIAL: The city employee designated to enforce this title. BUILDING PERMIT: Official certification that a proposed improvement complies with the provisions of this title and other applicable ordinances. A "building permit" is required for new construction, demolition, and for alterations or additions to existing structures, prior to commencement of construction or demolition. (See title 17, "Building And Housing", of this code.) BUILDING TYPE. A structure defined by its combination of configuration, disposition and function. CARSHARE PARKING SPACE. A parking space dedicated for use by a carshare service. CARSHARE SERVICE. A service that provides a network of motor vehicles available to rent by members by reservation on an hourly basis, or in smaller intervals. CEILING HEIGHT, UPPER FLOOR(S). The height from finished floor to finished ceiling of primary rooms on the floor(s) above the ground floor, not including secondary rooms including, but not limited to: bathrooms, closets, utility rooms, and storage spaces. CELLAR: A portion of a building located partially or wholly underground and having less than three and one-half feet (3.5') of its floor to ceiling height above grade. A "cellar" is not counted as a story for the purpose of height and setback regulations. iC11140L CERTIFICATE OF OCCUPANCY: Official certification that a premises conforms to provisions of this title and other applicable ordinances and may be used or occupied. A "certificate of occupancy" is granted upon completion of new construction or completion of alterations or additions to existing structures. CHAMFERED CORNER. An external wall of a building joining two perpendicular exterior walls, typically at a symmetrical, 45 degree angle creating a beveled edge to the building rather than a 90 degree corner. CHILDCARE CENTER: A nonresidential daycare use which provides less than twenty four (24) hours' per -day care or supervision for twelve (12) or more children, and is licensed by the state. (See "daycare", as defined in chapter 4, article A, "Use Categories", of this title.) CHILDCARE HOME: A daycare use that is accessory to a household living use, which provides less than twenty four (24) hours' per- day care or supervision in a residence for a maximum of sixteen (16) children at any one time. (See "daycare", as defined in chapter 4, article A, "Use Categories", of this title.) CITY: The city of Iowa City, Iowa. CITY COUNCIL: The city council of Iowa City, Iowa. CIVIC. A term defining not -for -profit organizations that are dedicated to arts, culture, education, religious activities, recreation, government, transit, and public parking facilities. CIVIC BUILDING. A structure operated by governmental or not -for -profit organizations and limited to civic and related uses. CIVIC SPACE. Open space that is accessible and dedicated for public use. Civic spaces may be privately or publicly maintained. CIVIC SPACE TYPE. One of the allowed types in Section 14-2H-5 (Civic Space Types Standards) of this Article. COLLECTOR STREET: See definition of Street, Collector. COLLEGES AND UNIVERSITIES: See "colleges and universities", as defined in chapter 4, article A, "Use Categories", of this title. COMMERCIAL PARKING: See "commercial parking uses", as defined in chapter 4, article A, "Use Categories", of this title. COMMERCIAL RECREATIONAL USE: See "commercial recreational uses", as defined in chapter 4, article A, "Use Categories", of this title. COMMUNICATIONS/BROADCAST TOWER: A structure that is intended to support equipment used to transmit or receive telecommunications signals. Examples of such towers include monopoles and lattice steel structures. (See "communication transmission facility uses", as defined in chapter 4, article A, "Use Categories", of this title.) 14-9A COMMUNICATIONS TRANSMISSION FACILITY USES: See "communications transmissions facility uses", as defined in chapter 4, article A, "Use Categories", of this title. COMMUNITY SERVICE USE: See "community service uses", as defined in chapter 4, article A, "Use Categories", of this title. CONFINEMENT FEEDING OPERATIONS: One or more roofed or partially roofed enclosures intended to confine animals for feeding and growth prior to slaughter and which are designed to contain liquid or semiliquid animal waste. CONSERVATION DISTRICT: See section 14-36-2, "Conservation District Overlay Zone", of this title for a detailed definition of a "conservation district". CONSIGNMENT STORE: A retail establishment engaged in selling used merchandise, such as clothing, furniture, books, shoes or household appliances, on consignment, or a retail establishment engaged in selling donated used merchandise which is operated by an organization granted federal tax exemption pursuant to section 501(c)(3) of the internal revenue code, as amended. Merchandise is brought to the establishment and processed by marking, cleaning, sorting and storing as a major part of the principal use. Such stores do not include those selling vehicles, auto parts, scrap or waste. CONVERSION: Any change from one principal use to a principal use in another use category. "Conversion" also includes any change from one principal use to another principal use in a different use category subgroup. For example, it is considered a .'conversion" if the use of a site is changed from a single-family use to a multi -family use or if a sales oriented retail use is changed to a repair oriented retail use. CORNER ELEMENT. A physical distinction in a building at the corner of two streets or a street and public space. The physical distinction is from the ground floor through the top of the facade. COTTAGE INDUSTRY: A firm that manufactures and/or assembles goods that are intended for retail sale to the general public. The goods may also be sold at wholesale to other outlets or firms, but retail sales is a significant component of the operation. The manufacturing component for such a firm is small in scale. Size limitations may apply to such uses in commercial zones to keep the uses in scale and character with surrounding land uses. COURTYARD. An unroofed area that is completely or partially enclosed by walls or buildings on at least two sides and often shared by multiple residential units or non-residential suites. CREMATORIUM/CREMATORY: A furnace or establishment for the cremation of corpses. "Crematoriums" for human corpses are sometimes established as accessory uses to a cemetery, mortuary, funeral home, or hospital; however, if established as a principal use on a property, will be considered a personal service oriented retail use for purposes of this title. "Crematoriums" for pets are sometimes established as an accessory use to a cemetery, mortuary, funeral home, or veterinary clinic; however, if M=11 established as a principal use on a property, will be considered a general animal related commercial use for purposes of this title. CUL-DE-SAC: See definition of Street, Cul-De-Sac. DAYCARE: See "daycare uses", as defined in chapter 4, article A, "Use Categories", of this title. DECK: A covered or uncovered platform area abutting the wall of a building, accessible at or from above grade and attached to the ground. DELAYED DEPOSIT SERVICE USE: An individual, group of individuals, partnership, association, corporation, or any other business unit or legal entity, who for a fee accepts a check dated subsequent to the date it was written or a check dated on the date it was written and holds said check for a period of time prior to deposit or presentment pursuant to an agreement with, or any representation made to, the maker of the check, whether express or implied. For purposes of this title, this definition includes only those individuals and entities to which Iowa Code chapter 533D is applicable. For the purposes of this title, "check" means a check, draft, share draft, or other instrument for the payment of money. DENSITY, GROSS: The number of dwelling units per unit area of land, usually expressed as "dwelling units per acre". DEPTH, GROUND -FLOOR SPACE. The distance from the street -facing facade to the rear interior wall of the -ground-floor space available to an allowed use. DESIGN REVIEW DISTRICT: An area designated by the city council that contains contiguous parcels of real property, the built portions of which: A. Are expressive of the defining architectural and other physical and aesthetic properties that give evidence to the physical traditions of Iowa City and/or unique features of the area; or B. Lack any defining physical or aesthetic qualities but constitute areas in which the city wishes to establish such qualities. DESIGN SITE. A portion of land delineated on a preliminary plat and neighborhood plan from others to accommodate no more than one primary building type (except as allowed by Article 14-2H). A lot may have multiple design sites when each design site meets the minimum width and depth required by the zone. DESIGN SITE DEPTH. The horizontal distance between the front design site line and rear design site line measured perpendicular to the front design site line. DESIGN SITE LINE. The perimeter and geometry of a parcel of property demarcating one design site from another. DESIGN SITE LINE, FRONT. The design site line that abuts a civic space or thoroughfare other than an allev and is the narrowest of the desian site's sides. 14-9A DESIGN SITE WIDTH. The horizontal distance between the design site lines measured parallel to the front design site line. DETENTION FACILITIES: See "detention facilities", as defined in chapter 4, article A, "Use Categories", of this title. DEVELOPMENT/DEVELOPMENT ACTIVITY: Any humanmade change to improved or unimproved property, including, but not limited to, placement of manufactured housing, buildings or other structures, construction, demolition, clearing, mining, dredging, filling, grading, paving, excavating or drilling. "Development activity" does not include transfer of ownership. DIRECTOR. Director of Neighborhood and Development Services, or designee. DISABILITY/HANDICAP: With respect to an individual person, a verifiable physical or mental impairment that substantially limits one or more of such person's major life activities and is expected to be long continued and of indefinite duration. DOWNZONING: A change in the zoning classification of land to a classification permitting less intensive or less dense development, such as from a multi -family zone to a single-family zone or from a commercial or industrial zone to a residential zone. DRINKING ESTABLISHMENT: See "eating and drinking establishments" as defined in chapter 4, article A, "Use Categories", of this title. DRIVE/DRIVEWAY: A permanent, durable surface designed to provide vehicular access from a street to a lot or to provide vehicular access between different parts of a lot or parking area. A drive that is internal to a parking area is not the same as an aisle. (See definition of aisle.) DWELLING: A building wholly or partially used or intended to be used for residential occupancy. DWELLING, DETACHED SINGLE-FAMILY: A single-family use that is not attached to any other dwelling unit. (See "single-family use", as defined in chapter 4, article A, "Use Categories", of this title.) DWELLING, DUPLEX: A "two-family use", as defined in chapter 4, article A, "Use Categories", of this title. Or as outlined in Sub -Section 14-2H-6F (Duplex Side -by - Side) or Sub -Section 14-2H-6G (Duplex Stacked). DWELLING, FARM: A detached single family dwelling located on a farm and occupied by the household that maintains and operates, owns or leases the farm on which the dwelling is located. DWELLING, MULTI -FAMILY: See "multi -family uses", as defined in chapter 4, article A, "Use Categories", of this title. DWELLING, SINGLE-FAMILY: See "single-family uses", as defined in chapter 4, article A, "Use Categories", of this title. 14-9A DWELLING UNIT: Any habitable room or group of adjoining habitable rooms located within a dwelling and forming a single unit with facilities used or intended to be used by one household for living, sleeping, cooking and eating meals. Multiple dwelling units exist if there is more than one meter for any utility, more than one address to the property, more than one kitchen, and/or if there is a lockable, physical separation between rooms within the dwelling unit such that a room or rooms on each side of the separation could be used as a dwelling unit. DWELLING UNIT, EFFICIENCY: A dwelling unit within a multi -family use consisting of one principal room, in addition to a bathroom, hallway and closets, which serves as the occupant's living room and bedroom. The kitchen may be located in this principal room or may be located in a separate room. DWELLING, ZERO LOT LINE: A single-family use with one or more walls located on a side lot line that is not a street or alley right-of-way line. Zero lot line dwellings may be attached or detached. (See "single-family uses", as defined in chapter 4, article A, "Use Categories", of this title.) EASEMENT: A right given by the owner of land to another person or persons for specific limited use of that land, e.g., to allow access to another property or for utilities. EATING ESTABLISHMENT: See "eating and drinking establishments" as defined in chapter 4, article A, "Use Categories", of this title. EDUCATIONAL FACILITIES, GENERAL: Elementary and secondary schools below university grade (ordinarily grades 1 through 12), including denominational and sectarian schools, kindergartens and military academies. (See "educational facilities", as defined in chapter 4, article A, "Use Categories", of this title.) EDUCATIONAL FACILITIES, SPECIALIZED: Schools primarily engaged in offering specialized trade, business, or commercial courses, but not academic training. Also specialized nondegree granting schools, such as music schools, dramatic schools, dance studios, martial arts studios, language schools and civil service and other short term examination preparatory schools. (See "educational facilities", as defined in chapter 4, article A, "Use Categories", of this title.) ELDER: A person at least fifty five (55) years old. ELDER APARTMENT HOUSING: A multi -family use intended for use and occupancy by elders and persons with disabilities. ELDER FAMILY HOME: A group household that is managed or owned by a responsible party and offers a social living arrangement for at least two (2), but for no more than eight (8), persons living in the residence, the majority of whom are elders, who are essentially capable of physical self -care. ELDER GROUP HOME: A group household that is the residence of a person who is providing room, board and personal care for up to five (5) elders who are not related to the caregiver. Personal care, in this case, means assistance with the essential activities of daily living which the recipient can perform personally only with difficulty, and may M=11 include bathing, personal hygiene, dressing, grooming and the supervision of self- administered medications, but does not include the administration of medications. ELDERLY HOUSING: A multi -family use, group household use, or group living use intended for use and occupancy by elders and persons with disabilities. ENCROACHMENT. Any architectural feature, structure, or structural element that breaks the plane of a vertical or horizontal regulatory limit extending into a setback, or beyond the build -to -line into the public frontage, or above a height limit. ENLARGEMENT/EXPANSION: An increase in the volume of a building, an increase in the area of land or building occupied by a use, an increase in the number of bedrooms within a dwelling unit or an increase in the number of dwelling units. For nonresidential buildings, an increase in the occupancy load of a building is considered an enlargement/expansion. For alcohol sales oriented retail uses, any change in the type of liquor license that would increase the types of alcohol or alcoholic beverages that can be sold is considered an enlargement/expansion of the use. For group living uses, any alteration that allows an increase in the number of residents is considered an enlargement/expansion of the use. For nonconforming drinking establishments, neither sidewalk cafes nor any alteration or addition to a commercial kitchen that does not result in an increase in the allowable occupancy load shall be considered an enlargement/expansion of the use. EXTRACTION USE: See "extraction uses", as defined in chapter 4, article A, "Use Categories", of this title. FACADE. See Buildinq Facade. FACADE ZONE. The area between the minimum and maximum setback lines along the front of a design site and along the side street of a corner design site where a specified amount of the building facade is required to be placed. FAMILY: One person or two (2) or more persons related by blood, marriage, adoption or placement by a governmental or social service agency, occupying a dwelling unit as a single housekeeping organization. A "family" may also include the following: A. Two (2), but not more than two (2), persons not related by blood, marriage or adoption; or B. Up to eight (8) persons with verifiable disabilities, as defined by the fair housing amendments act of 1988, who are occupying a dwelling unit as a single housekeeping organization. FAMILY CARE HOME: A type of group household, such as a residential care facility, a child foster care facility, a supervised apartment living arrangement or other small group residential arrangement for not more than eight (8) persons with verifiable disabilities, as defined by the federal fair housing act, as amended, that are occupying a dwelling unit as a single housekeeping unit. Certain types of "family care homes" may require a government license or approval and may provide room and board, personal care, rehabilitation services, and supervision by counselor(s) or a resident family. An M=11 individual foster care family home licensed under chapter 237 of the code of Iowa, as amended, is not considered a "family care home"; such a living arrangement would be considered a "family" under this title. Alternatives to incarceration, such as halfway houses, where residents of the facility are placed by order of the court and are under twenty four (24) hour supervision of employees or contractees of the Iowa department of corrections are classified under this title as "detention facilities" and not as "family care homes". FARM: An area of not less than ten (10) acres for which the principal use is growing farm products, such as vegetables, fruits and grain, for sale and storing those products on the land. The term "farm" includes the necessary accessory uses and buildings for treating and storing the food produced. FEEDLOT: A lot, yard, corral or other area where livestock are confined, primarily for the purposes of feeding and growth prior to slaughter. The term does not include areas which are used for raising crops or other vegetation or upon which livestock are allowed to graze. FINISH LEVEL, GROUND FLOOR. Height difference between the finished floor on the ground floor and the adjacent sidewalk. In the case of a terrace frontage that serves as the public right-of-way, the floor finish level is the height of the walk above the adjacent street. Standards for ground floor finish level for ground floor residential uses do not apply to ground floor lobbies and common areas in buildings. FLOOR AREA: The total area of all floors of a building, or a portion of a building, measured to the outside surface of exterior walls or to the centerline of walls of attached buildings or uses. Floor area includes all space within the building, including space in the basement or cellar, if such space is used for a principal or accessory use. However, floor area does not include the area of porches, balconies and other appurtenances. When calculating the floor area of a principal dwelling, the area of any attached garage is excluded. Floor area of basements and cellars is excluded from the calculation of FAR. (See definition of Floor Area Ratio.) FLOOR AREA RATIO (FAR): The numerical value obtained by dividing the floor area within a building or buildings on a lot by the area of such lot. The floor area of a basement or cellar is not included in this calculation. FORM -BASED ZONES: Zones listed in Article 14-2H "Form -Based Zones and Standards". It does not include Article 14-2G "Riverfront Crossings and Eastside Mixed Use Districts Form Based Development Standards". Neighborhood Form - Based Zones include the T3NE, T3NG, T4NS, and T4NM zones. FRATERNITY/SORORITY: A fraternal group living use used as a residence and as a center for activities and operations by a chapter of a nonprofit fraternity or sorority recognized by a "college" or "university", as defined in chapter 4, article A, "Use Categories", of this title. This definition does not include a rooming house. FREE STANDING WALL. A wall that is separate from a building and supported by independent means. 14-9A FRONT. See Design Site Line, Front. FRONTAGE: The distance as measured along a right of way line from one intersecting street to another, from one intersecting street to the end of a dead end street or from one intersecting street to the end of a cul-de-sac. I� L MSIT� FRONTAGE, PRIVATE. The area between the building facade and the back of the sidewalk abutting a street or public open space. FRONTAGE, PUBLIC. The area between the on -street parking and the back of the sidewalk. FRONTAGE TYPE. Physical element(s) configured to connect the building facade to the back of the sidewalk abutting a street or public open space. FUNERAL HOME: A personal service oriented retail use where the deceased are prepared for burial, funerals are conducted, and which provides for viewing of the deceased. Funeral homes may include crematoriums as an accessory use subject to compliance with any state or federal regulation. GABLE. A vertical wall in the shape of a triangle formed between the cornice or eave and the ridge of the roof. GARAGE, PRIVATE: An accessory building that is used primarily for storing motor vehicles and which is under the control of and used by the occupants of the principal building on the site. GLAZING. Openings in a building in which glass is installed. GRADE (Adjacent Ground Elevation): The average point of elevation of the finished surface of the ground, paving or sidewalk within the area between the building and the property line or, when the property line is more than five feet (5) from the building, between the building and a line five feet (6) from the building. When the finished surface of the ground has been raised by adding fill to create a higher grade around a building, the slope of the fill within twenty feet (20') of the building shall not exceed four (4) horizontal to one vertical or twenty five percent (25%). GROSS FLOOR AREA. The total floor area inside the building envelope, includinc the external walls. but not including the roof. 14-9A GROUND FLOOR/FIRST FLOOR: The lowest floor of a building having its floor to ceiling height at or above the grade. GROUP CARE FACILITY: An assisted group living use that is government licensed or approved and that provides services in a residential setting to more than eight (8) individuals, not including resident staff. These individuals are persons with one or more disabilities, as defined by the Federal Fair Housing Act, as amended, who are in need of adult supervision and who are provided services in accordance with their individual needs. This definition also includes facilities, such as nursing homes, that provide residential services and skilled care to convalescents or the elderly. GROUP HOUSEHOLD: A "family care home", "elder family home", "parental group home", or "elder group home", as defined in this title, wherein a collective number of individuals live together in one dwelling unit as a single housekeeping unit, where the relationship between the individuals is of a regular and permanent nature and has a distinct domestic character, similar to a family. GROUP LIVING USE: See "group living uses", as defined in chapter 4, article A, "Use Categories", of this title. "Group living uses" include assisted group living uses, independent group living uses, and fraternal group living uses. GUEST: An individual who shares a dwelling on a temporary basis for not more than thirty (30) days in any given calendar year; or a person who stays in a hospitality oriented retail use. GUESTHOUSE: A small hospitality oriented retail use containing nine (9) or fewer bedrooms providing lodging for guests, which is licensed as a hotel by the State and subject to City inspection and compliance with the Iowa City Housing Code. HEDGE: A boundary formed by a row of closely planted shrubs or bushes. HEIGHT. See `Building Height". HISTORIC DISTRICT: See definition of "historic districts" in section 14-3B-1, "Historic District Overlay Zone", of this title. HISTORIC LANDMARK: See definition of "historic landmark" in section 14-3B-1, "Historic District Overlay Zone", of this title. HOME OCCUPATION: An accessory use consisting of an occupation or profession carried on by a person residing on the premises. HOSPITAL: See "hospitals", as defined in chapter 4, article A, "Use Categories", of this title. HOSPITALITY ORIENTED RETAIL USE: See "retail uses, hospitality oriented", as defined in chapter 4, article A, "Use Categories", of this title. HOTEL: A hospitality oriented retail use that is licensed by the State and occupied and used principally as a place of lodging for guests. "Hotels" may or may not provide meals and there are usually no cooking facilities in the guestrooms. 14-9A HOUSE SCALE, BUILDING. A building that is the size of a small -to -large house and detached from other buildings, typically ranging from 24 feet to as large as 80 feet overall, including secondary wings. HOUSEHOLD: An individual or group of individuals that reside within a single family dwelling or within a dwelling unit of a two family dwelling or multi -family dwelling as a single housekeeping organization, where the responsibilities and expenses of maintaining the household are shared among the members; also a group of individuals that meet the definition of a group household, as defined in this title. HOUSEHOLD LIVING USE: See "household living uses", as defined in chapter 4, article A, "Use Categories", of this title. INDOOR ANIMAL RECREATION: An indoor facility used for the exercise, recreation, or training of domestic animals. INDUSTRIAL SERVICE USE: See "industrial service uses", as defined in chapter 4, article A, "Use Categories", of this title. KENNEL: An establishment where small animals are bred, raised, trained, groomed, or boarded for compensation, sale or other commercial purposes. LIVE/WORK. A unit that combines and accommodate both residential and the place of business for the resident(s) of the unit. Typically characterized with having the "work" function at the ground level and the "live" function on upper levels. LIVESTOCK: Cattle, sheep, swine, poultry and other animals or fowl that are produced primarily for use as food or food products for human consumption. LOADING SPACE, OFF STREET: Space logically and conveniently located and designed for bulk pick ups and deliveries and accessible to delivery vehicles from aisles. LOCAL STREET: See definition of Street, Local. LODGING HOUSE: See definition of Rooming House. LONG TERM CARE FACILITY: See definition of Group Care Facility. LOT: A plot, separate tract or parcel of land with fixed boundaries suitable for occupancy by a use. LOT AREA: The total area within the lot lines of a lot, excluding any public or private street rights of way. LOT, CORNER: A lot located at the intersection of two (2) or more streets. LOT COVERAGE: The percentage of the lot area covered by certain specified elements of development. There are a number of lot coverage standards within this title, including building coverage standards, setback coverage standards, and standards related to the amount of land that can be covered by accessory uses. 14-9A LOT DEPTH: The average horizontal distance between the front lot line and the rear lot line or the distance between the midpoint of the front lot line and the midpoint of the rear lot line. On a double frontage lot, lot depth is the average horizontal distance between the two parallel or approximately parallel front lot lines. LOT, DOUBLE FRONTAGE: A lot having frontage on two (2) parallel or approximately parallel streets. LOT FRONTAGE: The continuous width of a lot measured along the street right of way line. Lot F, untage amp Lot width s�r T uwe` I re-T Rowuwe smMT LOT, INTERIOR: A lot bounded by a street on only one side. LOT LINE: A line oriented by stable points of reference which establishes one boundary of a lot. LOT LINE, FRONT: A lot line separating a lot from the street right of way. On corner lots, the front lot line is the shortest street dimension, unless the lot is square or almost square, having dimensions at a ratio between three to two (3:2) and three to three (3:3). In that case, the front lot line may be along either street. On double frontage lots, there are two (2) front lot lines. LOT LINE, REAR: The lot line opposite and most distant from the front lot line. In the case of a triangular shaped lot, it is an imaginary line within the lot, ten feet (10') long, parallel to and farthest from the front lot line. However, on a double frontage lot, there is no rear lot line. LOT LINE, SIDE: Any lot line that is not a street -side lot line, front lot line or rear lot line. LOT LINE, STREET -SIDE: Any lot line that separates a lot from a public or private street (not including alleys or private rear lanes). 14-9A RF_AR LOTLINIF REM LOT UPE� REAR LOT LFW. fi REAR LOT LINE I Im Im I� l I � FRON}LOT LR.E FRDMT LOTUNE FRONT LOTLi± FRONTEOTLWE STRIE04MI a LOI IIIP STRW-S17S LOTYNE STREET SIOL LOT Lt E STRFETSiDE LOT LINE 5TREET LOT, REVERSED CORNER: A corner lot, the rear of which abuts the side of another lot. STUNT IMTEAKR OORNER LOT LTA OON9 E F ONTA E Wr INTE CORMER ElJi I � I STREET PREET CO IM RIM IWERMAI IIMRMIOR I LOT ----� WTERIOR l T WRIMER STREET 14-9A LOT WIDTH: The length of the front setback line. On corner and double frontage lots, the "lot width" is measured along the shortest street frontage, unless the lot is square or almost square, having dimensions at a ratio between three to two (3:2) and three to three (3:3). In that case, the lot width may be measured along either street. MAIN BODY. The primary massing of a main building. MAIN FACADE. The front facade of a primary building. MAIN ENTRANCE (To A Residential Use): The primary entrance located on the exterior wall of a building used by residents of a dwelling to gain access to their dwelling unit. Such an entrance is typically located on a street -facing wall of the dwelling. An entrance to a dwelling from a parking garage is not a "main entrance". MANUFACTURED HOME: A detached single-family dwelling which is manufactured or constructed under the authority of 42 USC section 5403, federal manufactured home construction and safety standards, as amended, which is not constructed with a permanent hitch or other device allowing it to be moved other than for the purpose of moving to a permanent site and which does not have permanently attached to its body or frame any wheels or axles. A mobile home constructed to the federal manufactured home construction and safety standards, as amended, is not a "manufactured home" unless it has been converted to real property and is taxed as a site built dwelling as provided in the code of Iowa, as amended. MANUFACTURED HOUSING LEASE LOT: A plot of ground in a manufactured housing park designed to accommodate one dwelling unit and which is leased to the owner or tenant of the dwelling unit. MANUFACTURED HOUSING PARK: A tract of land which has been planned and improved for the placement of manufactured homes, mobile homes or modular homes on leased lots. MANUFACTURING AND PRODUCTION USE: See "manufacturing and production uses", as defined in chapter 4, article A, "Use Categories", of this title. MASSING. The overall shape or arrangement of the bulk or volume of a building. MISSING MIDDLE HOUSING. House -scale buildings with multiple units in walkable neighborhoods. MIXED USE BUILDING: A building that contains a mix of residential dwelling units and commercial or institutional uses. MOBILE HOME: Any vehicle without motive power used, manufactured or constructed so as to permit its conveyance upon the public streets and highways and designed, constructed or reconstructed so as to permit its use for year round occupancy as a dwelling. The vehicle must contain water supply, waste disposal, heating and electrical conveniences. A "mobile home" is factory built housing built on a chassis. A "mobile home" shall not be construed to be a travel trailer or other form of recreational vehicle. A "mobile home" shall be construed to remain a "mobile home", subject to all regulations applying thereto, whether or not wheels, axles, hitch or other appurtenances of mobility are removed and regardless of the nature of the foundation provided. "Mobile homes" are classified as detached single-family dwellings if converted to real property and taxed as a site built dwelling, as provided in the code of Iowa, as amended, or if they are located within a manufactured housing park approved through a planned development overlay rezoning process. MODEL DWELLING UNIT: A permanent structure within a residential zone, which is primarily intended to be used as a dwelling unit, but which is temporarily being used for marketing purposes as an example of other units to be built in the same development. "Model dwelling units" are considered provisional temporary uses as set forth in chapter 4, article D, "Temporary Uses", of this title. MODULAR HOME: Any detached single-family dwelling manufactured, in whole or in components, at a place other than the location where it is to be placed; which is assembled, in whole or in components, at the location where it is to be permanently located; which rests on a permanent foundation or slab; which does not have wheels or axles affixed as a part of its normal construction; and which does not require a license by any agency as a motor vehicle, special equipment, trailer, motor home or mobile home. MOTEL: A hospitality oriented retail use that is licensed by the State, usually located along highways, occupied by and used principally as a place of lodging for guests. The term "motel" includes "motor hotel". MUNICIPAL PARKING FACILITY: A commercial parking facility owned and operated by the City, and designed to accommodate the off street parking of motor vehicles as a capital improvement. Such parking may be located in a structured parking facility, a surface lot or a combination thereof. NEAR SOUTHSIDE PARKING FACILITY DISTRICT: That area of Iowa City bounded by Burlington Street on the north, Gilbert Street on the east, the Iowa Interstate Railway Main Line on the south and Madison Street on the west, except for Blocks 10 and 21 of County Seat Addition; Lots 5 and 6 of Block 13, County Seat Addition; Lots 3, 4, 5, the east 50 feet of Lot 6, and the south 40 feet of Lot 2, Block 11, County Seat Addition; and Lots 10-15, Lyon's First Addition. NEIGHBORHOOD CENTER: A use owned and operated by a nonprofit organization, as defined by section 501(c)(3) of the Internal Revenue Code, as amended, providing a place for social services, such as childcare, supervised recreation, counseling referral for children and adults or support groups for children and adults. Such services should be intended primarily, though not exclusively, for those persons living within a mile radius of the center. NONCONFORMING DEVELOPMENT: An element of a development, such as a parking area, a loading area, outdoor lighting, landscaping, screening, or signage, that was established in conformance with this title, but which subsequently, due to a change in the zoning or to the requirements of this title, is no longer in conformance with the current applicable standards. M=11 NONCONFORMING LOT: A lot of record that was established in conformance with the minimum lot area, width, and frontage requirement of this title, but which subsequently, due to a change in the zone or the requirements of this title, is no longer in conformance with one or more of these requirements. NONCONFORMING STRUCTURE: A structure or portion of a structure that was established in conformance with the setback, building height, building width, and lot coverage standards, or other requirements or standards of this title that relate to the design of the building or structure, but which subsequently, due to a change in the zone or to the requirements of this title, is no longer in conformance with one or more of these standards. NONCONFORMING USE: A use that, when established, was a permitted use, was allowed as a provisional use, or was approved as a special exception, but which subsequently, due to a change in the zone or to the requirements of this title, is no longer allowed. This definition includes residential uses that exceed the allowable residential density of a zone (minimum lot area per unit requirements) and uses that exceed the maximum floor area ratio or maximum floor area standards specified for a particular use or zone. NURSING HOME: See definition of group care facility. OFFICIALLY APPROVED PLACE: A private street permitted prior to 1984. Such streets were established either by the City Council or by the Board of Adjustment as a variance to the requirement that a lot front on a public street. OPEN SPACE, PRIVATE: Open space used by occupants of the dwelling unit or units on one lot or design site. Such open space and any private recreational facilities located therein are considered an accessory use to the principal use of the property. OPEN SPACE, PRIVATE, SHARED: Open space, the use of which is shared by occupants of an entire subdivision or planned development, but which is not generally open to the public. Such open space is typically managed and maintained by an owners' association. OPEN SPACE, PUBLIC: Open space that has been dedicated for public use or for which an easement has been granted for public use. OPEN SPACE USE: See "parks and open space uses", as defined in chapter 4, article A, "Use Categories", of this title. ORIEL WINDOW (Syn Upper Story Bay Window). A window that projects from the building facade or elevation, located on upper floors and may extend for multiple stories. OUTDOOR DISPLAY: Includes the outdoor display of products, vehicles, equipment, and machinery for sale or lease. "Outdoor display" is an outdoor showroom for customers to examine and compare products. There is variety or a distinction among the goods on display, through different products, brands, or models. The display area does not have to be visible to the street. "Outdoor display" does not include goods that are being stored or parked outside. It does not include damaged or inoperable vehicles, M=11 vehicles or equipment being serviced, bulk goods and materials, and other similar products. Examples of uses that often have 'outdoor display" are car and boat sales, and plant nurseries. See also definition of outdoor storage. OUTDOOR STORAGE: Includes the outdoor storage of goods that generally have little or no differentiation by type or model. The goods may be for sale or lease, but if so, they are the type that customers generally do not inspect and compare. "Outdoor storage" includes the storage of raw or finished goods (packaged or bulk), including gravel; mulch; building materials, packing materials, salvage goods; machinery, tools and equipment; and other similar items. Examples of uses that often have 'outdoor storage" are lumberyards, vehicle repair; tool and equipment rental, bark chip and gravel sales, salvage yards; and recycling processing facilities. See also definition of outdoor display. OUTDOOR STORAGE AND DISPLAY ORIENTED RETAIL: See 'retail uses, outdoor storage and display oriented", as defined in chapter 4, article A, "Use Categories", of this title. OVERLAY ZONE: A set of zoning requirements imposed in addition to those of the underlying base zone. Development in overlay zones must conform to the requirements of the overlay zone as well as those of the underlying base zone, unless modifications to base zone requirements are approved as a part of the overlay rezoning process. OWNER: The person holding fee simple or equitable title to the property. PARAPET. A wall along the edge of a roof or the portion of a wall that extends above the roof line. PARCEL: See definition of lot. PARENTAL GROUP HOME: A type of group household containing not more than three (3) teenagers or adults and up to four (4) children under five (5) years of age, each of whom is related by blood to at least one of said teenagers or adults, placed in a residential dwelling unit by a government or social service agency and occupying said dwelling unit as a single housekeeping unit for purposes of social and/or economic support. PARKING AREA: An off street facility intended and designed for the parking of more than four (4) motor vehicles. A parking area includes parking spaces, aisles, landscaped islands and medians, and drives that provide circulation within a parking area or around the perimeter of a parking area. Drives that are external to a parking area are not considered a part of the parking area. PARKING DRIVEWAY WIDTH. The horizontal measurement of an access driveway to a parking area, beginning at the sidewalk, measured perpendicular to the direction of travel. PARKING SPACE: A permanent, durable surface intended for off street vehicular parking. M=11 PARKING, SHARED. Any parking spaces assigned to more than one user, where different persons utilizing the spaces are unlikely to need the spaces at the same time of day. PARKS AND OPEN SPACE USES: See "parks and open space uses", as defined in chapter 4, article A, "Use Categories", of this title. PATIO: A covered or uncovered, surfaced outdoor living area located at grade, adjacent to and accessible from a dwelling. PEDESTRIAN ORIENTED: 'Pedestrian oriented" streets and developments are those that are designed to provide a safe, comfortable environment for pedestrians. Important elements include sidewalks that are separated and buffered from vehicular traffic with limited interruption from driveways; the provision of street trees and appropriate street furniture; and buildings that visually address the street with visible entranceways and windows, and, in the case of commercial buildings, may include awnings or canopies that protect pedestrians from the weather. Buildings with blank facades along the street, long stretches of repetitive building designs, entranceways that are difficult to find or identify, unscreened surface parking lots, and other expanses of paving are contrary to a "pedestrian oriented" design. PERFORMANCE STANDARD: Regulatory language stating the minimum requirement or the maximum allowable limit on the effects or characteristics of a use. PERMITTED USE: A principal use allowed in the zone in which it is listed, subject to compliance with the dimensional requirements, development standards, and any other special requirement of the zone and the general requirements of this title. PERSON: Any individual or group of individuals, corporation, partnership, association or any entity, including state and local governments and agencies. PERSONAL SERVICE: See 'retail uses, personal service oriented", as defined in chapter 4, article A, "Use Categories", of this title. PLANTING AREA: An unpaved pervious area intended or used for the placement of a tree or other required landscaping elements. PLANTING STRIPS. A landscaped or grassy area located between a street and a sidewalk. PORCH: A covered entrance to a building consisting of a platform area, with open or enclosed sides, projecting from the wall of a building. PREMISES: See definition of Lot. PRIMARY BUILDING. The building that serves all activities related to the principal use of the design site. PRIMARY STREET FRONTAGE: The frontage of a lot to which the address is assigned. PRINCIPAL BUILDING: A building containing the principal use. 14-9A PRINCIPAL USE: The primary use of land or a structure as distinguished from an accessory use, e.g., a dwelling is a principal use on a lot in a residential zone, while a garage or pool is an accessory use. PRIVATE OUTDOOR ANIMAL RECREATION: An outdoor facility used for the exercise, recreation, or training of domestic animals. PROJECTIONS (INTO SETBACKS): Parts of buildings, such as architectural features, which protrude into required setback areas. PROVISIONAL USE: A principal use allowed in the zone in which it is listed, subject to compliance with the specific requirements mentioned with the use and all other dimensional and development requirements and special requirements, if any, of the zone as well as the general requirements of this title. PUBLIC REALM. The combined area along the front and side street portions of design sites, visible to the pedestrian, that is between the facades of buildings on both sides of a thoroughfare or between the facades on one side of the thoroughfare and the edge of the adjacent open or civic space. PUBLIC RIGHT OF WAY: Property dedicated to public use and intended for the movement of the public. PUBLIC UTILITY: A system owned and operated by a licensed public utility company or by a railroad company. Such systems do not include those owned and operated by the city of Iowa City or other governmental agency. PUBLIC VIEW, WITHIN: Visible from a public street, public sidewalk, public access easement, or other public way, or from a public park or other public open space area. QUARRY: Land used for excavating stone or slate. QUICK VEHICLE SERVICING USES: See "quick vehicle servicing uses", as defined in chapter 4, article A, "Use Categories", of this title. REAL ESTATE SALES CENTER: A provisional temporary use consisting of an on site office within a model dwelling unit that is used as a real estate office for the sale of dwelling units or lots within the same subdivision or development in which the sales center is located. REAR. Opposite of front. REAR -LOADED (REAR ACCESS). Design sites that provide vehicular access from the rear of the design site. RECESSED ENTRY. An entrance to a building that is set back from the facade of the building. RECYCLABLE MATERIALS: Reusable materials including, but not limited to, metal, glass, plastic, cardboard, and paper products which are intended for reuse, remanufacture or reconstitution for the purpose of using the altered form. 'Recyclable materials" does not include automobiles or other vehicles or machinery and their components, structural steel materials and equipment, hazardous chemicals or M=11 materials such as used motor oil and discarded automobile batteries, or biodegradable materials such as yard waste. RECYCLING PROCESSING FACILITY: A waste related use where recyclable materials are collected, stored, and processed for efficient shipment, or to an end user's specifications, by such means as baling, briquetting, compacting, flattening, grinding, crushing, sorting, shredding or cleaning, but not by processes involving heat for melting, smelting or burning. A "recycling processing facility" does not include "salvage operations", as defined in this title. RELIGIOUS INSTITUTION: Any religious/private group assembly use primarily intended to provide a place of assembly for the practice of religion, which has been granted a federal tax exemption as a section 501(c)(3) organization under the internal revenue code, as amended. For purposes of this title, not all facilities, businesses, and institutions owned and operated by a "religious institution" are categorized as religious/private group assembly. (See "religious/private group assembly uses", .'educational facilities", "hospitals", "colleges and universities", as defined in chapter 4, article A, "Use Categories", of this title.) RELIGIOUS/PRIVATE GROUP ASSEMBLY USE: See "religious/private group assembly uses", as defined in chapter 4, article A, "Use Categories", of this title. REMODEL/REPAIR: Any improvement in a building that is not a structural alteration. RESPONSIBLE PARTY: A person who resides in and provides room and board in an elder family home. The "responsible party" may be, but is not required to be, an elder. RESTAURANT: An eating establishment as defined in chapter 4, article A, "Use Categories", of this title. RETAIL ESTABLISHMENT: See "retail uses", as defined in chapter 4, article A, "Use Categories", of this title. REZONING: An amendment to the text of this title, including any amendment or change to any maps, graphic representations, or tables incorporated herein; and/or an amendment to the zoning map, i.e., a change in the zoning designation of a particular parcel or parcels of land. Overlay rezonings are considered a type of "rezoning". ROOF: The top covering of a building constructed to shield the area beneath from the weather. The term "roof' includes the term "canopy". ROOFLINE: The highest point of the coping of a flat roof, the deck line of a mansard roof or the midpoint between the eaves and ridge of a saddle, hip, gable, gambrel or ogee roof. ROOFTOP ROOM. A room, with or without a roof, limited in size that is located on the uppermost roof of certain house -scale buildings to provide views across a neighborhood or the community. See Sub -Section 14-2H-7F (Rooftop Room). ROOFTOP SERVICE AREA (RSA): An accessory use to an eating or drinking establishment, commercial recreational use, hospitality oriented retail use or similar principal use that is designed as an outdoor seating or gathering space located on a M=11 rooftop or upper floor terrace of a building, and that is open to the public for events, entertainment, meetings, and/or as a food and beverage service area. Rooftop patios or upper floor terraces intended for private use by the residents or occupants of a building are not considered RSAs. If the RSA is accessory to an establishment that is licensed by the State to sell alcoholic beverages, it is considered a type of 'outdoor service area" as defined in section 4-1-1 of this Code, and is subject to the applicable regulations in title 4, "Alcoholic Beverages", of this Code. ROOMER: An individual who leases and resides within a rooming unit of a group living use. Staff, including live-in staff of an assisted group living use, are not considered "roomers". ROOMING HOUSE: Any dwelling containing two (2) or more rooming units in which space is let by the owner or operator to four (4) or more roomers. A rooming house is categorized as an independent group living use. ROOMING HOUSE COOPERATIVE: A fraternal group living use that is organized as a nonprofit entity and that is an active member of North American Students of Cooperation (NASCO) or one of its affiliates, whose primary mission is to provide a cooperative living environment for its members. Said use is governed by a board that is democratically elected by members of the cooperative, with all members and board members having as their primary residence a rooming unit governed by the cooperative. ROOMING UNIT: Any habitable room or group of adjoining habitable rooms that form a single, private residential unit intended to be used primarily for living and sleeping, but not for cooking, located within a group living use. SALVAGE OPERATION: See "salvage operations", as defined in chapter 4, article A, "Use Categories", of this title. SCREENING: Structures and/or plantings that obscure an area from public view or from view of neighboring properties. SELF-SERVICE STORAGE: See "self-service storage uses", as defined in chapter 4, article A, "Use Categories", of this title. SERVICE STATION: See "quick vehicle servicing uses", as defined in chapter 4, article A, "Use Categories", of this title. SETBACK: The distance between a specified object, such as a building, and another point. "Setbacks" are usually measured from lot lines to a specified object. Unless otherwise indicated, an unspecified setback refers to a building setback. SETBACK AREA: A required area on a lot unoccupied by structures above grade, except for projections and specific accessory uses or structures allowed in such area under the provisions of this title. A "setback area" extends from the grade upward. SETBACK (AREA), FRONT: The area on a lot between the street -side lot line(s) and the front setback line. SETBACK (AREA), REAR: On an interior lot, the rear setback is the area extending from one side lot line to another side lot line and between the rear setback line and rear 14-9A lot line. On a corner lot, the rear setback is the area extending from the side lot line to the front setback line between the rear lot line and rear setback line. On a double frontage lot, there is no rear setback. SETBACK (AREA), SIDE: Any setback area between a side lot line and a side setback line that is not a front setback area or a rear setback area. SETBACK LINE: The line beyond which a specified use, object, building or structure shall not project, except as specified in this title. SETBACK LINE, FRONT: A line drawn parallel to the street and as far back from the street as specified for the principal building, front setback. SETBACK LINE, REAR: A line drawn parallel to the rear lot line and as far forward from the rear lot line as specified for the principal building, rear setback. SETBACK LINE, SIDE: A line drawn parallel to the side lot line and as far from the side lot line as specified for the principal building, side setback. 14-9A L Fina N[Lirca sTaEn FteiatM'_ & srr�Er SaeaLitla I.a SYeelaCe La law `tn rNij j�C hl FIO. i�!/ /r --i• J 3Nbetl. ' Lna SsILwcY LYia La Lima Ma $U°Wt I.I. IJne S lbr! A Line Stle Lql LMe 1 LnW A Sclho A Rem Se l y . Y Ra., LOIJ�a � I ± � Fmrt Lao Lh° 6 $Iloaliiaa lAil [1C S1FEEt Si REET DOUBLE FRONTAGE LOT STRUT FmM Lat ling —T 61100MIda wt un 1 966 M•, /.1 irroM I r�` 5a ! Lima 61tla Lal ure � '; ad Sw Loi �ns saes« lrtar Lan Line w CORNER LOT INTERIOR LOT KEY Fro d setback area Side Selback area ® Rear setback area L SETBACK, PARKING. The mandatory clear distance between a design site line and parking. SHOPFRONT BASE. Avery low wall, that does not include glass, between the display window(s) of a shopfront and the adjacent sidewalk. SHRUB: Any woody, perennial, bushy plant that branches into several stems or trunks at the base and is smaller than a tree. "Shrubs" are important features in permanent landscape planting, being used for formal decorative groups, hedges, screens, and background plantings, to which they contribute pattern, color, fragrance, or utility. 14-9A SOLAR ENERGY SYSTEM: A device, array of devices, or structural design feature, the purpose of which is to provide for generation of electricity, the collection, storage and distribution of solar energy. SPECIAL EXCEPTION: A principal or accessory use allowed in a particular zone only upon showing that such use in a specified location will comply with all the general and specific approval criteria for such a use as specified in this title and as approved by the board of adjustment. A "special exception" may also mean an adjustment or waiver of certain zoning requirements allowed in certain circumstances specifically enumerated in this title, subject to compliance with all the general and specific approval criteria for such an adjustment or waiver as specified in this title and as approved by the board of adjustment. STACKING SPACE: A permanent, durable surface designed to accommodate a motor vehicle waiting for entry to part of a development or use, such as a loading or unloading area, drive- through, car wash, or other auto oriented use. STOREFRONT: The ground level frontage of a building in which there is located a single business directly behind the frontage. A building may have more than one storefront. The length of the storefront is measured from the outside edge of the exterior walls of the building, or if there are multiple storefronts located in a single building, from the centerline of the wall that separates the business from another business, public area, or other area not occupied by the subject business. Narrow storefronts are those that are less than or equal to forty feet (40') in width. Medium storefronts are those that are greater than forty feet (40') and less than or equal to sixty feet (60') in width. Wide storefronts are those greater than sixty feet (60') in width. STORY: The portion of a building included between the upper surface of any floor and the upper surface of the next floor above. The topmost "story" shall be that habitable portion of a building included between the upper surface of the topmost floor and the ceiling above. STORY, HALF. A conditioned space that rests primarily underneath the slope of the roof, usually having dormer windows. The half story is identified by the ".5" in the description of maximum height (2.5). A half -story becomes a full story when its top wall plates, on at least two opposite exterior walls, are four feet or more above the floor of such story. STREET, ARTERIAL: A street, the principal function of which is to provide for through traffic and which is designed to carry large volumes of traffic. Arterial streets, as referenced in this title, are those streets shown on the Iowa City arterial street map as provided in chapter 5, article C, "Access Management Standards", of this title. STREET, COLLECTOR: A street, the principal function of which, is carrying traffic from local streets to arterial streets. STREET, CUL-DE-SAC: A local street terminating in a turnaround. STREET. FRONT. Street located along the front design site line. 14-9A STREET FRONTAGE, PRINCIPAL. The horizontal area of a design site parallel to and along the public right-of-way which it borders and which is identified by an officially assigned street address. On rectangular design sites at a street corner, the Principal Street Frontage shall have the narrower width in comparison to the other street frontage. STREET FURNITURE: Manmade objects, other than buildings, which are part of the streetscape. Examples include, but are not limited to, benches, litter containers, planting containers, sculptures, and bus shelters. STREET, LOCAL: A street used primarily for access to abutting property and for moving local traffic. STREET, PRIVATE: A way that is intended to afford a means of access to abutting lots and for moving local traffic. A private street is not owned or controlled by a government entity. STREET, PUBLIC: A right of way, dedicated to and accepted for public use, which affords a means of access to abutting property and a means of vehicular travel. A public street is owned or controlled by a government entity. STREET, SIDE. Street located along a design site line that is not the front design site line. STREET TREE. A tree of any species or size planted in open spaces, parkways, sidewalk areas, easements, and streets. STREETSCAPE: The scene of a street or way composed of natural and manmade elements, including buildings, paving, plantings, street furniture and miscellaneous structures. STRUCTURE. ACCESSORY BUILDING/USE. A buildina. structure. or use which: a. Is subordinate to the principal use of the property and contributes to the comfort, convenience or necessity of occupants, customers, or employees of the principle use; b. Is under the same ownership as the principal use or uses on the property; c. Does not include structures, structural features, or activities inconsistent with the uses to which they are accessory; and d. Except for off street parking located on a separate design site as approved through a special exception, is located on the same design site as the principal use or uses to which it is an accessory. STRUCTURAL ALTERATION: Any change in the configuration of the exterior walls, foundation or roof of a building that results in an increase in the area, height or volume of the building. STRUCTURE: Anything constructed or installed on the ground or which is attached to something located on the ground. "Structures" include buildings, radio and TV towers, sheds and permanent signs. "Structures" exclude vehicles, sidewalks and paving. IT, We1 SUBSTANDARD LOT: See definition of Nonconforming Lot SURFACE PASSENGER SERVICES: See "surface passenger services", as defined in chapter 4, article A, "Use Categories", of this title. TAILGATING: A home football game day informal social gathering that is noncommercial and may include eating and drinking beverages (alcoholic or nonalcoholic) as part of the activities. Temporary parking on unimproved surfaces located on private property is allowed during tailgate events. No alcohol is sold at a tailgate, nor is any admission fee charged, goods sold or given away, nor services provided for a fee. TANDEM PARKING. A parking space deep enough to allow two cars to park, one behind the other. TOWNHOUSE: Attached single-family dwellings containing not less than three (3) side by side, attached dwelling units (townhouse units), with each dwelling unit being located on a separate lot. Or as outlined in Sub -Section 14-2H-6K (Townhouse). TOWNHOUSE STYLE APARTMENTS/CONDOMINIUMS: A multi -family dwelling containing not less than three (3) side by side, attached dwelling units, each with its own exterior entrance, and with all dwelling units located on the same lot. TRACT: An abutting group of lots developed for a use or uses which share common facilities, e.g., off street parking, loading and driveways. A "tract" shall be considered a single lot in the application of the requirements of this title. TRANSIENT HOUSING: A community service shelter use owned and operated by a nonprofit organization, as defined by section 501(c)(3) of the internal revenue code, as amended, providing a temporary residence, for a period of not more than ninety (90) days, for persons in need of emergency shelter and temporarily unable to pay for housing. (See "community service - shelter", as defined in chapter 4, article A, "Use Categories", of this title.) TREE: Perennial woody plant with a single main stem (the trunk or bole) from which branches and twigs extend to form a characteristic crown of foliage. "Trees" are important features in permanent landscape planting, being used to define street edges, to lessen heat island effects through shading, and by contributing pattern, color and utility. Small trees generally attain a height at maturity of up to fifty feet (50'). Large trees generally attain a height at maturity greater than forty feet (40'). See the list of recommended "trees" for Iowa City, available through the city forester's office. TRUCK TERMINAL FACILITY: A warehouse and freight movement use intended to provide storage of truck trailers, and for the loading and unloading and temporary storage of goods and materials. UPPER FLOOR. A floor in a building containing habitable space that is located above the around floor. UPZONING: The opposite of downzoning. (See definition of Downzoning.) 14-9A USE: A purpose or activity for which land, structures, or a portion thereof, are designed, occupied and maintained. USE, ACCESSORY: See definition of Accessory Building/Use/Structure. USE, PERMITTED: See definition of Permitted Use. USE, PRINCIPAL: See definition of Principal Use. USE, PROVISIONAL: See definition of Provisional Use. UTILITY -SCALE GROUND -MOUNTED SOLAR ENERGY SYSTEM: A solar energy system that is structurally mounted on the ground and is not roof mounted, and the system's footprint is at least 1 acre in size. Utility -scale ground -mounted solar energy systems may be used for both on -site and off -site consumption of energy. UTILITY SUBSTATION FACILITY: An assemblage of equipment used for the purpose of changing the strength, volume, or configuration of the utility flow from a bulk quantity to smaller quantities to be used in the local distribution system. "Utility substation facilities" include, but are not limited to, electric substations, gas regulator stations, telecommunications switching and relay facilities, and water and sewer pumps or lift stations. A "utility substation facility" is classified as a "basic utility use" for purposes of this title. VACATION: The process by which the city discontinues the use of a street, alley or easement as a public way. VARIANCE: A means of granting a property owner relief from certain provisions of this title where, owing to special conditions, a literal enforcement of the provisions of this title will result in unnecessary hardship, and so that the spirit of this title shall be observed and substantial justice done. The authority to grant "variances" is vested in the board of adjustment pursuant to the code of Iowa, as amended. VEHICLE: Every device in, on or by which any person or property is or may be transported or drawn upon a street or highway. VEHICLE REPAIR USE: See "vehicle repair uses", as defined in chapter 4, article A, "Use Categories", of this title. VEHICLE STORAGE: A vehicle or portion thereof which is parked in the same position for a period of forty eight (48) hours or more. WALKABLE NEIGHBORHOOD. Areas that are pedestrian -oriented in nature, with a highly interconnected network of streets, where bicycling and walking are viable daily options because services, shopping, or food uses are within a short walking distance of most dwellings. WALKABILITY. The condition when an area is highly interconnected to other areas and appeals to pedestrians for recreational walking or for walking to work, transit, errands, shopping, or restaurants. 14-9A WAREHOUSE AND FREIGHT MOVEMENT USE: See "warehouse and freight movement uses", as defined in chapter 4, article A, "Use Categories", of this title. WASTE RELATED USE: See "waste related uses", as defined in chapter 4, article A, "Use Categories", of this title. WING. A structure physically attached to, and smaller in footprint and height to. the Main Body of a building. WHOLESALE SALES USE: See "wholesale sales uses", as defined in chapter 4, article A, "Use Categories", of this title. YARD/COURTYARD, INTERIOR: An open area on a lot, which is bounded on at least three (3) sides by the exterior walls of one or more buildings and is not open toward a street -side lot line. An interior courtyard is not a side yard. YARD, FRONT: The area on a lot between the street -side lot line(s) and a line drawn parallel to and flush with the plane of any building facade of a principal building that faces a street- side lot line. On lots with multiple buildings, there is no front yard adjacent to buildings that are behind or surrounded by other buildings, such that there is no facade directly facing the street. YARD, REAR: On an interior lot, the rear yard is the area extending from one side lot line to another side lot line and between the rear lot line and a line drawn parallel to and flush with the plane of the rear building facade(s) of the principal building(s) on a lot. On a corner lot, the rear yard is the area extending from the side lot line to the front yard line that is opposite the side lot line and between the rear lot line and a line drawn parallel to and flush with the plane of any building facade(s) of the principal building(s) that faces a rear lot line. On a double fronting lot there is no rear yard. YARD, SIDE: The area on a lot bounded by any facade of the principal building that faces a side lot line and that same side lot line and excluding any area that is front yard, rear yard, or interior courtyard. M=11 Side Lo Side Front STREET Interior Lot STREET Front of Line Frontyard Side Lot Line Side yard BUILDING Side yard Front yard Front STREET ront lot line Double -Frontage Lot Line Side Lot Llno / t yard Side yard BUILDING Front yard j/ STREET Front Corner Lot Interior court Yard Yard Line ZONING CODE INTERPRETATION PANEL: A staff panel designated by the City Manager to interpret the provisions of this title in such a way as to carry out its intent and purpose. 14-9A ZONING MAP: The map delineating the boundaries of zoning districts, which, along with the zoning text, comprises this title. 14-9A SECTION: 14-9C-1: Definitions 14-9C-1: DEFINITIONS: As used in chapter 5, article B, "Sign Regulations", of this title, the following definitions shall apply. The general definitions contained in article A of this chapter shall apply to all terms used in chapter 5, article B of this title that are not defined in this section. ANIMATED SIGN: Any sign or part of a sign which, through the use of moving structural elements, flashing or sequential lights, lighting elements, or other automated method, results in movement, or the appearance of movement. AWNING SIGN: A building sign placed on the surface of an awning. BALLOON: An inflatable bag filled with gas or hot air and displayed in such a way as to attract attention to the premises on which it is located. BANNER: A strip of flexible material, such as cloth, paper or plastic, securely fastened on all corners to a building or structure. BILLBOARD: An off premises sign on which poster panels or bulletins are mounted. For purposes of this title, billboard signs are not considered freestanding signs or monument signs. BUILDING SIGN: Any sign attached to a building or to an appurtenance of a building in any way. CABINET SIGN: A sign constructed like a cabinet with a flat translucent face and structural and lighting components located within the cabinet. CANOPY SIGN: A building sign attached to or in any way incorporated with the face, underside or roof of a canopy, marquee or any other similar building projection. Extensions of a flat topmost roof past a building wall are not considered canopies for purposes of this section. 14-9C CHANGEABLE COPY/CHANGEABLE COPY SIGN: A sign, or part of a sign, such as a reader board, where the copy is easily changed manually or by electronic means as specified in chapter 5, article B, "Sign Regulations", of this title. COMMON SIGN: A sign that serves two (2) or more uses. DIRECTIONAL SIGN: A sign designed to guide or direct pedestrian or vehicular traffic. ELECTRONIC SIGN: A sign that displays a changing message through the use of an electronically controlled and illuminated medium. An "electronic sign" is considered an animated sign. ENTRANCEWAY SIGN: A nonbuilding sign incorporated into or mounted on the face of, or affixed above or below an entranceway arch that extends over a walkway or driveway. Said sign type is intended to identify and direct traffic to a place, grounds, or parking lot. FASCIA SIGN: A single faced building sign parallel to or at an angle of not more than forty five degrees (450) from the wall of the building on which it is mounted. Such signs do not extend more than one foot (1') out from vertical walls nor more than one foot (1') out at the sign's closest point from nonvertical walls. 1A siGN FLAG: A generally rectangular piece of fabric or vinyl displaying a name, insignia, logo or emblem. FREESTANDING SIGN: A sign supported by one or more uprights or braces firmly and permanently anchored in or on the ground and not attached to any building or wall. 14-9C FREESTANDING WIDE BASE SIGN: A freestanding sign in which the uprights or braces are clad in a permanent material such that the entire base has a monolithic or columnar line that maintains essentially the same contour. FREESTANDING WIDE -BASE SIGN HAZARDOUS SIGN: A sign which, because of its construction or state of disrepair, may fall or cause possible injury to passersby, as determined by the city; a sign which, because of its location, color, illumination or animation, interferes with, obstructs the view of or is confused with any authorized traffic sign, signal or device; or a sign which makes use of the words "stop", "go slow", "caution", "drive in", "danger" or any other word, phrase, symbol or character in such a way as to interfere with, mislead or confuse traffic. IDENTIFICATION SIGN: A sign displaying the name, address, crest, insignia or trademark, occupation or profession of an occupant of a building or the name of any building on the premises. ILLUMINATED SIGN: Any sign in which a source of light is used to make the message readable. An "illuminated sign" need not be an electronic sign. 14-9C INTEGRAL SIGN: A sign carved into stone, concrete or other building material or made of bronze, aluminum or other permanent type of construction and made a part of the building to which it is attached. MASONRY WALL SIGN: An identification sign mounted on the face or inset into a fence or wall constructed of masonry materials. Such identification sign or set of two (2) signs shall identify one entity or one group of entities, such as identifying an office research park or industrial park. MONUMENT SIGN: A permanent sign, not attached to a building, which is mounted low to the ground and does not exceed five feet (5') in height. I M04UMENJT s GO NONCONFORMING SIGN: A sign, other than a prohibited sign, that does not comply with the regulations of the zone in which it is located by reason of these or any other regulations adopted after the installation of the sign. OBSOLETE SIGN: A sign, or any portion of a support for that sign, that advertises an activity, business, product or service no longer conducted. OFF PREMISES SIGN: A sign that directs attention to a use conducted off the lot on which the sign is located. ON PREMISES SIGN: A sign with the primary purpose of identifying or directing attention to the lot on which the sign is located. PAINTED WALL SIGN: A sign painted directly on an exterior surface of a building other than the windows. PARAPET SIGN: A fascia sign installed on a parapet or a parapet wall. PERMITTED SIGN: A sign allowed in the zone in which it is listed, subject to compliance with the requirements of the sign regulations. PLASTIC TRIM CAP LETTERS: A three-dimensional channel letter with a plastic or acrylic face affixed to the channel with a plastic trim piece. POLITICAL SIGN: A sign promoting candidates seeking public office, a political issue or containing other election information, such as "vote today". "Political signs" shall not be considered off premises signs. PORCHSIGN: A sign that is mounted on a porch parallel to the main facade, pedestrian -scaled, and intended for viewing from the sidewalk. 14-9C _ � v� Example o(a Porch 9'gn. PORTABLE building or the Regulations", SIGN: A sign not firmly and permanently anchored or secured to either a ground and not expressly permitted in chapter 5, article B, "Sign of this title. 14-9C POSTSIGN: A sign that is mounted on a porch parallel to the main facade, pedestrian -scaled, and intended for viewing from the sidewalk. 14-9C Example of o Post Sign. POSTER: A temporary sign on a card or sheet of paper, plastic or other similar material. PROHIBITED SIGN: A sign, other than a nonconforming sign, not permitted by this title. PROJECTING SIGN: A building sign extending more than one foot (1') out from the wall of the building on which it is mounted. Subtypes include: Banner: A fabric projecting sign located above the second floor windowsill and below the bottom of the roofline cornice or roofline if no cornice exists. Storefront: A projecting sign installed on the ground floor street -facing facade of a building and located below the second floor windowsill. Upper Level: A projecting sign made of solid durable materials located above the second floor windowsill and below the bottom of the roofline cornice or roofline if no cornice exists. 14-9C PUBLIC ART: Any work of art exposed to public view from any street right of way which does not contain any advertising, commercial symbolism, such as logos and trademarks, or any representation of a product. PUBLIC PLACE: Any public street, way, place, alley, sidewalk, square, plaza, pedestrian mall or city owned right of way, or any other public property owned or controlled by the city and dedicated for public use. ROOF SIGN: A sign installed on or above a roof of a building and affixed to the roof. SEASONAL DECORATION: A display, which does not constitute a sign, pertaining to recognized national, state or local holidays and observances. SIGN: Any structure or medium, including its component parts, visible to the public from a street or public right of way and used or intended to be used to direct attention to a business, product, service, subject, idea, premises or thing. "Signs" shall not include buildings or landscaping. The term "sign" includes, but is not limited to, all reading matter, letters, numerals, pictorial representations, emblems, trademarks, inscriptions and patterns, whether affixed to a building or separate from a building. This definition does not include public art, seasonal decorations and directional symbols on paved surfaces. SIGN FACE: The surface of the sign on which reading material, letters, numerals, pictorial representations, emblems, trademarks, inscription or patterns are affixed. 14-9C SIGN WALL: The wall of a building on which a sign is mounted, including elements of the wall or any member or group of members which defines the exterior boundaries of the side of the building on which the sign is mounted and which has a slope of forty five degrees (45°) or greater with the horizontal plane. SPINNER: A device shaped like a propeller and designed to rotate in the wind to attract attention to the premises on which it is located. SWINGING SIGN: A sign that, because of its design, construction, suspension or attachment, is free to swing or move noticeably because of pressure from the wind. TEMPORARY SIGN: Temporary signs are constructed of temporary materials, such as paper, cardboard, wallboard or plywood, with or without a structural frame, and are intended for a temporary period of display. TIME AND TEMPERATURE SIGN: A projecting identification sign that shows the current time and temperature in an electronic, changeable copy format in a manner similar to the following illustration: WALL MURAL PAINTED SIGN: An identification sign painted directly on an alley wall or on a nonstreet-facing building wall that contains the main entrance to a business and is incorporated into a larger painted mural. WINDOW SIGN: A sign affixed to a window, embedded in a window, or hanging adjacent to a window and obviously intended to be viewed by the public through the window. This type of sign is designed to be more permanent in nature and is intended to be displayed for an extended and indeterminate period of time. This definition does not include merchandise or product displays, posters, temporary signs painted on windows or other temporary signs. (Ord. 16-4685, 11-15-2016) 14-9C CHAPTER 2: PLATS AND PLATTING PROCEDURES 15-2-1: Concept Plan 15-2-2: Preliminary Plat 15-2-3: Final Plat 15-2-1: CONCEPT PLAN: A. Applicability: Whenever the owner of any tractor parcel of land within the corporate limits of the city or within two (2) miles thereof wishes to make a subdivision of the same, the owner or the owner's representative shall submit a concept plan to the department of planning and community development for review prior to submission of a preliminary plat. B. Submission Requirements: The concept plan must include the following information: 1. The proposed layout of streets, lots, location of stormwater facilities, and open space. 2. General topography, based on existing topographic maps or other resources. The property is not required to be surveyed at the concept plan stage. 3. Approximate footprints of any existing aboveground manmade features located on the subject property, including buildings and other structures, streets, sidewalks, etc. 4. Surrounding land uses and approximate location of building footprints on abutting properties. 5. Sensitive features, including streams, wooded areas, known wetlands or potential wetlands, known archeological sites, etc. 6. Other necessary information pertaining to the existing conditions of the property, as requested by the city. C. Review oOf Concept Plan: 1. Upon receipt of a concept plan the department of Neighborhood and Development Services ^'a^^iRg and GOMMURity develepFnePA shall review the concept plan in the context of the standards of this title, other requirements of this code, and comprehensive plan policies, and will have the discretion to solicit comments from other city departments. 2. The dDepartment of planning and community developmentNeighborhood and Development Services will provide general written comments to the applicant within twenty (20) business days of receipt of the concept plan based on the information submitted by the applicant. These comments are intended to provide guidance to the applicant in preparing the preliminary plat and are not to be construed as comprehensive with regard to compliance with this code. 3. The preliminary plat shall not be filed until said written comments regarding the concept plan are provided to the applicant. (Ord. 08-4313, 8-26-2008) 15-2-1 15-2-2: PRELIMINARY PLAT: A. Submission Required; Waiver: 1. After conferring with the Ddepartment of Neighborhood and Development Services ^l^^^O^^ ^^d ^^^ t ^n the concept plan, the owner or owner's representative shall submit to the same Department of -a -a preliminary plat and supporting materials on application forms as provided by the City for consideration. This submission must include accurate and complete information as set forth in subsection B of this section. 2. The sCity mManager or designee(s) will check the application for accuracy and completeness. A "complete application" shall mean the following: a. A plat with accurate measurements and dimensions and easements identified; and b. All information as specified in subsection B of this section, has been submitted. 3. The applicant will be notified of deficiencies and/or discrepancies or if an application is incomplete. If an application is found to be incomplete, the oCity will inform the applicant and reserves the right to discontinue staff review until a complete and accurate application is filed. The start date for any applicable time limitations for the application under review will be the date when a complete application is submitted. 4. The oCity may waive submission of the preliminary plat if the final plat includes all the requirements of the preliminary plat. B. Plat Specifications aAnd Accompanying Information 1. The preliminary plat shall be drawn to the scale of one inch to fifty feet (V = 50'); however, if the resultant drawing would be larger than twenty four inches by thirty six inches (24" x 36"), the plat shall be submitted at a scale of one inch to one hundred feet (V = 100'). In addition, a digital version of the plat must be submitted as per oCity specifications. Each plat must include the following information: a. Legal description, acreage and name of proposed subdivision. b. Name(s) and address(es) of owner(s) and subdivider. c. Names of the persons who prepared the plat, owner's attorney, representative or agent, if any, and date of preparation. d. North point and graphic scale. e. Contours at five foot (6) intervals or less. f. Locations of existing lot lines, streets, public utilities, water mains, sanitary sewers, storm sewers, drainpipes, culverts, watercourses, bridges, railroads, buildings, stormwater detention facilities and any other public improvements in the proposed subdivision. g. The existing streets and oCity utilities on adjoining properties. h. Layout of proposed blocks (if used) and lots, including the dimensions of each, and the lot and block number in numerical order. For lots where the lot width is different from the lot frontage, the lot width must be indicated on the plat. i. Location of any proposed outlot(s), identified with progressive letter designations, and the purpose of said outlot(s) clearly specified on the plat. 15-2-2 j. Proposed location of clustered mailboxes. k. Location and widths, other dimensions and names of the proposed streets, alleys, roads, utility and other easements, parks and other open spaces or reserved areas. I. Grades of proposed streets and alleys. m. A cross section of the proposed streets showing the roadway locations, the type of curb and gutter, the paving and sidewalks to be installed. n. The proposed layout and size of water mains and sanitary sewers. o. Proposal for drainage of the land, including proposed storm sewers, ditches, swales, bioswales, rain gardens, culverts, bridges, stormwater management facilities and other structures. p. A signature block for endorsement by the eCity sClerk certifying the sCity sCouncil's approval of the plat. q. Where the area is subject to Article 14-2H (Form -Based Zones and Standards), the following shall be identified on the preliminary plat: (1) Proposed design sites (if used), including the dimensions of each. For design sites where the design site width is different from the design site frontage, the design site width must be indicated on the plat. (2) Proposed thoroughfare types (14-2H-9) and the dimensions for each street, sidewalk, alley, or passage. (3) Proposed civic space types (14-2H-5) for each public or private civic space. and (4) Proposed building types (14-2H-6) for each lot and design site. (5) Notation that all stubs are to connect with future thoroughfares on adioining property and shall be designed to appropriately transition, and that that specified civic space and building types may be substituted with other civic space and building types in compliance with Article 14-2H (Form -Based Zones and Standards) during the site plan or building permit process. 2. The preliminary plat shall be accompanied by the following information: a. A location map with north point showing an outline of the area to be subdivided. b. A grading plan, including proposed methods for the prevention and control of soil erosion, pursuant to the grading ordinance, title 17, chapter 8 of this code. c. If access to state routes is proposed, the plat must be submitted to the Iowa dDepartment of tTransportation for review. Comments from the Iowa dDepartment of tTransportation must be submitted with the proposed plat. d. For properties containing regulated sensitive features as specified in title 14, chapter 5, article I of this code, a sensitive areas development plan must be submitted as set forth in title 14, chapter 5, article I of this code. C. Fees: A fee shall be paid at the time oftl�--_preliminary plat application or any combination of preliminary plats and/or plans are applied fo 3 GGity, in the amount established by resolution of the cCity sCouncil. 15-2-2 D. Review oOf Plat; Approval Or Disapproval 12. The dDepartment of Neighborhood and Development Services planninQ-and GO shall distribute said copies to the appropriate sCity departments for review as designated by the sCity mManager. 23. Said designee(s) shall examine the plat and application to ensure compliance with the requirements of this title, other relevant provisions of this code, comprehensive plan policies and with state law. Upon completion of examination, the dDepartment of Neighborhood and Development Services shall forward a written report, including recommendations, to the pPlanning and zZoning sCommission. No plat shall be forwarded to the pPlanning and zZoning sCommission with more than six (6) deficiencies. 4. Fevised GGpies of the plat as Fecluested by the rat.• er diGtFibUtiGR to the p2l.,....i..g and i zzeni., 5 The Ceommission shall study the revised preliminary plat, review the application of the owner and review the report from the dDepartment of plaRRORg and GeMMWWit develepraentNeiohborhood and Development Services. 56. The sCommission shall recommend approval or disapproval of the plat within forty five (45) calendar days of the date the sCity receives a complete application, or the preliminary plat shall be deemed to be approved by the eCommission. The owner or owner's representative may, however, agree to an extension of time. 6. Following staff evaluation, the owner or owner's representative shall submit copies of the revised preliminary plat as requested by the City with the signatures of the surveyor and the respective utility companies to the City Clerk. 7. After receipt of the recommendation of the sCommission or after the time of any extension has passed, the sCity sCouncil shall, by resolution, approve or disapprove the preliminary plat. E. Effect Of Approval: Approval of a preliminary plat by the sCity sCouncil does not constitute approval of the subdivision but merely authorizes the subdivider to proceed with the preparation of the final plat. In the event the sCity cCouncil approves the preliminary plat and the final plat submitted does not materially and substantially deviate from the preliminary plat and if inspection by the sCity reveals that all plans and specifications for construction of improvements, as required by the Csity, have been met, the final plat shall be approved by the sCity GCouncil. Approval of the preliminary plat shall be effective for a period of twenty four (24) months unless, upon written request of the owner or subdivider, the sCity sCouncil, by resolution, grants an extension of time. If the final plat is not filed _ _ within twenty four (24) months, all previous actions of the sCity eCouncil with respect to the plat shall be deemed null and void. 15-2-2 15-2-3: FINAL PLAT: A. Submission Required: 1. After approval of a preliminary plat or if the requirement for preliminary plat has been waived by the sCity sCouncil, the owner or owner's representative shall subsubm t `^ the ^" y ^'^•� twelve ("` ^^^'^ file with the Department of Neighborhood and Development Services an application for final plat aaereval-on a form provided by the City, along with athe final plat fer r2viewand supporting materials set forth below Gity. Said final plat must be submitted to the GCityslefk-within twenty four (24) months of approval of the preliminary plat, unless an extension has been approved by the eCity sCouncil. This submission must include accurate and complete information as set forth in subsections B and C of this section. 2. The dDepartment of Neighborhood and Development Services dev&[G will check the application for accuracy and completeness. A "complete application" shall mean the following: a. A final plat with accurate measurements and dimensions, and with easements correctly identified; b. An accurate legal description; c. All required legal documents and accompanying instruments as specified in subsections B and C of this section; d. Construction plans according to the specifications of the Csity eEngineer. 3. The applicant will be notified of deficiencies and/or discrepancies or if an application is incomplete. If an application is found to be incomplete, the eCity will inform the applicant and reserves the right to discontinue staff review until a complete and accurate application is filed. The start date for any applicable time limitations for the application under review will be the date when a complete application is submitted. 4. Upon approval by the eCity, a final plat may include only a portion of the development illustrated on the preliminary plat if that portion can function as a separate development, including access and utilities, and if no essential public infrastructure extensions are delayed. Whether or not said infrastructure is essential in nature shall be determined by the sCity. 5. The applicant shall note any variations from the approved preliminary plat. Requests for minor changes that do not constitute substantive changes may be approved administratively without requiring an amendment to the preliminary plat. Substantive changes, including, but not limited to, the layout and location of streets, lots, and outlots, changes to the proposed uses of the various lots and outlots, and other similar changes that would result in a substantive change to the character of the subdivision may result in the necessity to file an amended preliminary plat. B. Specifications: The final plat shall meet the following specifications: 1. The plat shall be drawn to the scale of one inch to fifty feet (1" = 50'); provided, however, if the resultant drawing would be of larger dimension than twenty four inches by thirty six inches (24" x 36"), the plat shall be submitted at a scale of one inch to one hundred feet (1" = 100'). 2 Twelve ("` prints of Tthe final plat shall be submitted showing the following information: 15-2-3 a. Accurate property boundary lines, with dimensions and bearings or angular dimensions, which provide a land survey of the tract, closing with an error of not more than one foot (1') in ten thousand feet (10,000'). b. Accurate references to known permanent monuments, giving the bearing and distance from some corner of a lot or block in the sCity to some corner of the congressional division of which the cCity or the addition thereto is a part. c. Accurate locations of all existing and recorded streets intersecting the property boundaries of the tract. d. Accurate legal description of the property boundaries. e. Street names and street right of way widths. f. Complete curve notes for all curves included in the plat. g. Street centerlines with accurate dimensions in feet and one -hundredths of feet with bearings or angular dimensions to street, alley and lot lines. h. Lot numbers and lot line dimensions. For lots where the lot width is different from the lot frontage, the lot width must be indicated on the plat. i. Block numbers, if used. j. Accurate dimensions for any property to be dedicated or reserved for public, semipublic or community use. k. Location, type, material and size of all markers. I. Name and street address of the owner and subdivider. m. Name and street address of owner's or subdivider's attorney, names of persons who prepared the plat and the date of preparation. n. North point, scale and date. o. Certification of the accuracy of the plat by a registered land surveyor of the state. p. Location and width of easements for utilities. q. Certification by the utility companies that utility easements are properly placed for the installation of utilities. r. A signature block for endorsement by the Ccity cClerk certifying the cCity cCouncil's approval of the plat. s. A note on the plat stating: Notes on this plat are not intended to create any vested private interest in any stated use restriction or covenant or create any third party beneficiaries to any noted use restriction or covenant. 3. The appliGaRt shall submit a digital version ef the fiRal subdivision plat as part Af the Once the final subdivision plat has been approved by the Ccity Ccouncil, a final copy of the digital version of the plat shall be submitted to the Department of Public Works^" engineering department. Said final digital copy shall be compatible with the Johnson County geographic information system and city of Iowa City mapping system. Specific formats, 15-2-3 procedures, and methods needed to meet this requirement will be updated as changes in technology occur. C. Accompanying Documents: The final plat shall also be accompanied by the following documents: 1. Owner's Statement: An acknowledged statement from the owner and the owner's spouse, if any, that the subdivision as it appears on the plat is with their free consent and is in accordance with the desires of the proprietor and the proprietor's spouse. This statement may include the dedication to the public. 2. Dedications: Dedication of streets and other public property, including perpetual easements for the installation, operation and maintenance of sCity utilities. 3. Mortgage Holder's 9or Lien Holder's Statement: An acknowledged statement from mortgage holders or lien holders that the plat is prepared with their free consent and in accordance with their desire, as well as a release of mortgage for any areas dedicated to the public. 4. Encumbrance Certificates: If there is no consent from the mortgage holders or lien holders as specified in subsection C3 of this section, and if the land being platted is encumbered in the manner set out in the code of Iowa, as amended, a certificate shall be filed with the Johnson Ccounty rRecorder showing an encumbrance bond in an amount double the amount of the encumbrance and approved by the recorder and clerk of the district court. The bond shall run to the county for the benefit of the purchasers of the land subdivided. 5. Attorney's Opinion: An opinion from an attorney at law showing that the fee title is in the owner and that the land platted is free from encumbrance or if encumbered, listing the encumbrances and the bonds securing the encumbrances. 6. Construction Plans: A complete set of construction plans for all public improvements, meeting CCity specifications, must be submitted to the CCity Eengineer's office. 7. County Treasurer's Certificate: A certified statement from the Csounty tTreasurer that the land being platted is free from taxes. 8. County Auditor's Certificate: A certified statement from the Csounty Aauditor approving of the name or title of the subdivision as succinct and unique to Johnson County. 9. Subdivider's Agreement: a. An agreement executed by the subdivider which agrees, as a covenant running with the land, that the CCity shall not issue a building permit for any lot in the subdivision until the subdivider installs the public improvements, except sidewalks, according to plans and specifications approved by the CCity Eengineer and until the sCity eEngineer approves subdivision erosion control measures. If the subdivider desires a building permit prior to installing the improvements, the owner must deposit with the sCity #Finance dDepartment an escrow equal to the cost of improvements plus ten percent (10%) thereof in cash or an irrevocable letter of credit payable to the sCity in a form approved by the sCity aAttorney. At the cCity's discretion, this escrow may be divided by the number of lots in the subdivision and collected on a per lot basis prior to the issuance of a building permit. Subdivider must further agree, as a covenant running with the land, that subdivider will install sidewalks abutting each lot in the subdivision as set forth in this title, that the obligation to install the sidewalks remains a lien on the lots abutting the sidewalk until released by the sCity and that, in the event subdivider fails to install the sidewalks, the cCity may install the sidewalks and assess the total cost against 15-2-3 the property without meeting the requirements of notice, benefit or value required by state law for assessing improvements. b. The subdivider's agreement shall state that the subdivider, including its grantees, assignees and successors in interest, agrees that public services, including, but not limited to, street maintenance, snow and ice removal and solid waste collection, will not be extended to such subdivision until the pavement is completed and accepted by the sCity sCouncil by resolution. c. The subdivider's agreement shall state: Plat notes and surveyor's notes on plats serve to provide notice of how a subdivision is expected to develop. Said notes are not intended to create any vested private interest in any stated use restriction or covenant, or create any third party beneficiaries to any noted use restriction or covenant. The City reserves the right, in its sole discretion, subject to any applicable public notice and approval process required by law, to alter or amend any plat note, or to sell or vacate any right-of-way, street, alley, park, easement, open area or other land set apart and dedicated for public use within the plat. The City further reserves the right, upon request of the owner or successor in interest, to vacate the plat and/or relocate any easement, alter lot boundaries or allow said land to be replatted subject to any applicable public notice and approval process required by law. d. The subdivider's agreement may include other conditions peculiar to the subdivision as allowed by law. 10. Iowa Department oOf Transportation Permits: Approved IDOT permits must be submitted, if required. 11. Neighborhood Plan: Where subject to Article 14-2H (Form -Based Zones and Standards), a Neighborhood Plan shall be submitted that complies with the standards in 14-2H-1 E (Neighborhood Plan) and includes the full geographic scope of the area being platted. D. Review; Approval o8r Disapproval: 1. Upon the filing of the final plat asset forth above, the city-slerk Department of Neighborhood and Development Services shall submit eleven („ ` copies of the final plat and the o .JiGatie^ W the .depaFt.r.e^t of ela RRORg and G ^it...de..eie..Mept 2. The depaFt ent of pIaRRiRg ar develapMeRt shall distribute said -copies of the final plat and the application to the appropriate sCity departments for review as designated by the oCity mManager. 32. Said designee(s) shall examine the application, the plat, the construction plans, and the legal documents to ensure compliance with the requirements of this code, state law, and the preliminary plat. 43. The costs of engineering examination of final plat and construction plans shall be paid by the subdivider and shall be the actual costs of the engineering examination and review as incurred by the sCity. 64. Upon completion of said review staff shall recommend approval or disapproval of the plat within forty five (45) calendar days of the date the Csity received a complete application, or the final plat shall be deemed to be approved by the staff. The owner or subdivider may, however, agree in writing, to an extension of time. 15-2-3 65. Following staff evaluation, the owner or owner's representative shall submit a digital codes of the revised final plat as reouested by the City with the signatures of the surveyor and the respective utility companies to the GCty sClerk. 76. After receipt of the recommendation of the staff or after the time of any extension, the Cxty GCouncil shall, by resolution, approve or disapprove the final plat. The GCity sCouncil must take action on the final plat within sixty (60) calendar days of submission of a complete application for a final plat to the GCty sClerk. If the GC ty sCouncil does not approve or disapprove the plat within sixty (CO) calendar days, the final plat shall be deemed approved. The owner or subdivider may, however, agree in writing, to an extension of time. 15-2-3 CHAPTER 3: DESIGN STANDARDS AND REQUIRED M IMPROVEMENTS 15-3-1: General Requirements 15-3-2: Streets aAnd Circulation 15-3-3: Sidewalks, Trails, And Pedestrian Connections 15-3-4: Layout oOf Blocks And Lots 15-3-5: Neighborhood Open Space Requirements 15-3-6: Energy aAnd Communications Distribution Systems 15-3-7: Sanitary Sewers 15-3-8: Stormwater Management 15-3-9: Water Systems 15-3-10: Clustered Mailboxes 15-3-11: Markers 15-3-12: Specifications 15-3-13: Inspections 15-3-14: Off Site Costs Wor Public Improvements 15-3-1: GENERAL REQUIREMENTS: A. Design of the subdivision shall comply with the standards of this chapter, provide for the orderly growth and development of the city, demonstrate consistency with the Iowa City comprehensive plan and any specific adopted district plans, and take into consideration the natural features of the site and patterns of adjacent development. B. The subdivider of property shall be responsible for constructing all public improvements associated with the proposed subdivision according to this code, unless exempted from such requirements according to the provisions herein. C. "Public improvements", as defined to the standards established by the city. city engineer. (Ord. 08-4313, 8-26-2008) in this title, shall be constructed and installed according Copies of said standards are on file in the office of the 15-3-1 15-3-2: STREETS AND CIRCULATION: A. Connectivity gOf Streets, Sidewalks, And Trails: Subdivisions shall provide for continuation and extension of arterial, collector and local streets, sidewalks and trails in accordance with the following standards: 1. Arterial streets must be located and extended in general accordance with the JCCOG Metropolitan Planning Organization of Johnson County arterial street plan and Iowa City comprehensive plan. 2. All streets, sidewalks, and trails should connect to other streets, sidewalks, and trails within the development, and to the property line to provide for their extension to adjacent properties. Each subdivision must contribute to the larger interconnected street pattern of the city to ensure street connectivity between neighborhoods, multiple travel routes resulting in the diffusion and distribution of traffic, efficient routes for public and emergency services, and to provide direct and continuous vehicular and pedestrian travel routes to neighborhood destinations. 3. The road system shall be designed to permit the safe, efficient, and orderly movement of vehicular and pedestrian traffic; to meet the needs of the present and future population served; to have a simple and logical pattern and allow that pattern to continue through adjacent properties; and to respect natural features and topography. 4. Use of cul-de-sacs and other roadways with a single point of access should be avoided. Cul-de-sacs will be considered where it can be clearly demonstrated that environmental constraints, existing development, access limitations along arterial streets, or other unusual features prevent the extension of the street to the property line or to interconnect with other streets within or abutting the subdivision. 5. Where the area is subiect to Article 14-21-1 (Zones and Standards), thoroughfares are to create walkable neighborhoods with redundant routes for vehicular, bicycle and pedestrian circulation. The arrangement of thoroughfares shall provide for the alignment and continuation of existing or proposed thoroughfares into adjoining lands where the adjoining lands are undeveloped and intended for future development, or where the adjoining lands are undeveloped and include opportunities for such connections. (1) Thoroughfare rights -of -way shall be extended to or along adjoining property boundaries to provide a roadway connection or thoroughfare stub for development, in compliance with 15-3-4 (Layout of Blocks and Lots), for each direction (north, south, east, and west) in which development abuts vacant land. (2) All stubs for thoroughfares are to connect with future thoroughfares on adjoining property and be designed to transition appropriately. B. Minimum Access Standards: Adequate street access to an area or neighborhood is required as part of subdivision approval or prior to the approval of additional subdivision lots. The standards in this subsection are intended as minimum standards in areas where connectivity is limited by topography, previous development patterns, or other unusual features and shall not be used as a means of circumventing the street connectivity standards set forth in subsection A of this section. The following guidelines will be used by the city in determining whether additional street access is a prerequisite to additional lots or developable parcels being approved by the city. 1. Additional access may be required if a proposed development will result in any portion of a street that provides a single means of access to an area being overburdened with traffic. 15-3-2 "Overburdened" shall be defined as a projected volume which exceeds the midpoint design volume as follows: a. Local street: Five hundred (500) vehicles per day. b. Collector street: Two thousand five hundred (2,500) vehicles per day. 2. Projected traffic volumes shall be determined by using the most recent average daily traffic count when available, and adding it to projected traffic generation as determined by the city. In the absence of a recent traffic count, projected traffic volumes shall be calculated by using projected traffic generation for both existing and proposed development. 3. Additional means of access may also be required if any of the following conditions exist or will exist if additional lots or developable parcels are approved: a. There are physical features that may increase the probability of blockages along the single means of access to the development. These physical features include, but are not limited to: slopes eight percent (8%) or greater; floodplains as designated by the federal emergency management agency; a bridged or culverted roadway; trees adjacent to the roadway with trunk diameter greater than four inches (4"); a grade separated highway; or a railroad. b. The existing access is insufficient to provide efficient, safe, and/or cost effective routes for the provision of public and emergency services for the proposed development. c. The street, which provides a single means of access to the area, is a local or collector street along which there are existing or proposed facilities that may increase the probability of pedestrian -motor vehicle conflicts. These facilities include, but are not limited to, schools, daycare centers and parks. d. There are land uses located along the subject street that serve special populations, which may increase the volume of emergency vehicle trips. These uses include, but are not limited to, adult daycares, facilities serving elderly persons, or persons with disabilities. 4. For a situation requiring additional means of access based on the above criteria, a single means of access may be permitted as a temporary condition. A temporary condition is one in which there is secured, written assurance from the private subdivider that the road, which will provide the necessary access, will be constructed within three (3) years of development or, alternatively, said access is scheduled for construction no later than the third year of the then current capital improvements program of the city. C. Street Types: 1.Table 15-1, "Standards For Street Rights Of Way", of this section provides a summary of various street types. The information in this table is intended to provide guidance for the design of the street network within a subdivision, except for those subdivisions regulated by Article 14-2H (Form -Based Zones and Standards). When designing a subdivision, street types should be chosen based on the intended function of the street and anticipated level of traffic. The Csity will review the proposed streets and determine the appropriate street type based on the factors set forth in this section. 15-3-2 b d 0 r. 0 Y_ cO O q N p p P A �o p 0 w 0 '"�' d V y fq v w o V '� W) '�, v, v, '� kn '� ke) '�, oo U y 7 s.. O U O 0 w l o 0 0 0 0 0 o 6clio 0 0 0 0 c o\o 00 00 000 00 c � 0 c d O d m m o o v d d v a a o 0 a z z-- > z z i d � J Cc Z r N N N N N N rl y U N N C to W W Cl\> i� V V 00 N 00 C14 U U U N N ' ,a W W 41u. 40. 0 O W W WU W WN �o O N N �o �o 00 a 3 N N N N N N M M M r1 Oly Er- E E> _ y Y GJ w Q% d Q) d Q% d ~ G% fly Y f C it Y Gi tH 1 .0 W W W _ 4i O Q W W Vr 42 W 42 O is O �I N N CD O� C:) CD C:) �o �o � �'" 'm Cc b X L 75 .14 cz U N O O U h 0 d v n °o v 0 i 0 G o � o o o y —0c == �4 U �4 .4 5 m U U N N Ln ( ( ( () (/ §k 00 oc j \ ) 2 z z 00 Cl) \ \/� 0\/k42 e.§ § c $e }§±].7()e os sg og§&4%o9 seeaEee§ \ _ \ { ; \ / 5 ) ( § } Q � z � ■ 2. Where a subdivision is regulated by Article 14-2H (Form -Based Zones and Standards), streets shall meet the following thoroughfare standards. a. Thoroughfares shall conform with allowed thoroughfare types and shall comply with 14-2H-9 (Thoroughfare Type Standards). b. Thoroughfares that pass from one Form -Based Zone to another may transition in their streetscape along the thoroughfare's edges. For example, a thoroughfare in a more urban zone (e.q.,T4 Main Street) with commercial uses may have wide sidewalks with trees that transitions to narrower sidewalks with a planting strip in a less urban zone (e.g., T4 Neighborhood Medium) with residential uses. c. Thoroughfares shall substantially comply with the Form -Based Code Future Land Use map in the comprehensive plan. Variations from the future land use map may be approved for thoroughfares where sensitive areas are present, or where the following standards are met: (1) Thoroughfare types may be substituted with other thoroughfare types allowed by the zone, except for the following streets: South Gilbert Street, Sand Road SE, McCollister Boulevard, Sycamore Street, Sycamore Street SE, and Lehman Avenue. (2) The alignment of thoroughfares may change where connections to existing street stubs are retained, the new alignment complies with 15-3-4 (Layout of Blocks and Lots), and single -loaded streets continue to abut civic or open space. (3) A Passage (14-2H-9L) may replace another thoroughfare type shown on the Form - Based Code Future Land Use map where all affected design sites retain direct street or alley access. A Passage may be removed or replaced by another thoroughfare type where all abutting design site(s) retain direct street access. (4) An Alley (14-2H-9K) may be added in compliance with 15-3-4 (Layout of Blocks and Lots). An Alley may be removed from locations identified on the Form -Based Code Future Land Use map where the Alley is not in a T41VIS zone and all design sites abutting the Alley have direct street access to a street other than the following: McCollister Boulevard and South Gilbert Street. D. Dedication o8f Right Of Way: Land shall be dedicated to the city for all public street rights of way within the development and for any public street right of way that is needed for streets that abut or will abut the development. E. Measurements aAnd Construction Standards: 1. All right of way improvements must be designed and constructed according to the design and construction standards established by the city. Said standards are on file in the office of the city engineer. 2. All street widths shall be measured back of curb to back of curb 3. The minimum outside radius of the pavement of cul-de-sac bulbs and loop streets is thirty nine feet (39'). A center median is required at the center of the cul-de-sac bulb with a minimum radius of eleven feet (1 V). For loop streets a median is also required with a minimum width of thirty feet (30'). In residential areas, center medians for cul-de-sacs and loop streets are required to be landscaped to at least the S1 standard as described in title 14, chapter 5, article F, "Screening And Buffering Standards", of this code. The subdivider's agreement shall designate and set forth procedures for property owners or a homeowners' association to 15-3-2 maintain the landscaped area within the center median of loop streets and cul-de-sacs. Said instrument shall provide that if said services are not provided as required therein, the city shall have the right to perform said services, and the cost thereof shall be a lien and charge against all of the subject lots. F. Street Intersections: G. Traffic Calming Features: H. Street Names: I. Private Streets: J. Cost Sharing For Pavement Overwidth: K. Cost Sharing For Street Upgrades: 15-3-2 15-3-3: SIDEWALKS, TRAILS, AND PEDESTRIAN CONNECTIONS: Public sidewalks, trails, and pedestrian connections shall be constructed in the public right of way according to the following standards: A. Sidewalks, trails, and pedestrian connections shall be constructed according to city standards. Said standards are on file in the office of the city engineer. B. Five foot (6) wide concrete sidewalks must be constructed along both sides of all local and collector streets, except for connections to existing sidewalks as provided in subsection D of this section. For low volume and loop streets, as described in table 15-1 of section 15-3-2 of this chapter, the required sidewalk width may be reduced to four feet (4'). C. Along arterial streets, a five foot (5) sidewalk is required on one side of the street and an eight foot (8') sidewalk on the other side, except as allowed in subsection D of this section. The city will determine on which side of the street the eight foot (8') sidewalk will be placed. When an eight foot (8') sidewalk is required, the city, at its discretion, will either pay for the excess pavement required for the developer to install an eight foot (8') sidewalk rather than a five foot (5) sidewalk, or collect the estimated cost of the five foot (5) sidewalk from the developer and apply said cost to construction of an eight foot (8') sidewalk by the city. Any payment of excess pavement costs by the city shall be pursuant to state law. D. In cases where the proposed sidewalk provides a connection between existing sidewalks that are less than the required width, the proposed sidewalk may be constructed to match the width of the adjacent sidewalks. However, this modification is not allowed in cases where one end of the proposed sidewalk will provide a connection to future sidewalks for new development. In such a case, the sidewalk should be tapered to provide a transition between differing sidewalk widths. The city will determine where along the street the transition should occur. E. All sidewalks and trails must connect to other sidewalks and trails within the development and to the property line to provide for their extension to adjacent properties. F. The subdivider will be responsible for the construction of a public sidewalk along the frontage of private open space, public open space required to be dedicated to the city according to title 14, chapter 5, article K, "Neighborhood Open Space Requirements", of this code and along the frontage of other outlots as necessary for a continuous sidewalk system to be created, G. In residential subdivisions, blocks longer than six hundred feet (600') must have midblock pedestrian connections between adjacent streets, unless said connection is deemed to be unnecessary and is waived by the city. At the time of subdivision, these connections must be platted as minimum fifteen foot (15') wide easements; if the connecting sidewalk is greater than five feet (5') in width, the easement must be at least twenty feet (20') wide. Within this easement a sidewalk must be constructed to city standards that is equal in width to the sidewalks to which it provides a connection. If the midblock sidewalk connects to sidewalks of two (2) different widths, the midblock sidewalk must be equal in width to the wider sidewalk. The area and sidewalk within the pedestrian easement must be maintained by adjacent property owners according to the subdivider's agreement in a manner similar to maintenance requirements for public sidewalks. H. Where a trail extension, as identified in the comprehensive plan or an adopted trails plan, is located on the subject property, the city may require an easement or alternatively, may require dedication of an outlot for the trail. Construction of the trail or portion of a trail may also be required in instances where said trail or portion of a trail primarily serves the needs of the proposed subdivision/development. In this situation, the trail will be treated as a public 15-3-3 improvement. Dedication of land for a trail extension shall count toward the open space requirement for the development, provided said land is consistent with the standards for open space as set forth in title 14, chapter 5, article K of this code and provided said land dedication is acceptable to the city. (Ord. 08-4313, 8-26-2008) 15-3-3 15-3-4: LAYOUT OF BLOCKS AND LOTS: A. Blocks: 1. Blocks should be limited in size and be laid out in a pattern that ensures the connectivity of streets, provides for efficient provision of public and safety services, and establishes efficient and logical routes between residences and nonresidential destinations and public gathering places. 2. Block Lengths a. Except as required by Article 14-2H (Form -Based Zones and Standards), Tto provide multiple travel routes within and between neighborhoods, block faces along local and collector streets should range between three hundred (300) and six hundred feet (600') in length and for residential subdivisions have a width sufficient to accommodate two (2) tiers of lots. Longer block faces may be allowed in cases of large lot commercial, industrial, or rural residential development, or where topography, water features, or existing development prevents shorter block lengths, although midblock pedestrian connections may be required (see section 15-3-3 of this chapter). Block faces are measured from centerline to centerline. b. Where the area is subject to Article 14-2H (Form -Based Zones and Standards), the block network shall substantially comply with the Form -Based Code Future Land Use map in the Comprehensive Plan and shall meet the following standards: (1) Individual block lengths and the total block perimeter shall comply with the standards in Table 15-3-4A-1 (Block Size Standards). Where a block contains multiple Form -Based Zones, the most intense zone is to be used to establish the standards for block size. Blocks may exceed the maximum allowed length if a compliant Passage (14-2H-9L) is provided to break up the block. Table 15-3-4A-1: Block Zone Size Standards Length (max.) Length (max.) With Passage' Perimeter Length Perimeter Length With Passage' T3 NE 500'max. 800'max. 1,600'max. Z200'max. T3 NG 500' max. 800' max. 1,600' max. 1,100' max. T3 NS 360' max. 600' max. 1,440' max. 1,950' max. T4 NM 360' max. 600' max. 1,440' max. 1,950' max. T4 MS 360' max. 500' max. 1,440' max. 1, 750' max. ' In compliance with the standards for a Passage in Sub -Section 14-2H-9L (Passage). P&. Key -• Block Perimeter - - Design Slte 15-3-4 (2) Blocks shall be a minimum width to result in two halves of developable design sites in compliance with the minimum design site depth standards of the allowed building types in the Form -Based Zone. When the zone has a range of minimum design site depths, the applicant may show the shortest minimum design site depth with an acknowledgement that the selected depth may not accommodate the full range of building types allowed by the zone. A single half is allowed when adjoining an existing half -block. (3) The size, shape, length, location, and design of blocks may vary from the Future Land Use map where required to accommodate sensitive areas, or where the variation complies maintains street connectivity, complies with Table 15-3-4A-1 (Block Size Standards, minimizes changes to Form -Based Zones on each block, and adjusts all blocks affected by the proposed change(s). Where this affects the location, shape, or design of civic space, the variation shall maintain civic space of a similar size in a nearby location within the subdivision. 3. Block faces along arterial streets should be at least six hundred feet (600') in length. Intersecting collector streets should be spaced in a manner that provides adequate connectivity between neighborhoods, but also maintains the capacity of the street for the safe and efficient movement of traffic. Longer block faces may be required along high capacity or higher speed arterial streets where the interests in moving traffic outweigh the connectivity between areas of development. The city may approve shorter block faces in high density commercial areas or other areas with high pedestrian counts. 4. Cul-de-sacs may not exceed nine hundred feet (900') in length. The length of a cul-de- sac is measured from the centerline of the street from which it commences to the center of the bulb. B. Lots: 1. Lots must be platted in a manner that will allow development that meets all requirements of title 14, "Zoning Code", of this code. Lots and design sites must be of sufficient size to accommodate an adequate buildable area and area for required setbacks, off street parking, and service facilities required by the type of use and development anticipated. 2. Lots with multiple frontages must be platted large enough to accommodate front setback requirements along street side lot lines. 3. If a property with frontage along an arterial street is proposed to be subdivided, developed or redeveloped for any multi -family, group living, commercial, institutional or industrial use, a cross access easement must be provided by the property owner to all adjoining properties that front on the same arterial street that are or may be developed as multi -family, group living, commercial, institutional use, or industrial uses according to the cross access standards set forth in section 14-5C-7 of this code. 4. In residential areas, double and triple frontage lots shall be avoided. Where such lots are necessary to overcome specific disadvantages of topography, land features, or access restrictions, the following standards apply: a. Lots with multiple frontages shall be one hundred twenty five percent (125%) of the required lot area for the zone in which the lot is located. The additional required lot area shall be used to increase the depth of the lot between street frontages. Corner lots with only two (2) frontages are exempt from this requirement, however, said corner lots should be platted with enough land area to accommodate the required front setback area along both frontages. b. Double and triple frontage lots where dwellings will have side or rear building facades oriented toward an arterial street shall provide a minimum twenty foot (20') wide landscaped 15-3-4 buffer area along the arterial street frontage. The buffer area shall be planted with a mixture of coniferous and deciduous vegetation approved by the city forester. The vegetation shall be required along with other public improvements for the property. Lots where dwellings will have front building facades oriented toward an arterial street are exempt from this requirement. If a buffer area was required during subdivision, no solid fences will be allowed within this buffer area. This restriction must be noted in the subdivider's agreement and on the plat. On corner lots, the landscaping within the buffer must be planted and maintained to comply with intersection visibility standards. 5. Side lot lines shall approximate right angles to straight street lines or be approximately radial to curved street lines, except where a variation will provide a better street and lot layout. For purposes of this subsection, "approximate right angles" means angles between eighty degrees (80°) and one hundred degrees (100'). 6. Residential lots shall not be designed with irregular shapes such as a flag or panhandle shape where the structure on the lot may be hidden from the street behind another structure. 7. In residential subdivisions, lots must be arranged to allow easy access to public open space. The subdivision layout should be designed so that the location and access to public open space is readily apparent to the public. Subdivision layouts where public open space is surrounded by private lots that back up to the public open space are discouraged. Techniques, such as single loaded streets along park edges or along segments of park edges and well marked trail easements are to be utilized to satisfy this requirement. C. Provisions To Minimize The Effect Of Highway Noise: Subdivisions adjacent to or within three hundred feet (300) of the Interstate 80 and/or the Highway 218 rights of way shall comply with the following provisions, intended to reduce the effect of highway noise on residential areas: 1. Any portion of a residential lot that is within three hundred feet (300') of the Interstate 80 or Highway 218 right of way shall be identified as a noise buffer, and no residential structure will be permitted within this three hundred foot (300') buffer area. The buffer area shall be planted with a mixture of coniferous and deciduous vegetation approved by the city forester. The vegetation shall be required along with other public improvements for the property. Existing trees and vegetation may be used to comply with this requirement as approved by the city forester. Accessory structures and yards are permitted within the three hundred foot (300') buffer area provided the required vegetative buffer is maintained. 2. The three hundred foot (300') buffer for residential structures maybe reduced with approval by the city if the subdivider constructs an earthen berm, decorative wall, or other similar structure and demonstrates that the highway noise just outside the proposed residential structures will be no more than sixty (60) dB. 3. The three hundred foot (300') buffer for residential structures may also be reduced with approval by the city if the subdivider demonstrates that existing topography results in highway noise being no more than sixty (60) dB just outside the proposed residential structures. (Ord. 08-4313, 8-26-2008) 15-3-4 15-3-5: NEIGHBORHOOD OPEN SPACE REQUIREMENTS: A. Intent And Purpose: The neighborhood open space requirements are intended to ensure provision of adequate usable neighborhood open space, parks and recreation facilities in a manner that is consistent with the neighborhood open space plan, as amended, by using a fair and reasonably calculable method to equitably apportion the costs of acquiring and/or developing land for those purposes. Active, usable neighborhood open space includes pedestrian/bicycle trails preferably located within natural greenway systems, and also includes neighborhood parks that serve nearby residents. Portions of community parks may be adapted for neighborhood use, but this chapter is not intended to fund the acquisition of community parks or large playing fields for organized sports. B. Dedication Of Land Or Payment Of Fees In Lieu Of Land Required: As a condition of approval for residential subdivisions and commercial subdivisions containing residential uses, the applicant shall dedicate land or pay a fee in lieu of land, or a combination thereof, for park, greenway, recreational and open space purposes, as determined by the Csity and in accordance with the provisions of title 14, chapter 5, article K, "Neighborhood Open Space Requirements", of this code. 15-3-6: ENERGY AND COMMUNICATIONS DISTRIBUTION SYSTEMS: 15-3-7: SANITARY SEWERS: 15-3-8: STORMWATER MANAGEMENT: A. The developer shall provide the subdivision with adequate drains, ditches, culverts, complete bridges, storm sewers, intakes and manholes to provide for the collection, management, and removal of all surface waters as set forth in title 16, chapter 3, article G, "Stormwater Collection, Discharge And Runoff', of this code. These improvements shall extend to the boundaries of the subdivision and beyond, as necessary to provide for extension by adjoining properties, as determined by the cCity. 15-3-9: WATER SYSTEMS: 15-3-10: CLUSTERED MAILBOXES: 15-3-11: MARKERS: 15-3-12: SPECIFICATIONS: 15-3-13: INSPECTIONS: 15-3-14: OFF SITE COSTS FOR PUBLIC IMPROVEMENTS: 15-3-5 through 15-3-14 ATTACHMENT 6 Staff s Summary of Stakeholder Input on the Public Review Drafts a D D D D c p a c a c a c a c a c v E E E E E d N m N rn N rn N rn N rn C L C L C L C L C L N U Z U Z U Z U Z U Z C H d L E rn J c 'o N N v E V E rn t m m 0V m N 9 c m m v y m dp c«o_ c wm amN DN a>aOE mu t -EcmJ n eC S.So 3 m M OmN. mN d 1YpE n N O1 � y w py o yc_cNJ y j C Q2 d a O O m.m U ct- �m m d 2 nZ 2« ono pE .O.cGNwmO m o d N O>U CJw a OD V U�Aad JomO L O w (N O c. 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E d E c c m m° m E O« o v 5 m E o c adi °� v o E c � >>- a c� c E> 3 J LD 8 m 3 N N 0.9 N 3 N U U- w U N U L L K V U J V S S 0 U C S U S D D D D D D a c a c a c a c a c a c E E E E E E 0 0 0 0 0 0 $ a v m aNi a�i N N OI C N N N OI C N N N 4) C N N N C N N N C N N N O) C N U O Z U O Z U O Z U O Z U O Z U O Z LN.O 0 a L N C r N N C C O N U n N $ Y N N D c N N N 0 5 o E E D E a N N N p d D H N 'O N N N O L YI N t0 in S N N N J N N EJ m "x w E E v m a o E 0 E o E m:o 'c E E E E E E N'E o N w N c E E m E N N N N O g O n N N N j N j C N v N N E C v nJ N N N N O E L O v` N N N N N d J L N D N N lA VI lA H O S � C C N C C N C C N 0 C C N C C C N C C C N C o ,p o ys o y o Ol y C- Ol y C O) y O) y O) y OI y 'c E 'E E E 'E E E E 'E E E 'c E c E C E C E c E c E c E d U a U a U d U d U a U N O N N O N N O N N O N N O N N O N n � m O N C N O m y OI y O N ` OI 3 J 3 C C N a N J C N N O O N 2 DU O N O atC C N D N 0 VL; moo$ $E�or D NNOX E$cy m m n Eo a y 2No o 3 n N C a V C J m d O ; D N u N a N a g rn o c— L N L J a E N N D! N` N a O Y .Z"' N 'E N 'v d o o. E E E o E t$ i c y N N N C L E C D> N n C C C y$ O l0 N J N N `m U m m U E? c c° O w a d a E Kirk Lehmann From: Cheryl Cruise <cherylcruise@aol.com> Sent: Saturday, July 10, 2021 11:50 AM To: Anne Russett; Kirk Lehmann Cc: mhensch@johnsoncountyiowa.gov Subject: Input regarding draft form based code Attachments: We sent you safe versions of your files; Inclusionary_Housing_US_v1_O.pdf; ATT00001.txt RISK Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. Staff, The affordable housing plan in the new draft is worth comment. It is unlikely to result in new affordable housing in part because it is voluntary but more because of setting the rent ceiling at Fair Market Rent (which is 40-45%AMI level) instead of 30% of a selected AMI. You will see in the attached article that in 1,019 affordable housing plans in the country NO ONE USES FAIR MARKET RENT for rent ceilings. 87% of plans use 51%-80%AMI income AND rent limits. 2% use 50%AMI income and rent limit. All others plans are higher than 80%AMI. The majority use a mixed income approach such as 25%of affordable units at 50%AMI and 75%at 80%AMI. HUD has issued tables for 30%, 40%, 50%, 60%, 80% AMI paying 30% of income for as long as LIHTCs have existed though the math is easy to calculate. The new draft plan continues the dichotomy of private developers using FMR and LIHTCs using 60%AMI paying 30% of income even though the latter are highly subsidized. Using FMR for new construction would cause rental housing owners to lose hundreds of dollars a month in addition to all the expenses for every affordable unit produced. Agreeing to lose money for 20 years seems unlikely. The added density allowed would all go to money losing units. Less parking would not be much incentive in out lying areas that are likely to need a car. Inclusionary housing plans work in high growth areas where incentives and density bonus will allow market rate units to cover the cost of the affordable units. Otherwise it will not pencil out and will not be built. (Note we are not in a high growth area now, in fact we lost population from 2019 to 2020.) The objective of inclusionary housing is to provide for low -moderate income households at 60% AMI-100% AMI who do not qualify for Federal programs. Very low and extremely low income require a public subsidy. Fair Market Rent should only be used for Housing Choice Vouchers, CDBG, and HOME projects. It is volatile as adjusted annually because it is based on the 40th percentile of a tiny number of survey takers who are renting a 2 bedroom unit and moved recently. Median income is not as volatile. Best regards, Cheryl Cruise Iowa City IA https://groundedsolutions.org/sites/default/files/2021-OS/Inclusionary Housing US v1 O.odf Kirk Lehmann From: Sent: To: Cc: Subject: RISK Anne and Kirk, Kelcey Patrick -Ferree <kelcey.patrickferree@gmail.com> Thursday, July 15, 2021 12:08 PM AJ Anne Russett; Kirk Lehmann; Megan Alter; Jessica Bovey; Elinor Levin; Eric Harris; Tatiana Washington; South District Re: Revised Draft Form -Based Code Available for Public Review I'm starting to look through this, but the odds of me finding time for 140 pages of highly detailed information are low. The map on the first page has no key, so I can't tell what the plan is quickly and easily. I am glad that this level of thought and detail is available, but find it nearly impossible to wade through in a helpful or timely fashion. Is there a better high level summary available? Preliminary feedback: One thing I was able to figure out from the newspaper: Part of the plan is to build a "main street" district on the circle on Sycamore north of Alexander Elementary. I am concerned with the idea of elementary school children having no option but to walk through a commercial district, even a small one, on their way home from school. If it's ice cream and dry goods shops, that's one thing. If it's more liquor stores (which seem to be proliferating at an alarming rate in our area), that's quite another. I see on p. 82 that the uses of "Main street" areas are unrestricted. So that's a big concern for me. I'd also like to know what traffic calming measures along Sycamore are built into this plan. People speed there, even (and if they're late, especially) on their way to drop off kids at the elementary school. This plan appears to add housing on the far side of Sycamore, and depending on what ICCSD does, that could mean more children having to cross Sycamore to get to school. TLDR: I want the plan to consider safety issues for Alexander Elementary children walking or biking to and from school. Warm regards, Kelcey And biannual time changes must be abolished. #LockTheClock Kirk Lehmann From: Sent: To: Cc: Subject: RISK Anne and Kirk, Kelcey Patrick -Ferree <kelcey.patrickferree@gmail.com> Thursday, July 15, 2021 12:08 PM AJ Anne Russett; Kirk Lehmann; Megan Alter; Jessica Bovey; Elinor Levin; Eric Harris; Tatiana Washington; South District Re: Revised Draft Form -Based Code Available for Public Review I'm starting to look through this, but the odds of me finding time for 140 pages of highly detailed information are low. The map on the first page has no key, so I can't tell what the plan is quickly and easily. I am glad that this level of thought and detail is available, but find it nearly impossible to wade through in a helpful or timely fashion. Is there a better high level summary available? Preliminary feedback: One thing I was able to figure out from the newspaper: Part of the plan is to build a "main street" district on the circle on Sycamore north of Alexander Elementary. I am concerned with the idea of elementary school children having no option but to walk through a commercial district, even a small one, on their way home from school. If it's ice cream and dry goods shops, that's one thing. If it's more liquor stores (which seem to be proliferating at an alarming rate in our area), that's quite another. I see on p. 82 that the uses of "Main street" areas are unrestricted. So that's a big concern for me. I'd also like to know what traffic calming measures along Sycamore are built into this plan. People speed there, even (and if they're late, especially) on their way to drop off kids at the elementary school. This plan appears to add housing on the far side of Sycamore, and depending on what ICCSD does, that could mean more children having to cross Sycamore to get to school. TLDR: I want the plan to consider safety issues for Alexander Elementary children walking or biking to and from school. Warm regards, Kelcey And biannual time changes must be abolished. #LockTheClock From: Sandhill Estates To: Anne Russett Subject: South District Plan - Letter of Concerns Date: Wednesday, July 28, 2021 11:30:16 PM Attachments: We sent You safe versions of your files.msa sandhi I I -estates -south -district -plan -concerns. Ddf ASK Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. Hi Anne, Attached you will find a document highlighting some concerns our Home Owners Association and residents share regarding the South District Plan. We request you please include the attachment in the packet provided to Planning and Zoning Commission members in advance of the August 5th meeting. The attachment contains a letter of concern drafted by HOA members, signatures of support from our neighborhood residents, and maps highlighting (in yellow) those households where signatures were obtained. We look forward to leaming more about the South District Plan and to our discussion with you on August 3rd. Sincerely, Robert Domsic Director -at -Large Sandhill Estates Homeowners Association Sandhil) Estates HomeowneisAsseciatien Iowa city, IA san hi ll.estates.icCIamail.com July 22, 2021 Dear Members of the Planning and Zoning Commission: We are writing on behalf of the residents of the 8andh4l Estates Neighborhood and would like to express our concerns regarding the proposed changes in the South District Plan. While there are many positive aspects of the South District Plan we believe the plan will be stronger if the following concerns are addressed. Concern #1 - A lack of transition to the existing neighborhood (McCollister Ct) The triangular plot of tand immediately South of McCollister Court, East of Gilbert Street, and North of McCollister Boulevard lacks an area of housing transition between the existing neighborhood and the proposed zoning in the South District Plan. We ask the City to revise the South District Plan to include T3 - Neighborhood Edge and T3 - Neighborhood General zoning in this area before the higher density T4 zones are reached. We believe there is precedent for this change. Currently, the South District Plan defines an area of transition consisting of T3 - Neighborhood Edge and T3 - Neighborhood General housing zoning located immediately South of Langenberg Avenue (see fig. 1). Since a significant portion of Langenberg Avenue is part of our Homeowners Association, we feel the neighborhood would have better continuity if a similar zone of transition were adopted on the triangular plot of land. A zone of transition at this site would ease any visual juxtaposition resulting from the architectural changes contained in the South District Plan. ►`�r�1 1_E�- -� • 1 Flee 1. %quettl Fvlve Lnrd Vee M1lep e0m IAV " .Ii pe1+[I Rri rb,mcl'+ip ine am[ al bereA�l (FJNEa TMdiS MCI L�Vvr%A F hendthe mine mee N jmr fim sw cr mtullgw.ei d MflgWWMFA T rI NSA 14WI Our concerns regarding this plot of land are not new. Members of our neighborhood have attended and expressed our concerns at Planning and Zoning meetings and City Council meetings dating back to 2017. in 2017 a local developer submitted a design proposal (see fig. 2) for the development of this land -- using nearly identical plotting, road and zoning maps from the currently proposed South District Plan. When development of the triangular plot of land came to vate, the Planning and Zoning Commission and the City Council both rejected the proposed development. Transcriptions from the meetings in 2017 note the City Council members expressed desire to modify the plans R�.1 AI l dnp preoesu Pb� ov � � /.>.�� O Yr Pu�+nry ,ry lv-,p cumnv,.,e ue, �e� to account for better transition between the current housing and any new development. The current South District Plan does not address any of these historical recommendations. We believe the precedent from the area South of Langenberg, the resulting vote in 2017, and the City's public record reaffirm the triangular plot of land shculd be revised to include T3 - Neighborhood Edge and T3 - Neighborhood General zoning as a transition layer before the T4 zones are reached at McCollister Boulevard. Concern #2 - Design sites being administratively changed after approval Historically, the City has been a proponent of developers communicating with end getting buy -in from adjacent neighborhoods when new development plans are proposed. These discussions can be very beneficial for both parties. However, the announcement that design sites can be administratively adjusted at the subdivision level after approval raises concern. This applies not only to our neighborhood, but any future neighborhood that may be impacted by such adjustments. Our concern is once agreements are set (formally or informally) between a developer and an adjacent neighborhood, administrative adjustments without notice may violate expectations and create tensions between the two parties. We understand the desire to make processing adjustments easier. However, we feel this could be used as a mechanism to create a false pretense by a disingenuous developer. Concern #3 -The Impact on education The South District Plan projects there will be approximately 4,000 - 8,000 dwelling units resulting from this plan. A member of our Board contacted Anne Russett who reaffirmed these numbers, but did not include an estimated population when asked. From the number of dwelling units, we believe it is reasonable to assume the estimated population Would be in the ballpark of -10,000-20,000 people. Alexander Elementary School has been near capacity since 2017_ An influx of a population this size wnuld almost certainly strain the schools resources. How does the City plan to address the Impact the South District expansion will have on our schools? Concern 44 - The reduction in required parking 41000 - 8,000 dwelling units will bring about a sizable population. Commercial spaces and restaurants will likely attract visitors from all ever Iowa City, not just surrounding neighborhoods. The reduction in required parking is an unwise decision and will lead to greater street congestion, potentially jeopardizing the safety and well-being of the neighborhood's residents. The adoption of electric vehicles has increased drastically in the last few years. Sales models predict electric vehicle sales will continue to climb at an annual rate of 29% over the next ten years'. These numbers are substantial and should be considered. The plan currently does not indicate any locations where electric vehicles may be charged, Furthermore, problems may arise if an inadequate number of parking spaces are available per dwelling unit. Since Battery Electric Vehicles (BEVs) require a tether to charge, the long term expectation of street packing may not be sufficient. Future populations will likely prefer to charge vehicles at their dwelling_ Concern AS -Access to Emergency Services The population resulting from the South District Plan (and including adjacent plans) will be sizable -- likely far greater than the 10,000 - 20,000 mentioned above. We have noticed the South District Plan fails to mention, include, or address in writing, or on a map, the location(s) or expansion of any potential emergency services. We want to make sure these services are adequately accounted for in the South District Plan. How does the City plan to address these concerns? Furthermore, we believe a medical clinic I urgent care facility would be a good addition to this area, helping reduce the burden on our local Hospitais and Emergency Rooms. Does the city plan to incent}vise the development of such a resource? Not having a plan to address these needs for a population of this size could have considerable effects on the health and safety of our neighborhoods. The South District Plan is an ambitious undertaking the result of countless hours of work by city officials, staff and consultancies. We appreciate this effort and share many of the same goals as the City in maintaining Iowa City as the finest place to live in the State. 1 See Electric Vehicles: Setting a Course for 2030 - Celeitte Insights -Accessed July 22, 2021 https IPwww2.deloitte.corn/uslenlinsightaftcuslfuture-of mobllitylelectric-vehicle-trends-2030.html Sincerely, The Sandhiii Estates Homeowners Association Directors Alex Hachtman President Joleah Shaw Director Amanda Shoemaker Director Emily 2e0oudt Director Robert Dornsic Director Signatures z A. 11�rim J 7 I r MIN A�` mil/ a � A i s •.-'��1 i - /� fh Arm.>ae �l,Jl�.� A� 1 • Ma ON �r 1 � i L •+ �G 1 I.a � � r i � L. � • 1' Y v 5 � WIN i Y � -ems mill _ �rAyi M-WA rM Al WaJ_ f Wlo WAR Ir �cri f rms try r TC �r Signatures Name Add ress bS3 M s T �nn OVL Q-A-- zr�� w,� ram. QQ it Rl�.,..• 7 1 �7 1� 1 Nv 4 A Gi V N N N N W. 1 MINUTES PLANNING AND ZONING COMMISSION AUGUST 5, 2021—7:OOPM FORMAL MEETING THE CENTER — ASSEMBLY ROOM PRELIMINARY MEMBERS PRESENT: Mark Nolte, Maria Padron, Mark Signs, Billie Townsend MEMBERS ABSENT: Susan Craig, Mike Hensch, Phoebe Martin STAFF PRESENT: Sara Hektoen, Kirk Lehmann, Anne Russett OTHERS PRESENT: Caleb Wilson, Brian Hoel, Angie Jordan, Robert Domsic RECOMMENDATIONS TO COUNCIL: By a vote of 4-0 the Commission recommends that the Zoning Code be amended to allow self - storage uses in the Community Commercial (CC-2) zone by special exception, subject to the specific approval criteria outlined in the agenda packet. CALL TO ORDER: Signs called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. COMPREHENSIVE PLAN AND ZONING CODE AMENDMENT ITEMS: CASE NO. REZ21-0007: Consideration of Zoning Code Amendment (REZ21-0007) to allow self-service storage uses in Community Commercial (CC-2) zones by special exception. Russett stated this is a proposed text amendment that was presented to staff by Southgate Companies to allow self-service storage uses in the Community Commercial (CC-2) zones. Southgate is specifically looking for this use at 947 Highway 6 East, which is the former Slumberland store, to allow for an indoor self-service storage use and small retail uses in the front of the building. Currently in the Code, self-service storage uses are only allowed in CI-1 zones, General Industrial zones and Heavy Industrial zones, they are not allowed in CC-2 zones. However, due to the changing retail landscape and structure of the proposed project, staff supports the text amendment, and the proposed amendment would be allowed by special exception. Russett reiterated the proposed amendment is to allow self -storage uses and all CC-2 zones throughout the City through the special exception process and as a special exception, the Board Planning and Zoning Commission August 5, 2021 Page 2 of 13 of Adjustment would need to approve the use. In order to be approved, the proposed project would need to meet both general approval criteria and specific approval criteria and as part of this amendment staff has developed specific approval criteria that's related to maintaining a variety of goods and services in the CC-2 zone to ensure high quality active building facades and to minimize any potential negative visual impacts. The general approval criteria is not changing through this proposed text amendment as it is the approval criteria that's required of all special exceptions. It includes that the use would not be detrimental or endanger public health, safety or welfare, that it would not be injurious to the use and enjoyment of other property in the immediate vicinity, it would not impede the normal and orderly development and improvement of the surrounding property, that there's adequate utilities, access and drainage, that adequate measures have been taken to provide ingress or egress to minimize traffic congestion, and that it would meet the requirements of the Code and consistency with the Comprehensive Plan. Staff is proposing the following specific approval criteria for this proposed amendment. The first is that self -storage units shall be completely within a conditioned space and that no outdoor storage would be allowed, second the self-service storage units would not individually be accessed from the outside, and that no more than two garages or overhead doors could be provided, and they must be at the rear of the building. Third criteria is that a substantial proportion of the front building facade must accommodate other allowable commercial uses and the self -serve storage use must not be allowed within the first 30 feet of the front building depth, the primary entrance to the self -storage area could be located there but it could not exceed 30% of the building width. Lastly, the building must meet the site development standards for large retail uses. Russett next went through those site development standards that are currently in the Code for large retail uses that would be applied to future self-service storage uses in CC-2 and a lot of them are design related standards. Public facing facades and exterior walls would have to have some projections and articulation recessed every 100 feet, that there has to be visual interest along 60% of the front facade which includes entry areas, awnings, and windows. At least three of the following must exist, there must be a change in color or texture or material or plane. In terms of roof details if it's a flat roof, the building must include corporate parapets to conceal rooftop equipment. Building materials must be high quality that includes brick, masonry, or stucco for at least 75% of the walls and smooth face unadorned surfaces cannot exceed 25% of the walls and entryways also must be prominent so people walking to those buildings know where the entry is and if there are multiple stores in one building each store requires at least one exterior customer entrance and these entrances must include a feature that helps define that entrance such as an overhang, an arcade or a projection. Russett noted when staff completed an analysis as part of this text amendment, they realized that the retail landscape has changed in the recent years and there's many large national brick and mortar retailers that are closing as ecommerce is expanding so businesses are being forced to adapt. These trends negatively impact the demand for large retail spaces resulting in vacant big box stores, which can lead to deferred maintenance and depressed property values. Finding Planning and Zoning Commission August 5, 2021 Page 3 of 13 an alternative uses for these spaces is beneficial especially if it's paired with opportunities to support other small businesses. Russett showed a map of the City showing property that is currently zoned CC-2 noting that if this Code Amendment is approved self -storage uses would be allowed through special exception and all of those areas. A few areas of interest are the Walden Square on the west side, the Highway 1/218 interchange, Towncrest area and the Old Town Village on Scott Boulevard. There are also some areas in the center of Riverfront Crossings that are CC-2 and also Pepperwood Plaza and Iowa City Marketplace (Sycamore Mall). So these are some of the areas where self -storage uses would be allowed and some of these areas may be appropriate for self - storage uses and others may not be as appropriate for self -storage uses which is why the amendment really relies on the general and specific criteria. The specific criteria focuses on encouraging an active pedestrian friendly facade and requiring accommodation of other commercial uses. The general criteria ensures that it's a good fit by considering impacts on surrounding properties and also making sure it's consistent with the City's Comprehensive Plan, District Plan. Southgate's proposed reuse of this particular property proposes small retail storefronts along the front facade. However, it is also possible for new self -storage uses to be developed in new commercial areas. As staff reviewed the concept for Pepperwood Plaza and the former Slumberland space that was provided to staff they also looked at other nearby cities and how they regulate self -storage uses. They looked at Des Moines, Cedar Rapids and Davenport and they allow self -storage uses in a wider variety of zones. Some distinguish between indoor and outdoor, and indoor self -storage uses are generally allowed in more zones and a lot of these cities also use specific criteria similar to what staff is proposing to ensure that these uses fit into their community and some of the design requirements that their community envisions. In terms of consistency with the Comprehensive Plan, Russett noted this supports several goals, including increasing and diversifying the property tax base by encouraging the retention and expansion of existing businesses, encouraging a healthy mix of independent and locally owned businesses, promoting economic activity and supports an active and attractive front facade. Also with the high unmet demand for storage, the use can drive traffic to the site and serve nearby residences. Lastly, the 2020-2021 Strategic Plan includes a goal to promote an inclusive and resilient economy throughout the City and the City is seeking to invigorate neighborhood commercial districts and create new neighborhood commercial zones and allowing more flexible uses that can increase the resiliency of existing commercial areas. Padron asked about how the goals of the Comprehensive Plan will be met. Russett replied by increasing and diversifying the property tax base by encouraging the retention and expansion of existing businesses and also to encourage a healthy mix of locally owned businesses and national businesses. As part of this amendment, the specific criteria would require additional uses besides the self -storage use because the front of this facade cannot be used for that self - storage use. Planning and Zoning Commission August 5, 2021 Page 4 of 13 Russett noted staff did receive one piece of correspondence regarding this text amendment today and was distributed to the Commission. There were some concerns expressed relating to a concentration of self -storage uses in this area, the size of the commercial spaces along the facade, and a concern that the use would discourage investment in the area. In terms of next steps, after the Planning and Zoning Commission's recommendation, staff would ask City Council to set a public hearing in order to consider the proposed text amendment. Staff recommends that the Zoning Code be amended to allow self -storage uses in the Community Commercial (CC-2) zone by special exception, subject to the specific approval criteria outlined in the agenda packet. Nolte asked if there was a layout of how the building might be broken out as he was just curious how big these retail spaces might be. Russett replied the applicant can discuss that but she believes the proposed spaces are between 800-1500 square feet. Townsend asked since these are enclosed storage units will there be regulations on what cannot be stored in those units. Russet replied the City does have regulations related to the storage of flammable equipment that wouldn't be allowed in this area. Nolte stated that Quality Care has like a list of what can and can't be put in their spaces and they're pretty diligent about that. Townsend noted those are mostly outdoor spaces and these are indoor spaces and there'll be other retail establishments there and she is concerned if fumes could be a problem. Signs opened the public hearing. Caleb Wilson (Southgate Companies) noted they have been working with Brian with Rancho Storage out of Cedar Rapids. Southgate has been working with Brian on this project as Southgate has a long track record of development in this community but self -storage is Brian's expertise. Wilson noted they are requesting this amendment as this shopping center was developed by Southgate a long time ago and obviously retail has changed dramatically. This building was occupied by Slumberland for quite some time as a retail space. They also owned the L shaped building beside it for a long time which was sold to Parkview Church and has been repurposed for other uses within the community. Slumberland notified Southgate last fall that they would be moving out of that building to Coralville and at that point Southgate reached out to the City to let them know Slumberland was going to be leaving and that Southgate would be looking for a new user for that space. The building is roughly 38,000 square feet, so it is a large space with no walls dividing it up with within it. So it is large shell space and it's also a very deep space which are not being built very much anymore unless there is a very specific company or specific user. This building was originally built for Econo Foods back in the 1980s. Wilson stated the City referred Southgate to a company called Retail Consultants out of Texas to help them assess what could be a good future use of this building. They had conversations with potential users, followed a lot of leads but received no real interest from any of that work. Therefore, that led them to continue exploring other paths on how this building can be repurposed for use as it Planning and Zoning Commission August 5, 2021 Page 5 of 13 stands today, that will be a long-term viable business for the community, and what are the needs of the community that can be met by this building. They continued to try to find tenants who would fill either the whole space or smaller portions of it but again the orientation of the building is not set up in a way that is really desirable to a lot of tenants because of the depth and how far it goes back. Self -storage was something that they became aware of as they saw other projects like this throughout the country when older buildings like this have been vacated and been redeveloped and been really successful. So they started to explore converting this building into self -storage and met with community folks and the feedback they got was they were really concerned about losing the retail character of this shopping center and if the whole building was self -storage that it would no longer feel like retail shopping center and other businesses around it would impacted negatively. However, the idea was presented to look at carving off the front and creating retail spaces to retain that retail character of the shopping center. Brian helped them find a design firm who has done projects like this before, converting buildings like this into this kind of a use, and that's how they came up with these concepts today. Currently on the front of the building there is unused outdoor space that is covered and then the rest of the front of the building is just one big facade so what they want to do is create smaller retail spaces that are actually in demand and to use that outdoor space to make it visually attractive and something that folks can use and enjoy. For example, they have an interest for a coffee shop there. Wilson acknowledged Angie Jordan is here tonight and she has been working with the proposed SSMID and the South District Neighborhood Association and she had been sending them a lot of different businesses who are interested in space down in this area and Southgate has been working with them over the past several months. The average lease space people want is about 800 square feet, maybe up to 1500 square feet, so it is a small space, but a permanent location. These are often newer businesses who want to have a permanent physical location, but they can't find space that has an attractive storefront, especially having an outdoor amenity like the patio. Southgate can deliver this to them affordably as well if they can use the rest of the building for self -storage, which is a long-term sustainable use financially. He stated there is a demand for these smaller spaces, but they are not largely available in the market. One business specifically he wanted to mention was Evelyn Casada has a new business called Choco Fresa, which is a coffee and dessert shop, she wants in this area so bad, the South District Community, and is very excited about this concept. Southgate is really tried to engage a variety of different folks in the community to understand what the actual needs are and try to find a good long-term use for this building that is again sustainable. They don't want to put something in here that three to five years from now is going to be obsolete but they're confident that the demand for self -storage is going to be persistent and is growing in other cities. Brian Hoel reiterated they will have very rigorous requirements for what can and cannot be stored inside there, so nothing with an engine, no flammable materials, etc. Nolte asked how many little spaces they foresee being able to create on the front there. Wilson replied they have just kind of blocked out the front and it's maybe 4000 square feet, but they can really set it up depending on what the demand is and can accommodate the size a business would need. Planning and Zoning Commission August 5, 2021 Page 6 of 13 Signs noted there are a lot of small retail spaces vacant around the area, but they're not affordable to a new small business, so how are Southgate confident they can offer these retail spots less than market rate. Wilson replied there's multiple issues that exist in making any new space today, the biggest one being the cost of construction in general so what they have going for them is it's an existing building that's been around for a long time and they have a project that is attached to it that they view as being a financially viable project. The self -storage will be able to subsidize what's on the front so they can make those spaces very affordable, compared to what a new construction project would be. Signs also had a question about the outdoor space, noting there's been attempts to use that outdoor space previously with limited success. Additionally, there's maintenance issues, that area is like a vortex for every leaf in that neighborhood in the fall, so thoughts on how that's going to be maintained and who's responsible. Wilson replied there will be fencing and things like that around it which would probably keep some of that away, but things used to accumulate there because nobody cared and it was an unoccupied space, with this being an activated space there'll be many people that have a vested interest in it being a nice presentable space. If the businesses there are utilizing it, especially a coffee shop and maybe one of the other spaces as a small restaurant, he is confident they'll keep it looking nice. Padron asked about the number of storefronts. Wilson noted they are just showing a rendering but they feel it can be divided up into probably three to four spaces, depending on the demand and the size that they want. Hektoen reminded the Commission they are considering amending the text to allow this kind of use and then the Board of Adjustment would actually examine the specific application for the specific use. Padron noted this is another concern because if they allow this change, it will affect all CC-2 zones and another developer could come and not have small stores on the front but just all completely storage. Russett replied they cannot do that. Again, looking at the specific approval criteria the text amendment would only allow self -storage uses in the CC-2 zone through special exception and there are the specific criteria those uses would be reviewed by and one is that a substantial portion of the front building facade must accommodate other allowable commercial uses and that the self -storage use is not allowed within the first 30 feet of the building facade and the entrance to the self -storage use on the front of the building can only occupy 30% of the front of that building facade. All of that would be evaluated at the time of the special exception and they would need plans showing the other retail spaces and the specific square footage and that detail to ensure that the entrance to the self -storage unit is not more than 30% of the width of the facade. Angie Jordan (1125 Apple Court) works with the South District Neighborhood but she is not representing any organization but as a resident she just wanted to say how excited she is about this proposal. She is also extremely excited in how it was collaboratively reached and about the prospects of this long-term opportunity to invest in inclusivity around entrepreneurs, business engagement, and neighborhood revitalization. She did acknowledge like Commissioner Signs Planning and Zoning Commission August 5, 2021 Page 7 of 13 she is concerned about ensuring affordability and looks forward through the Good Neighbor Meeting process that the City does to bring more residents into this discussion as residents have really great ideas, some curiosity and concerns that she believes can continue to inform Southgate. Overall, she just wanted to express excitement on this collaborative approach for existing commercial property and taking into account what they've been trying to do in that neighborhood at the grassroots level. Robert Domsic, (816 McCollister Court) asked about the building on the far right, the United States Postal Service, and is wondering if this particular plan includes that part of the facade or does it exclude that. Russett confirmed it will not impact the United States Postal Office. Signs closed the public hearing. Nolte moved to recommend that the Zoning Code be amended to allow self -storage uses in the Community Commercial (CC-2) zone by special exception, subject to the specific approval criteria outlined in the agenda packet. Townsend seconded the motion. Signs stated he is a resident of the South District and is fairly involved in the South District Association and he has not had any conversations with anyone about this project. He just wanted to make that clear. Nolte stated he thinks this is a creative use, he's been trying to help a friend who wants to open a restaurant in that area and it's tough to find affordable, smaller spaces that will allow that type of use so he thinks there'll be a lot of demand for this and he trusts the language created by staff around the special exception, there's good criteria for when and how they can be designed. Townsend added it is one of the few places in town where there is parking. Padron stated she really likes the idea of having stores in the front, and then the storage in the back and also thinks that 30%/70% is a good balance to have little shops in the front. She believes this is the best solution. Signs also understands the concerns of the letter writer and the gist of it being the area's changing which is true but there's nothing to stop that movement. Obviously, bricks and mortar retailers are on the way out and small local businesses are always hungry looking for space to start up. The particular thing about this part of this building is it sets back quite away from the from the Highway, and the landscape along the Highway is changing. Any opportunity to use a space to increase the tax base that is otherwise empty space makes him supportive of the project and of the of the change of the zoning. A vote was taken and the motion passed 4-0. Planning and Zoning Commission August 5, 2021 Page 8 of 13 CASE NO. CPA21-0001: A request to set a public hearing for August 19, 2021, on a proposed amendment to the South District Plan. Russett said this item is just for the Commission to set the hearing. Nolte moved to set a public hearing on August 19, 2021, on a proposed amendment to the South District Plan. Townsend seconded the motion. A vote was taken and the motion passed 4-0. CASE NO. CPA21-00011REZ21-0005: Discussion on the proposed South District Plan Amendment (CPA21-0001) and draft form -based zones and standards (REZ21-0005) Russett stated this is a continuation of the discussion that the Commission has had at the previous two meetings regarding the proposed amendment to the Comprehensive Plan, the South District Plan and the proposed Form -Based Code. Tonight's agenda item is an opportunity for the Commission to ask questions and bring up items that they'd like staff to look into and present at the hearing on the 19th. For the August 19 meeting, staff will be preparing a comprehensive memo going over the Form - Based Code, it'll be the written version of staffs oral presentations and will be included in the agenda packet for the 19th. Staff will also go over all of the comments that they've received to date, some of those were included in this agenda packet for tonight and there will be more that will be included in the August 19 agenda packet. After the presentation they will hold the public hearing and at that meeting staff is recommending that the Commission make a recommendation to Council. The Commission tonight may discuss amongst themselves what they've heard or ask questions. Signs had a question about the public transit issues with the transit changes and staff did supply the Commission with the information on the upcoming changes which was appreciated. He said it was his impression that there were some routes being curtailed in the South District so is the City going to be able to accommodate all this new development. Russett noted staff believes that through the proposed plan amendment and the changes to the Code that they will have regulations that will create an incentive for transit to provide service in this area. The development is going to be more compact, there's going to be more residents, and there will be a need for transit. Additionally, they think based on how it's being proposed to be developed, the City could serve this area with transit more easily than some of the more suburban type development that is currently at the fringes of the community. There is a proposed extension to the Gilbert line, which will now serve Terry Trueblood, which is just to the west of the proposed planning area. Planning and Zoning Commission August 5, 2021 Page 9 of 13 Signs believes there was a question for some information about form versus use and was hoping to get a little clarification on that and what that means in practicality. Russett said the Code actually regulates both form and use but this is a new way of approaching zoning from the conventional zoning code which is a use -based code. The purpose of this Code is to really focus on the physical form of the buildings but allow different types of uses both residential and nonresidential in those building types in areas that are appropriate. So for the proposed amendment to the Comprehensive Plan, the areas that would allow commercial uses are the open zones and these are located in the walkable neighborhood nodes. Russett showed on the map areas that would only allow residential uses and commercials uses. The Form -Based Code also includes a new type of use, the live/work use, but only certain types of uses are allowed in those zones. Signs asked then in a residential zone, if someone were to build a single-family structure or a duplex they could open a dentist shop or an attorney office. Russett confirmed they could if it was an open zone. Padron asked about parking and the Code proposing a reduction of the minimum requirement for parking. Russett replied that depends on the use, but a developer will likely determine the parking based on what the market is asking for. Padron asked if they could put a cap on the maximum number of parking spaces because that would be more restrictive, instead of reducing the minimum. Russett replied the only zone that has a parking max is the T4 Main Street Zone, the area in the center of the community, but the rest of the zones have a minimum so they could provide more. Padron stated when Lehmann provided his presentation, he was trying to convey the idea that they wanted to have less parking spaces in this whole new area but she notes reducing the minimum parking will not meet that goal. Townsend noted however they are seeing that more people have more vehicles so they're going to need more parking spaces. Padron said the goal is to get away from cars. And there is the transportation hub issue, if the City wants less vehicular travel is the City providing transportation, are they providing bike lanes, or safe sidewalks so people can walk. Right now there is no Sunday service. Signs shares the concern and for his entire tenure on this Commission he has spoken against reducing parking and the parking reduction falls in the category of if they don't build it, they won't come and he doesn't think that's true. The reality is they live in a mobile country, a mobile state and mobile city. Bike lanes are going unused throughout the community and in neighborhoods where they have reduced the parking it is just bumper to bumper cars in the streets and a lot of those are in the near downtown areas making it hard for people coming to downtown. He understands the desire but doesn't know how practical reducing parking really is. Signs stated he does love the concept of the missing middle and the mixed neighborhoods. He lived in the Sherman Hill area of Des Moines for a while and it's an old neighborhood, just to the west of downtown. It was where all the rich people lived back in the 1800s and it was a mixed - use development with the corner grocery store, some other business and fourplexes and duplexes sitting next to big Victorian homes. It was a delightful neighborhood, and it was very walkable and a lot of people who have lived in that neighborhood chose that neighborhood Planning and Zoning Commission August 5, 2021 Page 10 of 13 because it had that character. He loves the concept of the missing middle but doesn't know that this plan 100% addresses that. This is probably a step in the right direction but his is concerned that it doesn't fully takes on the heart and soul of that concept. Townsend is still hung up on the affordable housing and the fair market rate and the area medium income and none of it is making much sense as to what's actually affordable. They need to address that whole segment of what is affordable housing, and how can they make things more affordable. Those people that really need a home can't afford most of the stuff in Iowa City. Signs has been involved in in the Affordable Housing Coalition for a number of years and one of the things that happens is affordable versus more affordable and what a mixed neighborhood provides is potentially more affordable units. With this they can put two or four units on a lot as opposed to just one house, which significantly lowers the development cost of each unit. From the affordable housing standpoint, the perspective is as units become available at a more affordable prices than what's currently available typically they will have people who are living in lower priced homes moving into that level of home where they can't afford to right now and that opens up some of the lower priced housing stock in the community. When the cities and counties talk about true affordable housing, they're looking at people who make 80%, 60%, and 30% of the area median income but those are typically projects that cannot be built in this day and age unless there are significant subsidies and/or external input. They do see those projects in town fortunately because they have groups in town that are getting LIHTC funds and things like that because it is impossible for a developer to build a unit that is totally affordable on their own. Townsend noted the challenge here is to build affordable housing the developer get perks like additional heights, which gives them additional units, which means they make more money off the expensive units and if two or three or four units in that complex are actually affordable, they wouldn't be losing any money, they'd still be getting good money for the rest of the units. Signs noted this proposed code change doesn't have any built-in affordable percentage requirement like the Riverfront Crossing District. Russett confirmed it only has the regulatory incentives. Signs acknowledged there's honestly not a lot of opportunity in this zone for larger scale buildings that have multiple affordable units because there's not going to be any buildings in this area that are more than 8 or 10 units. Russett noted about 50% of the land area is in the County so development in that area would be subject to the annexation policy and the affordable housing annexation policy would apply. Nolte likes the plan overall but every projects going to be different and they have to look at every block. Comprehensively this is a good plan, but the proof will be in the pudding when people start wanting to build. Townsend stated her other concern is when those come into the Commission will the exceptions be presented with that plan. Russett stated the first step would be if this Code is adopted, and Planning and Zoning Commission August 5, 2021 Page 11 of 13 the plan amendment is approved, if a developer wants to come in it would be a rezoning process and come before the Commission. The Code includes specific review criteria for rezonings that they will be using to analyze that rezoning and would be written in the staff report. So if there's anything that's different from what's in the plan, it would be noted in the staff report. Signs stated another thing that he was really pleased to see in the staffs recommended plan changes early on in the process when they had the consultant, the Opticos Group, here they did a number of community information gathering sessions with the neighbors in that area. Some of the concepts that Opticos had in their version of the missing middle involved a lot of additional amenities in both on the houses' structure and in the street frontages, and alleyways and whatnot. However, all the developers at that time pointed out that all those things have a significant price tag attached to them, which makes it even harder to be affordable. However, staff has done a good job of not putting a lot of frilly extras that would increase the price of these homes just artificially. Russett noted if the Commission has more questions they want answered on the 19th, send her an email and staff can prepare something. CONSIDERATION OF MEETING MINUTES: JULY 15, 2021: Townsend moved to approve the meeting minutes of July 15, 2021. Nolte seconded the motion. A vote was taken and the motion passed 4-0 PLANNING AND ZONING INFORMATION: Russett stated as many are probably already aware, the proposed Hickory Trail Estates rezoning near Hickory Hill Park failed at Council so that will not be moving forward. Russett had sent out an email earlier this week about moving the Commission meetings to Wednesday, if they haven't responded please do so. Lastly all City employees received an email today that the City's mask mandate for City facilities is going to take effect tomorrow. So starting tomorrow in all City buildings masks will be required. That will affect the meeting on the 19`h and staff will try to figure out spacing. She will also have to find out what if people want to remove their mask. The meeting will still be in person, here in this building on the 19`h Signs shared he sent an email to the chair and to staff the other day expressing some concerns about the City Council's disapproval of the Hickory Hill project, which went against the Commission's recommendation. This has happened a couple other times in recent history, and they've been called in for consults on some of them. In this case some of the comments that were made by Council members concerned him in how they were interpreting the two -decade old neighborhood plan, and how they were interpreting the Comprehensive Plan. Some of them Planning and Zoning Commission August 5, 2021 Page 12 of 13 were interpreting it very literally and he thinks as a Commission they need to maybe have a conversation about does that affect how they interpret these plans and these Codes and these rules as they are making decisions because they spent a lot of time at those three meetings on that. Also the developer spent a lot of time trying to get closer and closer and closer to the Plan and ultimately it wasn't approved. Townsend stated she was at the meeting, and it seemed to be some bias against the project. Nolte shares the concerns and the discussion about cul-de-sacs and through streets how the Commission had staff telling us that that wasn't the modern way to do things. Signs just wanted to throw it out there if they need clarification from Council as to how they want this Commission to evaluate and review projects. Hektoen noted, for what it's worth, she would say the Commission did their job, and staff did its job, it just the nature of the process that Council can hear what the Commission and staff says but they are the independent decision makers. The Commission only makes a recommendation. ADJOURNMENT: Townsend moved to adjourn. Padron seconded. A vote was taken and the motion passed 4-0. z O y in 20 OU U LU N 0 N ZLJ N Z Z OQN N N 06 Z Ur W Z ~ H Z Q z Q J a