HomeMy WebLinkAbout2021-10 Adoption - Final DraftArticle H:
Form-Based Zones and Standards
Final Draft – September 2021
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Iowa City, Iowa
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Form-Based Zones and Standards
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Article H: Zones and Standards ii Final Draft – September 2021
Table of Contents
Section 14-2H-1: Introduction 1
14-2H-1A Intent 1
14-2H-1B Zoning Districts 1
14-2H-1C Applicabilit y 2
14-2H-1D Rezoning 5
14-2H-1E Neighborhood Plan 6
Section 14-2H-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 (T4MS) 24
Section 14-2H-3: Use Standards 29
14-2H-3A Purpose 29
14-2H-3B Allowed Uses 29
14-2H-3C Standards for Specific Uses 33
Section 14-2H-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
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Section 14-2H-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 Communit y 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
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Section 14-2H-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 Maker Shopfront 102
14-2H-8I Shopfront 104
14-2H-8J Terrace 106
14-2H-8K Gallery 108
14-2H-8L Arcade 110
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Section 14-2H-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 14-2H-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
Article H: Zones and Standards vi Final Draft – September 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
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Article H: Zones and Standards viii Final Draft – September 2021
Article H: Zones and Standards 1
Section 14-2H-1: Introduction
14-2H-1A 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-1B 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.
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Introduction
2 Article H: Zones and Standards Final Draft – September 2021
14-2H-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 Section 15-3-2 (Streets and
Circulation). When designing a new street or reconstructing an existing street, the design must
meet the standards in Section 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 Section 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 Section 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 Sections 14-2H-6
(Building Type Standards) and 14-2H-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 14-5E (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;
Introduction
Article H: Zones and Standards 3
(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 14-2H-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 Sub-Section 14-5B-8H (Sign
Standards and Types for Form-Based Zones).
10.Thoroughfare Type Standards. The following shall comply with Section 14-2H-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.
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Introduction
4 Article H: Zones and Standards
Table 14-2H-1C-1: Application of Standards in Title 14 (Zoning Code), Title 15 (Land Subdivisions), and
Title 18 (Site Plan Review)
Title 14 (Zoning Code)
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.
5 Site Development Standards
A. Off-Street Parking and Loading Standards in this Article do not apply to Form-Based Zones unless
stated otherwise.
B. Sign Regulations Standards in this Article apply to Form-Based Zones.
C. Access Management Standards Standards in this Article apply to Form-Based Zones unless stated
otherwise.
D. Intersection Visibility Standards Standards in this Article apply to Form-Based Zones.
E. Landscaping and Tree Standards Standards in this Article apply to Form-Based Zones unless stated
otherwise.
F. Screening and Buffering Standards Standards in this Article do not apply to Form-Based Zones unless
stated otherwise.
G. Outdoor Lighting Standards Standards in this Article apply to Form-Based Zones.
H. Performance Standards Standards in this Article apply to Form-Based Zones.
I. Sensitive Lands and Features Standards in this Article apply to Form-Based Zones.
J. Floodplain Management Standards Standards in this Article apply to Form-Based Zones.
K. Neighborhood Open Space
Requirements 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.
9 Definitions Definitions in this Chapter apply to Form-Based Zones.
Title 15 (Land Subdivisions)
Chapter Description Status
All Land Subdivision Standards in this Title apply to Form-Based Zones.
Title 18 (Site Plan Review)
Chapter Description Status
All Site Plan Review Standards in this Title apply to Form-Based Zones.
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Introduction
Article H: Zones and Standards 5
14-2H-1D Rezoning
1.Rezoning to a Form-Based Zone shall follow the zoning map amendment process (14-8D-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 are appropriate between Form-Based Zones, such as
zone transitions occurring within the block or across alleys to provide the same zoning on facing
blocks.
d.The rezoning demonstrates it is designed to suit specific topographical, environmental, site layout,
and design constraints unique to the site.
Final Draft – September 2021
Introduction
6 Article H: Zones and Standards
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 14-2H-8 (Frontages) for each lot and/or design site.
c.Apply thoroughfares in an interconnected network and identify proposed thoroughfare types
pursuant to Sections 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 Section 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 Sections 14-2H-2 (Zones) and 14-2H-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 Section 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 Section 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 Section 14-2H-2 (Zones).
Final Draft – September 2021
Article H: Zones and Standards 7
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.
Final Draft – September 2021
Zones
8 Article H: Zones and Standards
14-2H-2C T3 Neighborhood Edge Zone (T3NE)
1. Intent
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
2. Sub-Zone(s)
None
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Zones
Article H: Zones and Standards 9
3. Building Types
Primary Design Site
Building Type Width Depth Standards
a.House-Scale
House Large 60' min.1 110' min.2 14-2H-6D
95' max. 180' max.
Duplex Side-by-Side3 60' min.1 100' min.2 14-2H-6F
75' max. 180' max.
Cottage Court 90' min.1 120' min.2 14-2H-6H
120' max. 180' max.
1 Min. width may be reduced by 10' if vehicle access is
provided from rear.
2 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 (14-2H-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.
4. Building Form
a.Height
Primary Building1
Stories 2.5 stories max.2
To Roofline3 30' max.
Accessory Structure(s)1
Carriage House 2 stories max.
Other 1 story max.
Ground Floor Ceiling Height 9' min.
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 14-2H-6 (Building Type Standards) for massing
and height standards.
2 ".5" refers to an occupiable attic.
3 Typically measured from average finished grade along the
frontage. See Building Height in Article 14-9A (General
Definitions).
4 12' min. for Cottage Court Building Type.
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Zones
10 Article H: Zones and Standards
5. Building Placement
a.Setback (Distance from ROW/Design Site Line)
Front (Facade Zone)1,2
Interior Design Site 25' min.; 35' max.
Corner Design Site 25' min.; 35' max.
Side Street (Facade Zone)1,2
Primary Building 20' min.; 25' max.
Accessory Structure(s) 20' min.
Side
Primary Building 10' min.
Accessory Structure(s) 5' min.
Rear
Primary Building 25' min.
Accessory Structure(s) 5' min.
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
Standards).
1 If utility easement is 10' as determined by the applicable
abutting Thoroughfare Type (14-2H-9), subtract 5' from
required setback.
2 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).
6. Encroachments into Setbacks
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.
Key A = Allowed X = Not Allowed
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Zones
Article H: Zones and Standards 11
7. Parking
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)
Front1
House Large 15' min. behind face of
Frontage Type or building
whichever is closer to street.
All other Building Types 50' min.
Side Street 20' min.
Side 5' min.
Rear 5' min.
c.Characteristics
Curb Cut Width 12' max.2
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).
7. Parking (Continued)
(3)Porte-cochère 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.
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
9. Signage
a.Sign Type Standards
Temporary Sign 14-5B-9
Key A = Allowed X = Not Allowed
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Zones
12 Article H: Zones and Standards
14-2H-2D T3 Neighborhood General Zone (T3NG)
1. Intent
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
2. Sub-Zone(s)
a.T3NG-Open. See Section 14-2H-3
for additional allowed uses.
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Zones
Article H: Zones and Standards 13
3. Building Types
Primary Design Site
Building Type Width Depth Standards
a.House-Scale
House Small 50' min.1 100' min.2 14-2H-6E
75' max. 180' max.
Duplex Side-by-
Side5
60' min.1 100' min.2 14-2H-6F
75' max. 180' max.
Duplex Stacked 50' min.1 100' min.2 14-2H-6G
70' max. 180' max.
Cottage Court 90' min.1 120' min.2 14-2H-6H
120' max. 180' max.
Multiplex Small 70' min.1 110' min.2 14-2H-6I
100' max. 150' max.
Townhouse5 25' min.3 100' min.2 14-2H-6K
125' max.4 180' max.
1 Min. width may be reduced by 10' if vehicle access is
provided from rear.
2 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 (14-2H-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.
5 For fee simple arrangements, no side setback is required
between the units of this building type.
4. Building Form
a.Height
Primary Building1
Stories 2.5 stories max.2
To Roofline 3 30' max.
Accessory Structure(s)1
Carriage House 2 stories max.
Other 1 story max.
Ground Floor Ceiling 9' min.
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 14-2H-6 (Building Type Standards) for
refinements to massing and height standards.
2 ".5" refers to an occupiable attic.
3 Typically measured from average finished grade along the
frontage. See Building Height in Article 14-9A (General
Definitions).
4 12' min. for Cottage Court Building Type.
Final Draft – September 2021
Zones
14 Article H: Zones and Standards
5. Building Placement
a.Setback (Distance from ROW/Design Site Line)
Front (Facade Zone)1,2
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.
Accessory Structure(s) 15' min.
Side
Primary Building 7' min.
Accessory Structure(s) 5' min.
Rear
Primary Building 20' min.
Accessory Structure(s) 5' min.
b.Building 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.
2 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).
6. Encroachments into Setbacks
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.
Key A = Allowed X = Not Allowed
Final Draft – September 2021
Zones
Article H: Zones and Standards 15
7. Parking
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)
Front1
House Small 15' min. behind face of
Frontage Type or building
whichever is closer to
street.
All other Building Types 40' min.
Side Street 15' min.
Side 5' min.
Rear 5' min.
c.Characteristics
Curb Cut Width 12' max.2
Distance between Driveways 40' min.
7. Parking (Continued)
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-cochère 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.
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
9. Signage
a.Sign Type Standards
Awning Sign1 14-5B-8C
Porch Sign1 14-5B-8H-4a
Portable Sign 14-5B-8E
Post Sign1 14-5B-8H-4b
Temporary Sign 14-5B-8B
1 Only in Open Sub-Zone
Key A = Allowed X = Not Allowed
Final Draft – September 2021
Zones
16 Article H: Zones and Standards
14-2H-2E T4 Neighborhood Small Zone (T4NS)
1. Intent
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
2. Sub-Zone(s)
a.T4NS-Open. See Section 14-2H-3
for additional allowed uses.
Final Draft – September 2021
Zones
Article H: Zones and Standards 17
3. Building Types
Primary Design Site
Building Type Width Depth Standards
a.House-Scale
Cottage Court 90' min.1 120' min.2 14-2H-6H
120' max. 180' max.
Multiplex Small 60' min.1 110' min.2 14-2H-6I
100' max. 150' max.
Courtyard Building
Small
100' min.1 150' min.2 12-2H-6L
130' max 180' max.
b.Block-Scale
Townhouse5 18' min.3 100' min.2 14-2H-6K
160' max.4 180' max.
1 Min. width may be reduced by 10' if vehicle access is
provided from rear.
2 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 (14-2H-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.
5 For fee simple arrangements, no side setback is required
between the units of this building type.
4. Building Form
a.Height
Primary Building1
Stories 2.5 stories max.2
To Roofline 3 30' max.
Accessory Structure(s)1
Carriage House 2 stories max.
Other 1 story max.
Ground Floor Ceiling 9' min.
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 14-2H-6 (Building Type Standards) for
refinements to massing and height standards.
2 ".5" refers to an occupiable attic.
3 Typically measured from average finished grade along the
frontage. See Building Height in Article 14-9A (General
Definitions).
4 12' min. for Cottage Court Building Type.
Final Draft – September 2021
Zones
18 Article H: Zones and Standards
5. Building Placement
a.Setback (Distance from ROW/Design Site Line)
Front (Facade Zone)1,2
Interior Design Site 15' min.; 30' max.
Corner Design Site 15' min.; 30' max.
Side Street (Facade Zone)1,2
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.
Accessory Structure(s) 5' min.
b.Building 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 14-2H-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.
2 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).
6. Encroachments into Setbacks
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 14-2H-8 (Frontage Type Standards) for further
refinements.
Key A = Allowed X = Not Allowed
Final Draft – September 2021
Zones
Article H: Zones and Standards 19
7. Parking
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)
Front1 40' min.
Side Street 15' min.
Side 5' min.
Rear 5' min.
c.Characteristics
Curb Cut Width 12' max.2
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-cochère 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.
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
9. Signage
a.Sign Type Standards
Awning Sign1 14-5B-8C
Porch Sign1 14-5B-8H-4a
Portable Sign 14-5B-8E
Post Sign1 14-5B-8H-4b
Small Identification Sign1 14-5B-8B
Temporary Sign 14-5B-9
1 Only in Open Sub-Zone
Key A = Allowed X = Not Allowed
Final Draft – September 2021
Zones
20 Article H: Zones and Standards
14-2H-2F T4 Neighborhood Medium Zone (T4NM)
1. Intent
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
2. Sub-Zone(s)
a.T4NM-Open. See Section 14-2H-3
for additional allowed uses.
Final Draft – September 2021
Zones
Article H: Zones and Standards 21
3. Building Types
Primary Design Site
Building Type Width Depth Standards
a.House-Scale
Multiplex Large 75' min.1 130' min.2 14-2H-6J
100' max. 150' max.
Courtyard Building
Small
100' min.1 150' min.2 12-2H-6L
130' max 180' max.
b.Block-Scale
Townhouse6 18' min.3 100' min.2 14-2H-6K
130' max.4,5 180' max..
1 Min. width may be reduced by 10' if vehicle access is
provided from rear.
2 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 (14-2H-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.
5 In the Open Sub-Zone, each Townhouse may be divided
vertically into 3 units.
6 For fee simple arrangements, no side setback is required
between the units of this building type.
4. Building Form
a.Height
Primary Building1
Stories 3.5 stories max.2
To Roofline 3 40' max.
Accessory Structure(s)1
Carriage House 2 stories max.
Other 1 story max.
Ground Floor Ceiling 9' min.
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 14-2H-6 (Building Type Standards) and Item 5
(Building Placement) standards of this zone.
1 See Section 14-2H-6 (Building Type Standards) for
refinements to massing and height standards.
2 ".5" refers to an occupiable attic.
3 Typically measured from average finished grade along the
frontage. See Building Height in Article 14-9A (General
Definitions).
Final Draft – September 2021
Zones
22 Article H: Zones and Standards
5. Building Placement
a.Setback (Distance from ROW/Design Site Line)
Front (Facade Zone)1,2
Interior Design Site 15' min.; 25' max.
Corner Design Site 15' min.; 25' max.
Side Street (Facade Zone)1
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.
Accessory Structure(s) 5' min.
b.Building 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 14-2H-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.
2 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).
6.Encroachments into Setbacks
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 14-2H-8 (Frontage Type Standards) for further
refinements.
Key A = Allowed X = Not Allowed
Final Draft – September 2021
Zones
Article H: Zones and Standards 23
7. Parking
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
≤ 2,000 None
> 2,000 2.5 min./1,000 sf.
after first 2,000 sf.
b.Setback (Distance from ROW/Design Site Line)
Front1 40' min.
Side Street 15' min.
Side 5' min.
Rear 5' min.
c.Characteristics
Curb Cut Width 12' max.2
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-cochère 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.
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
Forecourt A A 14-2H-8G
Terrace A A 14-2H-8J
9. Signage
a.Sign Type Standards
Awning Sign1 14-5B-8C
Porch Sign1 14-5B-8H-4a
Portable Sign 14-5B-8E
Post Sign1 14-5B-8H-4b
Small Identification Sign1 14-5B-8B
Storefront Projecting Sign1 14-5B-8C
Temporary Sign 14-5B-9
Window Sign1 14-5B-8E
1 Only in Open Sub-Zone
Key A = Allowed X = Not Allowed
Final Draft – September 2021
Zones
24 Article H: Zones and Standards
14-2H-2G T4 Main Street Zone (T4MS)
1. Intent
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.
2. Sub-Zone(s)
None
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.
Final Draft – September 2021
Zones
Article H: Zones and Standards 25
3. Building Types
Primary Design Site
Building Type Width Depth Standards
a.Block-Scale
Townhouse4 18' min. 1 100' min. 14-2H-6K
220' max.2,3 180' max.
Courtyard Building
Large
100' min. 180' min. 14-2H-6M
150' max. 200' max.
Main Street
Building
25' min. 100' min. 14-2H-6N
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.
1 Represents 1 Townhouse.
2 Represents 8 Townhouses side-by-side or attached.
3 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.
4. Building Form
a.Height
Primary Building1
Stories 4 stories max.
To Roofline 2 45' max.
Accessory Structure(s)1
Carriage House 2 stories max.
Other 1 story max.
Ground Floor Ceiling 14' min.
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 14-2H-6 (Building Type Standards) and Item 5
(Building Placement) standards of this zone.
1 See Section 14-2H-6 (Building Type Standards) for
refinements to massing and height standards.
2 Typically measured from average finished grade along the
frontage. See Building Height in Article 14-9A (General
Definitions).
Final Draft – September 2021
Zones
26 Article H: Zones and Standards
5.Building Placement
a.Setback (Distance from ROW/Design Site Line)
Front (Facade Zone)
Interior Design Site 0' min.; 10' max.
Corner Design Site 0' min.; 10' max.
Side Street (Facade Zone)
Primary Building 0' min.; 10' max.
Accessory Structure(s) 0' min.
Side
Primary Building 0' min.
Accessory Structure(s) 3' min.
Rear
Primary Building 10' min.
Accessory Structure(s) 5' min.
b.Building 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 14-2H-7
(Architectural Element Standards).
(2)Utility Easement required in Alley as identified by the
applicable abutting Thoroughfare Type (14-2H-9).
6. Encroachments into Setbacks
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 14-2H-8 (Frontage Type Standards) for further
refinements.
Key A = Allowed X = Not Allowed
Final Draft – September 2021
Zones
Article H: Zones and Standards 27
7. Parking
a.Required Spaces
Residential Uses
Studio or 1-2 Bedrooms 1 max. per unit
3 or More Bedrooms 1.5 max. per unit
Non-Residential Uses
≤ 5,000 0 max.
>5,000 2 max./1,000 sf. after first
5,000 sf.
b.Setback (Distance from ROW/Design Site Line)
Front 40' min.
Side Street
≤ 75' from Front 25' min.
5’ min. > 75' from Front
Side 0' min.
Rear 5' min.
c.Characteristics
Curb Cut Width 12' max.1
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)Curb cut width along alley may exceed 12'.
(4)A driveway may be shared between adjacent design
sites.
1 With 2' planting strip on each side.
8. Frontages
a.Private Frontage Type Front Side St. Standards
Dooryard X A1 14-2H-8E
Stoop X A1,2 14-2H-8F
Forecourt A A 14-2H-8G
Maker Shopfront A A1 14-2H-8H
Shopfront A A2 14-2H-8I
Terrace A A 14-2H-8J
Gallery A A 14-2H-8K
Arcade A A 14-2H-8L
1At 60' min. from front of design site.
2Also allowed within open space in Courtyard Building Large.
9. Signage
a.Sign Type Standards
Awning Sign 14-5B-8C
Canopy Sign 14-5B-8C
Directional Sign 14-5B-8C
Masonry Wall Sign 14-5B-8E
Porch Sign 14-5B-8H-4a
Portable Sign 14-5B-8E
Post Sign 14-5B-8H-4b
Small Identification Sign 14-5B-8B
Storefront Projecting Sign 14-5B-8C
Temporary Sign 14-5B-9
Wall Mural Painted Sign 14-5B-8E
Window Sign 14-5B-8E
Key A = Allowed X = Not Allowed
Final Draft – September 2021
Zones
28 Article H: Zones and Standards Final Draft – September 2021
Article H: Zones and Standards 29
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 14-2H-3B-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-3B-1 (Uses).
b.Table 14-2H-3B-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 14-2H-3B-2 (Accessory Uses) indicates for each Form-Based Zone where accessory uses are
allowed.
b.Table 14-2H-3B-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.
Final Draft – September 2021
Use Standards
30 Article H: Zones and Standards
Table 14-2H-3B-1: Uses
Use Categories T3NE T3NG T3NG-O T4NS T4NS-O T4NM T4NM-O T4MS Specific Standards
Residential Uses
Household Living Uses
Detached Single-Family
Dwellings P P P - - - - -
Detached Zero Lot
Line Dwellings PR PR PR PR PR - - - 14-4B-4A-4
Group Households PR PR PR PR PR PR PR PR2 14-4B-4A-6
Live/Work - - - PR PR PR PR PR2 14-2H-3C-2
Missing Middle
Housing P P P P P P P P 2
Group Living Uses
Assisted Group Living - - - S S S S PR 2 14-4B-4A-8(RM-44)
Independent Group
Living - - - - -S S S 2 14-4B-4A-9(RM-44)
Fraternal Group Living - - - - -S S S 2 14-4B-4A-10(RM-
44)
Commercial Uses
Eating and Drinking
Establishments - - PR/S 1 -PR/S 1 -PR/S 1 P 14-4B-4B-10(CN-1)
Office Uses
General Office - - P 1 -P 1 -P 1 P
Medical/Dental Office - - P 1 -P 1 -P 1 P
Retail Uses
Sales Oriented - - P 1 -P 1 -P 1 P
Personal Service
Oriented - - P 1 -P 1 -P 1 P
Alcohol Sales Oriented - - - - S 1 -S 1 S 14-4B-4B-15
Hospitality Oriented PR PR PR PR PR PR PR PR 14-4B-4B-18(CN-1)
Indoor Commercial
Recreational Uses - - - - - - - PR/S 14-4B-4B-7
General Animal
Related Commercial
Uses
- - - - S 1 -S 1 PR 14-4B-4B-2(CN-1)
Commercial Parking - - - - - - - PR 2 14-4B-4B-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.
2 Not allowed on the ground floor within 30' of the sidewalk. Allowed on ground floor along side streets if at least 60' from t he
front of the design site.
3 Use must be completely within enclosed building.
Final Draft – September 2021
Use Standards
Article H: Zones and Standards 31
Table 14-2H-3B-1: Uses (Continued)
Use Categories T3NE T3NG T3NG-O T4NS T4NS-O T4NM T4NM-O T4MS Specific Standards
Institutional and Civic
Uses
Community Service Uses
Community Service-
Long Term Housing - - - S S S S S 2 14-4B-4D-6(CO-1)
Community Service-
Shelter - - - S S S S S 2 14-4B-4D-5(RM-44)
General Community
Service - - - S S S S PR 14-4B-4D-3(CN-1)
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
Uses PR PR PR PR PR PR PR PR 14-4B-4D-15
Religious/Private
Group Assembly Uses S S S PR PR PR PR PR 2 14-4B-4D-16(CO-1)
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
Transmission Facility
Uses
PR PR PR 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.
2 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.
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32 Article H: Zones and Standards
Table 14-2H-3B-2: Accessory Uses
Use Categories T3NE T3NG T3NG-O T4NS T4NS-O T4NM T4NM-O T4MS Specific Standards
Accessory Apartments1 PR PR PR - - - - -
Accessory Retail Sales - - - - - - - PR 14-4C-2B
Accessory Uses Within
Parks and Open Spaces
Uses
PR PR PR PR PR PR PR PR 14-4C-2C
Bed and Breakfast
Homestays
PR PR PR - - - - -14-4C-2D
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,
Antennas, and Satellite
Receiving Devices
PR PR PR PR PR PR PR PR 14-4C-2H
(residential)
Daycare PR PR PR PR PR PR PR PR 14-4C-2I
Decks and Patios.
Uncovered
PR PR PR PR PR PR PR PR 14-4C-2J-2
Fences, Walls, and
Hedges
PR PR PR PR PR PR PR PR 14-2H-4B
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-2O
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
Outdoor Service Areas
- - PR -PR -PR PR 4-3-1 (RFC-G within
100’ of a residential
zone)
Swimming Pools, Hot
Tubs, and Tennis Courts
PR PR PR PR PR PR PR -14-4C-2T
(Residential Zones)
Signs PR PR PR PR PR PR PR PR 14-5B-8H
Small Wind Energy
Conversion Systems - - - - - - - PR 14-4C-2Y (CC-2)
Rooftop Services Areas - - - - - - - PR 14-4C-2AA (CN-1)
1 Accessory Apartments attached to the primary building must comply with Sub-Section 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.
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Article H: Zones and Standards 33
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-5H (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.
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34 Article H: Zones and 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.
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Article H: Zones and Standards 35
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.
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36 Article H: Zones and Standards
14-2H-4B 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 14-5F (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.
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.
Table 14-2H-4B-1: Maximum Screening Height
Zone Item Maximum Height Allowed
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
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Article H: Zones and Standards 37
(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.
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38 Article H: Zones and 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 14-5E (Landscaping and Tree
Standards). Standards for landscaping in parking areas shall be in combination with Sub-Section 14-2H-4D
(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.
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Article H: Zones and Standards 39
14-2H-4D 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 14-2H-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 Section 14-2H-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 ½’) 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 Sub-Section14-5A-5L (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).
Table 14-2H-4D-1: Required Carshare Parking Spaces
Use Carshare Parking Spaces Required
Residential
0-49 units None
50-100 units 1
101 or more units 2 + 1 per additional 200 units
Office-General, Office-Medical/Dental
≤ 10,000 sf None
> 10,000 sf 1/10,000 sf
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40 Article H: Zones and 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).
Table 14-2H-4D-2: Required Carpool Parking Spaces
Use Carpool Parking Spaces Required
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.
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Article H: Zones and Standards 41
(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.
Table 14-2H-4D-3: Required Parking Lot Landscaping
Number of Parking Spaces Percent of Gross Parking Area Required to be Landscaped
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
every 5 spaces, property line, and building(s).
Required Shade Trees
Amount 1 tree per 2,700 sf of gross design site area, minus building
coverage (footprint).
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.
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42 Article H: Zones and 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 14-2H-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 14-2H-6H (Cottage Court).
Car Overhangs Shall be prevented by stops.
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Article H: Zones and Standards 43
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 Section 14-4B-1 (Minor Modifications).
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44 Article H: Zones and Standards
Table 14-2H-4E-1: Adjustments to Standards
Eligible Standards and
Allowed Adjustments Required Findings
Adjustment/
Amount of Adjustment
Design Site
Design Site Dimensions (Depth/Width)
Decrease in the minimum
required or increase the
maximum allowed.
1 The adjustment accommodates an existing
feature including, but not limited, to a tree or
utility; and
Up to 10% of the standard
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
minimum amount of facade
required within the facade
zone.
1 The adjustment accommodates an existing
feature including, but not limited, to a tree or
utility.
Up to 20% of the standard
2 The proposed development is visually
compatible with adjacent development and the
intended physical character of the zone.
Building Footprint
Size of Main Body or Wing(s)
Increase in the allowed
length or width.
1 The adjustment accommodates an existing
feature including, but not limited, to a tree or
utility.
Up to 10% of the standard
2 The wing(s) maintains the required 5' 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.
1 In compliance with Section 14-2H-8 (Frontage Standards).
2 In compliance with Section 14-2H-10 (Affordable Housing Incentives).
3 This may be combined with other reductions in Section 14-2H-2 (Zones) up to a combined maximum of 25’.
4 With this adjustment, the Building Height may exceed the maximum standards for Primary Buildings found in Item 4a (Building
Form; Height) of Section 14-2H-2 (Zones) by 0.5 stories and by 5’.
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Article H: Zones and Standards 45
Table 14-2H-4E-1: Adjustments to Standards (continued)
Eligible Standards and
Allowed Adjustments Required Findings
Adjustment/
Amount of Adjustment
Parking Location 1
Front setback
Reduction in the required
parking setback.
1 The adjustment accommodates an existing
feature including, but not limited, to a tree or
utility.
Up to 10% of the standard
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.
Screening
Maximum Screening Height
Increase in the total
height of screens and the
retaining walls that they are
mounted on or attached to
beyond 6 feet.
1
There will be little or no impact on the adjoining
properties or the surrounding neighborhood.
Up to 33% of the standard
2
The height is necessary to achieve the
objectives of this Sub-Section or is required for
health and safety.
Affordable Housing
Zones (14-2H-2)
Select one of the following
minor adjustments. 1
The adjustment is in a building that contains
Affordable Housing units.2
Building type design site depth
may be adjusted by up 15’;3 or
Building type design site width
may be adjusted by up to 15%; or
Minimum amount of façade
required within the façade zone
may be reduced by up to 20%.
2
The adjustment fits the characteristics of the
site and the surrounding neighborhood.
3
The adjustment is consistent with the intent of
the standard being adjusted and the goals of the
Comprehensive and District Plans.
Building Type Standards (14-2H-6)
Select one of the following
minor adjustments. 1
The adjustment is in a building that contains
Affordable Housing units.2
Building main body and wing
standards may be adjusted by up
to 15%; or
Maximum Building Height may
be increased by up to 0.5
stories.4
2
The adjustment fits the characteristics of the
site and the surrounding neighborhood.
3
The adjustment is consistent with the intent of
the standard being adjusted and the goals of the
Comprehensive and District Plans.
Additional Minor Adjustments
Select an additional minor
adjustment each for the two
sets of minor adjustments for
affordable housing described
above. 1
The Affordable Housing units are income
restricted to households making 50% or less of
the Area Median Income. 2
An additional minor adjustment
to each of the minor adjustments
described for affordable housing
above.
1 In compliance with Section 14-2H-8 (Frontage Standards).
2 In compliance with Section 14-2H-10 (Affordable Housing Incentives).
3 This may be combined with other reductions in Section 14-2H-2 (Zones) up to a combined maximum of 25’.
4 With this adjustment, the Building Height may exceed the maximum standards for Primary Buildings found in Item 4a (Building
Form; Height) of Section 14-2H-2 (Zones) by 0.5 stories and by 5’.
Final Draft – September 2021
Site Standards
46 Article H: Zones and Standards Final Draft – September 2021
Article H: Zones and Standards 47
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 (14-2H-1D). 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 8 (Frontages) of the zone.
Figure 14-2H-5B-1 Building Frontage Adjacent to a Civic Space
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Civic Space Type Standards
48 Article H: Zones and 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.
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Civic Space Type Standards
Article H: Zones and Standards 49
14-2H-5C Greenway
1.Description
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 green connector between destinations.
T3NE T3NG T4NS T4NM T4MS
Key T# 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
e.
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.
Greenway with formal design.
Communit y
Gar den
PassagePlaygroundPocket Par kPocket
Plaza
PlazaSquareGreenGreenwayCommunity
Pa rk
Spor ts
Complex
Reg ional
Pa rk
Wide Greenway with informal design.
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Civic Space Type Standards
50 Article H: Zones and Standards
14-2H-5D Green
1.Description
A large space available for unstructured and limited
amounts of structured recreation.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2.General Character
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
buildings.
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.
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Civic Space Type Standards
Article H: Zones and Standards 51
14-2H-5E Plaza
1.Description
A community-wide focal point primarily for civic purposes
and commercial activities.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2.General Character
a.Accessory Structure(s)<1,500 gsf; 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.
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Civic Space Type Standards
52 Article H: Zones and Standards
14-2H-5F Pocket Park/Plaza
1.Description
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.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2.General Character
a.Accessory Structures <200 gsf
b.Informal or Formal, with integral stormwater management
capacity.
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 seating.
3.Standards
a.Size 50' x 100' min.
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Civic Space Type Standards
Article H: Zones and Standards 53
14-2H-5G Playground
1.Description
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.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# 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 seating.
3.Standards
a.Size 40' x 60' min.
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Civic Space Type Standards
54 Article H: Zones and Standards
14-2H-5H Community Garden
1.Description
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.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2.General Character
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.
3.Standards
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.
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Civic Space Type Standards
Article H: Zones and Standards 55
14-2H-5I Passage
Passage providing access to residences.
1.Description
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.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2.General Character
a.Formal, urban
b.No accessory structure(s)
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 dining may be used in T4NM-O 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 14-2H-9L (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 between lower intensity housing types.
Communit y
Gar den
PassagePlaygroundPocket Par kPocket
Plaza
PlazaSquareGreenGreenwayCommunity
Park
Sports
Complex
Regional
Park
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Civic Space Type Standards
56 Article H: Zones and Standards Final Draft – September 2021
Article H: Zones and Standards 57
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 14-2H-6B-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 Section 14-2H-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 Sub-Section 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 (14-2H-6H).
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 14-2H-6B-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 primary building
types within each block, using only the types allowed in the zone.
7.Number of Units. The standard regarding the minimum number of units per building listed in Item 2 (Number
of Units) only applies to residential uses. Where a building type is occupied by a nonresidential use, only the
maximum number of units per building listed in Item 2 (Number of Units) applies.
Final Draft – September 2021
Building Type Standards
58 Article H: Zones and Standards
Figure 14-2H-6B-1: Example of House-Scale and Block-Scale Buildings
Final Draft – September 2021
Building Type Standards
Article H: Zones and Standards 59
Figure 14-2H-6B-2: Example of Multiple Design Sites on an Existing Parcel
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Building Type Standards
60 Article H: Zones and Standards
14-2H-6C Carriage House
1.Description
a.An accessory structure located at the rear of a design
site, above the garage, that provides a small residential unit
(accessory apartment), home office space, or other small
commercial or service use, as allowed by the zone. The
Carriage House is an accessory building type, not a primary
building type.
b.Not allowed with a Cottage Court (14-2H-6H)
2.Number of Units
Units per Building 1 max.
Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
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Building Type Standards
Article H: Zones and Standards 61
3.Building Size and Massing
a.Height T3NE T3NG T4NS T4NM T4MS
Max.
Number
of Stories
2 2 2 2 2
b.Main Body1
Width 32’ max.
Depth 24' max.
Separation from Primary
Building2
15' min.
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 Sub-Section 14-4C-2A (Accessory
Apartments).
1 Includes garage story.
2 Carriage House may be connected to primary building by
an uninhabitable space including, but not limited to a
breezeway.
4.Allowed Frontage Types
Frontage type not required
5.Pedestrian Access
a.Main Entrance Location at Side Street, alley or internal
to design site.
b.The main entrance shall not be through a garage.
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
Not required.
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Building Type Standards
62 Article H: Zones and Standards
14-2H-6D House Large
1.Description
a.A medium-to-large-sized detached building with one unit,
medium-to-large setbacks, a rear yard, and located in 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
T3NE T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
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Building Type Standards
Article H: Zones and Standards 63
3.Building Size and Massing
a.Height T3NE
Max. Number of Stories 2.5
b.Main Body1
Width 55’ max.
Depth2 55' max.
c.Wing(s)1
Width 20' max.
Depth 20' max.
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 Section 14-2H-7 (Architectural Element
Standards).
(2)Maximum one Carriage House is allowed per Sub-Section
14-2H-6C (Carriage House).
(3)Rooftop Room allowed on uppermost roof per Sub-
Section 14-2H-7F (Rooftop Room).
1 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
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.
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
Passage.
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 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.
BUILDING TYPE:HOUSE,LARGEBUILDINGTYPE:HOUSE,LARGE
F
C BB
AA
G
ROW / Design Site Line
Setback Line
Building Type
Accessor y Structure
Ke y
G
H H
D
ROW / Design Site Line
Setback Line
Frontage Type
Private Open Space
Ke y
Front FrontSide StreetSide StreetD C
CD
F
E
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64 Article H: Zones and Standards
14-2H-6E House Small
1.Description
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
T3NE T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
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Building Type Standards
Article H: Zones and Standards 65
3.Building Size and Massing
a.Height T3NG
Max. Number of Stories 2.5
b.Main Body1
Width 35’ max.
Depth2 45' max.
c.Wing(s)1
Width 20' max.
Depth 20' max.
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 Section 14-2H-7 (Architectural
Element Standards).
(2)Maximum one Carriage House is allowed per
Sub-Section 14-2H-6C (Carriage House).
(3)Rooftop Room allowed on uppermost roof per
Sub-Section 14-2H-7F (Rooftop Room).
1 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
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.
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
Passage.
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 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.
BUILDING TYPE:HOUSE,SMALLBUILDINGTYPE:HOUSE,SMALL
Front FrontSide StreetSide StreetBB
AA
HH
ROW / Design Site Line
Setback Line
Frontage Type
Private Open Space
Ke y
D
ROW / Design Site Line
Setback Line
Building Type
Accessor y Structure
Ke y
F
G
G F
C
D
D
C
E
C
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66 Article H: Zones and 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.
1.Description
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.
2.Number of Units
Units per Primary Building 2 max.
Primary Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
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Building Type Standards
Article H: Zones and Standards 67
3.Building Size and Massing
a.Height T3NE T3NG
Max. Number of Stories 2.5 2.5
b.Main Body1
Width 48’ max.
Depth2 40' max.
c.Standards
(1)Facades facing a street or civic space must be designed in
compliance with Section 14-2H-7 (Architectural Element
Standards).
(2)Maximum one Carriage House is allowed per
Sub-Section 14-2H-6C (Carriage House).
(3)Rooftop Room allowed on uppermost roof per
Sub-Section 14-2H-7F (Rooftop Room).
1 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
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
5.Pedestrian Access
a.Main entrance location at Front Street, Side Street, or
Passage.
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
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.
BUILDING TYPE:HOUSE,SMALLBUILDINGTYPE:HOUSE,SMALL
Front FrontSide StreetSide StreetBB
AA
HH
ROW / Design Site Line
Setback Line
Frontage Type
Private Open Space
Ke y
D
ROW / Design Site Line
Setback Line
Building Type
Accessor y Structure
Ke y
F
G
G F
C
D
D
C
E
C
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68 Article H: Zones and Standards
14-2H-6G Duplex Stacked
1.Description
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.
2.Number of Units
Units per Primary Building 2 max.
Primary Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
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Building Type Standards
Article H: Zones and Standards 69
3.Building Size and Massing
a.Height T3NG
Max. Number of Stories 2.5
b.Main Body1
Width 36’ max.
Depth2 40' max.
c.Wing(s)1
Width 15' max.
Depth 20' max.
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 Section 14-2H-7 (Architectural Element
Standards).
(2)Maximum one Carriage House is allowed per Sub-Section
14-2H-6C (Carriage House).
(3)Rooftop Room allowed on uppermost roof per Sub-
Section 14-2H-7F (Rooftop Room).
1 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
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
5.Pedestrian Access
a.Main entrance location at Front Street, Side Street, or
Passage .
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
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.
BUILDING TYPE:HOUSE,SMALLBUILDINGTYPE:HOUSE,SMALL
Front FrontSide StreetSide StreetBB
AA
HH
ROW / Design Site Line
Setback Line
Frontage Type
Private Open Space
Ke y
D
ROW / Design Site Line
Setback Line
Building Type
Accessor y Structure
Ke y
F
G
G F
C
D
D
C
E
C
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70 Article H: Zones and Standards
14-2H-6H Cottage Court
1.Description
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
2.Number of Units
Units per Primary Building 1 max.1
Primary Buildings per Design Site 3 min.; 9 max.
1 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
T3NE T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
Final Draft – September 2021
Building Type Standards
Article H: Zones and Standards 71
3.Building Size and Massing
a.Height T3NE T3NG T4NS
Max. Number of Stories 1.5 1.5 1.5
Max. Height to Mid-Point of Roof 18' 18' 18'
b.Main Body1
All Cottages
Width 32’ max.
Depth 24' max.
Most Rear Cottage
Width 40' max.
Depth 24' max.
Separation between Cottages 10' min.
c.Standards
(1)Facades facing a street or civic space must be designed
in compliance with Section 14-2H-7 (Architectural
Element Standards).
(2)Maximum one Carriage House is allowed per Sub-
Section 14-2H-6C (Carriage House).
1 In compliance with the standards of the zone.
4.Allowed Frontage Types
Porch Projecting 14-2H-8C
Dooryard 14-2H-8E
Stoop 14-2H-8F
5.Pedestrian Access
a.Shared court shall be accessible from front street.
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.
Depth 60' min. (3-4 units);
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 cottage facing the court.
(3)Required private open space may only be paved with
decorative paving.
BUILDING TYPE:HOUSE,SMALLBUILDINGTYPE:HOUSE,SMALL
Front FrontSide StreetSide StreetBB
AA
HH
ROW / Design Site Line
Setback Line
Frontage Type
Private Open Space
Ke y
D
ROW / Design Site Line
Setback Line
Building Type
Accessor y Structure
Ke y
F
G
G F
C
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Building Type Standards
72 Article H: Zones and Standards
14-2H-6I Multiplex Small
1.Description
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
2.Number of Units
Units per Primary Building 3 min.; 6 max.
Primary Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
Final Draft – September 2021
Building Type Standards
Article H: Zones and Standards 73
3.Building Size and Massing
a.Height T3NG T4NS
Max. Number of Stories 2.5 2.5
b.Main Body1
Width 50' max.
Depth2 50' max.
c.Wing(s)1
Width 20' max.
Depth 30' max.
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 Section 14-2H-7 (Architectural Element
Standards).
(2)Maximum one Carriage House is allowed per Sub-Section
14-2H-6C (Carriage House).
1 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
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
5.Pedestrian Access
a.Main Entrance Location at Front street, Side Street or
Passage
b.Each unit may have an individual entry from the sidewalk
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 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.
BUILDING TYPE:HOUSE,SMALLBUILDINGTYPE:HOUSE,SMALL
Front FrontSide StreetSide StreetBB
AA
HH
ROW / Design Site Line
Setback Line
Frontage Type
Private Open Space
Ke y
D
ROW / Design Site Line
Setback Line
Building Type
Accessor y Structure
Ke y
F
G
G F
C
D
D
C
E
C
Final Draft – September 2021
Building Type Standards
74 Article H: Zones and Standards
14-2H-6J Multiplex Large
1.Description
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.
b.Synonym: Mansion Apartment
2.Number of Units
Units per Primary Building 7 min.; 12 max.
Primary Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
Final Draft – September 2021
Building Type Standards
Article H: Zones and Standards 75
3.Building Size and Massing
a.Height T4NM
Max. Number of Stories 3.5
b.Main Body1
Width 60' max.
Depth2 60' max.
c.Wing(s)1
Width 20' max.
Depth 40' max.
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 Section 14-2H-7 (Architectural Element
Standards).
(2)Maximum one Carriage House is allowed per
Sub-Section 14-2H-6C (Carriage House).
1 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
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-8J
5.Pedestrian Access
a.Main Entrance Location at Front street, Side Street or
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
standards in Item 7 (Parking) of the zone.
b.Alley access is required if alley exists.
7.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.
BUILDING TYPE:HOUSE,SMALLBUILDINGTYPE:HOUSE,SMALL
Front FrontSide StreetSide StreetBB
AA
HH
ROW / Design Site Line
Setback Line
Frontage Type
Private Open Space
Ke y
D
ROW / Design Site Line
Setback Line
Building Type
Accessor y Structure
Ke y
F
G
G F
C
D
D
C
E
C
Final Draft – September 2021
Building Type Standards
76 Article H: Zones and Standards
14-2H-6K Townhouse
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-O; T4MS
Primary Buildings per Design Site 1 max.
House-Scale Building, 2-3 individual Townhouses max. per row
T3NE T3NG T4NS T4NM T4MS
Block-Scale Building, 4-8 individual Townhouses max. per
row
T3NE T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
Final Draft – September 2021
Building Type Standards
Article H: Zones and Standards 77
3.Building Size and Massing
a.Height T3NG T4NS T4NM T4MS
Max. Number of
Stories
2.5 2.5 3.5 3.5
b.Main Body1
Width 18' min.; 30' max.
Depth2 50' max.
Max. Width per
building
90' 120' 100' 200'
c.Wing(s)1
Width 15' max.
Depth 15' max.
Separation between wings 8' min.
d.Standards
(1)Facades facing a street or civic space must be designed in
compliance with Section 14-2H-7 (Architectural Element
Standards).
(2)Maximum one Carriage House is allowed per
Sub-Section 14-2H-6C (Carriage House).
(3)In T4NM-O and T4MS, each Townhouse may be divided
vertically into 3 units.
1 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
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
Terrace 14-2H-8J
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.
BUILDING TYPE:TOWNHOUSEBUILDINGTYPE:TOWNHOUSE
Front Street
G G G
C
B
AAA
ROW / Design Site Line
Setback Line
Building Type
Accessor y Structure
Ke y
I
ROW / Design Site Line
Setback Line
Frontage Type
Private Open Space
Ke y
E
Front Street
F
D
H
I I
Final Draft – September 2021
Building Type Standards
78 Article H: Zones and Standards
14-2H-6L Courtyard Building Small
1.Description
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
2.Number of Units
Units per Primary Building 10 min.; 16 max.
Primary Buildings per Design Site 1 max.1
1 Primary building may be designed as up to two adjacent
buildings not more than 15' apart.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
Final Draft – September 2021
Building Type Standards
Article H: Zones and Standards 79
3.Building Size and Massing
c.Height T4NS T4NM
Max. Number of Stories 2.5 3.5
d.Main Body1
Width 100' max.
Depth2 100' max.
e.Standards
(1)Facades facing a street or civic space must be designed
in compliance with Section 14-2H-7 (Architectural
Element Standards).
(2)Maximum one Carriage House is allowed per
Sub-Section 14-2H-6C (Carriage House).
(3)Rooftop Room allowed on uppermost roof per
Sub-Section 14-2H-7F (Rooftop Room).
1 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
depth 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.
5.Pedestrian Access
a.Main Entrance Location at Courtyard, Front street, Side
Street or Passage
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 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.
BUILDING TYPE:HOUSE,SMALLBUILDINGTYPE:HOUSE,SMALL
Front FrontSide StreetSide StreetBB
AA
HH
ROW / Design Site Line
Setback Line
Frontage Type
Private Open Space
Ke y
D
ROW / Design Site Line
Setback Line
Building Type
Accessor y Structure
Ke y
F
G
G F
C
D
D
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E
C
Final Draft – September 2021
Building Type Standards
80 Article H: Zones and 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
2.Number of Units
Units per Primary Building 18 min.; 24 max.
Primary Buildings per Design Site 1 max.1
1 Primary building may be designed as up to three adjacent
buildings not more than 15' apart.
Block-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
Final Draft – September 2021
Building Type Standards
Article H: Zones and Standards 81
3.Building Size and Massing
a.Height T4MS
Max. Number of Stories 3.5
b.Main Body1
Width 100' max.
Depth 140' max.
c.Standards
(1)Facades facing a street or civic space must be designed
in compliance with Section 14-2H-7 (Architectural
Element Standards).
(2)Maximum one Carriage House is allowed per
Sub-Section 14-2H-6C (Carriage House).
1 In compliance with the standards of the zone.
4.Allowed Frontage Types
Stoop 14-2H-8F
Shopfront 14-2H-8I
Terrace 14-2H-8J
Gallery 14-2H-8K
The above frontage types are also allowed within
courtyard(s) in compliance with courtyard size
requirements.
5.Pedestrian Access
a.Main Entrance Location at Courtyard, Front street, Side
Street or Passage
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.
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.
BUILDING TYPE:HOUSE,SMALLBUILDINGTYPE:HOUSE,SMALL
Front FrontSide StreetSide StreetBB
AA
HH
ROW / Design Site Line
Setback Line
Frontage Type
Private Open Space
Ke y
D
ROW / Design Site Line
Setback Line
Building Type
Accessor y Structure
Ke y
F
G
G F
C
D
D
C
E
C
Final Draft – September 2021
Building Type Standards
82 Article H: Zones and Standards
14-2H-6N Main Street Building
1.Description
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 Unrestricted1
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 T3NG T4NS T4NM T4MS
Key T#Allowed T# Not Allowed
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Building Type Standards
Article H: Zones and Standards 83
3.Building Size and Massing
a.Height T4MS
Max. Number of Stories 3.5
b.Main Body1
Width 200’ max.
Depth 120' max.
c.Standards
(1)Facades facing a street or civic space must be designed
in compliance with Section 14-2H-7 (Architectural
Element Standards).
(2)Maximum one Carriage House is allowed per
Sub-Section 14-2H-6C (Carriage House).
1 In compliance with the standards of the zone.
4.Allowed Frontage Types
Dooryard1 14-2H-8E
Stoop1 14-2H-8F
Forecourt 14-2H-8G
Maker Shopfront1 14-2H-8H
Shopfront 14-2H-8I
Terrace 14-2H-8J
Gallery 14-2H-8K
Arcade 14-2H-8L
1 Only on Neighborhood (side) streets and min. 60' from
front of design site.
5.Pedestrian Access
a.Upper floor units shall be accessed by a common entry
along the front street.
b.Ground floor units may have individual entries along the
Neighborhood (side) street if min. 60' from Main Street.
c.On corner design sites, units may enter from the side
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
Not required
Final Draft – September 2021
Building Type Standards
84 Article H: Zones and Standards Final Draft – September 2021
Article H: Zones and Standards 85
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-7B 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.
Final Draft – September 2021
Architectural Element Standards
86 Article H: Zones and Standards
14-2H-7C Tripartite Facade Articulation
1. Description
Tripartite architecture uses architectural elements to
delineate the base, middle and top. The ground floor façade
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
3. Standards / General Character
Requires 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
canopies.
b. Middle. For a building that is 2 stories or less, a
middle section is not required; only a top and a
base.
c. Top. For a building that is 3 or more stories, the top
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.
.
Figure 14-2H-7C-1: Diagram of Tripartite Façade
Articulation
Final Draft – September 2021
Architectural Element Standards
Article H: Zones and Standards 87
14-2H-7D Architectural Recession(s)
1. Description
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.
2. Applicability
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)
building types.
3. Standards / General Character
Recession Height If ground floor is recessed,
recession shall extend through
the building mass
Recession Width
Buildings 50'-100' long 12' min. (distributed in up to 2
locations)
Buildings > 100' long 20' min. (distributed in at least 2
locations)
Depth 16" min.
Figure 14-2H-7D-1: Diagram of Architectural Recessions
Final Draft – September 2021
Architectural Element Standards
88 Article H: Zones and Standards
14-2H-7E Corner Element
1. Description
A corner element gives visual importance to corner and
further shape the public realm.
2. Applicability
Optional architectural element for Main Street Building
Types (14-2H-6N) where the building is over 75' long
3. Standards / General Character
Footprint 10' x 10' min.
Projection from façade 3' min.
Top story height 14' max.1
1 Corner element may exceed maximum height allowed by
the zone by up to 10'. when the highest story on the
building is at the maximum height allowed by the zone.
Figure 14-2H-7E-1: Diagram of Corner Element
Final Draft – September 2021
Architectural Element Standards
Article H: Zones and Standards 89
14-2H-7F Rooftop Room
1. Description
A Rooftop Room is a small enclosed or unenclosed room
on the uppermost roof of house-scale buildings.
2. Applicability
Optional architectural element as allowed by Item 3
(Building Size and Massing) of the building type.
3. Standards / General Character
a. Standards
Interior clear dimensions 12' max.
Floor-to-Ceiling Height 10' max.
Overall Height 14' max.
Side setback from building edge 5' min.
Rear setback from building edge 15' min.
Opening or glazing on each side
of room
75% min.
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.
Figure 14-2H-7E-1: Diagram of Rooftop Room
Final Draft – September 2021
Architectural Element Standards
90 Article H: Zones and Standards Final Draft – September 2021
Article H: Zones and Standards 91
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).
14-2H-8B General Frontage Type Standards
1.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 (Section 14-2H-2) and with the building type location of frontage standard (Sub-Section
14-2H-6B-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.
5.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.
Final Draft – September 2021
Frontage Type Standards
92 Article H: Zones and Standards
14-2H-8C Porch Projecting
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.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
General Note: Photos on this page are illustrative, not regulatory.
Example of a Projecting Porch.
Example of a glassed-in Projecting Porch.
Final Draft – September 2021
Frontage Type Standards
Article H: Zones and Standards 93
2. Size
Width, Clear 15' min.1
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.1
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.
3. Miscellaneous
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".
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Frontage Type Standards
94 Article H: Zones and Standards
14-2H-8D Porch Engaged
1. Description
A portion of the main facade of the building projects into
the front setback to create an area for a covered structure
that projects from the rest of the facade. 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
building with at least one side open.
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Final Draft – September 2021
Frontage Type Standards
Article H: Zones and Standards 95
2. Size
Width, Clear 15' min.
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).
Encroachment Area of Building Façade
Depth 6’ max.
Width 1/3 min. of
overall build-
ing façade1
1 May not exceed Porch clear width ( )
3. Miscellaneous
a.Porch shall be open at least on one side and have a roof.
b.Clear glass may be installed between the porch columns
if the minimum size of individual panes is 12".
Final Draft – September 2021
Frontage Type Standards
96 Article H: Zones and Standards
14-2H-8E 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.
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Final Draft – September 2021
Frontage Type Standards
Article H: Zones and Standards 97
2. Size
Depth, Clear 10' min.1
Length 15' min.
Distance between Glazing 4' max.
Depth of Recessed Entries 12” max.
Pedestrian Access Width 3' min.
Height of Dooryard Fence/Wall
above Finish Level
36" max.
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.
3. Miscellaneous
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.
Final Draft – September 2021
Frontage Type Standards
98 Article H: Zones and Standards
14-2H-8F Stoop
1. Description
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.
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Final Draft – September 2021
Frontage Type Standards
Article H: Zones and Standards 99
2. Size
Width, Clear 5' min.
Depth, Clear 3' min.
Height, Clear 8' min.
Stories 1 story max.
Finish Level above Sidewalk 12" min.
Depth of Recessed Entries 12” max.
Utility Easement Area as identified by the
applicable abutting Thoroughfare Type (14-2H-9).
3.Miscellaneous
a.Stairs may be perpendicular or parallel to the building
facade.
b.Ramps shall be parallel to facade or along the side of the
building.
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.
Final Draft – September 2021
Frontage Type Standards
100 Article H: Zones and Standards
14-2H-8G Forecourt
1. Description
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.
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Example of a Forecour t in a mixed-use building.
Example of a Forecour t.
Final Draft – September 2021
Frontage Type Standards
Article H: Zones and Standards 101
2. Size
Width, Clear 15' min.
Depth, Clear 15' min.
Ratio, Height to Width 2:1 max.
Height from Sidewalk 12” max.
Utility Easement Area as identified by the
applicable abutting Thoroughfare Type (14-2H-9).
3. Miscellaneous
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.
Figure 14-2H-8G-1: Diagram for Solar Orientation
Final Draft – September 2021
Frontage Type Standards
102 Article H: Zones and Standards
14-2H-8H Maker Shopfront
1. Description
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.
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Example of a Maker Shopfront.
Example of a Maker Shopfront.
Final Draft – September 2021
Frontage Type Standards
Article H: Zones and Standards 103
2. Size
Distance between Glazing 10” max.
Ground Floor Glazing between
Sidewalk and Finished Ceiling Height
50% min.
Depth of Recessed Entries No max.
3. Awning
Depth 5' min.
Setback from Curb 2' min.
Height, Clear 8' min.
4. Miscellaneous
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
Final Draft – September 2021
Frontage Type Standards
104 Article H: Zones and Standards
14-2H-8I Shopfront
1. Description
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.
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Final Draft – September 2021
Frontage Type Standards
Article H: Zones and Standards 105
2. Size
Distance between Glazing 2” max.
Ground Floor Glazing between
Sidewalk and Finished Ceiling Height
75% min.
Depth of Recessed Entries 5' max.
Shopfront Base 6" min.; 30" max.
3. Awning
Depth 5' min.
Setback from Curb 2' min.
Height, Clear 8' min.
4. Miscellaneous
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
Final Draft – September 2021
Frontage Type Standards
106 Article H: Zones and Standards
14-2H-8J Terrace
1. Description
The main facade is at or near the front design site line with
steps leading to an elevated area providing public
circulation along the façade to connect multiple entrances.
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.
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Final Draft – September 2021
Frontage Type Standards
Article H: Zones and Standards 107
2. Size
Depth of Terrace
Residential 8' min.
Non-residential 12' min.
Finish Level above Sidewalk 24" max.
Distance between Stairs 25' max.
Utility Easement Area as identified by the
applicable abutting Thoroughfare Type (14-2H-9).
3. Miscellaneous
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.
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.
d.Terrace shall be along the façade to connect multiple
entrances.
Final Draft – September 2021
Frontage Type Standards
108 Article H: Zones and Standards
14-2H-8K Gallery
1. Description
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.
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Example of a Gallery.
A two-story Gallery with second s tory uncovered.
Final Draft – September 2021
Frontage Type Standards
Article H: Zones and Standards 109
2. Size
Depth, Clear 8' min.
Ground Floor Height, Clear 12' min.
Height 2 stories max.
3. Miscellaneous
a.Galleries shall also follow the standards for the
Shopfront Frontage Type.
b.Habitable space
c.Second story of Gallery may be used as deck and may be
covered by a roof.
d.Galleries shall have a consistent depth.
e.Galleries are not allowed to project over the sidewalk in
the public right-of-way.
Final Draft – September 2021
Frontage Type Standards
110 Article H: Zones and Standards
14-2H-8L 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.
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Example of an Arcade.
Example of an Arcade.
Final Draft – September 2021
Frontage Type Standards
Article H: Zones and Standards 111
2. Size
Depth, Clear 10' min.
Ground Floor Height, Clear 12' min.
Height 3 stories max.
3. Miscellaneous
a.Arcades shall also follow the standards for the
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.
Final Draft – September 2021
Frontage Type Standards
112 Article H: Zones and Standards Final Draft – September 2021
Article H: Zones and Standards 113
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.
Final Draft – September 2021
Thoroughfare Type Standards
114 Article H: Zones and Standards
14-2H-9C Main Street with Median
1. Application
Movement Type Slow
2.Overall Widths
ROW Width 100'
Pavement Width 50' (25' each side)
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3. Lane Assembly
Traffic Lanes 2 @ 10'
Bicycle Lanes 2 @ 7'
Parking Lanes 2 @ 8', marked
Median/Turn Pocket 10'
4.Public Frontage Assembly
Drainage Collection Type 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
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Thoroughfare Type Standards
Article H: Zones and Standards 115
14-2H-9D Main Street without Median
1. Application
Movement Type Slow
2. Overall Widths
ROW Width 80'
Pavement Width 36'
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3. Lane Assembly
Traffic Lanes 2 @ 10'
Bicycle Lanes None
Parking Lanes 2 @ 8', marked
Median/Turn Pocket None
4. Public Frontage Assembly
Drainage Collection Type 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
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Final Draft – September 2021
Thoroughfare Type Standards
116 Article H: Zones and Standards
14-2H-9E Avenue 2 without Parking
1. Application
Movement Type Slow
2. Overall Widths
ROW Width 100'
Pavement Width 35' (17'-6" each side)
3. Lane Assembly
Traffic Lanes 2 @ 11'
Bicycle Lanes 2 @ 6'
Parking Lanes None
Median/Turn Pocket 20'
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4. Public Frontage Assembly
Drainage Collection Type Curb and gutter
Planter Type Continuous planter;
15'-6" min. one side;
11'-6" min. one side
Landscape Type Trees at 30' o.c. avg.
Walkway Type Sidewalk;
6' min. one side1;
10' min. one side1
Curb Type Raised
Utility Easement 15' from ROW
1 Plus 1' clearance from utility easement.
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Final Draft – September 2021
Thoroughfare Type Standards
Article H: Zones and Standards 117
14-2H-9F Avenue 2 with Future Parking
1.Application
Movement Type Slow
2. Overall Widths
ROW Width 100'
Pavement Width 50' (25' each side)
3. Lane Assembly
Traffic Lanes 2 @ 11'
Bicycle Lanes 2 @ 6'
Parking Lanes (Future) 2 @ 7'
Median/Turn Pocket 20'
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4. Public Frontage Assembly
Drainage Collection Type Curb and gutter
Planter Type Continuous planter;
8' min. one side;
4' min. one side
Landscape Type Trees at 30' o.c. avg.
Walkway Type Sidewalk;
6' min. one side1;
10' min. one side1
Curb Type Raised
Utility Easement 15' from ROW
1 Plus 1' clearance from utility easement.
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Thoroughfare Type Standards
118 Article H: Zones and Standards
14-2H-9G Avenue 3
1. Application
Movement Type Slow
2. Overall Widths
ROW Width 100'
Pavement Width 34'
3. Lane Assembly
Traffic Lanes 2 @ 11'
Bicycle Lanes 2 @ 6'
Parking Lanes None
Median/Turn Pocket None
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4. Public Frontage Assembly
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 1 34' min. one side;
20'-6" min. one side
Curb Type Raised
Utility Easement 15' from ROW
1 Plus 2' clearance from utility easement.
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Thoroughfare Type Standards
Article H: Zones and Standards 119
14-2H-9H Avenue 4
1. Application
Movement Type Free
2. Overall Widths
ROW Width 87'
Pavement Width 33'
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3. Lane Assembly
Traffic Lanes 2 @ 11'
Bicycle Lanes None
Parking Lanes None
Median/Turn Pocket 11', painted
4. Public Frontage Assembly
Drainage Collection Type Swale
Planter Type 24' min. continuous
planter
Landscape Type Trees at 30' o.c. avg.
Walkway Type Sidewalk;
10' min. one side;
5' min. one side
Curb Type None
Utility Easement 15' from ROW
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Thoroughfare Type Standards
120 Article H: Zones and Standards
14-2H-9I Neighborhood Street 1 with Parking both sides
1. Application
Movement Type Yield
2. Overall Widths
ROW Width 70'
Pavement Width 28'
3. Lane Assembly
Traffic Lanes 1 @ 12'
Bicycle Lanes None
Parking Lanes 2 @ 8', unmarked
Median/Turn Pocket None
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4. Public Frontage Assembly
Drainage Collection Type Curb and gutter
Planter Type 14' min. continuous
planter
Landscape Type Trees at 30' o.c. avg.
Walkway Type 5' min. sidewalk1
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
1 Plus 2' clearance from utility easement.
2 6 feet minimum if near park, civic space or school.
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Thoroughfare Type Standards
Article H: Zones and Standards 121
14-2H-9J Neighborhood Street 2 with Parking one side
1. Application
Movement Type Yield
2. Overall Widths
ROW Width 70'
Pavement Width 26'
3. Lane Assembly
Traffic Lanes 1 @ 18'
Bicycle Lanes None
Parking Lanes 1 @ 8', unmarked
Median/Turn Pocket None
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4. Public Frontage Assembly
Drainage Collection Type Curb and gutter
Planter Type 14' min. continuous
planter
Landscape Type Trees at 30' o.c. avg.
Walkway Type 5' min. sidewalk1
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
1 Plus 2' clearance from utility easement.
2 6 feet minimum if near park, civic space or school.
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Thoroughfare Type Standards
122 Article H: Zones and Standards
14-2H-9K Alley
1. Application
Movement Type Yield
2. Overall Widths
a. Widths
ROW Width 20'
Pavement Width 20'
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.
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3. Lane Assembly
Traffic Lanes 1 @ 20'
Bicycle Lanes None
Parking Lanes None
Median/Turn Pocket None
4. Public Frontage Assembly
Drainage Collection Type Valley gutter
Planter Type Planter min. 5' x 10'
between driveways
Landscape Type Trees at 50' o.c.
avg.
Walkway Type None
Curb Type Rolled or flush
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2 0 '-0 "
2 0 '-0 "
Right of way
Yield Lane
1 0 '-0 "
ut ilie s
1 0 '-0 "
u tilies IOWA CITY FBC
Alley
Final Draft – September 2021
Thoroughfare Type Standards
Article H: Zones and Standards 123
14-2H-9L Passage
1. Application
Movement Type Pedestrian/Bicycle
2. Overall Widths
a. Widths
ROW Width 20'
Pavement Width 10'
b. Additional Standards
(1)Side/front street adjoining design sites to comply with
Section 14-2H-9 (Frontage Standards).
(2)Pedestrians share 10' section with bicycles.
(3) See Sub-Section 14-2H-6J (Passage) for additional
standards.
(4) Passage shall be open to the public at all times.
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3. Lane Assembly
Traffic Lanes None
Bicycle Lanes 10', unmarked
Parking Lanes None
Median/Turn Pocket None
4. Public Frontage Assembly
Planter Type Continuous planter
min. 5' wide between
access to design sites
Landscape Type Trees at 50' o.c.
Walkway Type Multipurpose path
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124 Article H: Zones and Standards Final Draft – September 2021
Article H: Zones and Standards 125
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.
Final Draft – September 2021
Affordable Housing Incentives
126 Article H: Zones and Standards
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 may be adjusted by up to 15%.
c.Minimum amount of façade required within the façade 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. This bonus allows the Building
Height to exceed the maximum standards for Primary Buildings found in Item 4a (Building Form;
Height) of Section 14-2H-2 (Zones) by 0.5 stories and by 5’.
5.Additional Minor Adjustments. An additional minor adjustment each to “Zone Standards” described in
subsection B2c 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.
Final Draft – September 2021
Affordable Housing Incentives
Article H: Zones and Standards 127
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.
14-2H-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.
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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.
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.
a.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.
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(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.
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.
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