HomeMy WebLinkAboutForm-Based Zones & StandardsPrepared by:Anne Russett,Senior Planner,410 E Washington St, Iowa City, IA 52240(REZ21-0005)
Ordinance No. 21-4866
Ordinance amending Title 14, Zoning Code and Title 15, Land Subdivision,
to create form-based zones and standards consistent with the South District
Plan (REZ21-0005)
Whereas, the Iowa City Comprehensive Plan serves as a land-use and planning policy guide
by illustrating and describing the location and configuration of appropriate land uses throughout the
City; by providing notification to the public regarding intended uses of land; and by illustrating the
long-range growth area limit for the City; and
Whereas, as a component of Iowa City's Comprehensive Plan, the South District Plan is
intended to promote patterns of land use, urban design, infrastructure and services that encourage
and contribute to the livability and sustainability of Iowa City and its neighborhoods; and
Whereas, the City's zoning code should be amended to implement the vision of the
Comprehensive Plan, especially goals to ensure a mix of housing types to provide for households
of all types; encourage pedestrian-oriented development and attractive and functional
streetscapes that make it safe, convenient, and comfortable to walk; and plan for commercial
development in defined commercial nodes, including small-scale neighborhood commercial
centers; and
Whereas, these amendments create form-based zones and standards that will facilitate
development consistent with the Comprehensive Plan, specifically the South District Plan, and
necessitate amendments to the subdivision standards to ensure consistency with these new
zoning code regulations; and
Whereas, the Planning and Zoning Commission reviewed the zoning code amendments set
forth below at the September 16, 2021 meeting and recommended approval.
Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa:
Section I. Amendments. The Code of Ordinances of the City of Iowa City, Iowa is hereby
amended as follows:
A. Amend Chapter 14-2, Base Zones, by adding Article H Form-Based Zones and Standards
attached hereto and incorporated herein by this reference.
B. Amend 14-1B-1, Interpretation and Application of Provisions, by adding Subsection H, as
follows:
H. The applicable standards of this Title apply so as to not require stating the phrase
and all applicable standards" throughout this Title.
C. Amend 14-1B-2, Rules of Word Construction, by adding the following underlined text:
B. Words in the present tense include the future tense. The reverse is also true. Words
in the singular include the plural. The reverse is also true, unless the context clearly
indicates the contrary.
C. The words"shall", "shall not", "must", "must not", "will", "will not", and "may not" are
mandatory. The word "may" is permissive. The word "should" is advisory and identifies
guidance provided by the City in implementation of these standards.
D. Unless the context clearly indicates otherwise, the following conjunctions shall be
Ordinance No. 21-4866
Page 2
interpreted as follows:
1. "And" indicates that all connected items or provisions apply;
2. "Or" indicates that the connected items or provisions may apply: and
3. "Either/or" indicates that the connected items or provisions apply singly but not in
combination.
D. Amend 14-5A-5, Construction and Design Standards, by adding the following underlined
text:
L. Special Vehicle Parking And Storage Requirements In Single- Family Zones, T3
Neighborhood Edge Zone, and T3 Neighborhood General Zone: The provisions of this
subsection apply in all single-family residential zones and the above listed Form-Based
Zones. For purposes of this subsection, a "special vehicle" is defined as any device, more
than seven and one-half feet (7.5') in height and more than twenty feet (20') in length,
which is or may be transported or drawn upon a highway, street, or body of water,
including, without limitation, any motor vehicle, truck, trailer, tractor, wagon, watercraft or
any combination thereof exceeding these dimensions.A storage area for a special vehicle
includes any space equal in size to the outer perimeter of the subject special vehicle that
is used for storage of such a vehicle. The following provisions apply to all such special
vehicles:
E. Amend Section 14-5B-8, Signs Permitted by Zone, by adding Section H, Sign Standards
and Types for Form-Based Zones, attached hereto and incorporated herein by this
reference.
F. Amend Section 14-5G-4, Physical Controls, by adding the following underlined text:
A. Height Limitations:
1. Light fixtures located within three hundred feet (300') of a residential zone,
Neighborhood Form-Based Zone, riverfront crossings zone, or the eastside mixed use
district must be mounted no higher than twenty five feet (25') above grade.
2. Light fixtures located farther than three hundred feet(300')from a residential zone,
Neighborhood Form-Based Zone, riverfront crossings zone, or the eastside mixed use
district must be mounted no higher than thirty five feet(35') above grade.
G. Amend Section 14-5G-4C, Light Trespass, by adding the following underlined text:
4. Illumination must not exceed 0.5 initial horizontal foot- candle and 2.0 initial
maximum foot-candles as measured at any point along a property boundary that is
adjacent to or across the street from properties that are zoned residential, CN-1, or CO-1,
or is adjacent to or across the street from a Neighborhood Form-Based Zone. The city
may increase the maximum up to 1.0 horizontal foot- candle for building code required
lighting on buildings located on or close to the property line. However, lighting must be
located and shielded in a manner that will be least obtrusive to any abutting residential
properties.
H. Amend Section 14-5G-5B, Lighting Environment Districts, by deleting the strikethough text
and adding the underlined text:
1. Low illumination district, E1: Areas of low ambient lighting levels. This district
includes single-family and low-density multi-family residential zones. This district applies
Ordinance No. 21-4866
Page 3
to the following zones: ID-RS, ID-RM, RR-1, RS-5, RS-8, RS-12, RM-12, and RNS-12_
T3NE, T3NG, T4NS. and T4NM.
2. Medium illumination district, E2: Areas of medium ambient lighting levels. This
district includes higher density multi- family zones and lower intensity commercial and
office zones. This district applies to the following zones: ID-C, ID-I, ID-RP, CN-1, CO-1,
PRM, RM-20, RM-44, RNS-20, MU, T4MS, EMU, and all RFC zones, except the RFC-
WR.
I. Amend Table 51-1, Woodland Retention Requirements, by adding the following underlined
text:
Base Zone Retention Requirement
ID, RR-1 70 percent
RS-5, RS-8, RS-12, RNS-12, T3NE, T3NG, T4NS, T4NM 50 percent
RM-12, RM-20, RM-44, RNS-20, T4MS 20 percent
RDP, ORP 20 percent
C and I 10 percent
J. Amend Section 14-9A-1, Definitions, by adding the following underlined text:
ARCHITECTURAL FEATURES. Exterior building elements intended to provide
ornamentation to the building massing, including, but not limited to: eaves, cornices, bay
windows, window and door surrounds, light fixtures, canopies, and balconies.
ARCHITECTURAL TREATMENT. Exterior finish(es) applied to a building facade and
intended for ornamentation or to reduce the visual size and scale of a building.
ARTISANAL INDUSTRIAL BUSINESS. A business that makes food and/or products by
hand.
BAY WINDOW. A window that projects from the building facade or elevation that begins
on the ground floor and can extend to upper floors.
BLOCK FACE. The aggregate of all the building facades on one side of a block.
BLOCK LENGTH. The horizontal distance measured from one end of the block to the
other end along the same street. Typically measured from one right-of-way to another
right-of-way.
BLOCK PERIMETER. The aggregate of all sides of a block measured along the adjacent
streets.
BLOCK SCALE, BUILDING. A building that is individually as large as a block or individual
buildings collectively arranged along a street to form a continuous facade running the
length of most or all of a block.
Ordinance No. 21-4866
Page 4
BUILDING AREA: Sometimes referred to as building footprint The area of a building within
its largest outside dimensions, computed on a horizontal plane at the first floor level,
exclusive of open porches, breezeways, terraces and exterior stairways.
BUILDING FACADE. The exterior wall of a building adjacent to a street, the front or side
along a private street, or civic space.
BUILDING FORM. The overall shape and dimensions of a building.
BUILDING FRONTAGE. The length of the design site line of any one premises parallel to
and along each street and/or open space which it borders.
BUILDING HEIGHT:
1. General: The vertical distance from grade to the roofline. (See definitions of grade and
roofline.)
2. In Form-Based Zones subject to Article 14-2H: The vertical distance between the point
of elevation of the finished surface of the ground, paving, or sidewalk within the area
between the building and the streetside property line(s), or when the streetside property
line is more than five feet (5') from the building, between the building and a line five feet
5') from the building, and the roofline. (See definition of roofline.) Grade shall be
calculated measuring the level of the surface of the ground at least every 20' along the
entire frontage of the property.
BUILDING TYPE. A structure defined by its combination of configuration, disposition and
function.
CARSHARE PARKING SPACE. A parking space dedicated for use by a carshare service.
CARSHARE SERVICE. A service that provides a network of motor vehicles available to
rent by members by reservation on an hourly basis, or in smaller intervals.
CEILING HEIGHT, UPPER FLOOR(S). The height from finished floor to finished ceiling
of primary rooms on the floor(s) above the ground floor, not including secondary rooms
including, but not limited to: bathrooms. closets. utility rooms. and storage spaces.
CHAMFERED CORNER. An external wall of a building joining two perpendicular exterior
walls, typically at a symmetrical, 45 degree angle creating a beveled edge to the building
rather than a 90 degree corner.
CIVIC. A term defining not-for-profit organizations that are dedicated to arts, culture,
education, religious activities, recreation, government,transit, and public parking facilities.
CIVIC BUILDING. A structure operated by governmental or not-for-profit organizations
and limited to civic and related uses.
CIVIC SPACE. Open space that is accessible and dedicated for public use. Civic spaces
may be privately or publicly maintained.
CIVIC SPACE TYPE. One of the allowed types in Section 14-2H-5 (Civic Space Types
Standards) of this Article.
Ordinance No. 21-4866
Page 5
CORNER ELEMENT. A physical distinction in a building at the corner of two streets or a
street and public space. The physical distinction is from the ground floor through the top
of the facade.
COURTYARD. An unroofed area that is completely or partially enclosed by walls or
buildings on at least two sides and often shared by multiple residential units or non-
residential suites.
DEPTH. GROUND-FLOOR SPACE.The distance from the street-facing facade to the rear
interior wall of the ground-floor space available to an allowed use.
DESIGN SITE. A portion of land delineated on a preliminary plat and neighborhood plan
from others to accommodate no more than one primary building type (except as allowed
by Article 14-2H). A lot may have multiple design sites when each design site meets the
minimum width and depth required by the zone.
DESIGN SITE DEPTH. The horizontal distance between the front design site line and rear
design site line measured perpendicular to the front design site line.
DESIGN SITE LINE. The perimeter and geometry of a parcel of property demarcating one
design site from another.
DESIGN SITE LINE. FRONT. The design site line that abuts a civic space or thoroughfare
other than an alley and is the narrowest of the design sites sides.
DESIGN SITE WIDTH. The horizontal distance between the design site lines measured
parallel to the front design site line.
DIRECTOR. Director of Neighborhood and Development Services, or designee.
DWELLING. DUPLEX: A "two-family use", as defined in chapter 4. article A, "Use
Categories". of this title. Or as outlined in Sub-Section 14-2H-6F (Duplex Side-by-Side)or
Sub-Section 14-2H-6G (Duplex Stacked).
ENCROACHMENT. Any architectural feature. structure, or structural element that breaks
the plane of a vertical or horizontal regulatory limit extending into a setback, or beyond the
build-to-line into the public frontage. or above a height limit.
FACADE. See Building Facade.
FACADE ZONE. The area between the minimum and maximum setback lines along the
front of a design site and along the side street of a corner design site where a specified
amount of the building facade is required to be placed.
Ordinance No. 21-4866
Page 6
FINISH LEVEL, GROUND FLOOR. Height difference between the finished floor on the
ground floor and the adjacent sidewalk. In the case of a terrace frontage that serves as
the public right-of-way. the floor finish level is the height of the walk above the adjacent
street. Standards for ground floor finish level for ground floor residential uses do not apply
to ground floor lobbies and common areas in buildings.
FORM-BASED ZONES: Zones listed in Article 14-2H "Form-Based Zones and
Standards". It does not include Article 14-2G "Riverfront Crossings and Eastside Mixed
Use Districts Form Based Development Standards". Neighborhood Form-Based Zones
include the T3NE, T3NG, T4NS, and T4NM zones.
FREE STANDING WALL. A wall that is separate from a building and supported by
independent means.
FRONT. See Design Site Line, Front.
FRONTAGE, PRIVATE. The area between the building facade and the back of the
sidewalk abutting a street or public open space.
FRONTAGE. PUBLIC. The area between the on-street parking and the back of the
sidewalk.
FRONTAGE TYPE. Physical element(s) configured to connect the building facade to the
back of the sidewalk abutting a street or public open space.
GABLE. A vertical wall in the shape of a triangle formed between the cornice or eave and
the ridge of the roof.
GLAZING. Openings in a building in which glass is installed.
GROSS FLOOR AREA. The total floor area inside the building envelope, including the
external walls, but not including the roof.
HEIGHT. See "Building Height".
HOUSE SCALE, BUILDING. A building that is the size of a small-to-large house anddetachedfromotherbuildings, typically ranging from 24 feet to as large as 80 feet overall,
including secondary wings.
LIVE/WORK. A unit that combines and accommodate both residential and the place of
business for the resident(s) of the unit. Typically characterized with having the "work"
function at the ground level and the"live"function on upper levels.
Ordinance No. 21-4866
Page 7
MAIN BODY. The primary massing of a main building.
MAIN FACADE. The front facade of a primary building.
MASSING. The overall shape or arrangement of the bulk or volume of a building.
MISSING MIDDLE HOUSING. House-scale buildings with multiple units in walkable
neighborhoods.
OPEN SPACE, PRIVATE: Open space used by occupants of the dwelling unit or units on
one lot or design site. Such open space and any private recreational facilities located
therein are considered an accessory use to the principal use of the property.
ORIEL WINDOW(Syn Upper Story Bay Window).A window that projects from the building
facade or elevation, located on upper floors and may extend for multiple stories.
PARAPET. A wall along the edge of a roof or the portion of a wall that extends above the
roof line.
PARKING DRIVEWAY WIDTH. The horizontal measurement of an access driveway to a
parking area, beginning at the sidewalk, measured perpendicular to the direction of travel.
PARKING, SHARED.Any parking spaces assigned to more than one user,where different
persons utilizing the spaces are unlikely to need the spaces at the same time of day.
PLANTING STRIPS. A landscaped or grassy area located between a street and a
sidewalk.
PRIMARY BUILDING. The building that serves all activities related to the principal use of
the design site.
PUBLIC REALM. The combined area along the front and side street portions of design
sites, visible to the pedestrian, that is between the facades of buildings on both sides of a
thoroughfare or between the facades on one side of the thoroughfare and the edge of the
adjacent open or civic space.
REAR. Opposite of front.
REAR-LOADED (REAR ACCESS). Design sites that provide vehicular access from the
rear of the design site.
RECESSED ENTRY. An entrance to a building that is set back from the facade of the
building.
Ordinance No. 21-4866
Page 8
ROOFTOP ROOM. A room, with or without a roof, limited in size that is located on the
uppermost roof of certain house-scale buildings to provide views across a neighborhood
or the community. See Sub-Section 14-2H-7F (Rooftop Room).
SETBACK, PARKING. The mandatory clear distance between a design site line and
parking.
SHOPFRONT BASE. A very low wall , that does not include glass, between the display
window(s) of a shopfront and the adjacent sidewalk.
STORY. HALF. A conditioned space that rests primarily underneath the slope of the roof,usually having dormer windows. The half story is identified by the".5" in the description of
maximumheighthalf-story becomes full top wall plates, on at
least two opposite exterorwlls, are four feet moreorabove the floor of such story.
STREET, FRONT. Street located along the front design site line.
STREET FRONTAGE, PRINCIPAL. The horizontal area of a design site parallel to and
along the public right-of-way which it borders and which is identified by an officially
assn
sites t a street
Stregnedet
tstreet
shall
haveddress.
On
therectangular
narrower width inn comparison to the other street
fror,
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Street Frontage
STREET. SIDE. Street located along a design site line that is not the front design site line.
STREET TREE. A tree of any species or size planted in open spaces, parkways, sidewalk
areas, easements, and streets.
STRUCTURE. ACCESSORY BUILDING/USE. A building, structure, or use which:
a. Is subordinate to the principal use of the property and contributes to the comfort,convenience or necessity of occupants, customers, or employees of the principle use;
b. Is under the same ownership as the principal use or uses on the property:
c. Does not include structures, structural features, or activities inconsistent with the uses
to which they are accessory; and
d. Except for off street parking located on a separate design site as approved through aspecialexception, is located on the same design site as the principal use or uses to
which it is an accessory.
TANDEM PARKING. A parking space deep enough to allow two cars to park, one behind
the other.
TOWNHOUSE: Attached single-family dwellings containing not less than three(3)side by
side, attached dwelling tloutlined(
townhouse
SubSectSub-Section 6K (Townhouse).
dwelling
e)
unit being located on
a separate lot. Or a
Ordinance No. 21-4866
Page 9
UPPER FLOOR.A floor in a building containing habitable space that is located above the
ground floor.
WALKABLE NEIGHBORHOOD. Areas that are pedestrian-oriented in nature,with a highly
interconnected network of streets, where bicycling and walking are viable daily options
because services, shopping, or food uses are within a short walking distance of most
dwellings.
WALKABILITY. The condition when an area is highly interconnected to other areas and
appeals to pedestrians for recreational walking or for walking to work, transit, errands,
shopping, or restaurants.
WING. A structure physically attached to, and smaller in footprint and height to, the Main
Body of a building.
K. Amend Section 14-9C-1, Definitions, by adding the following underlined text and associated
images:
PORCH SIGN: A sign that is mounted on a porch parallel to the main facade,
pedestrian-scaled, and intended for viewing from the sidewalk.
TOR
POST SIGN: A sign that is mounted on a porch parallel to the main facade,
pedestrian-scaled, and intended for viewing from the sidewalk.
Ordinance No. 21-4866
Page 10
e
a\
Ill i
i GE
Ito
L. Amend Chapter 15-2, Plats and Platting Procedures, as shown on the attachment hereto.
M. Amend Chapter 15-3, Design Standards and Required Improvements, as shown on the
attachment hereto.
Section II. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this
Ordinance are hereby repealed.
Section III. Severability. If any section, provision or part of the Ordinance shall be adjudged to
be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a
whole or any section, provision or part thereof not adjudged invalid or unconstitutional.
Section IV. Effective Date. This Ordinance shall be in effect after its final passage, approval and
publication in accordance with Iowa Code Chapter 380.
Passed and approved this 16th day of November 2021.
Mayor
zl.- ---------'
C:)1-c_..o.
ro Tem
Approved by
Attest: 14LI)-f,Lk . 1 d;
City Clerk City Attorn 's Office-9/30/2021
Ordinance No. 21-4866
Page 11
It was moved by Weiner and seconded by Bergus that the
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
x Bergus
x Mims
x Salih
X Taylor
X Teague
X
Thomas
X Weiner
First Consideration 10/05/2021
Voteforpassage: AYES: Weiner, Bergus, Mims, Salih, Taylor,
Teague, Thomas. NAYS: None. ABSENT: None.
Second Consideration 10/19/2021
Vote for passage:AYES: Bergus, Mims, Salih, Taylor, Teague,
Thomas, Weiner. NAYS: None. ABSENT: None.
Date published 11/24/2021
Article H:
Form-Based Zones and Standards
Final Draft – September 2021
Prepared By:
Prepared For
Iowa City, Iowa
0 500 1000 FT
Form-Based Zones and Standards
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Article H: Zones and Standardsii 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
Article H: Zones and StandardsiiiFinalDraft – September 2021
Table of Contents
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
Article H: Zones and Standardsiv Final Draft – September 2021
Table of Contents
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
Article H: Zones and StandardsvFinalDraft – September 2021
Table of Contents
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 Standardsvi 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
Article H: Zones and StandardsviiFinalDraft – September 2021
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Article H: Zones and Standardsviii 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.
Final Draft – September 2021
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.
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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.
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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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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.
Final Draft – September 2021
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.
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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
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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
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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.
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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.
Final Draft – September 2021
Use Standards
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.
Final Draft – September 2021
Use Standards
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.
Final Draft – September 2021
Use Standards
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.
Final Draft – September 2021
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’.
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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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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
PassagePlaygroundPocketParkPocket
Plaza
PlazaSquareGreenGreenwayCommunity
Pa rk
Spor ts
Complex
Reg ional
Pa rk
Wide Greenway with informal design.
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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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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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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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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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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
PassagePlaygroundPocketParkPocket
Plaza
PlazaSquareGreenGreenwayCommunity
Park
Sports
Complex
Regional
Park
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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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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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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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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
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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
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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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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
SpaceKe
y
D ROW / Design Site
Line Setback
Line Building
Type Accessor y
Structure Ke
y
F
G G
F
C
D
D
C
E
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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
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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
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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
D
D
C
E
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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
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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
SpaceKe
y
D ROW / Design Site
Line Setback
Line Building
Type Accessor y
StructureKe
y
F
G G
F
C
D
D
C
E
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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
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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
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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
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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
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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
SpaceKe
y
D ROW / Design Site
Line Setback
Line Building
Type Accessor y
StructureKe
y
F
G G
F
C
D
D
C
E
C Final Draft – September
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
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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
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
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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
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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.
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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".
Final Draft – September 2021
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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General Note: Photos on this page are illustrative, not regulatory.
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.Up to 20% of the building facade and porch may project
beyond the front setback line into the encroachment area
for the zone.
b.Porch shall be open at least on one side and have a roof.
c.Clear glass may be installed between the porch columns
if the minimum size of individual panes is 12".
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.
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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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General Note: Photos on this page are illustrative, not regulatory.
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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General Note: Photos on this page are illustrative, not regulatory.
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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General Note: Photos on this page are illustrative, not regulatory.
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
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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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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.
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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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General Note: Photos on this page are illustrative, not regulatory.
Example of a Gallery.
A two-story Gallery with second s tory uncovered.
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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.
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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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General Note: Photos on this page are illustrative, not regulatory.
Example of an Arcade.
Example of an Arcade.
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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.
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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.
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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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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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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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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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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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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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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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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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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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20 '-0 "
2 0 '-0 "
Right of way
Yield Lane
1 0 '-0 "
ut ilie s
1 0 '-0 "
u tilies IOWA CITY FBC
Alley
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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.
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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.
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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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128 Article H: Zones and Standards
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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Affordable Housing Incentives
Article H: Zones and Standards 129
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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130 Article H: Zones and Standards Final Draft – September 2021
ARTICLE B. SIGN REGULATIONS
14-5B-8: SIGNS PERMITTED BY ZONE:
H: Sign Standards and Types for Form-Based Zones
1. Purpose: This Section ensures that all signs installed in Form-Based Zones subject to
Article 14-2H are compatible with the intended physical character, and in compliance with all
applicable plans of the City. This Section promotes public health, safety, and welfare through
a comprehensive system of reasonable, effective, consistent, content-neutral, and
nondiscriminatory sign standards to:
a. Promote and accomplish the goals, policies, and actions of applicable City plans;
b. Balance public and private objectives by allowing adequate avenues for effective
messaging;
c. Improve pedestrian, bicycle, and traffic safety from injury or property damage caused by, or
which may be fully or partially attributed to, cluttered or distracting signage;
d. Prevent property damage, personal injury, and litter caused by signs that are improperly
constructed or poorly maintained;
e. Protect property values, improve the local economy and quality of life by preserving and
enhancing the appearance of the streetscape; and
f. Provide clear and unambiguous sign standards that enable fair and consistent enforcement
of these sign standards.
2. The sign types established in this Section are intended to be viewed from the public right-
of-way and from outdoors in areas of public and private property used for public pedestrian
access.
3. Sign Types: Table 14-5B-8H-1 (Sign Types Allowed in Form-Based Zones) establishes the
allowed sign types and standards for the identified zones. Any allowed sign type may be
established on any design site within the zone, subject to a Sign Permit in compliance with
Section 14-8B-9 (Sign Permit).
Table 14-5B-8H-1: Sign Types Allowed in Form-Based Zones
Sign Type T3 T4 Sign Standards
NE NG NG-O NS NS-O NM NM-O MS
Awning Sign - - P1 - P1 - P1 P2 14-5B-8C
Canopy Sign - - - - - - - P2 14-5B-8C
Directional Sign - - - - - - - P2 14-5B-8C
Masonry Wall Sign - - - - - - - P2 14-5B-8E
Monument Sign - - - - - - - - Not Applicable
Porch Sign - - P1 - P1 - P1 P2 14-5B-8H-4a
Portable Sign - P1 P1 P1 P1 P1 P1 P2 14-5B-8E
Post Sign - - P1 - P1 - P1 P2 14-5B-8H-4b
Small Identification Sign - - - - P1 - P1 P2 14-5B-8B
Storefront Projecting Sign - - - - - - P1 P2 14-5B-8C
Temporary Sign P1 P1 P1 P1 P1 P1 P1 P2 14-5B-9
4. Certain sign types are only allowed in Form-Based Zones Those sign types and their
applicable standards are as follows.
Wall Mural Painted Sign - - - - - - - P2 14-5B-8E
Window Sign - - - - - - P1 P2 14-5B-8E
1 Illumination shall be consistent with Section 14-5B-4E (Illumination Requirements) and the applicable
provisions in Table 5B-1 (Sign Specifications And Provisions In Residential And The ID And OPD
Zones).
2 Illumination shall be consistent with Section 14-5B-4E (Illumination Requirements) and the applicable
provisions in Table 5B-2 (Sign Specifications And Provisions In The CO-1, CN-1, And MU Zones).
Key P = Allowed with a Sign Permit - = Not Allowed
a. Porch Sign
1. Description
A sign that is mounted on a porch parallel to
the main facade, pedestrian-scaled, and
intended for viewing from the sidewalk.
2. Size
Signable Area 6 sf max. total
Width 4' max.
Height 2' max.
Max 1 sign per building.
3. Location
a. Mounted on a beam of other structure
parallel to the face of the building.
Clear Height 6' 8" min.
If located above a
pedestrian walkway
8' min.
General Note: Photos on this page are illustrative,
not regulatory.
Example of a Porch Sign.
Example of a Porch Sign.
b. Post Sign
1. Description
A sign that is mounted on a porch parallel to the
main facade, pedestrian-scaled, and intended
for viewing from the sidewalk.
2. Size
Signable Area 12 sf max. per side;
2 sides max
Width 4' max.
Height 3' max.
Overall Height 5' max.
Signs per building. 1 max.
3. Location
Clear Height 2' min.
Setback from sidewalk
T4MS 5' min.
T3NG-O1 15' min.
T4NS-O1 15' min.
T4NM-O1 15' min.
1 If utility easement along alley, 8' min.
General Note: Photos on this page are illustrative,
not regulatory.
15-2-1
TITLE 15. LAND SUBDIVISION
CHAPTER 2: PLATS AND PLATTING PROCEDURES
15-2-1: Concept Plan
15-2-2: Preliminary Plat
15-2-3: Final Plat
15-2-1: CONCEPT PLAN:
A. Applicability: Whenever the owner of any tract or parcel of land within the corporate limits
of the city or within two (2) miles thereof wishes to make a subdivision of the same, the owner or
the owner's representative shall submit a concept plan to the department of planning and
community development for review prior to submission of a preliminary plat.
B. Submission Requirements: The concept plan must include the following information:
1. The proposed layout of streets, lots, location of stormwater facilities, and open space.
2. General topography, based on existing topographic maps or other resources. The
property is not required to be surveyed at the concept plan stage.
3. Approximate footprints of any existing aboveground manmade features located on the
subject property, including buildings and other structures, streets, sidewalks, etc.
4. Surrounding land uses and approximate location of building footprints on abutting
properties.
5. Sensitive features, including streams, wooded areas, known wetlands or potential
wetlands, known archeological sites, etc.
6. Other necessary information pertaining to the existing conditions of the property, as
requested by the city.
C. Review oOf Concept Plan:
1. Upon receipt of a concept plan the department of Neighborhood and Development
Services planning and community development shall review the concept plan in the context of
the standards of this title, other requirements of this code, and comprehensive plan policies, and
will have the discretion to solicit comments from other city departments.
2. The dDepartment of planning and community developmentNeighborhood and
Development Services will provide general written comments to the applicant within twenty (20)
business days of receipt of the concept plan based on the information submitted by the
applicant. These comments are intended to provide guidance to the applicant in preparing the
preliminary plat and are not to be construed as comprehensive with regard to compliance with
this code.
3. The preliminary plat shall not be filed until said written comments regarding the concept
plan are provided to the applicant. (Ord. 08-4313, 8-26-2008)
15-2-2
15-2-2: PRELIMINARY PLAT:
A. Submission Required; Waiver:
1. After conferring with the Ddepartment of Neighborhood and Development Services
planning and community development on the concept plan, the owner or owner's representative
shall submit to the city clerk twelve (12) copies same Department of a a preliminary plat and
supporting materials on application forms as provided by the City for consideration. This
submission must include accurate and complete information as set forth in subsection B of this
section.
2. The cCity mManager or designee(s) will check the application for accuracy and
completeness. A "complete application" shall mean the following:
a. A plat with accurate measurements and dimensions and easements identified; and
b. All information as specified in subsection B of this section, has been submitted.
3. The applicant will be notified of deficiencies and/or discrepancies or if an application is
incomplete. If an application is found to be incomplete, the cCity will inform the applicant and
reserves the right to discontinue staff review until a complete and accurate application is filed.
The start date for any applicable time limitations for the application under review will be the date
when a complete application is submitted.
4. The cCity may waive submission of the preliminary plat if the final plat includes all the
requirements of the preliminary plat.
B. Plat Specifications aAnd Accompanying Information:
1. The preliminary plat shall be drawn to the scale of one inch to fifty feet (1" = 50');
however, if the resultant drawing would be larger than twenty four inches by thirty six inches
24" x 36"), the plat shall be submitted at a scale of one inch to one hundred feet (1" = 100'). In
addition, a digital version of the plat must be submitted as per cCity specifications. Each plat
must include the following information:
a. Legal description, acreage and name of proposed subdivision.
b. Name(s) and address(es) of owner(s) and subdivider.
c. Names of the persons who prepared the plat, owner's attorney, representative or
agent, if any, and date of preparation.
d. North point and graphic scale.
e. Contours at five foot (5') intervals or less.
f. Locations of existing lot lines, streets, public utilities, water mains, sanitary sewers,
storm sewers, drainpipes, culverts, watercourses, bridges, railroads, buildings, stormwater
detention facilities and any other public improvements in the proposed subdivision.
g. The existing streets and cCity utilities on adjoining properties.
h. Layout of proposed blocks (if used) and lots, including the dimensions of each, and the
lot and block number in numerical order. For lots where the lot width is different from the lot
frontage, the lot width must be indicated on the plat.
i. Location of any proposed outlot(s), identified with progressive letter designations, and
the purpose of said outlot(s) clearly specified on the plat.
15-2-2
j. Proposed location of clustered mailboxes.
k. Location and widths, other dimensions and names of the proposed streets, alleys,
roads, utility and other easements, parks and other open spaces or reserved areas.
l. Grades of proposed streets and alleys.
m. A cross section of the proposed streets showing the roadway locations, the type of
curb and gutter, the paving and sidewalks to be installed.
n. The proposed layout and size of water mains and sanitary sewers.
o. Proposal for drainage of the land, including proposed storm sewers, ditches, swales,
bioswales, rain gardens, culverts, bridges, stormwater management facilities and other
structures.
p. A signature block for endorsement by the cCity cClerk certifying the cCity cCouncil's
approval of the plat.
q. Where the area is subject to Article 14-2H (Form-Based Zones and Standards), the
following shall be identified on the preliminary plat:
1) Proposed design sites (if used), including the dimensions of each. For design sites
where the design site width is different from the design site frontage, the design site
width must be indicated on the plat.
2) Proposed thoroughfare types (14-2H-9) and the dimensions for each street, sidewalk,
alley, or passage.
3) Proposed civic space types (14-2H-5) for each public or private civic space. and
4) Proposed building types (14-2H-6) for each lot and design site.
5) Notation that all stubs are to connect with future thoroughfares on adjoining property
and shall be designed to appropriately transition, and that that specified civic space and
building types may be substituted with other civic space and building types in
compliance with Article 14-2H (Form-Based Zones and Standards) during the site plan or
building permit process.
2. The preliminary plat shall be accompanied by the following information:
a. A location map with north point showing an outline of the area to be subdivided.
b. A grading plan, including proposed methods for the prevention and control of soil
erosion, pursuant to the grading ordinance, title 17, chapter 8 of this code.
c. If access to state routes is proposed, the plat must be submitted to the Iowa
dDepartment of tTransportation for review. Comments from the Iowa dDepartment of
tTransportation must be submitted with the proposed plat.
d. For properties containing regulated sensitive features as specified in title 14, chapter
5, article I of this code, a sensitive areas development plan must be submitted as set forth in
title 14, chapter 5, article I of this code.
C. Fees: A fee shall be paid at the time ofthe preliminary plat application or any combination
of preliminary plats and/or plans are applied for is submitted to the cCity clerk, in the amount
established by resolution of the cCity cCouncil.
15-2-2
D. Review oOf Plat; Approval Or Disapproval:
12. The dDepartment of Neighborhood and Development Services planning and
community development shall distribute said copies to the appropriate cCity departments for
review as designated by the cCity mManager.
23. Said designee(s) shall examine the plat and application to ensure compliance with the
requirements of this title, other relevant provisions of this code, comprehensive plan policies and
with state law. Upon completion of examination, the dDepartment of Neighborhood and
Development Services planning and community development shall forward a written report,
including recommendations, to the pPlanning and zZoning cCommission. No plat shall be
forwarded to the pPlanning and zZoning cCommission with more than six (6) deficiencies.
4. Following staff evaluation, the owner or owner's representative must submit ten (10)
revised copies of the plat as requested by the City for distribution to the pPlanning and zZoning
cCommission.
5. The Ccommission shall study the revised preliminary plat, review the application of the
owner and review the report from the dDepartment of planning and community
developmentNeighborhood and Development Services.
56. The cCommission shall recommend approval or disapproval of the plat within forty five
45) calendar days of the date the cCity receives a complete application, or the preliminary plat
shall be deemed to be approved by the cCommission. The owner or owner's representative
may, however, agree to an extension of time.
6. Following staff evaluation, the owner or owner's representative shall submit
copies of the revised preliminary plat as requested by the City with the signatures of the
surveyor and the respective utility companies to the City Clerk.
7. After receipt of the recommendation of the cCommission or after the time of any
extension has passed, the cCity cCouncil shall, by resolution, approve or disapprove the
preliminary plat.
E. Effect Of Approval: Approval of a preliminary plat by the cCity cCouncil does not constitute
approval of the subdivision but merely authorizes the subdivider to proceed with the preparation
of the final plat. In the event the cCity cCouncil approves the preliminary plat and the final plat
submitted does not materially and substantially deviate from the preliminary plat and if
inspection by the cCity reveals that all plans and specifications for construction of
improvements, as required by the Ccity, have been met, the final plat shall be approved by the
cCity cCouncil. Approval of the preliminary plat shall be effective for a period of twenty four (24)
months unless, upon written request of the owner or subdivider, the cCity cCouncil, by
resolution, grants an extension of time. If the final plat is not filed with the cCity cClerk within
twenty four (24) months, all previous actions of the cCity cCouncil with respect to the plat shall
be deemed null and void.
15-2-3
15-2-3: FINAL PLAT:
A. Submission Required:
1. After approval of a preliminary plat or if the requirement for preliminary plat has been
waived by the cCity cCouncil, the owner or owner's representative shall submit to the city clerk
twelve (12) copies of file with the Department of Neighborhood and Development Services an
application for final plat approval on a form provided by the City, along with athe final plat for
reviewand supporting materials set forth below for review on application forms provided by the
City. Said final plat must be submitted to the cCity clerk within twenty four (24) months of
approval of the preliminary plat, unless an extension has been approved by the cCity cCouncil.
This submission must include accurate and complete information as set forth in subsections B
and C of this section.
2. The dDepartment of Neighborhood and Development Services planning and community
development will check the application for accuracy and completeness. A "complete application"
shall mean the following:
a. A final plat with accurate measurements and dimensions, and with easements
correctly identified;
b. An accurate legal description;
c. All required legal documents and accompanying instruments as specified in
subsections B and C of this section;
d. Construction plans according to the specifications of the Ccity eEngineer.
3. The applicant will be notified of deficiencies and/or discrepancies or if an application is
incomplete. If an application is found to be incomplete, the cCity will inform the applicant and
reserves the right to discontinue staff review until a complete and accurate application is filed.
The start date for any applicable time limitations for the application under review will be the date
when a complete application is submitted.
4. Upon approval by the cCity, a final plat may include only a portion of the development
illustrated on the preliminary plat if that portion can function as a separate development,
including access and utilities, and if no essential public infrastructure extensions are delayed.
Whether or not said infrastructure is essential in nature shall be determined by the cCity.
5. The applicant shall note any variations from the approved preliminary plat. Requests for
minor changes that do not constitute substantive changes may be approved administratively
without requiring an amendment to the preliminary plat. Substantive changes, including, but not
limited to, the layout and location of streets, lots, and outlots, changes to the proposed uses of
the various lots and outlots, and other similar changes that would result in a substantive change
to the character of the subdivision may result in the necessity to file an amended preliminary
plat.
B. Specifications: The final plat shall meet the following specifications:
1. The plat shall be drawn to the scale of one inch to fifty feet (1" = 50'); provided, however,
if the resultant drawing would be of larger dimension than twenty four inches by thirty six inches
24" x 36"), the plat shall be submitted at a scale of one inch to one hundred feet (1" = 100').
2. Twelve (12) prints of Tthe final plat shall be submitted showing the following information:
15-2-3
a. Accurate property boundary lines, with dimensions and bearings or angular
dimensions, which provide a land survey of the tract, closing with an error of not more than one
foot (1') in ten thousand feet (10,000').
b. Accurate references to known permanent monuments, giving the bearing and distance
from some corner of a lot or block in the cCity to some corner of the congressional division of
which the cCity or the addition thereto is a part.
c. Accurate locations of all existing and recorded streets intersecting the property
boundaries of the tract.
d. Accurate legal description of the property boundaries.
e. Street names and street right of way widths.
f. Complete curve notes for all curves included in the plat.
g. Street centerlines with accurate dimensions in feet and one-hundredths of feet with
bearings or angular dimensions to street, alley and lot lines.
h. Lot numbers and lot line dimensions. For lots where the lot width is different from the
lot frontage, the lot width must be indicated on the plat.
i. Block numbers, if used.
j. Accurate dimensions for any property to be dedicated or reserved for public, semipublic
or community use.
k. Location, type, material and size of all markers.
l. Name and street address of the owner and subdivider.
m. Name and street address of owner's or subdivider's attorney, names of persons who
prepared the plat and the date of preparation.
n. North point, scale and date.
o. Certification of the accuracy of the plat by a registered land surveyor of the state.
p. Location and width of easements for utilities.
q. Certification by the utility companies that utility easements are properly placed for the
installation of utilities.
r. A signature block for endorsement by the Ccity cClerk certifying the cCity cCouncil's
approval of the plat.
s. A note on the plat stating:
Notes on this plat are not intended to create any vested private interest in any stated use
restriction or covenant or create any third party beneficiaries to any noted use restriction or
covenant.
3. The applicant shall submit a digital version of the final subdivision plat as part of the
application process. Once the final subdivision plat has been approved by the Ccity Ccouncil, a
final copy of the digital version of the plat shall be submitted to the Department of Public
Workscity engineering department. Said final digital copy shall be compatible with the Johnson
County geographic information system and city of Iowa City mapping system. Specific formats,
15-2-3
procedures, and methods needed to meet this requirement will be updated as changes in
technology occur.
C. Accompanying Documents: The final plat shall also be accompanied by the following
documents:
1. Owner's Statement: An acknowledged statement from the owner and the owner's
spouse, if any, that the subdivision as it appears on the plat is with their free consent and is in
accordance with the desires of the proprietor and the proprietor's spouse. This statement may
include the dedication to the public.
2. Dedications: Dedication of streets and other public property, including perpetual
easements for the installation, operation and maintenance of cCity utilities.
3. Mortgage Holder's Oor Lien Holder's Statement: An acknowledged statement from
mortgage holders or lien holders that the plat is prepared with their free consent and in
accordance with their desire, as well as a release of mortgage for any areas dedicated to the
public.
4. Encumbrance Certificates: If there is no consent from the mortgage holders or lien
holders as specified in subsection C3 of this section, and if the land being platted is
encumbered in the manner set out in the code of Iowa, as amended, a certificate shall be filed
with the Johnson Ccounty rRecorder showing an encumbrance bond in an amount double the
amount of the encumbrance and approved by the recorder and clerk of the district court. The
bond shall run to the county for the benefit of the purchasers of the land subdivided.
5. Attorney's Opinion: An opinion from an attorney at law showing that the fee title is in the
owner and that the land platted is free from encumbrance or if encumbered, listing the
encumbrances and the bonds securing the encumbrances.
6. Construction Plans: A complete set of construction plans for all public improvements,
meeting Ccity specifications, must be submitted to the Ccity Eengineer's office.
7. County Treasurer's Certificate: A certified statement from the Ccounty tTreasurer that
the land being platted is free from taxes.
8. County Auditor's Certificate: A certified statement from the Ccounty Aauditor approving
of the name or title of the subdivision as succinct and unique to Johnson County.
9. Subdivider's Agreement:
a. An agreement executed by the subdivider which agrees, as a covenant running with
the land, that the Ccity shall not issue a building permit for any lot in the subdivision until the
subdivider installs the public improvements, except sidewalks, according to plans and
specifications approved by the Ccity Eengineer and until the cCity eEngineer approves
subdivision erosion control measures. If the subdivider desires a building permit prior to
installing the improvements, the owner must deposit with the cCity fFinance dDepartment an
escrow equal to the cost of improvements plus ten percent (10%) thereof in cash or an
irrevocable letter of credit payable to the cCity in a form approved by the cCity aAttorney. At the
cCity's discretion, this escrow may be divided by the number of lots in the subdivision and
collected on a per lot basis prior to the issuance of a building permit. Subdivider must further
agree, as a covenant running with the land, that subdivider will install sidewalks abutting each
lot in the subdivision as set forth in this title, that the obligation to install the sidewalks remains a
lien on the lots abutting the sidewalk until released by the cCity and that, in the event subdivider
fails to install the sidewalks, the cCity may install the sidewalks and assess the total cost against
15-2-3
the property without meeting the requirements of notice, benefit or value required by state law
for assessing improvements.
b. The subdivider's agreement shall state that the subdivider, including its grantees,
assignees and successors in interest, agrees that public services, including, but not limited to,
street maintenance, snow and ice removal and solid waste collection, will not be extended to
such subdivision until the pavement is completed and accepted by the cCity cCouncil by
resolution.
c. The subdivider's agreement shall state:
Plat notes and surveyor's notes on plats serve to provide notice of how a subdivision is
expected to develop. Said notes are not intended to create any vested private interest in any
stated use restriction or covenant, or create any third party beneficiaries to any noted use
restriction or covenant. The City reserves the right, in its sole discretion, subject to any
applicable public notice and approval process required by law, to alter or amend any plat note,
or to sell or vacate any right-of-way, street, alley, park, easement, open area or other land set
apart and dedicated for public use within the plat. The City further reserves the right, upon
request of the owner or successor in interest, to vacate the plat and/or relocate any easement,
alter lot boundaries or allow said land to be replatted subject to any applicable public notice and
approval process required by law.
d. The subdivider's agreement may include other conditions peculiar to the subdivision
as allowed by law.
10. Iowa Department oOf Transportation Permits: Approved IDOT permits must be
submitted, if required.
11. Neighborhood Plan: Where subject to Article 14-2H (Form-Based Zones and
Standards), a Neighborhood Plan shall be submitted that complies with the standards in
14-2H-1E (Neighborhood Plan) and includes the full geographic scope of the area being
platted.
D. Review; Approval oOr Disapproval:
1. Upon the filing of the final plat as set forth above, the city clerk Department of
Neighborhood and Development Services shall submit eleven (11) copies of the final plat and
the application to the department of planning and community development.
2. The department of planning and community development shall distribute said copies of
the final plat and the application to the appropriate cCity departments for review as designated
by the cCity mManager.
32. Said designee(s) shall examine the application, the plat, the construction plans, and the
legal documents to ensure compliance with the requirements of this code, state law, and the
preliminary plat.
43. The costs of engineering examination of final plat and construction plans shall be paid
by the subdivider and shall be the actual costs of the engineering examination and review as
incurred by the cCity.
54. Upon completion of said review staff shall recommend approval or disapproval of the
plat within forty five (45) calendar days of the date the Ccity received a complete application, or
the final plat shall be deemed to be approved by the staff. The owner or subdivider may,
however, agree in writing, to an extension of time.
15-2-3
65. Following staff evaluation, the owner or owner's representative shall submit a digital
version, a transparent reproducible copy and eight (8) prints of copies of the revised final plat as
requested by the City with the signatures of the surveyor and the respective utility companies to
the cCity cClerk.
76. After receipt of the recommendation of the staff or after the time of any extension, the
Ccity cCouncil shall, by resolution, approve or disapprove the final plat. The cCity cCouncil must
take action on the final plat within sixty (60) calendar days of submission of a complete
application for a final plat to the cCity cClerk. If the cCity cCouncil does not approve or
disapprove the plat within sixty (60) calendar days, the final plat shall be deemed approved. The
owner or subdivider may, however, agree in writing, to an extension of time.
15-3-1
TITLE 15. LAND SUBDIVISION
CHAPTER 3: DESIGN STANDARDS AND REQUIRED
IMPROVEMENTS
15-3-1: General Requirements
15-3-2: Streets aAnd Circulation
15-3-3: Sidewalks, Trails, And Pedestrian Connections
15-3-4: Layout oOf Blocks And Lots
15-3-5: Neighborhood Open Space Requirements
15-3-6: Energy aAnd Communications Distribution Systems
15-3-7: Sanitary Sewers
15-3-8: Stormwater Management
15-3-9: Water Systems
15-3-10: Clustered Mailboxes
15-3-11: Markers
15-3-12: Specifications
15-3-13: Inspections
15-3-14: Off Site Costs fFor Public Improvements
15-3-1: GENERAL REQUIREMENTS:
A. Design of the subdivision shall comply with the standards of this chapter, provide for the
orderly growth and development of the city, demonstrate consistency with the Iowa City
comprehensive plan and any specific adopted district plans, and take into consideration the
natural features of the site and patterns of adjacent development.
B. The subdivider of property shall be responsible for constructing all public improvements
associated with the proposed subdivision according to this code, unless exempted from such
requirements according to the provisions herein.
C. "Public improvements", as defined in this title, shall be constructed and installed according
to the standards established by the city. Copies of said standards are on file in the office of the
city engineer. (Ord. 08-4313, 8-26-2008)
15-3-2
15-3-2: STREETS AND CIRCULATION:
A. Connectivity oOf Streets, Sidewalks, And Trails: Subdivisions shall provide for
continuation and extension of arterial, collector and local streets, sidewalks and trails in
accordance with the following standards:
1. Arterial streets must be located and extended in general accordance with the JCCOG
Metropolitan Planning Organization of Johnson County arterial street plan and Iowa City
comprehensive plan.
2. All streets, sidewalks, and trails should connect to other streets, sidewalks, and trails
within the development, and to the property line to provide for their extension to adjacent
properties. Each subdivision must contribute to the larger interconnected street pattern of the
city to ensure street connectivity between neighborhoods, multiple travel routes resulting in the
diffusion and distribution of traffic, efficient routes for public and emergency services, and to
provide direct and continuous vehicular and pedestrian travel routes to neighborhood
destinations.
3. The road system shall be designed to permit the safe, efficient, and orderly movement of
vehicular and pedestrian traffic; to meet the needs of the present and future population served;
to have a simple and logical pattern and allow that pattern to continue through adjacent
properties; and to respect natural features and topography.
4. Use of cul-de-sacs and other roadways with a single point of access should be avoided.
Cul-de-sacs will be considered where it can be clearly demonstrated that environmental
constraints, existing development, access limitations along arterial streets, or other unusual
features prevent the extension of the street to the property line or to interconnect with other
streets within or abutting the subdivision.
5. Where the area is subject to Article 14-2H (Zones and Standards), thoroughfares are to
create walkable neighborhoods with redundant routes for vehicular, bicycle and
pedestrian circulation. The arrangement of thoroughfares shall provide for the alignment
and continuation of existing or proposed thoroughfares into adjoining lands where the
adjoining lands are undeveloped and intended for future development, or where the
adjoining lands are undeveloped and include opportunities for such connections.
1) Thoroughfare rights-of-way shall be extended to or along adjoining property
boundaries to provide a roadway connection or thoroughfare stub for development, in
compliance with 15-3-4 (Layout of Blocks and Lots), for each direction (north, south,
east, and west) in which development abuts vacant land.
2) All stubs for thoroughfares are to connect with future thoroughfares on adjoining
property and be designed to transition appropriately.
B. Minimum Access Standards: Adequate street access to an area or neighborhood is
required as part of subdivision approval or prior to the approval of additional subdivision lots.
The standards in this subsection are intended as minimum standards in areas where
connectivity is limited by topography, previous development patterns, or other unusual features
and shall not be used as a means of circumventing the street connectivity standards set forth in
subsection A of this section. The following guidelines will be used by the city in determining
whether additional street access is a prerequisite to additional lots or developable parcels being
approved by the city.
1. Additional access may be required if a proposed development will result in any portion of
a street that provides a single means of access to an area being overburdened with traffic.
15-3-2
Overburdened" shall be defined as a projected volume which exceeds the midpoint design
volume as follows:
a. Local street: Five hundred (500) vehicles per day.
b. Collector street: Two thousand five hundred (2,500) vehicles per day.
2. Projected traffic volumes shall be determined by using the most recent average daily
traffic count when available, and adding it to projected traffic generation as determined by the
city. In the absence of a recent traffic count, projected traffic volumes shall be calculated by
using projected traffic generation for both existing and proposed development.
3. Additional means of access may also be required if any of the following conditions exist
or will exist if additional lots or developable parcels are approved:
a. There are physical features that may increase the probability of blockages along the
single means of access to the development. These physical features include, but are not limited
to: slopes eight percent (8%) or greater; floodplains as designated by the federal emergency
management agency; a bridged or culverted roadway; trees adjacent to the roadway with trunk
diameter greater than four inches (4"); a grade separated highway; or a railroad.
b. The existing access is insufficient to provide efficient, safe, and/or cost effective routes
for the provision of public and emergency services for the proposed development.
c. The street, which provides a single means of access to the area, is a local or collector
street along which there are existing or proposed facilities that may increase the probability of
pedestrian-motor vehicle conflicts. These facilities include, but are not limited to, schools,
daycare centers and parks.
d. There are land uses located along the subject street that serve special populations,
which may increase the volume of emergency vehicle trips. These uses include, but are not
limited to, adult daycares, facilities serving elderly persons, or persons with disabilities.
4. For a situation requiring additional means of access based on the above criteria, a single
means of access may be permitted as a temporary condition. A temporary condition is one in
which there is secured, written assurance from the private subdivider that the road, which will
provide the necessary access, will be constructed within three (3) years of development or,
alternatively, said access is scheduled for construction no later than the third year of the then
current capital improvements program of the city.
C. Street Types:
1.Table 15-1, "Standards For Street Rights Of Way", of this section provides a summary of
various street types. The information in this table is intended to provide guidance for the design
of the street network within a subdivision, except for those subdivisions regulated by Article
14-2H (Form-Based Zones and Standards). When designing a subdivision, street types
should be chosen based on the intended function of the street and anticipated level of traffic.
The Ccity will review the proposed streets and determine the appropriate street type based on
the factors set forth in this section.
15-3-2
TABLE 15-1: STANDARDS FOR STREET RIGHTS OF WAY
Minimum Right
oOf Way Width
Pavement
Width
Number
Travel Lanes
Parking Maximum Grade Sidewalk
Width
Residential alley/ rear lane 20 feet 16 feet 2 No 12% n/a
Commercial alley/ rear
lane
20 feet
minimum/ varies
20 feet/varies 2 No 10% n/a
Loop street1 100 feet
minimum/ varies
22 feet 1 shared Yes, on
1 side
10% 4 feet
residential side
of street only
Low volume cul-de-sac2 50 feet 22 feet 1 shared Yes, on
1 side
10% 4 feet both
sides
Cul-de-sac 60 feet 26 or 28 feet 2 Yes3 10% 5 feet both
sides
Local residential street 60 feet 26 or 28 feet 2 Yes3 12% 5 feet both
sides
Local
commercial/industrial
street
60 feet 28 feet 2 Yes 8% 5 feet both
sides
Collector street (all land
uses)
66 feet 31 feet 2 Yes 10% for residential;
8% for commercial
or industrial
5 feet both
sides
Collector street with bike
lanes
66 feet 34 feet 2 No 8 % 5 feet both
sides
2 lane arterial street 100 feet
minimum
31 feet 2 No 8 % 8 feet one
side/5 feet one
side
Arterial street with bike
lanes
100 feet
minimum
34 feet 2 No 8 % 8 feet one
side/5 feet one
side
15-3-2
4 lane arterial street 100 feet
minimum
54 feet/ varies
depending if
median is
included
4 No 8 % 8 feet one
side/5 feet one
side
Arterial street with parking 100 feet
minimum; more
may be required
depending on
parking
configuration
Varies, based
on number of
lanes and
whether parking
is parallel or
angled
2 Yes 8 % 8 feet one
side/5 feet one
side
3 lane arterial street 100 feet
minimum
46 feet/varies
depending if
median is
included
3 No 8 % 8 feet one
side/5 feet one
side
Notes:
1. Loop streets provide access for 12 or fewer dwellings.
2. Low volume cul-de-sacs provide access to 10 or fewer single-family dwellings.
3. For residential streets with less than 28 feet of pavement width, parking is restricted to one side.
15-3-2
2. Where a subdivision is regulated by Article 14-2H (Form-Based Zones and Standards),
streets shall meet the following thoroughfare standards.
a. Thoroughfares shall conform with allowed thoroughfare types and shall comply with
14-2H-9 (Thoroughfare Type Standards).
b. Thoroughfares that pass from one Form-Based Zone to another may transition in their
streetscape along the thoroughfare's edges. For example, a thoroughfare in a more
urban zone (e.g.,T4 Main Street) with commercial uses may have wide sidewalks with
trees that transitions to narrower sidewalks with a planting strip in a less urban zone
e.g., T4 Neighborhood Medium) with residential uses.
c. Thoroughfares shall substantially comply with the Form-Based Code Future Land Use
map in the comprehensive plan. Variations from the future land use map may be
approved for thoroughfares where sensitive areas are present, or where the following
standards are met:
1) Thoroughfare types may be substituted with other thoroughfare types allowed by the
zone, except for the following streets: South Gilbert Street, Sand Road SE, McCollister
Boulevard, Sycamore Street, Sycamore Street SE, and Lehman Avenue.
2) The alignment of thoroughfares may change where connections to existing street
stubs are retained, the new alignment complies with 15-3-4 (Layout of Blocks and Lots),
and single-loaded streets continue to abut civic or open space.
3) A Passage (14-2H-9L) may replace another thoroughfare type shown on the Form-
Based Code Future Land Use map where all affected design sites retain direct street or
alley access. A Passage may be removed or replaced by another thoroughfare type
where all abutting design site(s) retain direct street access.
4) An Alley (14-2H-9K) may be added in compliance with 15-3-4 (Layout of Blocks and
Lots). An Alley may be removed from locations identified on the Form-Based Code
Future Land Use map where the Alley is not in a T4MS zone and all design sites abutting
the Alley have direct street access to a street other than the following: McCollister
Boulevard and South Gilbert Street.
D. Dedication oOf Right Of Way: Land shall be dedicated to the city for all public street rights
of way within the development and for any public street right of way that is needed for streets
that abut or will abut the development.
E. Measurements aAnd Construction Standards:
1. All right of way improvements must be designed and constructed according to the
design and construction standards established by the city. Said standards are on file in the
office of the city engineer.
2. All street widths shall be measured back of curb to back of curb.
3. The minimum outside radius of the pavement of cul-de-sac bulbs and loop streets is
thirty nine feet (39'). A center median is required at the center of the cul-de-sac bulb with a
minimum radius of eleven feet (11'). For loop streets a median is also required with a minimum
width of thirty feet (30'). In residential areas, center medians for cul-de-sacs and loop streets are
required to be landscaped to at least the S1 standard as described in title 14, chapter 5, article
F, "Screening And Buffering Standards", of this code. The subdivider's agreement shall
designate and set forth procedures for property owners or a homeowners' association to
15-3-2
maintain the landscaped area within the center median of loop streets and cul-de-sacs. Said
instrument shall provide that if said services are not provided as required therein, the city shall
have the right to perform said services, and the cost thereof shall be a lien and charge against
all of the subject lots.
F. Street Intersections:
G. Traffic Calming Features:
H. Street Names:
I. Private Streets:
J. Cost Sharing For Pavement Overwidth:
K. Cost Sharing For Street Upgrades:
15-3-3
15-3-3: SIDEWALKS, TRAILS, AND PEDESTRIAN CONNECTIONS:
Public sidewalks, trails, and pedestrian connections shall be constructed in the public right of
way according to the following standards:
A. Sidewalks, trails, and pedestrian connections shall be constructed according to city
standards. Said standards are on file in the office of the city engineer.
B. Five foot (5') wide concrete sidewalks must be constructed along both sides of all local
and collector streets, except for connections to existing sidewalks as provided in subsection D
of this section. For low volume and loop streets, as described in table 15-1 of section 15-3-2 of
this chapter, the required sidewalk width may be reduced to four feet (4').
C. Along arterial streets, a five foot (5') sidewalk is required on one side of the street and an
eight foot (8') sidewalk on the other side, except as allowed in subsection D of this section. The
city will determine on which side of the street the eight foot (8') sidewalk will be placed. When an
eight foot (8') sidewalk is required, the city, at its discretion, will either pay for the excess
pavement required for the developer to install an eight foot (8') sidewalk rather than a five foot
5') sidewalk, or collect the estimated cost of the five foot (5') sidewalk from the developer and
apply said cost to construction of an eight foot (8') sidewalk by the city. Any payment of excess
pavement costs by the city shall be pursuant to state law.
D. In cases where the proposed sidewalk provides a connection between existing sidewalks
that are less than the required width, the proposed sidewalk may be constructed to match the
width of the adjacent sidewalks. However, this modification is not allowed in cases where one
end of the proposed sidewalk will provide a connection to future sidewalks for new
development. In such a case, the sidewalk should be tapered to provide a transition between
differing sidewalk widths. The city will determine where along the street the transition should
occur.
E. All sidewalks and trails must connect to other sidewalks and trails within the development
and to the property line to provide for their extension to adjacent properties.
F. The subdivider will be responsible for the construction of a public sidewalk along the
frontage of private open space, public open space required to be dedicated to the city according
to title 14, chapter 5, article K, "Neighborhood Open Space Requirements", of this code and
along the frontage of other outlots as necessary for a continuous sidewalk system to be created.
G. In residential subdivisions, blocks longer than six hundred feet (600') must have midblock
pedestrian connections between adjacent streets, unless said connection is deemed to be
unnecessary and is waived by the city. At the time of subdivision, these connections must be
platted as minimum fifteen foot (15') wide easements; if the connecting sidewalk is greater than
five feet (5') in width, the easement must be at least twenty feet (20') wide. Within this easement
a sidewalk must be constructed to city standards that is equal in width to the sidewalks to which
it provides a connection. If the midblock sidewalk connects to sidewalks of two (2) different
widths, the midblock sidewalk must be equal in width to the wider sidewalk. The area and
sidewalk within the pedestrian easement must be maintained by adjacent property owners
according to the subdivider's agreement in a manner similar to maintenance requirements for
public sidewalks.
H. Where a trail extension, as identified in the comprehensive plan or an adopted trails plan,
is located on the subject property, the city may require an easement or alternatively, may
require dedication of an outlot for the trail. Construction of the trail or portion of a trail may also
be required in instances where said trail or portion of a trail primarily serves the needs of the
proposed subdivision/development. In this situation, the trail will be treated as a public
15-3-3
improvement. Dedication of land for a trail extension shall count toward the open space
requirement for the development, provided said land is consistent with the standards for open
space as set forth in title 14, chapter 5, article K of this code and provided said land dedication
is acceptable to the city. (Ord. 08-4313, 8-26-2008)
15-3-4
15-3-4: LAYOUT OF BLOCKS AND LOTS:
A. Blocks:
1. Blocks should be limited in size and be laid out in a pattern that ensures the connectivity
of streets, provides for efficient provision of public and safety services, and establishes efficient
and logical routes between residences and nonresidential destinations and public gathering
places.
2. Block Lengths
a. Except as required by Article 14-2H (Form-Based Zones and Standards), Tto provide
multiple travel routes within and between neighborhoods, block faces along local and collector
streets should range between three hundred (300) and six hundred feet (600') in length and for
residential subdivisions have a width sufficient to accommodate two (2) tiers of lots. Longer
block faces may be allowed in cases of large lot commercial, industrial, or rural residential
development, or where topography, water features, or existing development prevents shorter
block lengths, although midblock pedestrian connections may be required (see section 15-3-3 of
this chapter). Block faces are measured from centerline to centerline.
b. Where the area is subject to Article 14-2H (Form-Based Zones and Standards), the
block network shall substantially comply with the Form-Based Code Future Land Use
map in the Comprehensive Plan and shall meet the following standards:
1) Individual block lengths and the total block perimeter shall comply with the standards
in Table 15-3-4A-1 (Block Size Standards). Where a block contains multiple Form-Based
Zones, the most intense zone is to be used to establish the standards for block size.
Blocks may exceed the maximum allowed length if a compliant Passage (14-2H-9L) is
provided to break up the block.
Table 15-3-4A-1: Block Size Standards
Zone Length (max.) Length (max.) With
Passage1
Perimeter
Length
Perimeter Length
With Passage1
T3 NE 500' max. 800' max. 1,600' max. 2,200' max.
T3 NG 500' max. 800' max. 1,600' max. 2,200' max.
T4 NS 360' max. 600' max. 1,440' max. 1,950' max.
T4 NM 360' max. 600' max. 1,440' max. 1,950' max.
T4 MS 360' max. 500' max. 1,440' max. 1,750' max.
1 In compliance with the standards for a Passage in Sub-Section 14-2H-9L (Passage).
15-3-4
2) Blocks shall be a minimum width to result in two halves of developable design sites in
compliance with the minimum design site depth standards of the allowed building types
in the Form-Based Zone. When the zone has a range of minimum design site depths, the
applicant may show the shortest minimum design site depth with an acknowledgement
that the selected depth may not accommodate the full range of building types allowed by
the zone. A single half is allowed when adjoining an existing half-block.
3) The size, shape, length, location, and design of blocks may vary from the Future
Land Use map where required to accommodate sensitive areas, or where the variation
complies maintains street connectivity, complies with Table 15-3-4A-1 (Block Size
Standards, minimizes changes to Form-Based Zones on each block, and adjusts all
blocks affected by the proposed change(s). Where this affects the location, shape, or
design of civic space, the variation shall maintain civic space of a similar size in a nearby
location within the subdivision.
3. Block faces along arterial streets should be at least six hundred feet (600') in length.
Intersecting collector streets should be spaced in a manner that provides adequate connectivity
between neighborhoods, but also maintains the capacity of the street for the safe and efficient
movement of traffic. Longer block faces may be required along high capacity or higher speed
arterial streets where the interests in moving traffic outweigh the connectivity between areas of
development. The city may approve shorter block faces in high density commercial areas or
other areas with high pedestrian counts.
4. Cul-de-sacs may not exceed nine hundred feet (900') in length. The length of a cul-de-
sac is measured from the centerline of the street from which it commences to the center of the
bulb.
B. Lots:
1. Lots must be platted in a manner that will allow development that meets all requirements
of title 14, "Zoning Code", of this code. Lots and design sites must be of sufficient size to
accommodate an adequate buildable area and area for required setbacks, off street parking,
and service facilities required by the type of use and development anticipated.
2. Lots with multiple frontages must be platted large enough to accommodate front setback
requirements along street side lot lines.
3. If a property with frontage along an arterial street is proposed to be subdivided,
developed or redeveloped for any multi-family, group living, commercial, institutional or
industrial use, a cross access easement must be provided by the property owner to all adjoining
properties that front on the same arterial street that are or may be developed as multi-family,
group living, commercial, institutional use, or industrial uses according to the cross access
standards set forth in section 14-5C-7 of this code.
4. In residential areas, double and triple frontage lots shall be avoided. Where such lots are
necessary to overcome specific disadvantages of topography, land features, or access
restrictions, the following standards apply:
a. Lots with multiple frontages shall be one hundred twenty five percent (125%) of the
required lot area for the zone in which the lot is located. The additional required lot area shall be
used to increase the depth of the lot between street frontages. Corner lots with only two (2)
frontages are exempt from this requirement, however, said corner lots should be platted with
enough land area to accommodate the required front setback area along both frontages.
b. Double and triple frontage lots where dwellings will have side or rear building facades
oriented toward an arterial street shall provide a minimum twenty foot (20') wide landscaped
15-3-4
buffer area along the arterial street frontage. The buffer area shall be planted with a mixture of
coniferous and deciduous vegetation approved by the city forester. The vegetation shall be
required along with other public improvements for the property. Lots where dwellings will have
front building facades oriented toward an arterial street are exempt from this requirement. If a
buffer area was required during subdivision, no solid fences will be allowed within this buffer
area. This restriction must be noted in the subdivider's agreement and on the plat. On corner
lots, the landscaping within the buffer must be planted and maintained to comply with
intersection visibility standards.
5. Side lot lines shall approximate right angles to straight street lines or be approximately
radial to curved street lines, except where a variation will provide a better street and lot layout.
For purposes of this subsection, "approximate right angles" means angles between eighty
degrees (80°) and one hundred degrees (100°).
6. Residential lots shall not be designed with irregular shapes such as a flag or panhandle
shape where the structure on the lot may be hidden from the street behind another structure.
7. In residential subdivisions, lots must be arranged to allow easy access to public open
space. The subdivision layout should be designed so that the location and access to public
open space is readily apparent to the public. Subdivision layouts where public open space is
surrounded by private lots that back up to the public open space are discouraged. Techniques,
such as single loaded streets along park edges or along segments of park edges and well
marked trail easements are to be utilized to satisfy this requirement.
C. Provisions To Minimize The Effect Of Highway Noise: Subdivisions adjacent to or within
three hundred feet (300') of the Interstate 80 and/or the Highway 218 rights of way shall comply
with the following provisions, intended to reduce the effect of highway noise on residential
areas:
1. Any portion of a residential lot that is within three hundred feet (300') of the Interstate 80
or Highway 218 right of way shall be identified as a noise buffer, and no residential structure will
be permitted within this three hundred foot (300') buffer area. The buffer area shall be planted
with a mixture of coniferous and deciduous vegetation approved by the city forester. The
vegetation shall be required along with other public improvements for the property. Existing
trees and vegetation may be used to comply with this requirement as approved by the city
forester. Accessory structures and yards are permitted within the three hundred foot (300')
buffer area provided the required vegetative buffer is maintained.
2. The three hundred foot (300') buffer for residential structures may be reduced with
approval by the city if the subdivider constructs an earthen berm, decorative wall, or other
similar structure and demonstrates that the highway noise just outside the proposed residential
structures will be no more than sixty (60) dB.
3. The three hundred foot (300') buffer for residential structures may also be reduced with
approval by the city if the subdivider demonstrates that existing topography results in highway
noise being no more than sixty (60) dB just outside the proposed residential structures. (Ord.
08-4313, 8-26-2008)
15-3-5 through 15-3-14
15-3-5: NEIGHBORHOOD OPEN SPACE REQUIREMENTS:
A. Intent And Purpose: The neighborhood open space requirements are intended to ensure
provision of adequate usable neighborhood open space, parks and recreation facilities in a
manner that is consistent with the neighborhood open space plan, as amended, by using a fair
and reasonably calculable method to equitably apportion the costs of acquiring and/or
developing land for those purposes. Active, usable neighborhood open space includes
pedestrian/bicycle trails preferably located within natural greenway systems, and also includes
neighborhood parks that serve nearby residents. Portions of community parks may be adapted
for neighborhood use, but this chapter is not intended to fund the acquisition of community
parks or large playing fields for organized sports.
B. Dedication Of Land Or Payment Of Fees In Lieu Of Land Required: As a condition of
approval for residential subdivisions and commercial subdivisions containing residential uses,
the applicant shall dedicate land or pay a fee in lieu of land, or a combination thereof, for park,
greenway, recreational and open space purposes, as determined by the Ccity and in
accordance with the provisions of title 14, chapter 5, article K, "Neighborhood Open Space
Requirements", of this code.
15-3-6: ENERGY AND COMMUNICATIONS DISTRIBUTION SYSTEMS:
15-3-7: SANITARY SEWERS:
15-3-8: STORMWATER MANAGEMENT:
A. The developer shall provide the subdivision with adequate drains, ditches, culverts, complete
bridges, storm sewers, intakes and manholes to provide for the collection, management, and
removal of all surface waters as set forth in title 16, chapter 3, article G, "Stormwater Collection,
Discharge And Runoff", of this code. These improvements shall extend to the boundaries of the
subdivision and beyond, as necessary to provide for extension by adjoining properties, as
determined by the cCity.
15-3-9: WATER SYSTEMS:
15-3-10: CLUSTERED MAILBOXES:
15-3-11: MARKERS:
15-3-12: SPECIFICATIONS:
15-3-13: INSPECTIONS:
15-3-14: OFF SITE COSTS FOR PUBLIC IMPROVEMENTS: