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Home My WebLink AboutWS 1 - Zoning Code AmendmentsSTAFF PRESENTATION TO FOLLOW: Item: WS Item 1 : Presentation and discussion of Amendments to Title 14, Zoning to improve housing choice, increase housing supply, and encourage affordability. am Timeline — How we got here . PLANS & PUBLIC ENGAGEMENT PLANNING & ZONING COMMISSION MEETINGS • 2016:Affordable HousingAction Plan February2023: • Adopted with 15 action steps,including changes to zoning regulations Initial introduction and discussion on housing affordability • Summary of financial incentives • 2019: Fair Housing Choice Study • Pending zoning code amendments • Lack of affordable rental housing was identified as a sign ificantfair itousingissue • April 2023: • Improving housing choice was recommended as a strategy • Presentation on the 2022 Residential Development Analysis; residential development not keeping pace with demand • 2022:Affordable Housing Action Plan • Council member Thomas presents Strategic Plan • 2022:FY23-FY28 City Council Strategic Plan • July 2023: • Adopted with action step that prioritizes the recommendations in the Introduction to proposed zoning code amendments 2022 Affordable HousingActionn n • August 2,2023: • Commission recommended approval of all proposed code changes, except accessory apartments(e.g.ADLIs) Continued growth, driven by high quality of life and strong economic base Factors Influencing A housing supply that is not meeting Housing the demand generated by the Affordability growth Continued high prices and rents indicate an unmet demand for housing Goals of Proposed Zoning Code Amendments • Increase housing supply to meet demand • Increase diversity of housing options to improve Role housing choice by: • Removing barriers for housing types that HousingSupplygenerally cost less than single-family detached Choiceand homes (e.g. townhomes, duplexes, and accessory apartments) • Incentivize the development of income restricted affordable housing (e.g. density bonuses) • Address fair housing issues to ensure persons with disabilities have equal access to housing • Implement action items included in adopted plans • IC2030: Comprehensive Plan 1 NgM1b FW 3 p • Proposed amendments align with adopted p'gsaItwalkable ^t"'° e. commumty� bikk land use policy direction b�atn�ee 3 0 3 Y n netghhorhoods^ �U ty were i . zozz� Iowa CityLAW— IowaCRY • 2016: Affordable Housing Action Plan Affordable °°"�'"�� • Adopted with 1.5 action steps, Housing SII including changes to zoning regulations . ACTION PLAN • 2019: Fair Housing Choice Study • Lack of affordable rental housing was identified as a significant fair housing issue Cm'Or down CTP • Improving housing choice was Strategic Plan recommended as a strategy mta.,I,,1 m febeowIn,rnmoR Q • 2022: Affordable Housing Action Plan • 2022: FY23-FY28 City Council Strategic Plan City Council Strategic Plan OMPA CT AREq Connection • Values • Tied to the City's core value for Racial Equity, Social Justice, and RACIAL EQUITY, Human Rights: Remove and address systemic barriers present in SOCIAL JUSTICE, all facets of city government, including land use decisions AND HUMAN RIGHTS CLIMATE ACTION • Housing and Neighborhoods Impact Area encourages: PARTNERSHIPS AND • Updating the Zoning Code to encourage compact neighborhoods with diverse ar, ENGAGEMENT housing types and land uses • Addressing the unique needs of vulnerable populations and low-to-moderate income neighborhoods • Council's Action Plan recommends advancing prioritized recommendations from the 2022 Affordable Housing Action Plan Increase flexibilityfor a range of housing types Proposed — 2. Modify design standards 3. Provide additional flexibility to Amendments enhance the supply of housing 4. Create regulatory incentives for affordable housing Address Fair Housing 1 . Increase flexibility for a range of housing types Proposed Amendments : 1 . Increase flexibility for a range of housing types Proposed 1a. Allow duplexes/2 attached units more Currently allowed only on corner widely in lower density single-family zones lots 1b. Allow townhome-style multi-family Currently allows up to 6 side-by- uses in higher density single-family zones side single-family townhomes 1c. Allow 2nd story multi-family more BOA review requires finding that easily in certain commercial zones and specific and general approval enable the BOA to allow ground floor criteria are met residential in commercial zones 1d. Treat assisted group living more Allow in more zones without BOA similarly to multi-family uses review, and stop allowing in semi- industrial zones y DDD Analysis : 1a . Allow duplex & 2 attached units more widely in lower density single-family zones •Existing Situation • Duplexes/attached single-family uses tend to be more affordable than single-family homes • 2022 Affordable Housing Action Plan recommends expanding -- where allowed from just corner lots in lower density zones •Anticipated Impacts • Primarily expected to lead to additional duplex/attached single- family uses in greenfield sites • Existing parcels may accommodate duplex uses through gradual conversion/redevelopment • Up to 2,900 lots (-170 parcels in University Impact Area) • Up to another 2,200 lots w/ lot size reductions (-90 parcels in UTA) Allowed historically but amount has decreased . Attached single-family uses would require lots be re-subdivided I I N, It51 s �hl =5 1 If Interstate 80 4tn 5t 1 I 61W I I SEh SES .{ mb�a`4a 1 1 . Lots That May -- Gbrt HosysrH r i�� S W Par1:Rd Allow Duplexes I RWor Churchbt z 1 11 RO heatw AM1e` alpk+he❑ r Jeffsi n 51 I I BI El� S cpmt St "I mae Ave � I W l8Gnten St }nuscatfieAve ,Cttxwood nve I �$� �` ti filand Ave m l� FL W v R fl ® Planne d Development t I p, €- Overlay(OPD) ti t I r� grp,, rJggf -Currently Allows Duplex McCoAisiar6�d Allows Duplex Lhder E ■ I — I I Proposed Charge la f I i ay Allis Duplex Lhder -Proposed Charge la 3a I 1 I J Does Not Allow Duplex I r Urder Crrert or I Pmposed Charges Analysis : 1b . Allow townhome-style multi-family uses in higher density single-family zones •Existing Situation • Up to 6 attached single-family townhomes are allowed in higher density residential zones • Townhome-style multi-family homes are not even though they can be more affordable and look the same from the street •Anticipated Impacts • Likely to have limited impact on units produced Adds flexibility for housing types allowed and arrangement of dwelling units in RS-12 zone Attached Single-Fa milyTown homes Townhome-Style Multi-Family Analysis : 1c. Allow 2nd story multi-family more simply in certain commercial zones and enable the BOA to allow ground floor residential in commercial zones •Existing Situation • Second story residential in Community Commercial (CC-2) zone requires Board of Adjustment approval (i.e. additional time/resources) • Multi-family uses are not allowed on ground floor in most commercial Woozones -Anticipated Impacts , • Simplifies process to allow mixed-use buildings with residential above commercial in important commercial centers (see image to the right) ° • Allows Board of Adjustment to approve multi-family buildings in most commercial areas • Must maintain commercial character • Must protect historic buildings • Facilitates horizontally mixed-use development (commercial and residential buildings on the same lot) vertical Mixed use: Commercial uses on ground floor with residential uses above Areas That Oth St Allow Multi- Family Uses W Pam Rd bert Hoc�r I R Vms r Church 11 I ditk. El Jeffew n Sk 1 021 b F al El I I L I I E GDvtSt Ih I W SGnton St Klrkwwd A" qM" eAve h C ti1pblind Aw t— FL 10 ra Planm d De�lopment Overla y(OPD) %--I F. Giff ently Allows by Ki ght MCuffently Alows Pro�isimally Giffently Alows by Spedal I I &61 Excepkimi Alms Pm�isi mall y Lhde r Pmposed 0 f— A�endnnerks Giff ently Does rbt Al m� Alms Pm�dsimally Lhder I Pmposed Amerdments Analysis : 1d . Treat assisted group living more similarly to multi-family uses -Existing Situation • Assisted group living uses • Not treated as household living uses — • Are allowed in fewer zoning districts o 0 0 0 0 0 • Best practice: regulate assisted living like o 0 0 similarly sized household living uses (i.e. multi-family) Lffi�LH FM- MWEMtRj -Anticipated Impacts Hickory Trails Estates • Simplifies process to allow assisted living in lower density multi-family zones • Allows assisted living in all zones that allow multi-family • Primarily allows in commercial zones • No longer allows in semi-industrial commercial zone ■ • ' ■ ` '1 ��!! ��IIIIII wo' � ANN in L!3 MEN GE -000 �• a■ ■■r_ 18' r •oi` iii � 1 ti /� 1��11 ■� ("$ �Ir�p� I T' :111 �— A� Ilr F -31 _ IA wz 1 `�� :aAmendmerts 1. IIS, LL SEEProposed Amendments Cuff ently Alows by Special Cumently Does Not Allow; I Exception;Does Not Alow Urder Proposed Amendmerks It 2 . Modify design standards Proposed Amendments : 2 . Modify design standards ProposedJ . 2a. Eliminate 2 multi-family site 1. Must have 2' masonry/brick base development standards to provide 2. Fagade materials must wrap 3' flexibility around corners 2b. Adjust standards to allow duplexes Limit garages to 60% of fagade and 2 attached single-family units in mid- and 20' per street combined block locations without allowing garages (unless set back 15') to dominate the streetscape Must utilize rear alley if existing 2c. Simplify waiver for townhome-style Replaces a minor modification multi-family parking setback process Analysis : 2a . Eliminate 2 multi-family site _ development standards •Existing Situation Multi-family, group living, and institutional/civic uses in residential zones and the Central Planning District must meet certain design standards I id 2016 Affordable Housing Action Plan J recommended amending these standards r � r •Anticipated Impacts • These uses will no longer require: • 2' of masonry/ brick around the base of the building • Materials to wrap 3' around the corner of a building • Other standards continue to apply • Reduces cost of construction and increases design flexibility without substantially impacting visual interest Analysis: 2b. Adjust standards to allow duplexes and 2 attached single-family units in mid-block locations without allowing garages to dominate the streetscape -Existing Situation I I 413. _ I I I • Required to allow duplexes/2 attached units in mid- 20' I block locations in lower density single-family zones I k I • I Currently, each units' main entrance and garage is restricted to different streets (i.e. must be on corner) 20 -Anticipated Impacts • Facilitates Amendment 1a 20' 20' • New standards prevent garages from dominating the 20'+20'+ r----T----, streetscape: I I • No more than 60% of fa4ade can be a garage • Limit of 20' of garages facing a street(unless set back 15') I • Must utilize rear access where an alley is present I I • All other standards continue to apply I I • Outcomes should be similar to OPDs with duplexes 20'+ 20'+ Analysis : 2c. Simplify waiver for townhome-style multi- ' family parking setback -Existing Situation • Parking for townhome-style multi-family uses must be behind 15' of building depth from street building .-. line - May be waived by minor modification (requires administrative hearing and notification) -Anticipated Impacts • Very limited • Simplifies process to waive standard on side street • Not allowed on front street, which maintains the intent of the current regulation Analysis : 2c. Simplify waiver for townhome-style multi- ' family parking setback -Existing Situation • Parking for townhome-style multi-family uses must be behind 15' of building depth from street 15'building depth line • May be waived by minor modification (requires administrative hearing and notification) -Anticipated Impacts • Very limited • Simplifies process to waive standard on side street • Not allowed on front street, which maintains the intent of the current regulation 3 . Provide additional flexibility to enhance the supply of housing Proposed Amendments : 3 . Provide additional flexibility to enhance the supply of housing Proposed Change 3a. Reduce lot sizes/widths for detached SFD: RS-5, RNS-12, RM-12, RM-20 and attached single-family and duplex Duplex/SFA: RS-5, RS-8 uses in some zones 3b. Increase bedroom limit for missing Multi-family from 3 to 4 bedrooms middle housing outside of the University Duplex/SFA from 4 to 5 bedrooms Impact Area €+�EeH-F-age ar=eessepy apaptmeHts iH R Planning & Zoning Commission br„-„.„r „-,r;,,+„ of r=e Ht xts -,p,- r„d„c-^ recommended deferral to facilitate +„ C-„pr+r„w+;,,� neighborhood consultation; removed from proposed changes Analysis : 3a . Reduce lot sizes/widths for detached and attached single-family and duplex uses in some zones -Existing Situation .., • Many pre-1962 lots zoned are non-conforming • Best practice: reduce min. lot sizes that can perpetuateav patterns of economic and demographic segregation -Anticipated Impacts • Brings many non-conforming lots into compliance • —1,600 lots (RS-5/RNS-12) are made conforming �te (85% of non-conforming lots) • Less than 300 lots remain non-conforming in these zones 81 • Provides more flexibility to arrangement of lots in new "h = A subdivisions, including smaller lots with reduced land costs • Allows duplexes on smaller lots (previously discussed) ,s r ■ I rhe - ■■LLiirriYr■■■ LY ti r ,1r ^I. ■ ■d F. mum..r LIS W. •R I r■i�. �1 �rAP � � ■■■� I?»� I I � f 3a . Modify dimensional standards to align with existing lots and newer form-based standards, and to ensure greater consistency by use RS-5, SFD & Other 8,000 sf lot, 60' width 6,000 sf lot, 50' width RS-5, SFD w/rear access 6,000 sf lot, 50' width 5,000 sf lot, 45' width RS-5, Duplex & SFA /unit = 6,000 sf lot, 40' width /unit = 5,000 sf lot, 35' width RS-8, Duplex & SFA /unit = 4,350 sf lot, 35' width /unit = 4,000 sf lot, 30' width RNS-12, SFD w/ rear access 5,000 sf lot, 45' width 3,000 sf lot, 30' width RM-12/RM-20, SFD 55' width 45' width 1 Analysis : 3b . Increase bedroom limit for missing middle housing outside of the University Impact Area a I -Existing Situation =gym o „•�° Aat The number of bedrooms are limited for duplexes, gad, ,s+ attached single-family, and multi-family uses dBedrooms caps limits where large households can „°,e�._ • live to single-family detached housing and • //J m °_, increases housing costs ?tl E 2022 Affordable Housing Action Plan ---- m recommended amendments to these standards -Anticipated Impacts V`� J � • Allows the construction of units for larger families • Retains bedroom cap for University Impact Area which avoid informal rooming units i University _ _ __ _ . I m pact Area oil ■ tn 111"111 � 11 H Phil, Man � -r 4 . Create regulatory incentives for affordable housing i Proposed Amendments : 4. Create regulatory incentives for affordable housing Proposed Change 4a. Create a density bonus for affordable 20% density bonus where 20% of housing units in conventional zones units are affordable housing for 20 years (and include additional regulatory flexibility) 4b. Eliminate minimum parking Affordable housing would have a requirements for affordable housing minimum parking requirement of 0 spaces if affordable for 20 years Analysis : 4a . Create a density bonus for affordable housing units in conventional zoning districts -Existing Situation Example: Example: • Riverfront Crossings and Form-Based Zones havedev'tzonedzoned . density bonus for affordable housing • No density bonuses for affordable housing in o- Development ➢ Development Characteristics: Characteristics: conventional Zones ➢ —14 acres available ➢ 33,000 sf lot for dev't available for dev't -Anticipated Impacts ➢ Max. density is 5 ➢ Min. area/unit is • Provides voluntary incentive (carrot) for new dwelling units/acre 2,725 sf income-restricted affordable housing units ➢ conventional ➢ Conventional Development Development • Administered during typical reviews Allows —70 homes ➢ Allows 12 units • Additional units help offset costs of affordable housing All are market rate ➢ All are market rate • Density bonus are most common affordable Affordable Incentive ➢ Affordable Incentive ➢ Allows —84 homes ➢ Allows 15 units housing incentive ➢ 17 are affordable ➢ 3 are affordable • Provides flexibility for setback and height ➢ 67 are market rate ➢ 12 are market rate standards if needed Analysis : 4b . Eliminate minimum parking requirements for affordable housing -Existing Situation Example: Example: • Riverfront Crossings and Form-Based Zones dodev'tzonedzoned . not require parking for affordable housing • Only Central Business zones reduce parking for Development Development affordable housing Characteristics: Characteristics: —14 acres available > 33,000 sf lot • Past plans have suggested waiving parking for dev't available for dev't requirements for all affordable housing units Min. 2 parking Min. 2 parking spaces/unit spaces/unit -Anticipated Impacts % Conventional Conventional Development Development • Allows affordable housing to provide parking Allows -70 homes Allows 12 units spaces needed for clients without a mandate Min. of 140 Min. of 24 parking • Parking waiver provides incentivize (carrot) for parking spaces spaces Affordable Incentive > Affordable Incentive developing affordable housing units by offsetting y Allows —84 homes Allows 15 units the cost of affordable housing ➢ Min. of 134 ➢ Min. of 24 parking • Design flexibility, including parking reductions, is parking spaces spaces second most common incentive 5 . Address fair housing Proposed Amendments : 5 . Address fair housing Proposed Change 5a. Create a process to request Federal law requires the City to reasonable accommodations for persons provide reasonable with disabilities accommodations 5b. Reclassify Community Service — Long Term Housing uses as a residential use Analysis : 5a . Create a process to request reasonable accommodations for persons with disabilities -Existing Situation Proposed Approval Criteria • City must make reasonable accommodations for persons with disabilities under federal law 1. The housing, which is the subject of the • No comprehensive process currently exists request for reasonable accommodation,will be used by an individual with disabilities protected • Best practice: provide as administrative relief under fair housing laws; -Anticipated Impacts 2. The requested accommodation is necessaryto make housing available for the use and • Creates simple, comprehensive process to evaluate all enjoyment of an individual with disabilities reasonable accommodations requests protected under the fair housing laws; • Reduces need to call attention to the disability of 3. The requested accommodation would not person making a request impose an undue financial or administrative burden on the jurisdiction; and 4. The requested accommodation would not require a fundamental alteration in the nature of the City's zoning program. Analysis : 5b . Reclassify community service — longterm housing uses e as a residential use 3 = — •Existing Situation Community Service — Long Term housing uses operated by a —" nonprofit are treated as institutional rather than residential uses, and so they are allowed in fewer zoning districts • It is best practice to regulate housing for persons with disabilities like similarly sized household living uses •Anticipated Impacts L Simplifies process to allow such uses and generally expands where they may be located (except for CI-1 zones) • Eliminates reduced parking and higher density standards • 2 properties owned by Shelter House are in this category; they become legal non-conforming uses, and their leadership is not concerned as these uses would be allowed in more contexts Amendments Removed from Consideration Analysis : 3c. Encourage accessory apartments in a broader variety of contexts and reduce barriers to construction •Existing Situation • Development of ADUs has been limited in Iowa City (52 ADUs for 13,000 eligible units in —30 years) • Current standards are identified as barriers to construction: owner-occupancy and additional parking (among others) ATTACHED AD U • 2022 Affordable Housing Action Plan recommends promoting more ADUs • 36% of households in Iowa City are single-person •Anticipated Impacts • 13,000 parcels currently eligible will remain eligible Mft • New parcels may accommodate ADUs uses through gradual construction • Up to 1,400 new units allowed due to expanding zones and uses allowed • Up to 3,100 new units allowed by removing owner-occupancy requirement ("75%in UTA) • Reduces other barriers: Size/bedroom limits increased, additional parking no longer required, allows as standalone use, etc. _ • Also supports the City's sustainability goals by increasing the supply of housing •Planning & Zoning Commission expected to consider October 4 after neighborhood meetings ■ �� W� �• Ir.lr•iIF�� r -k "` • . rpm Lj p , i= ir gg ice:' I � I I Best Practices : American Planning Association Equity in Zoning Policy Guide .a1 s hF Allow a broader range of building forms, lot sizes, lot widths, and residential types in low-density residential neighborhoods • Reduce single-household min. lot sizes for different types of housing and Equityin standards that require construction of more expensive homes Zoning - Allow ADUs without a public hearing, subject to only conditions needed to mitigate potential impacts on neighboring properties Policy Guide • Treat assisted living/supportive housing as residential uses and allow them in residential zones where the scale is similar to other permitted uses Approyetl by APA Delegate Assembly on December 15,2022. Ratified by Board on December 20,2022. • Allow administrative approval of "Reasonable Accommodations"for t persons experiencing disabilities • Treat housing with supportive services for people with disabilities the same as similarly sized residential uses Best Practices, Continued National Association of Counties Policy American Association for Retired Persons: Recommendations • • •n County 2021 • • - • Dwelling Unit • • 1. Make it easier to build small, moderately priced homes. (on discussing adoption of the new model ADU ordinance] In expensive metro areas, the size of homes and the amount of land used per home are major factors in the Many of these regulatory changes reformed provisions that price of individual homes.Single-family detached homes were identified as problematic in the 2000 edition. Such on large lots are the most expensive structure type. "poison pills" are: Rowhouses, townhomes,two-to-four family homes, and low-rise apartment buildings have lower per-unit Owner occupancy development costs than detached homes. Parking requirements Conditional use permit review procedures and standards 2. Make the development process simpler and shorter. The Discretionary standards related to design or length of time required to complete development "neighborhood character" projects, combined with the complexity of the process, are significant factors in the price of newly built housing. Several notes in the 2000 edition raised the question of the fairness and the logic of imposing limits and constraints on 3. Expand vouchers or income supports for low-income ADUs that were not applied to the primary single-family renters.Jurisdictions should support the construction of dwellings. The 2020-2021 edition treats ADUs as a legitimate affordable housing. rather than a suspectand contingenttype of housing. Consistency with Comprehensive Plan Community Vision Statement Relevant Strategies and Goals: Iowa City is an energetic and friendly community,renowned for its arts and culture,healthcare • Ensure a mix of housing types within each and education,and distinctive local businesses.The small-town character of our neighborhoods neighborhood, to provide options for households combined with the big-city vitality of our Downtown and university campus make Iowa City a of all types (singles, families, retirees, etc.) and unique and appealing place for people of all ages.These assets define our sense of place and are the foundation of our stable economy. people of all Incomes. We will strive to preserve and build upon these aspects of our community while supporting compatible . Encourage development on smaller lots that growth and investment that contributes to the overall sustainability of Iowa City by: • Fosteringa resilient local that the tax base,stimulates job conserve land and allow for more affordable y I growth,and pro- motes the overall prosperity and progress of our people; single-family housing options. • Protecting and enhancing the environment and encouraging the responsible use of our natural and energy resources; Develop neighborhood plans that help ensure a • Providing safe and efficient modes of travel for all in order to ensure the opportunity for full partic- balance of housing types, especially in older parts ipation in community life and efficient use of resources; of the city. Creating attractive and affordable housing for all people—housing that is the foundation of healthy, • safe,and diverse neighborhoods throughout our city; • Discourage sprawl by promoting small-lot and • Fostering communication among owners,redevelopers,and occupants to mitigate the Impact of infill development. redeveloping existing residential properties • Identify and support infill developmenand Promoting opportunities for civic engagement and human development for all who call Iowa City • t home;and redevelopment opportunities in areas where Encouraging and supporting collaborative efforts with the University of Iowa,the Iowa City Com- services and Infrastructure are already In place. munity School District,Johnson County,and other neighboring jurisdictions for the mutual benefit of all communities. _ 1 7 / t / 1p ' i • / � � -.. - � ti. II li� Ili ''i; �"—'• � 111fms� _ i _., I�3111I / - l/ /I✓� I • i I a:.�,}. 'w. 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Future Land Use, Iowa City - Oipn..y ram—W -- coy r.nmm M—clam Based on Planning Districts Public Correspondence Staff has received several pieces of correspondence: William Gorman Anne Freerks Tim Weitzel Rod Sullivan Cheryl Cruise Diana Harris Navigate Homes Jim Throgmorton 20 individuals testified at the Commission meeting in both support and opposition to the proposed changes All written correspondence and the final Commission meeting minutes will be included in the Council packet Planning & Zoning Commission Recommendation The Commission recommends that Title 14 Zoning be amended as illustrated in Attachment 2 of the staff report to enhance land use regulations related to improve housing choice, increase housing supply, and encourage affordability, with the exception of standards related to Accessory Apartments in 14-4C-2A. Proposed changes to Accessory Apartment regulations will be considered at a later date. Proposed Timeline : September 5: Set Public Hearing September 19: Public hearing and 1St Consideration by Council October 3: 2nd Consideration by Council October 17: 3rd Consideration by Council STAFF PRESENTATION CONCLUDED