HomeMy WebLinkAbout1993-12-07 Public hearing
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NOTICE OF PUBLIC HEARING
'-
Notice Is hereby given that a public hearing
will be held by the City Council of Iowa City,
Iowa, at 7:30 p.m. on the 7th day of
December, 1993, In the Civic Center Council
Chambers, Iowa City, Iowa; at which hearing
)b\ Council will consider the following items:
UlAn ordinance amending Zoning Ordinance
Section 36.58, Off. Street Parking
Requirements for Multi-Family Dwellings;
Sections 36.11(g), 36.12(g), 36.13Ig) and
36.14(g), the special provisions sections of
the RM.12, RNC.20, RM.20 and RM-44
zones; Sections 36.17(clll) and 36-
20lclll), the provislonalllse sections of the
CO-l and CB-2 zones; and Sections 36.
191dl(5) and 36.23(dll3I, the special
exception sections of the CC.2 and CI.l
zones.
2. An Ordlnanca amending the Zoning
Ordinance te affirm the single-family
char~ct.r of the RNC-12, Neighborhood
Conservation Residential, zone and to
restrict the number of principal buildings
permitted on a lot in the RNC.12 zone.
Caples of the proposed ordinances are on file
for public examination In the office of the City
Clerk, Civic Center, Iowa City, Iowa. Persons
wishing to make their views known for Council
consideration are encouraged to appear at the
above-mentioned time and place.
MARIAN K. KARR, CITY CLERK
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ORDINANCE NO.
AN ORDINANCE AMENDING CHAPTER 36 OF
THE CODE OF ORDINANCES OF THE CITY OF
IOWA CITY, IOWA, ENTITLED "ZONING." BY
AMENDING SECTION 36-58, ENTITLED "OFF-
STREET PARKING REQUIREMENTS," AND BY
AMENDING SECTIONS 36-11(GI, 36-12(GI,
36-13(G) AND 36.14(GI, ENTITLED "SPECIAL
PROVISIONS"; SECTIONS 36-17(Clll) AND
36.20(C)(I), ENTITLED "PROVISIONAL USES";
AND SECTIONS 36.19(0)(61 AND 38-2310)(3),
ENTITLED "SPECIAL EXCEPTIONS" TO
REQUIRE ACCESS TO INDIVIDUAL MULTI-
FAMILY DWELLING UNITS FROM ENCLOSED
LOBBIES OR CORRIDORS, EXCEPT FOR
TOWNHOUSE-STYLE UNITS.
WHEREAS, the Planning and Zoning
Commission determined that the current
parking requirements for multl.family dwellings
do not meet the demand for parking spaces
generated by mUlti-family buildings with large
numbers of bedrooms; and
WHEREAS. the Plannlilg and Zoning
Commission recommended thet the required
parking spaces correlate to the number of
bedrooms provided In multi-family dwelling
units; end
WHEREAS. Increesed parking requirements
'mey result In proposals to build multl.famlly
buildings with exterior stairways and exterior,
entrances to Individual dwelling units; and
WHEREAS, the City wents the design of
multi-family buildings to accommodate
pedestrian traffic and result In attractive
streetscapes, and
WHEREAS, the Zoning Ordinance must
provide guidelines to assure thetthe design of
multi-family buildings accommodatas pedestrian
trefflc, rasults In attractive streets capes and
provides sefa antrances for the residents of
such buildings.
NOW, THEREFORE. BE IT ORDAINED BY THE
CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA, THAT:
SECTION I. AMENDMENTS.
1. Chepter 36, Artlcla III entitled
"ACCESSORY USES AND REQUIRE.
MENTS," Section 36-68 entitled "Off.
street parking requirements,' of the Code
of Ordinances of the City of lowe City,
lowe, be and the same Is hereby omended
by ropoollng subsection (alllld. end
adding thereto a new subsection le)(lld.
to reed as follows:
d. Multl-Femlly Dwellings
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Ordlnence No.
Pege 2
1. Where permitted except In the CB.
5 end PRM lones.
According to the following table:
Number of
Unit Type Parking Speces
Efficiency
1 bedroom
2 bedroom
3 bedroom
4 bedroom
5 bedroom
2
2
3
4
2. PRM
According to the following table:
Number of
Parking Spaces
Unit Type
Efficiency
1 bedroom
2 bedrooms
or more
2
3. CB.5
According to the following tebie:
Unit Type
Efficiency
1 bedroom
2 bedrooms
or more
Number of
Perking Speces
1.5
2. Chapter 36, Article III, Section 36.58 of
the Code of Ordlnences of the City of
Iowa City, Iowa, Is further emended by
edoptlng e new subsection (c1l2Im. to
reed es follows:
m. Parking epaces loceted on the
ground floor or under e building
shell be 'Ioceted either within the
exterior wolls of e building or
screened from view from public
streets. Feetures such es
mesonry wells, earthen berms, or
evergreen trees end shrubbery
ahell be used for screening.
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Ordlnence No.
Pege 3
3. Chepter 36, Article II entitled "PRINCIPAL
USES AND REQUIREMENTS." Division I
entitled "ZONES" Section 36-11 entitled
"low Density Muiti-Femlly Residential
Zone (RM-12)" of the Code of Ordinances
of the City of lowe City. lowe, be en~ the
seme is hereby emended by edoptlng e
new subsection Ig)/4) to read as follows:
(g)(4) Access to Individual mUltl-femlly
dwalllng units. excapt for first
floor townhousa.style units, shall
be from enclosed lobbies or
corridors .
4. Chapter 36, Article II entitled 'PRINCIPAL
USES AND REQUIREMENTS,' Division I
entitled 'ZONES' Section 36-12 entitled
'Madlum Density Multl-Femily Residentlel
Zone (RM-20)' of the Code of Ordinances
of the City of Iowa City, Iowa, ba and tha
same is haraby amendad by adopting a
naw subsactlon (g)(2) to read as follows:
(g)(2) Access to Individual multl.famlly
units, except for first floor
townhousa-style units, shall be
from enclosed lob bias or corridors.
5. Chaptar 36, Artlcla II entitled 'PRINCIPAL
USES AND REQUIREMENTS,' Division I
entitled 'ZONES' Section 36-13 entitled
'Naighborhood Conservation Residential
Zone (RNC-20)' of the Code of Ordln-
ancas of tha City of lowe City, Iowa, ba
and the same Is hareby amended by
adopting a naw subsection (g)(4) to read
as follows:
(g)(4) Accass to Individual multi-family
units, axcapt for first floor
townhouse-style units, shall be
from enciosed lobbies or corridors.
6. Chaptar 36, Artlcla II entltlad 'PRINCIPAL
USES AND REQUIREMENTS,' Division I
antltlad 'ZONES' Sactlon 36.14 entitled
'High Danslty Multi-Family Rasldentlal
Zona (RM.44)' of the Code of Ordlnancas
of tha City of lowe City, lowe, be and tha
sama Is haraby amendad by adopting a
naw subsactlon (g)(21 to raad as follows:
(g)/2) Accass to Individual multi-family
units, axcapt for first floor
townhousa-styla units, shall ba
from anclosad lob bias or corridors.
7. Chapter 36, Article II antltlad
'PRINCIPAL USES AND
REQUIREMENTS," Division I
entltlad 'ZONES' Sactlon 36.
17 entitled 'Commarclal
Office Zone (CO.1)' of the
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Ordinance No.
Page 4
Code of Ordinances of tha
City of Iowa City, Iowa. be
and the same is hereby
amended by repealing
subsection (clll) and adding
thereto a new subsection
(clll) to read as follows:
(cl(ll Dwellings located above or below
the ground floor of another
principal use permitted in this
zone. provided the density does
not exceed one {11 dweiling unit
per 1800 square feet of lot area.
A maximum of three (31 roomers
may reside In each dweiling unit.
Access to individual dwelling units
shall be from enclosed lobbies or
corridors.
8. Chapter 36. Article II entitied "PRINCIPAL
USES AND REQUIREMENTS." Division I
entitled "ZONES" Section 36.19 entitled
"Community Commercial Zone (CC.2)" of
the Code of Ordinances of the City of
Iowa City, Iowa, be and the same is
hereby amended by repealing subsection
(dllB) and adding thereto a new
subsection (dllBI to read as follows:
(dllB) Dwellings located above or below
the ground floor of another
principal use permitted In this
zone, provided the density does
not exceed one (11 dwelling unit
per 1800 square feet of lot area.
A maximum of three (3) roomers
may reside In eech dwelling unit.
Access to individual dwelling units
shall be from enclosed lobbies or
corridors.
9. Chapter 36, Article II entitled "PRINCIPAL
USES AND REQUIREMENTS," Division I
entitled "ZONES" Section 36.20 entitled
"Central Business Service Zone (CB.21" of
the Code of Ordinances of the City of
Iowa City, Iowa, be and the same Is
hereby amended by repeellng subsection
(clll) and adding thereto a new
subsection (clll) to read as follows:
(ell 1 I Dwellings located above or below
the ground floor of a structure In
which the ground flcor is occupied
exclusively by another principal
use or uses permitted In this zone.
The dwalllngs shall be developed
In accordanca with the
dimensional requirements of the
PRM zone. A maximum of three
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Ordinanca No.
Paga 5
13) roomars may raslda In aach
dwelling unit. Accass to individual
dwelling units shall be from
enclosad lobblas or corridors.
10. Chaptar 36, Article II entitlad "PRINCIPAL
USES AND REQUIREMENTS." Division I
entitled "ZONES" Section 36.23 entitlad
"Intanslve Commercial Zone ICI-1)" of tha
Coda of Ordlnancas of tha City of Iowa
City, Iowa, ba and the sama is hereby
amanded by repealing subsection Id)(3)
and adding thereto a new subsactlon
Id)(3) to read as follows:
Id)(31 Dwellings located above or below
tha ground floor of anothar
prinCipal use parmltted In this zona
provldad, the danslty doas not
exceed ona 11) dwelling unit per
1BOO squara feet of lot araa. A
maximum of thraa 13) roomers
may res Ida In aach dwelling unit.
Access to Individual dwelling units
shall be from enclosad lobbies or
corridors.
SECTION II. REPEALER. All ordlnancas and
parts of ordinances In conflict with the
provisions of this Ordlnanca are hareby
repealed.
SECTION III. SEVERABILITY. If any sactlon,
provision or part of the Ordinance shall ba
adludgad to ba Invalid or unconstitutional, such
adjudication shall not affect tha validity of tha
Ordinance as a whole or any section. provision
or part thareof not adJudgad Invalid or
unconstitutional.
SECTION IV. EFFECTIVE DATE. This
Ordlnanca shall ba In effact aftar Its final
passaga, approval and publication, as provided
by law.
Passad and approved this
MAYOR
ATTEST:
CITY CLERK
Approvad by
Ilf)aA,(J lo. (~
City Attornay's Offlca
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City of Iowa City
MEMORANDUM
Date: November 4, 1993
To: Planning and Zoning Commission
From: Robert Miklo, Associate Planner
Re: Section 36-58, Off Street Parking Requirements for Multi-Family Dwellings
At the October 18 and October 21 Planning and Zoning Commission meetings, the Commission
generally accepted the proposed amendments to the Zoning Ordinance fegardlng off street
parking fequlrements fOf multi-family dwellings. The Commission requested that the requirement
fOf two-bedfoom apartments be two spaces father than the 1.5 proposed by staff. The
Commission also fequested that the refefence to 800 square feet be removed ffom the CB-5 and
PRM sections of the Zoning Ordinance, and that the parking requirement be expressed In terms
of numbef of bedfooms In these two zones. The attached table feflecls the Commission's
proposal.
The Commission also requested that staff review the possibility of fequlrlng handicapped
accessible spaces In addition to the overall required spaces. Because the proposed amendments
will result In an Increase In the required spaces fOf apartment units with three and four bedrooms,
and an Increase for two bedfoom units which are under 800 square feet In area, staff does not
recommend further Increasing the required number of off street parking spaces by fequlrlng that
handicapped spaces be pfovlded In addition to the ovefall parking fequlrement.
Approved by: ~ ~
Monica Moen, Senior Plannef
Planning & Community Development
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City of Iowa City
MEMORANDUM
Date: October 15, 1993
To: PlannIng & ZonIng Commission
From: Robert Mlklo, Associate Plannef
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Re: Section 36-58, Off-Street Parking Requirements for Mulll-Famlly Dwellings
The Commission requested that staff fevlew parking requirements fOf multi-family dweltlngs In
response to a lettef submitted by Joseph Holland (see attached letter dated Decembef 14, 1992).
In his lettef, Mr. Holland raises a concern that two parking spacus per unit, the maximum required
per multl.famlly dweltlng units, Is Insufficient parking fOf the occupants and guests of three, four
and five bedfoom apartments. Mr. Holland sent an addillonallettef on May 11, 1993 (attached),
which provides further detail fegardlng his concern.
Staff has reviewed building pennlls fOf recent mulll-famlly construction and has found that there
have been Instances whefe building permlls have been Issued for buildings wllh a predominant
number of fOUf bedroom apartments, providing only 1.5 to 2 spaces per unit. Allhough perhaps
an extreme, one fecent building proposal Illustrates that undef the current ordinance there are
examples of bulldefs who are building five bedroom unlls wllh the provision of only two off-street
parking spaces per unit. The proposed building will Include fOUf 5-bedroom unlls Of a total of 20
bedrooms. The Zoning Code only requires two parking spaces pef unll or a total of eight spaces
In this case. '
When Insufficient parking spaces are provided for multi-family buildings, tenants and vlsllors of
these buildings often park In lots belonging to someone else or In Illegal locations on the stfeet,
such as In front of fire hydrants or In dflveways across sidewalks. This fesults In Inconvenience
for tenants and building owners and managefs, who must afrange to have the Illegally parked
vehicles towed, and Is of concern to the Fire Marshal when driveways and fife hydrants afe
blocked by Illegally parked vehicles. The Housing and Inspection Services Department has
observed that building owners have established parking spaces In front yards and driveways In
violation of the Zoning Ofdinance. It may be that after a building Is buill and occupied, the ownef
finds that the numbef of parking spaces fequlred by the zoning ordinance are Insufficient to meet
the demands of the building's tenants, and thefefore new spuces are established Illegally In
driveways and In yards.
These concerns could be addfessed by Increasing the number of parking spaces fequlred per
multi-family unll, Of cOffelatlng the requlfed numbef of parking spaces to the numbef of bedfooms
per unll. Staff has fevlewed the parking fequlremenls from several communities and found that
the City's curfent ratio of requlfed parking spaces pef unllls comparable to many communllles.
However, communities wllh unlverslly campuses that have had experiences slmllaf to those of
Iowa Clly, correlate parking fequlrements to the number of bedrooms pef unll. Table 11t1ustrates
the parking fatlos from three of these communities.
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PARKING REQUIREMENTS FOR MUL TI.FAMIL Y DWELLINGS
1. Where permitted except in the
CB-5 and PRM zones.
According to the following table:
Number of
Unit Type Parking Spaces
Efficiency 1
1 bedroom 1
2 bedroom 2
3 bedroom 2
4 bedroom 3
5 bedroom 4
2. PRM
According to the following table:
Number of
Unit Type Parking Spaces
Efficiency 1
1 bedroom 1
2 bedrooms
or more 2
3. CB.5
According to the following table:
Number of
Unit Type Parking Spaces
Efficiency 1
1 bedroom 1
2 bedrooms
or more 1.5
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TABLE I.
Unit Type Number of Parking Spaces
Athens, GA Boulder, CO East LansIng, MI
Efficiency 2 1
1 badroom 2 1
2 bedroom 2.5 1.5 2*
3 bedroom 3 2 2.5*
4 bedroom 4 3 3*
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'Occupancy shall not exceed 1.5 person per parking space.
It the zoning code Is amended to correlate an Increased number of required parking spaces to
the numbef of bedrooms,lt should be noted that there may be an effect on the overall population
density that may be achieved In new developments. The actual density of units pef acre may not
change; however, the number of bedrooms being built per unit will most likely decrease and,
thefefore, the overall supply of housing, when measured by bedrooms, would be expected to
decrease.
The City must weigh the concern for a reduced number of bedrooms per unit against concerns
fegardlng lack of sufficient off-street parking In multi-family areas. A basic polley question to be
consldefed In this case would be, does the City wish to encourage the construction of apartment
units with four and five bedrooms per unit? If that Is not the Intent, then an amendment to the
Zoning Code to correlate required off-street parking fequlrements with the numbef of bedrooms
pef unit may be approprtate. If the number of required parking spaces pef unit Is Increased,
several recently built multl.famlly properties would become nonconforming In terms of the parking
requirements.
If additional parking spaces are required fOf new multi. family developments with fOUf Of more
bedrooms, staff anticipates that the fecent practice of paving the ground level fOf parking and
placing a building on stills above the parking area, may become more common, as builders will
maximize density by devollng more gfound area to parking and less area for gfound II00f dwelling
units. These types of buildings also have exterior stalf wells and open corridors which provide
access to Individual dwelling units. An example of this type of building Is located at 613 South
Dubuque Street. Placing parking on the ground level with the building above Is an efficient use
of land area and should not necessarily be discouraged If such developments are designed to
accommodate pudestflan traffic and fesult In an attractive streetscape. To help aSSUfe that this
happens, staff recommends that If the parking fegulatlons are amended, the following sections
be added to special pfovlslon sections of the RM-12, RNC.20, RM.20, and RM.44 zones. The
PRM and CB-5 zones currently have slmllaf pfovlslons.
1. When parking spaces are located on the ground IIoor or under a building,
they shall be located ellher within the exterior walls of a building Of
screened from view from public streets. Features such as masonry walls,
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earthen berms, or evergreen trees and shrubbery shall be used fOf
sCfeenlng.
2. Access to Individual dwelling unlls shall be from enclosed lobbies or
corridors except at grade level where exterior doorways shall be permitted
lor townhouse-style unIts.
Staff would fecommend that II the Commission determines Ills appropriate to Increase the
numbef 01 off-stfeet parking spaces being provided 10f mulll-famlly un lis, the following fatlo 01
required parking spaces to bedrooms pef dwelling unit be adopted.
TABLE II.
Unit Type
Number of
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Efficiency
1 bedroom
2 bedroom
3 bedroom
4 bedroom
5 bedroom
1
1
1.5
2
3
4
Although the curfent code does not speclly the number of parking spaces required based on
bedroom size but rathef requires 1 Y2 spaces fOf units which are undef 800 square feet and 2
spaces lor units which are over 800 square feet, we believe that generally most efficiency and
one bedroom apartments are undef 800 square leet and therefore are required to provide 1%
spaces pef unit. The fequlrements proposed undef Table II would actually result In a feductlon
In requlfements fOf elflclencles and one bedrooms. The proposal would reduce this fequlrement
to one space pef unit. The City's Comprehensive Housing Affordablllty Strategies (CHAS),
Indicates that thefe Is a need fOf efficiency and one bedroom apartment unlls. This proposed
amendment may provide an Incentive to construct such units.
Two bedroom unlls afe genefally around 800 square feet In floor area and therefore afe ellher
requlfed to provide 1~ Of 2 spaces per unll. The proposed revision would fequlre 1 ~ spaces pef
two bedroom unit regardless of the square footage 01 the unit.
We believe Ihat most thfee.bedroom apartments are ovef 800 square feel In area and Ihefefofe
are curfenUy fequlfed 10 pfovlde two parking spaces pef unll. Undef the proposed amendment,
two parking spaces would be fequlred per thfee bedroom unll, so therefore we do not believe thai
In most cases there would be a change In the numbef of spaces fequlred fOf three bedroom
apartments.
The current code requires no more than two spaces for leuf and five bedroom apartments. As
proposed In Table IIlhfee spaces would be required for four bedroom apartments and fOUf
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spaces would be fequlred for five bedroom apartments. We believe that this proposal recognizes
that In Iowa City, apartments with four and five bedrooms are likely to be occupied by a group of
adults who often each own a vehicle rathef than a family with two adults owning only two
vehicles.
As noted In the Near Southslde Redevelopment Plan, the City has adopted a polley to encourage
high density pedestrian-oriented commercial and resldenUal development In and adjacent to
downtown. The City will support this polley through the construcUon of centralized public parking
garages. FOf this reason, staff recommends that no changes be made to the parking
fequlrements fOf the PRM and CB-5 zones. Staff would also recommend that no revisions be
made to the parking fequlrements for elderly housing.
Approved by:
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Monica Moen, Senior Planner
Department of Planning and
Community Development
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C: JOSEPH HOLLAND
Attorney at Law
300 Brewery Square
123 North Linn Street
P.O. Box 2820
Iowa City, IA 52244
319-354'()331
FAA 354'()559
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May 11, 1993
MAY 12 1993
Ms. Monica Moen
Senior Planner
Department of Planning and
Program Development
City of Iowa City Civic Center
410 East Washington Street
Iowa City, Iowa 52240
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RE: Parking Requirements for 3, 4, and 5
Bedroom Apartments
Dear Monica:
This letter is a follow-up to my letter of December 14 to the
Mayor and Council and our subsequent telephone conversations. The
spring apartment construction season is upon us and the problems
noted in my letter of December 14 have once again presented
themselves. I am enclosing copies of part of building plans for a
new building being erected on South Johnson Street. The particular
area I am trying to illustrate is a four bedroom apartment, which
as you know requires only two parking spaces. As the cost of land
has increased, there has been pressure upon builders and property
owners to reduce the size of bedrooms, in order to maximize the
number of dwelling units that can be built upon anyone property.
There are a number of issues relating to this. First, is the
incredible overcrowding of vehicles in the South Johnson
Street/South Van Buren/South Dodge Street area. Many landlords do
not regulate how many vehicles per dwelling unit are allowed. A
four bedroom apartment may well translate into four vehicles, where
only two parking spaces are allotted. Also, five bedroom units are
now being constructed, which may translate into five vehicles.
This does not begin to count guests, visitors, and illegal
occupants of apartments. There are times when extra people live in
apartments without the knowledge, let alone the consent, of the
landlord.
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May 11, 1993
Page 2
This results in an extremely crowded on-street parking and
also in tenants using parking on other property which has been set
aside for the tenants of those properties. This results in
enforcement problems for responsible landlords and involves the
City through enforcement of parking regulations.
A second issue is a quality of life issue for the occupants of
these buildings. Because of entryways and closets, three of these
four bedrooms have an effective living space of under 82 square
feet. with any modest amount of normal bedroom furnishings, there
is very little space available. I don't know how much smaller
bedrooms could be and still be habitable. Because of the intent to
get just as many bedrooms as possible in the limited square
footage, the kitchen and dining area have been reduced to the
absolute minimum. There is no dining room, although apparently a
counter is provided on one side of what passes as a kitchen.
Substantially all of this is tied back to calculating parking
requirements on a square footage basis. So long as the entire
dwelling unit is under 1200 or 800 square feet, the parking
requirements are the same, regardless of how many bedrooms are
included in the unit.
Even aside from the problems created for property owners and
the city by parking enforcement, this creates problems for tenants
whose vehicles are ticketed or towed and who must spend
considerable amounts of time looking for places to park a car.
Perhaps the best solution would be if the tenants did not have
cars, however, that is an unrealistic expectation, given the
tenants real and perceived needs to travel substantial distances
for services such as groceries, health care, and recreation.
Since I wrote to the Mayor and council last December, this
problem has worsened. I know that this whole area is scheduled to
corne up for discussion before the Planning and zoning Commission
this summer. These issues need to be put on a fast track if this
problem is to be remedied before even more substantial damage is
done to the quality of life in the near south side apartment areas.
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May 11, 1993
Page 3
I hope you will encourage the Commission to give speedy
consideration to zoning code changes and to pass this promptly on
to the City Council.
Very truly yours,
CJH/nm
cc: Mayor Darrel Courtney
City Manager Steve Atkins
Doug Boothroy
Karen Franklin
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C. JOSEPH HOLLAND
Attorney at Law
300 Brewery Square
123 North Unn Street
P.O. Box 2820
Iowa City, IA 52244
t~rPl
31~331
FAX 35~559
December 14, 1992
Honorable Mayor and City Council
City of Iowa City
RE: parking Requirements for 3, 4, and 5 Bedroom Apartments
Dear Mayor and Council Members:
I am writing to focus your attention toward a growing problem
with the current parking requirements for new 3, 4, and 5 bedroom
mUlti-family apartments. '
The provision of adequate parking has always been, and
continues to be, a problem throughout Iowa City. This problem has
recently been exacerbated in certain parts of town by builders
utilizing a "window" in the Iowa City Zoning Ordinance (parking'
requirements) which allows them to construct 3, 4, and 5 bedroom
apartments with the parking requirements of a 2 bedroom (1~ to 2
parking spaces).
Section 36-58(a)(1)(d) provides that multi-family dwellings
must provide 1.5 parking spaces per dwelling 'unit if the square
footage of the apartment is less than 800 square feet and 2 parking
spaces if over 800 square feet. At first 'glance, this might seem
an adequate provision. However, there are currently being
constructed four and five bedroom apartments which require only 2
parking spaces. Indeed, it is possible to have an apartment with
five 10x10 bedrooms, a small kitchen, bath, and living room and
still be under the 800 square feet. Th;;is 5 bedFoom .a1;lart!11ent
would. under the current reauirements. o_lv r~<n!.ge l11i o~rnki~g
soaces: not a sufficient amount for the number of 1;leoole _iv*_g *ll
this unit.
If the same 5 bedroom apartment was divided into a 2 bedroom
apartment and a 3 bedroom apartment, the 2 bedroom would require 1;
parking spaces and the 3 bedroom apartment would require 2 parking
spaces, for a total of 3~ parking spaces. In surnmarv. tPl!, ~
bedroom aoartment reauires 1~ LEiSS p~:kin~aspac;~ tb;~ if diivide~
~ntQ ~ 2 and a 3 bedroom unit. w_th ~n~ ~__e n~e~ Q~ ~eq~_~ ~n~
bedrooms. - Almost fifty percent less par ing is required for a 5
bedroom apartment I
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Honorable Mayor and city Council
December 14, 1992
Page 2
The economics to both the landlord and tenant indicate that
this type of arrangement (4 and 5 bedroom apartments) will be
increasingly common. Land costs near downtown are such that any
builder or owner will try to maximize the return from the property.
The tenants will, at the same time, try to divide occupancy costs
as many ways as possible, to lessen the cost per person.
Obviously, what's done is done. However, the City should turn
its attention to fine tuning the current parking requirements to
avoid compounding present and future problems. Eliminate the 800
square foot rule and require 1~ spaces for each 2 bedroom, and one
additional ~ parking space for each additional bedroom per unit
thereafter:
1~ parking spaces for a 2 bedroom unit
2 parking spaces for a 3 bedroom unit
2~ parking spaces for a 4 bedroom unit
3 parking spaces for a 5 bedroom unit
Certainly, this will not entirely solve the problem, now or in
the future. However, it is a reasonable middle of the road
compromise between economics to the builders and tenants and the
interests of the City - especially, in the apartment neighbor-hoods
that are greatly in need of adequate parking resources. '
I am sure that each member of the Council knows, after the
discussions relating to the new parking ramp, that adequate parking
is an ongoing and essential issue in the area around downtown.
This is an opportunity to act before the parking needs in all zones
which allow m!llti-family housing become unmanageable. I would
strongly urge the City Staff, the Planning and Zoning Commission,
and the Council to act upon this issue.
Thank you for your interest in correcting this IIwindow" in the
parking requirements of the Iowa City Zoning Ordinance. If I can
add anything further or be of assistance; please let me know.
Very truly yours,
c. Joseph Holland
CJH/nm
cc: Steve Atkins
Dale Helling
Doug Boothroy
Karin Franklin
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NOTice OF PUBLIC HEARING
Notice Is hereby given that a publiC hearing
will be held by the City Council of Iowa City.
Iowa. at 7:30 p.m. on the 7th day of
December. 1993. In the Civic Center Council
Chambers. Iowa City. Iowa; at which hearing
the Council will consider the following Items:
1. An ordinance amending Zoning Ordinance
Section 36.58. Off-Street Parking
Requirements for Multi-Family Dwellings;
Sections 36-11(g), 36-12(g). 36.131gl and
36.14(g). the special provisions sections of
the RM-12. RNC-20. RM-20 and RM.44
zones; Sections 36-17(c)(1) and 36-
201c)( 1), the provisional use sections of the
CO.l and CB-2 zones; and Sections 36-
19Id)(S) and 36.23(d)(3). the special
exception sections of the CC.2 and CI-1
r.:'i)zones.
'-.V An Ordinance amending the Zoning
'. Ordinance to affirm the slngle.famlly
character of the RNC-12. Neighborhood
Conservation Residential. zone and to
restrict the number of principal buildings
permined on a lot In the RNC-12 zone.
Copies of the proposed ordinances are on file
for public examination In the office of the City
Clerk. Civic Center. Iowa City, Iowa. Persons
wishing to make their views known for Council
consideration are encouraged to appear at the
above-mentioned time and place.
MARIAN K. KARR. CITY CLERK
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ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING
ORDINANCE BY AFFIRMING THE SINGLE-
FAMilY CHARACTER OF THE RNC-12,
NEIGHBORHOOD CONSERVATION
RESIDENTIAL. ZONE AND RESTRICTING THE
NUMBER OF PRINCIPAL BUilDINGS
PERMITTED ON A lOT IN THE RNC-12 ZONE.
WHEREAS, the City Council ecknowledges
thet It Intended the RNC-12 Zone to be e
single-family residential/duplex zone; and
WHEREAS, the requirements of Section 36.
3(fllll of the Zoning Ordinance. which permits
only one principal building on a lot In single-
family residential zones, should apply to the
RNC-12 zone;'and
WHEREAS, by Including multi-family
residential dwellings as a provisional use In the
RNC-12 Zone. the City intended to allow the
continued use of existing multi-family
structures as legal non-conforming uses in the
RNC.12 Zone not to Impiy that the RNC.12
zone Is a multl-famlly rasidentlal zone; and
WHEREAS. the RNC-12 zone does not permit
construction of new multi-family resldantlal
dwellings.
NOW, THEREFORE, BE IT ORDAINED BVTHE
CITY COUNCil OF THE CITY OF IOWA CITY,
IOWA, THAT:
SECTION I. AMENDMENT.
A. Chapter 36, Article) entitled 'GENERAL,'
Section 36-3 entitled 'General Effect of
this chaptar' of the Code of Ordinances of
the City of Iowa City, Iowa. Is hereby
amended by repealing subsection (fill) and
adopting a new subsection ifill I to read as
follows:
11l(1) In the RS zones and the RNC-12
zone, there shall not be more than
one (11 principal use or building on a
lot. Tharo may, however, be moro
than one II) accessory use or
structure on a lot.
B. Chapter 36, Artlcla II antltled 'PRINCIPAL
USES AND REQUIREMENTS,' Section 36.
10.6 entitled 'Neighborhood Conservation
Residential Zone (RNC-12)' of the Code of
Ordinances of the City of Iowa City, Iowa,
Is hereby amendad by rapeallng subsactlon
(al and adopting a new subsactlon lal to
read as follows:
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Ordinance No.
Page 2
(al Intent. It is the purpose of this zone
to stabilize ceitaln existing
residentiel neighborhoods by
preserving the predominently single.
family rasidential charactar of thase
neighborhoOds and prevantlng
existing multi-family uses within
these naighborhoods from becoming
non-conforming.
C. Chapter 36, Article II, Sactlon 36-10.5 Is
further amended by repealing subsection
(cIl4) and by renumbering subsection Ic)(51
to (r.)(4), new subsection Ic)(41 to raad as
follows:
(c)(4) Zero lot line dwellings and
townhouses provided they shall be
davalopad In accordance with Sec.
36-55.
SECTION II. REPEALER. All ordinances and
parts of ordinances In conflict with the
provisions of this Ordinance are heraby
repaaled.
SECTION III. SEVERABILITY. If any sactlon,
provision or part of the Ordinance shall be
adjudgad to be Invalid or unconstitutional, such
adjudication shall not affect tha validity of the
Ordinance as a whola or any section, provision
or part theraof not adjudgad invalid or
unconstitutional.
SECTION IV. EFFECTIVE OATE. This
Ordinance shell be in effact after Its final
passage, epproval and publication, as provided
by law.
Passed and approvad this
MAYOR
A TIEST:
CITY CLERK
Approved by
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City of Iowa City
MEMORANDUM
Data: October 27.1993
To: Planning & Zoning Commission
From: Monica Moen. Sr. Planner ;rrmV
Re: Proposed Amendments to the RNC-12 Zone
The Department of Housing and Inspection Services (HIS) received a request for a building
permit to allow construction of a four-car garage with a dwelling unit located above the
garage. The property is zoned RNC-12 (Neighborhood Conservation Residential Zone) and
already has a duplax on the site. Section 36-3(1)(1) states: "[iln the RS zones there shall not
be more than one (1) principal use or building on a lot. There may. however. be more than
one (1) accessory use or structure on a lot." The proposed garaga constitutes an accessory
structure but the addition of a dwelling unit to this structure makes this a principal building
with a principal use.
At the time the RNC-12 zone was drafted and adopted. it was intended that this zone be a
single-family/duplex zone similar to the Rs-a and RS-12 zones. As sing la-family residential
zones. these zones are subject to the requirements of Section 36-3(1)(11: only ~ principal
building is permitted on any lots in these zones. The inclusion of multi.family dwellings in the
provisional use section of tha RNC-12 zone was not intended to imply that this is a multi-
family rasidential zone but rather is to allow the continuad use of existing multi-family
, structures as conforming uses. It is not intended to permit the construction of additional
multi-family dwellings within the zone or to imply that. like a multi-family residential zone.
more than one principal building or use could be located on a lot.
The ambiguity that arises within the RNC-12 zone is that neithar the zone name, "Neighbor-
hood Conservation Residential Zone". nor its letters. RNC-12, specify that this is a single-
family residential zone. T~e ambiguity is compounded by the fact that multi.family dwellings
are listed as a provisional use in the zone. Some may conclude. therefore. that more than one
principal building or use may be located on a lot in that zone. The Zoning Code Interpretation
Panel (ZCIP) concluded in August. 1993. that more than one principal usa or building should
not ba permitted on the same lot in the RNC-12 zone. The Panel determined that this zone
was intended to be a single-family/duplex zone similar to the Rs,a and RS-12 zones and is
subject to the requirements of Section 36-3(1)(1).
This interpratation is substantiated by a review of the deliberations 01 tha Planning and Zoning
Commission in its decision to recommend the creation 01 the RNC-12 zone and apply it to the
easterly Jefferson/Market streets neighborhood, and in a Ilnal decision of the City Council to
adopt this zona and rezone the neighborhood in question.
The future 01 the neighborhood in which the building permit was sought was first discussed
by the Planning and Zoning Commission on November 6. 1992. The discussion then centered
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on consideration of an ordinance to prohibit the construction of two principal buildings on a
single lot. Concerns related to block density and the existing charactar of the area. At future
meetings, the Commission focused on maintaining the charactar of the area and bringing
stability to the neighborhood. The perception of the area as a single-familY/duplex
neighborhood was reinforced through a land use survay which showed that 86% of the
properties wera single-family or duplex uses. Tha Commission did not wish to negatlvaly
affect the 10% of the properties that were already multi.family dwellings but the Commission
clearly wished to prevent any further diminishment of this area as a single-family/duplex
neighborhood. The result of the Commission deliberations was adoption of the RNC-12 zone
at a density of 12 dwelling units per acre.
The amendments that are before you for your consideration would revise Section 36-3(f)(1)
to include the RNC-12 zone to clarify that only one principal use or building is permitted on
a lot within this zone. In addition, the intent section of the RNC-12 zone, Section 36-10.5(a),
would be revised to describe that this zone is a predominantly singla-Camily residential zone.
Additionally, multi-family dwellings would be removed from the provisional use section of the
zone [Section 36-10.5(c)] to prohibit the construction of additional mUlti-family dwallings
within the zone.
If you have any questions, please do not hesitata to call me at 356-5243.
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Sec. 36-10.5. Neighborhood Conservetion Residential Zone (RNC-121.
(Ord. 1193-3567, 3/30/93)
(' (a) lD1mt. It Is the purpose of this zone to stabilize certain exlstlnn residential nelahbor.
hoods bv preserveInD. the Dredomlnantlv slnale.famllv rasldentlal charactar of 8III&tIflD
1l1ug neighborhoods and these regulatlens era deslgnsd te preventlnD. existing
multi-family uses within theK neighborhoodll from becoming non-conforming.
Cen'Jerslens and redo','elepment may eeeur up te the density pro'Jlded In this zene,
(b) Permitted uses.
(1) Detached single-family dwellings.
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(2) Duplexes.
(c) Provisional uses.
(1) Accessory apartments, subject to the requirements of Sec. 36-55.
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(2) A maximum of two (2) roomers In single femily dwellings and one (11 roomer
In eech dwelling unit In duplexes, provided that additionel off-street parking
spaces shall be furnished et the ratio of one.half (~) space per roomer.
Multi-family dwellings shall be permitted two (2) roomers per dwelling unit.
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(3)' Family care facilities provided they shall not be located within one.qu'arter (%)
mile of each other. '
I (41 Multl family d','JelllngG eullleet te the pre\'lelone ef See. 36 10.6(g).
(~I Zero lot line dwellings and townhouses provided they shall be developed In
accordance with Sec. 36-55.
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'(d) Soecial exceotlons.
(1) Child care fecllities subject to the requirements of Sec. 36-55.
(2) Neighborhood centers subject to the fequirements of Sec. 36-55.
(3) Public utilities.
(4) Religious Institutions subject to the requirements of Sec. 36-55.
(5) Schools - generellzed private instruction.
(e) Dimensional reouirements.
5,000 sq. ft.
(11 Minimum lot erea:
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(2) Minimum lot area per unit: 3,000 sq. ft.
(3) Minimum lot width:
45 ft.
(4) Minimum lot frontage:
25 ft. on a public street or an officially approved
place.
(5) Minimum yafds:
Front .
Side.
20 ft. '
5 ft. for the first 2 stories plus 2 ft. for each addi-
tional story; for zero lot line dwellings, one at 0 ft.
and the other(s) at 10ft.; or for townhouses, 0 ft.
or 10ft. .
20 ft.
Rear.
(6) Maxlmum building bulk:
Height.
Building coverage.
F100f area' ratio.
36 ft.
40%
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(7) Minimum building width:
20 ft. for at least 76% of the building's length. This
provlslon shall not apply to zefO lot line dwellings,
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~eneral Drovlstons. All principal and accessory uses permitted within this zon~' ere . .' ,i
subject, to the requirements of Articles 1.11 end IV, the ~ivls!ons and sections of whIch are '
Indicated as follows: "
(1) Accessory uses and requirements. See Article III.
a. Permitted accessory uses end buildings. See Sec. 36-66.
b. Accessory use and building regulations. See Sec. 36-67.
c. Off-slfeet p~rklng requirements. See Sec. 36-68.
d. Off-stfeet loedlng requirements. Not applicable.
e. Sign regulations. See Sec. 36-60.
f. Fence reguletlons. See Sec. 36-64.
(2) General provlslons. See Article IV.
8. Dimensional requirements. See Division 1.
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b. Tree regulations. Sea Division 2.
c. Performance standards. See Division 3.
d. Non.conformities. See Division 4.
(g) Soecial orovisions.
(1) All uses or buildings which were conforming to the requirements of Section 36.11,
Low Density Multi'Family Residential Zone (RM.12) prior to January 1, 1993, shall
be construed to be conforming under the terms of this ordinance. Any building
containing a conforming use may be torn down and rebuilt provided It does not
exceed its present density or the density of this zone, whichever Is greater. and Is
in conformance with all other provisions of this ordinance.
(2) Any conforming building containing a conforming use which has been destroyed
or damaged by fire. explosion, act of God or a public enemy may be rebuilt to its
present state.
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NOTICE OF PUBLIC HEARING
Notice Is hereby given that the City Council
of Iowa City will hold a public hearing on the
7th day of December, 1993, at 7:30 p.m. In
the Council Chambers of the City of Iowa City,
410 E. Washington Street, Iowa City, Iowa,
regarding the Intent to convey City-owned
property consisting of the alley located west of
Gilbert Street and north of Kirkwood Avenue
between 210 and 230 Kirkwood Avenue to
Gregory McDonald. The City will, through this
conveyance, have the opportunity to establish
a conservation easament on Ralston Creek.
Persons Interested In expressing their views
concerning this malter, either verbally or in
writing, will be given the opportunity to be
heard at the above-mentioned time and place.
MARIAN K. KARR, CITY CLERK
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