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HomeMy WebLinkAbout2003-02-04 Public hearing NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the City Council of Iowa City, Iowa, at 7:00 p.m. on the Fourth day of February, 2003, in Emma J. Harvat Hall, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider: An ordinance amending the Planned Development Housing Overlay (OPDH-5) Plan for the Peninsula Neighborhood. Copies of the proposed ordinance 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 Prepared by: Robert Miklo, Sr. Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5240 (REZ02-00024/SU B02-00027) ORDINANCE NO. ORDINANCE AMENDING THE PLANNED DEVELOPMENT HOUSING OVERLAY (OPDH-5) PLAN FOR THE PENINSULA NEIGHBORHOOD BY AMENDING THE PENINSULA NEIGHBORHOOD CODE. WHEREAS, by Ordinance No. 01-3958 the city adopted a Conditional Zoning Agreement and Preliminary Sensitive Areas Development Plan for the Peninsula Neighborhood; and WHEREAS, the Sensitive Areas Development Plan included the Peninsula Neighborhood code which specifies building placement requirements for the Peninsula Neighborhood; and WHEREAS, The developer has requested amendments to the Planned Development Housing Overlay (OPDH) Plan for the Peninsula Neighborhood to designate revised locations for Single-Family houses, Rowhouses, Townhouses, Live Work Buildings and Small Apartment Buildings and to clarify the language in the Peninsula Development Code, to allow for an increase in height for single family homes, Live Work units and Small Apartment Buildings, to allow for the location of parking spaces along alleys and to specify how parking requirements shall be calculated for Neighborhood Commercial uses. WHEREAS, the Planning and Zoning Commission has reviewed the revised Peninsula Neighborhood code and Planned Development Housing Overlay Plan and has recommended approval NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA: SECTION I. APPROVAL. The revised Planned Development Housing Overlay Plan is hereby adopted for the property described below: That part of Auditor's Parcel No. 95080 and all of Auditor's Parcel No. 97099, Iowa City, Johnson County, Iowa described as follows: Commencing as a point of reference at the South quarter-corner of Section 4, Township 79 North, Range 6 West of the 5th P.M.; thence North 1°39'04" West 1317.54 feet along the East line of the Southwest Quarter of said Section 4 (assumed bearing for this description only); thence South 89°43'51" West 563.04 feet along the South line of Government Lot 5 of said Section 4, to a Northeasterly corner of said Auditor's Parcel No. 97099 and the point of beginning; thence South 0°16'09'' East 159.36 feet along an Easterly line of said Auditor's Parcel No. 97099; thence South 45°57'40" West 191.63 feet along a Southeasterly line of said Auditor's Parcel No. 97099; thence South 85052'55'' West 170.28 feet along a Southeasterly line of said Auditor's Parcel No. 97099; thence South 42°17'10" West 607.44 feet along a Southeasterly line of said Auditor's Parcel No. 97099; thence South 81°42'52" West 978.15 feet along a Southeasterly line of said Auditor's Parcel No. 97099; thence North 49°44'00" West 704.00 feet; thence North 15°34'30'' West 615.50 feet; thence Nodh 1°14'00'' West 372.58 feet; Thence North 8°12'00" East 329.35 feet to a point of intersection'with the Easterly bank of the Iowa River and a Westerly line of said Auditor's Parcel No. 95080; thence North 57°04'00'' East 772.76 along a Northwesterly line of said Auditor's Parcel No. 95080; thence South 65°32'14" East 972.25 feet along a Northeasterly line of said Auditor's Parcel No. 95080; thence North 76°18'18'' East 468.47 feet along a Northerly line of said Auditor's Parcel No. 95080; thence South 1°39'04" East 981.65 feet along an Easterly line of said Auditor's Parcel No. 95080 and an Easterly line of said Auditor's Parcel No. 97099; thence North 89°43'51" East 330.00 feet along a Northerly line of said Auditor's Parcel No. 97099 to the point of beginning and containing an area of 82.1 acres more or less. SECTION II. ADOPTION OF REVISED DEVELOPMENT CODE. The revised Peninsula Neighborhood code is hereby adopted as a component of the Planned Development Housing Overlay (OPDH) Plan by this reference, and the terms and requirements therefore are given full force and effect as if fully set forth herein. SECTION Ill VARIATIONS. The following variations from the requirements of the RS-5 zone and chapter 14-6, Zoning, are approved, as further detailed in the revised Peninsula Neighborhood Code, adopted by reference as a component of this ordinance and attached hereto: a) A modification of height limits of the RS-5 zone to allow a maximum height of 35 feet for single- family houses, townhouses and row houses; 40 feet for Live Work Buildings, 48 feet for Small Apartment Buildings as detailed in the revised Peninsula Neighborhood Code. Ordinance No. Page 2 b) A modification to allow the waiver of Section 14-6N-1B(2)(g) restricting the number of parking spaces that may back onto an alley, if the site plan demonstrates to the satisfaction of the Building Official that parking spaces are configured so as not to impede traffic on the alley. c) A modification to specify that off-street parking spaces for Neighborhood Commercial uses are not required for the first 1500 square feet of floor area as detailed in the revised Peninsula Neighborhood Code. SECTION IV. ZONING MAP. The Building Inspector is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of this Ordinance as provided by law SECTION V. REPEALER. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. SECTION VI. SEVERABILITY. If any section, prevision 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 VII. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this __day of ,20__ MAYOR ATTEST: CITY CLERK Approved by _ .-'") ,f .-3 1/26/2003 THE PENINSULA NEIGHBORHOOD CODE PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD GOVERNING CONSTRUCTION WITHIN THE PENINSULA NEIGHBORHOOD TIIF, PENINSt~LA NEIGii~ORttOOD COMPONENTS OF THE PENINSULA NEIGHBORHOOD CODE The Peninsula Neighborhood is a new neighborhood in Iowa City designed to foster public life through its squares, tree-lined streets, and front-porched houses while providing for a comfortable private life through the use of careful standards that ensure a high level of privacy. The development of the Peninsula Neighborhood is governed by the Peninsula Neighborhood Code, which is designed to achieve those goals in concert with builders working with the techniques and scale of 21 st century development. The Peninsula Neighborhood Code (or "Code") is enforced by The City of Iowa City (or "The City"). The guiding documents and maps that comprise the Code are as follows: · Principles and Regulations (including Definitions and Building Placement Standards) · The Neighborhood Regulating Plan · The Sensitive Areas Development Plan and OPDH Plan (or "SADP/OPDH") for The Peninsula Neighborhood In order to issue building permits for development within The Peninsula Neighborhood, The City interprets and enforces the SADP/OPDH, the Regulating Plan, and the Principles and Regulations. In carefully chosen instances, the Principles and Regulations allow for specific deviations from Iowa City's Zoning Ordinance. Development within The Peninsula Neighborhood is also subject to standards set out in Covenants and Deed Restrictions, which are themselves privately administered and enforced by the Developer and his assigns, including The Peninsula Neighborhood Architectural Review Board (or "PNARB"). The Covenants and Deed Restrictions include: · Architectural Standards · Landscaping Standards · Architectural Review Procedures Before a building permit can be issued for any structure in The Peninsula Neighborhood, The City must have written confirmation from PNARB that the submitted plans meet the standards of the Covenants and Deed Restrictions. A. DEFINITIONS Special definitions are additions or substitutions to the current list of definitions in the City of Iowa City Zoning Ordinance. Certain terms in the Code are used in very specific ways, often excluding some of the meanings of common usage. Wherever a word is in SMALL CAPITAL format, consult the definitions for the specific meaning. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 2 B. THE NEIGHBORHOOD REGULATING PLAN The REGULATING PLAN is the "master plan" for the neighborhood that provides specific information for the disposition of each property or lot. The Plan also shows how each lot relates to the public spaces (STREETS, GREENS, parks, etc.), the overall neighborhood and the surrounding environment. The Neighborhood and the STREET are the "extra value" that makes the Peninsula Neighborhood an extraordinary place to live. For lots in special locations, there may be additional design guidelines identified on the REGULATING PLAN of each phase of construction. C. THE BUILDING PLACEMENT STANDARDS The Peninsula Neighborhood BU1LDING PLACEMENT STANDARDS establish the basic parameters governing building form, including the envelope for building placement (in three dimensions) and certain required/permitted building elements, such as porches, balconies, and fences. The Building Placement Standards establish both the boundaries within which things may be done -- and specific things that must be done. The goal of the Peninsula Neighborhood BUILD1NG PLACEMENT STANDARDS is to shape good public space and healthy outdoor private space (yards and gardens). They aim for the minimum level of control necessary to meet that goal. Variances to the Peninsula Neighborhood BUILDING PLACEMENT STANDARDS can be granted only where the unique physical circumstance of a lot makes compliance impossible. The specific variance must also meet the conditions of the City of Iowa City Board of Adjustment. THE PENINSULA NEIGHBORHOOD COVENANTS AND DEED RESTRICTIONS The development of the Peninsula Neighborhood is also governed by private covenants and deed restrictions, as mentioned above. Although not part of the City's purview, the intent of these Standards and Procedures is described here so that the City understands how they will function in relation to the other Standards of the Code: A. THE ARCHITECTURAL STANDARDS The goal of the Peninsula Neighborhood Architectural Standards is a coherent and pleasing architectural character that is appropriate to the Iowa City tradition. The Architectural Standards govern a building's architectural elements regardless of location and set the parameters for allowable materials, configurations, and construction techniques. Equivalent or better products than those specified are always encouraged. B. THE LANDSCAPE STANDARDS The purpose of the Landscape Standards is to ensure coherent neighborhood streets and to assist property owners with understanding the relationship between the street and their own front yards. These Standards set the parameters for planting and maintenance of trees on or near each lot. C. THE ARCHITECTURAL REVIEW PROCEDURE The Peninsula Neighborhood Architectural Review Board (the Board, or "PNARB") is established to administer an ARCHITECTURAL REVIEW PROCEDURE to execute this authority and to protect the value of lots PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 3 TIlE I~E~I~S, ULA N~EIGttBOR~tOOD and houses in the Peninsula Neighborhood. It is the responsibility of the Board to review architectural and landscape plans for compliance with the Peninsula Neighborhood Covenants and to provide design guidance when necessary. The BOARD shall be solely responsible for interpreting and enforcing the Peninsula Neighborhood Covenants regarding architectural and landscape standards, as well as any other standards not otherwise addressed and regulated by the City of Iowa City. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 4 TILE: PENINSULA NEIGtlBOR}tOOD THE PENINSULA NEIGHBORHOOD DEFINITIONS PRiNCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD The following definitions are additions or substitutions to the current list of definitions in the City of Iowa City Zoning Ordinance for use with this Code. Certain terms in the Code are used in very specific ways, often excluding some of the meanings of common usage. Wherever a word is printed in SMALL CAPITAL LETTERS, it is being used as defined herein. ACCESSORY UNIT A dwelling unit on a single-family lot incidental to the primary residence and no greater than 650 square feet in size. (Note: This definition differs from the Definition of "Accessory Apartments" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). ALLEY The open public Right of Way at the rear of lots that provides access to vehicle parking spaces (e.g., garages), utility meters and garbage bins. The ALLEY Right of Way is generally 25 feet. (Note: This definition differs from the Definition of "Alley" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance. See also COMMON DRIVE. BACK YARD The open portion of the lot behind the building or FRONT YARD, including the OPEN SIDE of the lot. (Note: This definition differs from the Definition of "Rear Yard" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). BUILDABLE AREA The area of the lot within which buildings will sit. The BUILDABLE AREA sets the limits of the building footprint now and in the future -- additions must be within the BUILDABLE AREA. This provides for future growth in a manner consistent with the Peninsula Neighborhood's Quality of Life goals. The BUILDABLE AREA is illustrated in and set by the BUILDING PLACEMENT STANDARDS. (Note: This definition differs from the Definition of "Buildable Area" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). BUILDING PLACEMENT STANDARDS The BUILDING PLACEMENT STANDARDS (BPS) establish the basic parameters governing building construction. This includes the envelope for building placement (in 3 dimensions) and certain required/permitted building elements, such as porches, balconies and fences. CIVIC GREEN, SQUARE PUBLIC SPACES located within the NEIGHBORHOOD, as designated on the REGULATING PLAN. The CIVIC GREEN is a primarily unpaved, formally configured, small public lawn or park. The SQUARE may be paved, appropriate to a more highly trafficked area. Both shall have not less than 60% of their tract perimeter fronting Rights of Ways and shall be surrounded by canopy STREET TREES. Their tract dimensions shall be no thinner than a 1:4 ratio, with a minimum tract dimension of 25 feet. Situated at prominent locations within the NEIGHBORHOOD and often dedicated to important events or citizens, civic GREENS and SQUARES may contain play equipment but shall not include ball fields and courts. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD T~tE [~ENINS, UI, A N~IGItBO~,}tOOD COMMON DRIVE A shared access easement (for two or more lots) typically found on EDGE LOTS. COMMON DRIVES may also encompass adjacent utility easements. See also ALLEY. COMMON LOT LINES Lot lines shared by private lots, generally side lot lines. CONSERVATION LINE A line established to guarantee the preservation of the Peninsula's natural areas and slopes and to preserve the views from EDGE LOT houses. Land beyond the CONSERVATION LINE shall not be built upon paved, driven on, re-graded or otherwise disturbed. CORNER LOT A lot in which one side lot line is adjacent to a STREET. Where a PRIVACY BUILDING LINE (PBL) is located on the side adjacent to the STREET, the PRIVACY SIDE restrictions on windows do not apply. Special building placement, fencing, and landscape requirements may also apply. DORMERS Dormers are small roofed ancillary structures with windows providing light and air to occupiable space within the roof. Dormers are permitted and do not constitute a STOREY so long as they do not break the primary eaves line, and are individually less than 15 feet wide and are collectively not more than 50% of their respective facade. LAVE, MAIN EAVES, OR LAVE HEIGHT Used for measuring permitted building heights, the MAIN EAVES are the eaves of the primary roof of the building. EDGE LOT A lot located on the perimeter of the neighborhood whose rear lot line faces and/or is within the Peninsula conservation area. FRONT PORCH The ground floor platform attached to the front or STREET or REQUIRED STREET BUILDING LINE (RSBL) side of the main building. Required FRONT PORCHES, as del'reed in the BUILDING PLACEMENT STANDARDS, must be roofed and enclosed by balustrades (railings) and posts that extend up to the roof and shall not be otherwise enclosed except with insect screening. FRONT YARD The area of the lot from the STREET FRONTAGE to the enclosed portion of the building wall. This area is contiguous with the STREET, and includes the FRONT PORCH. (Note: This definition differs from the Definition in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). FRONT YARD FENCE PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 7 The wood (picket) or wrought iron fence or masonry wall, between 30 and 40 inches in height, located within the FRONT YARD (generally 1 foot behind & parallel to the property line of private lots and also along COMMON LOT LINES to a point at least 10 feet back from the REQUIRED STREET BUILDING LINE (RSBL). GARDEN WALL A masonry fence. This may take the basic form of a FRONT YARD or a PRIVACY FENCE depending on its height and placement. OPEN SIDE Where applicable, the side of the house and lot opposite the PRIVACY SIDE and PRIVACY BUILDING LINE (PBL). There are no window restrictions on the OPEN SIDE, and a minimum setback is used, rather than a REQUIRED BUILDING LINE. The OPEN SIDE of the house has no privacy restrictions because the windows on the adjacent side of the neighboring house are restricted by Privacy-Side Manners (See PBL below). PEDESTRIAN PATHWAY PEDESTRIAN PATHWAYS are interconnecting paved walkways that provide pedestrian and bicycle passage through blocks running from STREET to STREET or interior block parking areas. The easement width for these pathways shall be between 10 and 25 feet and the paved walkway between 6 and 12 feet, except where specifically noted on the REGULATING PLAN, and shall provide an unobstructed view through their length. PENINSULA NEIGHBORHOOD ARCHITECTURAL REVIEW BOARD (PNARB) The PENINSULA NEIGHBORHOOD ARCHITECTURAL REVIEW BOARD (PNARB) is a group of individuals created by the Peninsula Covenants. The PNARB is established to administer and enforce the architectural and landscape standards for new construction and future building modifications, as well as certain portions of the BUILDING PLACEMENT STANDARDS within the Code not otherwise enforced by the City of Iowa City. PRIVACY BUILDING LINE (PBL) The PBL is the required side building line for lots in the neighborhood where designated on the REGULATING PLAN. The building must be placed along the PBL, generally three (3) feet from one side lot line. Windows are restricted on this side of the building. The PBL is set consistently along a given STREET, allowing houses to open to the other side, toward their OPEN SIDE yards. See also Privacy-side Manners PRIVACY FENCES Fences and hedges along COMMON DRIVES, ALLEYS and COMMON LOT LINES, may be as high as eight (8) feet above the adjacent ground provided that they are at least 10 feet behind the REQUIRED STREET BUILDING LINE (RSBL). Within 10 feet of the RSBL only a FRONT YARD FENCE is permitted (see the BLS Siting Specifications for limited exceptions to this rule for CORNER LOTS). Wire fences shall have a hardy species of hedge or climbing vine planted along them (Consult the TOWN ARCHITECT). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD Tu~ PENINSULA NEIG]HBOR]i{OOD PRIVACY SIDE MANNERS The Peninsula Neighborhood Covenants have codified Charleston, South Carolina's urban tradition of "North-Side Manners" into PRIVACY-SIDE MANNERS to provide a high level of privacy and a more comfortable relation between adjacent houses on medium and small lots. See also PRIVACY BUILDING LINE and refer to the Peninsula Neighborhood Covenants for specific information. PUBLIC SPACE Property (STREETS, ALLEYS, CIVIC GREENS, SQUARES and parks) within the public domain and physically within the neighborhood within which citizens may exercise their rights. REGULATING PLAN The REGULATING PLAN is the "master plan" for the neighborhood that provides specific information for the disposition of each lot. The REGULATING PLAN specifies the BUILDING PLACEMENT STANDARD for each lot and shows how each building contributes to the larger neighborhood, as well as the arrangement of PUBLIC SPACE in relation to private space. There may be additional requirements for specific lots noted on the REGULATING PLAN. REQUIRED STREET BUILDING LINE (RSBL) The RSBL is the required building line (a requirement, not a permissive minimum as in a set-back), generally seven (7) feet from the STREET FRONTAGE unless noted otherwise on the REGULATING PLAN. The building (generally the FRONT PORCH) must be built-to (coincident with) the RSBL. The RSBL for each lot is shown on the REGULATING PLAN. REQUIRED STREET BUILDING LINE 2 (RSBL2) A required build-to line for designated EDGE LOTS. Where a RSBL2 is shown on the REGULATING PLAN, the FRONT PORCH is optional. Buildings with no FRONT PORCH shall be built-to the RSBL2 for at least 40% of the RSBL2 width. That portion of the building shall be composed as a simple plane (limited fa¢ade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). SIDEWING The portion of a building extending along a side lot line toward the ALLEY or COMMON DRIVE or garage. This optional portion may be built initially or as a later addition. The SIDEW1NG sits within the BUILDABLE AREA of the lot as shown in the BUILDING PLACEMENT STANDARDS. STOOP An entry platform on the RSBL side of a building. STOOPS, where required by the BUILDiNG PLACEMENT STANDARDS, may be roofed but they may not be enclosed. STREET, STREET FRONTAGE, AND SIDE STREET 1. STREET includes all PUBLIC SPACE (STREETS, SQUARES, GREENS, parks) -- but not COMMON DRIVES or ALLEYS. 2. STREET FRONTAGE refers to the lot line with the shorter dimension, generally coincident with the wider STREET Right of Way. 3. The SIDE STREET is the STREET of the longer lot line, generally with the lesser Right of Way along it. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD STREET TREE A deciduous canopy tree as listed in the STREET TREE list to accompany the REGULATING PLAN. STREET TREES are of a hardy species, large enough to form a canopy with sufficient clear trunk to allow traffic to pass under unimpeded. STREET TREE ALIGNMENT LINE A generally straight line that STREET TREES are to be planted along. This alignment is parallel with the STREET and unless specified in the REGULATING PLAN is set four (4) feet back from the curb. STREETSCAPE This term refers to the various components that make up the STREET, both in the Right of Way and on private lot frontages. It includes pavement, parking spaces, planting areas, STREET TREES, streetlights, sidewalks, FRONT YARD FENCES, FRONT YARDS, FRONT PORCHES, etc. TOWN ARCHITECT The TOWN ARCHITECT is an Urban Designer, familiar with New Urban/st principles and with the Peninsula Neighborhood development, who will work with builders and property owners to show how the Peninsula Neighborhood Code can satisfy their building needs in a cost efficient manner. The role of the TOWN ARCHITECT has been established to administer an ARCHITECTURAL REVIEW procedure for the development of properties within the Peninsula Neighborhood. It is the responsibility of the TOWN ARCHITECT to review architectural and landscape plans for compliance with the Peninsula Neighborhood Covenants and to provide design guidance when necessary. The TOWN ARCHiTECT shall be responsible for interpreting and enforcing the Covenants and Deed Restrictions regarding architectural and landscape standards, as well as any other standards not otherwise addressed and regulated by The City. The TOWN ARCHITECT will make recommendations to the City prior to and including consideration of Final Development Plans or modifications of Final Development Plans prior to issuance of building permit. The TOWN ARCHITECT will work on design solutions to meet handicapped access needs within the Peninsula Neighborhood Code prescriptions and, where necessary, will recommend appropriate minor variations to be approved by city to accommodate accessability. "WHERE CLEARLY VISIBLE FROM THE STREET" Many requirements of this Code apply only where the subject is "clearly visible from the STREET." Note that the definition of STREET includes parks, civic GREENS, SQUARES, and all public areas except ALLEYS or COMMON DRIVES. A building element more than 30 feet from the RSBL (for example, items along a COMMON LOT LINE 31 feet away from a RSBL) is by definition NOT Clearly Visible from the srR££r. The intent here is to restrict control to the public realm where it has significance and limit public interference in the private realm. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD '10 THE PENINSULA NEIGHBORHOOD REGULATING PLAN PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD TIlE ]DENINS(~LA NE:IGIIBORitOO1D UNDERSTANDING THE REGULATING PLAN As the principal tool for implementing the Peninsula Neighborhood Master Plan, the REGULATING PLAN identifies the basic physical characteristics of each lot and the type of building assigned to it. It also identifies the type and placement of STREET TREES on each STREET, as well as identified parking spaces. UNDERSTANDING REGULATINC PLAN REQUIRED STREET BUILDING LINE (RSBL) THIS IS THE BLOC~( ADDRESS THIS IS YOUR LOT NUMBER (Lot 9) THIS IS YOUR BUILDING TYPE E Estate Site B - Penlnsula House Site C = Cottage Site B Bungalow Site T - Townhouse Site LW Live work Mixed Use Site R Rowhouse Site As - Small Apartment Site THESE ARE YOUR PROPERTY LINES STREET TREES (Planted by the Developer) STREET PARKING: Dedicated Lanes or Limited On Street Parking A Preliminary REGULATiNG PLAN is submitted as part of the Preliminary Plat. The Landscape Plan is part of the REGULATING PLAN as it defines STREET TREE placement. The illustration below explains the elements of the REGULATING PLAN and will be useful as a reference when examining the plan. A final REGULATING PLAN will be submitted with the final plat application for each development phase of the Peninsula Neighborhood. The exact placement of lot lines, trees and parking spaces in the final plan may differ by a few degrees or feet, but the basic configuration of the plan will not change. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 32 THE PENINSULA NE1GtlBOR}IOOD THE PENINSULA NEIGHBORHOOD BUILDING PLACEMENT STANDARDS PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD INTRODUCTION The Neighborhood REGULATING PLAN identifies the BUILDING PLACEMENT STANDARDS for all lots. The goal of the BUILDING PLACEMENT STANDARDS is good STREET folq~l l~qd desirable outdoor private space (yards and gardens). They aim for the minimum level of control necessary to meet that goal. Variances to the BUILDING PLACEMENT STANDARDS can be granted only where the unique physical circumstance of a lot makes compliance impossible. The specific variance must also meet the conditions of the City of Iowa City Board of Adjustment. The BUILDING PLACEMENT STANDARDS set the basic parameters governing building construction, including the building envelope (in three dimensions) and certain required/permitted elements, such as porches, balconies, and fences. The STANDARDS specify building types that will be built within the Neighborhood. GENERAL GUIDING PRINCIPLES ]. BUILDINGS ARE ALIGNED AND CLOSE TO THE STREET. Buildings form the space of the STREET. Building facades are aligned as a simple plane along the STREET. 2. BUILDINGS FORM AND PROTECT PRIVATE OPEN SPACE. Whether a yard, garden or courtyard, private open space is an important complement to the public space of the neighborhood. 3. BUILDINGS HAVE FRONT PORCHES OR BALCONIES. This overview of the STREET contributes to healthful STREETS and safe neighborhoods, while serving as a buffer between the house interior and STREET activity. 4. BUILDINGS ARE DESIGNED FOR TOWNS. Rather than being simply pushed closer together, as in many suburban developments, buildings must be designed for their close siting within towns and cities. Views are directed to the STREET and the BACK YARD, not toward the neighbors. $. PROPERTY LINES ARE PHYSICALLY DEFINED BY FENCES, HEDGES OR GARDEN WALLS. Land should be clearly public or private in public view or private and protected. 6. VEHICLE STORAGE, GARBAGE AND MECHANICAL EQUIPMENT IS AWAY FROM THE STREET. Access to garages shall be from the ALLEY or COMMON DRIVE. Where garages must be front-loaded, they shall be set at least 20 feet behind thc front plane of the house. These principles define the goal and intent of the Peninsula Neighborhood Code. Refer to the following BUILDING PLACEMENT STANDARDS for the specific requirements for each building site. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 14 BUILDING PLACEMENT STANDARD fo/' ESTATE HOUSES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD q5 PENINSULA Building Placement Standards Estate Houses The principal building shall be bem'een 12 and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eaves.  PR)rACY FENCE 8 FT MAX EAVE HEIOHT [ The first floor fiuished elevation shall be between 30 and 60 inches ~1~ 3§ FI MAX ~ SlOe ~NC %Ok~[~%RY above the highest RSBL elevation. I Pro.ertv une~I The principal building shall be Built-To the Required Street Building ~"~l r . 2[/' Line (RSBL). For Edge Lots designated on the Reg~ting Plan ~-_}.7'J'.~.. --lffs~Ti 'UU~LU^Ut~,..~__ 'j-' MI"'MUM SInE SE~C~ ~- ~omr~o? Drivel with a RSBL2 the Front Porch is optional and the building shall be AREA or Alley, RO ~m,n ~ ~ ,~,~N[ Bui/t-TotheRSBL2. TheminimumsideSetbackis3.BftConeside) [ --~'{;' ~%'~toOT~.~ B~Ai~ Jg and 10ft (b°th sides c°mbinea,' ~----~-.~X'X~.~X%~ WtPA,.O. ~[A~X-.~'XX~'~ ~*J~mE~ The garage, parldng for vehicles shall be kept ..v/tl~ the designated ~~o~[m~E28~Y 30 FT Garage-Parking area (except for Edge Lots where the garage door ~~~ (and/or parldng area) shall be at least 20 ft behind the front ~h..NlxXX.X\XX.X.'xXXN.N.'xXX.x.XNXX~kN~XXXX.x.xtK..Xx.XX.X.XXXXXX~$~mA~ building wall). Any designated Common Drive easements shall be I~~~~ respected- consuit =th the Town Architect. xcBx,.x.% ~.d within the Conservation Easement shall not be built upon, '~-'l -I osRequlreddea ~_a '{ ed.__opStreet the.Building~,Pl0~nLine __ .~ '-1' driven on, regraded, or othem4se disturbed. L_lBr/-/-/-/j] A Front Porch, bern,Ben 8 ft and 10 ft deep a4th a width equal to LOT no less than 33% of the RSBL (not to include any Side Street MI. ]-- .~lf//~ frontage), is required along the RSBL. For designated Edge Lots B rr MI. -q ~ (sec the Regulating Plan) the Front Porch is optional. t"~ "'"'~ PRIVACY [ENC£ A Privacy Fence, maximum 8 ft in height, ma), run the remainder of the rear and Common Lot Lines (except within the Front Yard ~~ll ~l ~ ~.~X.~__~ area which may only have a Front Yard Fence). Above the Ground Floor only Residential Uses are pertnitted (Bed and Breakfast Homestays are permitted on all floors). Ground Floor and Basement space may additionally include Home ~ Occupations (by right subject to Io~va City Zoning Regulations Section 14-6M4 [t31161. ONLY Parldng, occupant's workshop, and Accessory Uuit(<650 Sq Ft) RESIDENTIPtL uses are permitted in the building area at the rear of the loc See HOME OCCUI'A ONS'--~ attached Specifications. TtIE I~ENINSt~[A NEIGIIBORIIOOD SPECIFICATIONS: ESTATE HOUSE HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WAI.L heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The building(s) shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, garden trellises and other light unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL. 3. The building (the FRONT PORCH) shall be built-to the specified RSBL for at least 33% of the RSBL width. For EDGE LOTS, with an RSBL2, the FRONT PORCH is optional. Buildings with no FRONT PORCH shall be built-to the RSBL2 for at least 40% of the RSBE2 width. That portion of the building shall be composed as a simple plane (limited facade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the percentage minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. At least 35% of the lot area shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, decks, and in the rear only gazebos, green houses and steps except where otherwise specified in the Code. 5.The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. CORNER LOTS: 1. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH 2. The fence requirements for CORNER LOTS additionally allow, where the lot OPEN SIDE fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the corner (ROW intersection) of the frontage STREET. Lots where RSBL is curved:_The required FRONT PORCH (or building facade along RSBL2 for edge lots with no porch requirement) shall be aligned on a tangent to a curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at I point). ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to the parking areas, unless otherwise approved by the City. 2. Garage doors shall not face (be at an angle of less than 90 degrees from) the RSBL, and parking areas (unenclosed) shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. 3. For EDGE LOTS designated on the REGULATING PLAN with a second REQUIRED STREET BUILDING LINE (RSBL2), both the FRONT PORCII and fRONT YARD FENCE are optional. The principal building facade (enclosed portion) shall be built-to this RSBL2. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). ACCESSORY UNITS: Accessory units are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 17 BUILDING PLACEMENT STANDARD fo/" PENINSULA HOUSES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PENINSULA Building Placement Standards Peninsula Houses Thc principal building shah be bern,eon 12 and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eavcs. ~ PRIVACY FENCE 8 FT MAX LAVE HEIGHT ~A~nV Front Yard Fence shall be bem~een 30 and 40 inches in height. ~ 35 FT MAX I ACCESSORY ' 12 FT MIN SID1E,W1FNTG BUILDING ~ The first floor finishcd clcvation shall be between 30 and 60 inchcs - above the highest RSBL clcvation. ~~%' ] [--] % The first storey shall have at least 8 feet 8 inches clear hdght for 80 ofits area. I [ I I The principal building shall be Built-To the Required Street Building ROW RSOL~ I Property Lines---=- II Line (RSBL). For gDGE LOTS with an RSBL2 designated on the T J-4' : ' W' ~'h$~LL2 ' MI;I~UM' $--~D£'~2C~-l' --6omm;n Drive I Regulating Plan, the FRONT PORCH is optional and the prindpal or Alley ROW BUI~AB~ I ~ bu/ld/ng shall be Built-To the RSBL2. The mirdmum side Setback is ~ A~£A ~41NIMUM ~ 3.5 ft (one side) and 8 ft (combined sides). · ~ The garage, parking for vehicles (autos, trailers, boats, etc.) shall be ~ kept within the designated Garagc-Parldng area (except for EDGE · em~ LOTS where thc garage door (and/or parking area) shall set be at C~ least 20 ft behind the front building wall). Any designated COMMON DRIVE easements shall be respected ~- consult with the Town Architect. Req fruited Seet [~®uil~liBg i,l' 'ne m Land within the Conservation Easement shall not be built upon, des,gnoteo on Ne§.vlon I driven on, re-graded, or othem'ise disturbed. V'~-'-Y'--' -r' 33% LOT L[.~ A Front Porch, between 8 ft and 10 ft deep with a width equal to ~- [~/~//ff'~z/..~/~ no less than 33% of the Front Required Street Building Line (RSBL), (not to include any Side Street frontage), is required. For designated Edge Lots (see the Regulating Plan) the Front Porch is /" '"'~ PRIVACY FENCE ~~~ of thc rear and Common Lot Lines (except within the Front Yard area which may only have a Front Yard Fence). Above the Ground Floor only Residential Uses are permitted (Bcd and Breakfast Homestays are permitted on all floors). Ground Floor and Basement space may additionally include Home ~ Occupations (by right subiect to Iowa City Zoning Regulations ~'~ '" Section 14-6M- 1 [BI [6]. RES[DENTIAL moNrv I ................... ACC UNIT uses are permitted in the building area at thc rear of the lot. See HOME OCCUPA IONS WO~I~SHOP" ,X attached Specifications. TlttF~ [~ENINSI[~LA NEIGItBOR}tOOI~) SPECIFICATIONS: PENINSULA HOUSE HEIGI IT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The building(s) shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, garden trellises and other light unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL. 3. The building (the FRONT PORCH) shall be built-to the specified RSBL for at least 33% of the RSBL width. For EDGE LOTS, with an RSBL2, the ~RONT PORCH is optional. Buildings with no FRONT PORCH shall be built-to the RSBL2 for at least 40% of the P-SBL2 width. That portion of the building shall be composed as a simple plane (limited fa~iade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the % minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. At least 35% of the lot area shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, decks, and in the rear only gazebos, green houses and steps except where otherwise specified in the Code. 5.The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DPdVE edge of pavement. CORNER LOTS: a. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBE at the termination of the PORCH b. The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. Lots where RSBL is curved: The required FRONT PORCH (or building faq:ade along RSBL2 for edge lots with no porch requirement) shall be aligned on a tangent to a curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at 1 point). ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to the parking areas, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. 3. For EDGE LOTS designated on the REGULATING PLAN with a second REQUIRED STREET BUILDING LINE (RSBL2) both the FRONT PORCH and FRONT YARD FENCE are optional. The principal building fa~iade (enclosed portion) shall be built-to this RSBL2. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-l(B)(6). ACCESSORY UNITS: Accessory units are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 2O TIlE PENINSGL, A ~EI£1HBORtlOOD BUILDING PLACEMENT STANDARD fo/' COTTAGES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 2q PENINSULA Building Placement Standards Cottages The principal building shall be between 12 and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eaves. ~ PmVAC¥ rtl,lei Any Sidext4ng shall be no more than 15 ft to its Eaves. 12 FT MIN ~ SlO~N¢ 8UI:L~ The Front Yard Fence shall be between 30 and 40 inches in height. 15 FT EAVE EAYE H[IGHT · '"~'~ ~ MAX 18 FI MAI {~ The Front Porch floor elevation shall be between 28 and 60 inches above the highest RSBL elevation. The first storey shall have at least 8 feet 8 inches clear height for not less than 75% of its area. ! I Property Unes_.~l The principal building shall be Built-To the Required Street Builchng ~ RSBL .Oo~m ~ Line (RSBL), as designated on the Regulafirtg Plan. The minimum -' '--[ ' ~I~UM OP£" SlOE SE1B~:~ ~ Driv Open-Side Setback is 4 ft. The total combined setback from side lot ~ [ ~ j,~r a~lel ~ lines must be at least 8 ft. ~ MINIMUM .DAB LO~P~EA ~ The Reguiath~g Plan ma3, designate a required Privacy Building 15ne ~ ~£^ (PBL) 3.5 ft off the Common Lot line (generally North or East). · ~ ~ImlN :ZO rt ! The garage, vehicle parking (autos, traders, boats, etc.) shall be kept ~'~ ~': 'q~.a~ ,xdthin the designated Garage-Parking area. I I eu~u)r~(; UN£ (PBL) I 50~ eOl Ld~ ] A Front Porch, between 8 ft and 10 ft deep with a width equal to .,. / nolessthanS0%oftheStreetFrontage(nottoincludeanvSide REOOIR['O 8 Fr ~IN -4 ~- / Street frontage), is required along the RSBL. (T~O STOREYS~-~'....10 FT MAX DEPTH ] A Privacy Fence, bem, een 6 and 8 ft in height, shall ran the Iv~ct \] I , / remainder o f the reax and Common Lot Lines (except 'adthin the 3o-,4o in Front Yard area which may only have a Front Yard Fence). Above the Ground Floor only Residential Uses are permitted (Bed and Breakfast Homestays are permitted on all floors). Ground Floor and Basement space may additionally include Home SectionOCCupati°nsl4-6M-l(bY [B] [6],right subject to Iowa City Zoning Regulations Parking, occupant's workshop, and Accessory Unit (<650 Sq Ft) uses are permitted in the building area at the rear of the lot. See attached Specifications. TIlE PENINStJLA NEIGtIBOR}tOOD SPECIFICATIONS: COTTAGE HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: I. The buildings shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any buildings excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL 3. The building (the FRONT PORCH) shall be built-to the specified RSBL for at least 50% of the RSBL width. That portion of the building shall be composed as a simple plane (limited fagade jogs less than 12" and porches, STOOPS, and balconies are considered to be % simple plane" within this requirement). For non-rectangular lots the 50% minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PoREn. 5. At least 25% of the lot area shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, wood or decks, and in the rear only, gazebos, green houses and steps except where otherwise specified in the Code. 6.The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. 7. LOTS WHEIU~ THE RSBL IS CURVED: the required FRONT PORCH shall be aligned on a tangent to the curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at l point). CORNER LOTS: The fence requirements additionally allow a PRIVACY FENCE along the SIDE STREET FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the corner (ROW intersection) of the frontage STREET ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY shall use the ALLEY as thc sole means of automobile access, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-l(B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 23 BUILD1NG PLACEMENT STANDARD fOF TOWNHOUSES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 24 PENINSULA Building Placement Standards Townhouses The principal building shall be bem'een 18 ft and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eaves. ~} HAVE HEIGHT PRIVACY FENCE An), Sidewing shall be no more than I5 ft to its Eaves. 35 FT MAX $ FT MAX 18 FT MIN The Front Porch floor elevation shall be bern,CCh 28 and 60 inches ~} ~'~' ~Nt; I ~gR¥ above the fronting RSBL elevation. The first storey shah have at least 8 feet 8 inches clear height for no less than 80% of 'ts area.  ] Each unit's Front Porch sba/1 be BuiZt To it's Required Street Buildin / 4 Line (RSBL), as designated on the Regulating Plan. -~ ff (PBL) (generally the North or East side). The unit width shaU be bem'een 20 ft and 28 ft. A ma~mum of 8 units shall comptise one building. There shall be a minimum 10 ft gap bem,een buildings where multiple Townhouse buildings are built (except where otherwise designated on the Regulating Plan). The garage, vehicle parking (autos, trailers, boats, etc.) shall be kept R$1B~-~~ ~Bp~ i~)t ~)1~ ~1~~ / within the designated Garage-parking area (and/°r as designated °nthe Regmlating Plan). ~0~ RSBLLF~ A Front Porch, bem,een 8 ft and 12 ft deep with a width equal to OHE STOREY kiln ~__ L~////~Z/.~..~ no less than 50% of the RSBL (not to inlude any Side Street RSBL), is required along the Required Street Building Line 0tSBL). FRONT PORCH ENCOURAGED).)~''~ ~ PRIVACY FENCE Privacy Fencing, betxveen 6 and 8 ft in height, shall be placed along § FT MIN any unbuilt rear and Common Lot Lines (excluding Townhouse  . . .. sites with no Back Yard or courtyard area). Above the Ground Floor only Residential uses are permitted (Bed and Breakfast Homestays are permitted on all floors). ~ ~ Ground Floor and Basement space may additionally include Home ~.~ 3//"~ "'-.~ Occupations and Neighborhood Commercial uses by right (see ~ RESIDENTIAl attached Specifications). Park'ng, occupant s workshop, Home Occupations, and Accessory Resid, Home Otc Unit (<500 Sq Ft) uses are permitted in the building area at the rear T}IE PENINSt~LA NEIGItBOI~,}~OOD SPECIFICATIONS: TOWNHOUSE BUILDINGS HEIGHr 8PECIFICA I'IONS: Principal building height is measured from the highest REQUIRED STR[~ET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No part of any building (excepting overhanging eaves, garden trellises and other light unroofed garden structures) shall occupy the remaining lot area. 2. No Parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL 3. Each unit of the building (each FRONT PORCH) shall be built-to the RSBL for at least 50% of the unit's RSBL frontage width (measured on a per-unit basis). That portion of the building shall be composed as a simple plane (limited faq:ade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the 50% minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 65% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. UNIT WIDTII: For non-rectangular lots the 20 to 28 foot limits shall be measured at the mid point of the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 6. At least 15% of the lot area shall remain open and not be built upon except for overhanging eaves, cantilevered balconies, stoops, wood or composite decks and steps except where otherwise specified in the Code. 7.The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. g. CORNER LOTS: The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. NEIGIlBORHOOD COMMERCIAL USES: The following uses are permitted by right: 1. Retail or personal service establishments limited to the ground floor space within the existing structure. 2. Adult or child care homes. 3. Bed and Breakfast Homestays. 4. Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. PARKING: I. Section 14-6N-1 B2g restricting the number of parking spaces that may back onto an alley, may be waived if the site plan demonstrates to the satisfaction of the Building Official that parking spaces are configured so as not to impede traffic on the alley. 2. Off~street parking spaces for Neighborhood Commercial Uses are not required for the first 1500 square feet of floor area. Any Neighborhood Commercial Use that exceeds 1500 square feet of floor area shall be required to provide parking spaces according to Section 14-6N-1 J for the area in excess of 1500 square feet of floor area unless a reduction of required number of off-street parking spaces is granted per Section 14-6V. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD Tile PENINSULA NEIGtlBOR1}liOOD BUILD1NG PLACEMENT STANDARD LIVE WORK BUILDINGS PRiNCIPLES AND REGULATION S FOR THE NEIGHBORHOOD 28 PENINSULA Building Placement Standards Live Works EAVE HEIGHT The principal building shall be bet~veen 18 fr and 40 ft to its I~aves. 40 rl IaAa The accessory building shah be no more than 18 ft to its F~aves. ~ ~ PRIVACY FENCE Any Sidewing shall be no more than 15 ft to its Eaves. [ The ground floor elevation shall be between 6 and 18 inches above ~) ~f~ SIDE WINO B~UCI~R the adjacent RSBL elevation "" The first store), shah have at least 10 feet clear height for no less (~ { than 80% of its area.  / Thc principal building shaU be Built-To thc Required Street Building Linc (RSBL), as designated on the Regulating Plan. / ..r'dZ~'dl~~JJ?v~'J"6, LLE,J Sidewing area construction shall be BuiltTo the Privacy Building I ._~1~.~ M~pl~l,l ~_j (PBL) (gcncrally thc Nord~ or t;;ast side). : i~,~p~k t Thc unit width shall bc bem'een 20 ft and 28 ft' A ma~mum °f 8 units shah be contiguous as a single building. There shah be a mi~mum 10 ft gap between buildings where multiple ~ve Work ~ ~ ~~~:~Regulating b~d~gs are built (except where othemqse desi~ated on ~e Plan). The garage, vehicle paring (autos, tra~ers, boats, etc.) sh~ be kept q~ Where provided,any Storefront Colonnade/Porch shall be bern'ten 8 ft and 12 ft deep with a minimum clear height of 10 feet aSgned along thc Required Street Building Line ~SBL). ENCOURAGED) m m [ ~ Above the Ground Floor only Residential uses are permitted (Bed and Breakfast Homestays are permitted on all floors). Ground Floor and Basement space may additionally include Home Occupations and Neighborhood Commercial uses by right (see attachcd Spccificadons). Park'ng, occupant s -a orkshop, Occupations, Home and Accessory Unit (<500 Sq Ft) uses are permitted in the building area at the rear of the lot. SPECIFICATIONS: LIVE WORK BUILDINGS HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified in this STANDARD. FENCE and GARDEN WALl. heights are relative to the adjacent ground elevation when not fronting a sidewalk. The ground storey finished floor elevation shall be between 3 and 18 inches above the adjacent sidewalk elevation and shall have a minimum 10 ft clear height. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No part of any building (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL 3. Each unit of the building (and/or each FRONT PORCH) shall be built-to the RSBL for at least 85% of the unit's RSBL frontage width (measured on a per-unit basis).. That portion of the building shall be composed as a simple plane (limited facade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the 85% minimum shall be measured against the narrowest lot width within the first 30 feet of the buildable area). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 70% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. UNIT WIDTH: For non-rectangular Iots the 20 to 28 foot limits shall be measured at the mid point of the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 6. At least 10% of the lot area shall remain open and not be built upon except for overhanging eaves, cantilevered balconies, stoops, wood or composite decks and steps -- except where otherwise specified in the Code. 7. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. 8. CORNER LOTS: The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the corner (ROW intersection) of the frontage STREET. ELEMEN rs SPECIFICATIONS: '1. All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRiVE as the sole means of automobile access to designated parking spaces, unless otherwise approved by the Ci[y. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. NEIGHBORHOOD COMMERCIAL USES: The following uses are permitted by right: 1. Retail or personal service establishments limited to the ground floor space within the existing structure. 2. Adult or child care homes. 3. Bed and Breakfast Homestays. 4. Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. PARKING: 1. Section 14-6N-1 B2g restricting the number of parking spaces that may back onto an alley, may be waived if the site plan demonstrates to the satisfaction of the Building Official that parking spaces are configured so as not to impede traffic on the alley. 2. Off-street parking spaces for Neighborhood Commercial Uses are not required for the first 1500 square feet of floor area. Any Neighborhood Commercial Use that exceeds 1500 square feet of floor area shall be required to provide parking spaces according to Section 14-6N-1 J for the area in PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 30 Title PENINSULA NEIGIIBOR}tOOD excess of 1500 square feet of floor area unless a reduction of required number of off-street parking spaces is granted per Section 14-6V. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. Conversion of primary structure single-family units for multiple family uses is prohibited PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 33 TIlE ][}E~INSt),LA NEIGIIBOR}:tOOD BUILDING PLACEMENT STANDARD fOF ROWHOUSES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 32 Item Detail Page 2 of 2 PENINSULA Building Placement Standards Rowhouses The principal building shall be between 15 ft and 35 ft to its eaves. ~ EAVE HEIGHT PRIVACY FENCE Any accessory building shall be no more than 18 ft to its eaves. ~ 35 FT MAX 8 Fl' flAX An), Sidewing shall be no more than 15 ft to its eaves. ~ 15 FT MIN i ACCESSORY SIDEW1NG BUILDING The first floor finished elevation shall be bem,een 36 and 60 inches · ~ £AV~ HEIGHT above the highest RSBL elevation. {~ The first store)? shall have at least 8 feet 8 inches clear height for 80 %'o of its area. The primary building shaU be Built-To the Required Street Building Line 0RSBL), as designated on the Regulating Plan. SidewingareaconstructionshagbexxqthinandBui/t-TothePrivacy Bullcling Line (PBL) (generagy the North or East side) where designated on the Regulating PLan. The unit width shall be bern,ecu 18 ft and 20 ft. A maximum of 5 units shag be contiguous asa single building. There shag be= 10 ft gap bem'een mulfiple ltouse braidings (except xvhere specifically designated on the Regulailng Plan). ]'he garage, vehicle parking (autos, trailers, boats, etc.) shag be kept throughWithin the designated garage-parking area. Parking access shall bethe Alley. m Stoop, not more than 5 ft deep and 6 ft -,xdde (plus steps) is permitted fom'ard of the Required Street Building Line (RSBL). Privacy Fencing, betxveen 6 and 8 ft in height, shag be placed along Above the Ground Floor only Residential uses are permitted (Bed and Breakfast Homestays are permitted on all floors). ~NIDLEyNTIAt~~ ~ Ground Floor and Basement space may additionally include Home Occupations and Neighborhood Commercial uses by right (sec RESDENTIAL attached Specifications). ~^~ Na Parking, occupant's workshop, Home Occupations and Accessory Neigh Commercial ................... WO~SHOP Utlit (< 500 Sq Ft) uses are permitted in the building area at the rear http://order.graphicproducts.com/iwwida.pvx?;ITEM?item_no=20602 1 1/29/2003 Tile PENINSULA NEIG}IIBORIIIOOD SPECIFICATIONS: ROWHOUSE HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No part of the buildings (excepting overhanging eaves, garden trellises and other light unroofed garden structures) shall occupy the remaining lot area. 2. No Parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL 3. Each unit of the building shall be built-to the RSBL for at least 85% of the unit's RSBL frontage width (measured on a per-unit basis). That portion of the building shall be composed as a simple plane (limited faq:ade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non- rectangular lots the 85% minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORC~ for not less than 65% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBI. at the termination of the PORCH. 5. UNIT WIDTIE For non-rectangular lots the 20 to 28 foot limits shall be measured at the mid point of the buildable area depth for the primary building (not to include the buildable area for any SIDE W~NG or accessory building). 6. At least 15% of the lot area shall remain open and not be built upon Except for overhanging eaves, cantilevered balconies, stoops, decks and steps, except where otherwise specified in the Code. 7. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. 8. The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the corner (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a G^RDEN WALL. NEIGHBORHOOD COMMERCIAl. USES1 The following uses are permitted by right: 1. Retail or personal service establishments limited to the ground floor space within the existing structure. 2. Adult or child care homes. 3. Bed and Breakfast Homestays. 4. Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to 50% of ground floor space within the existing structure. PARKING: 1. Section 14-6N-1 B2g restricting the number of parking spaces that may back onto an alley, may be waived if the site plan demonstrates to the satisfaction of the Building Official that parking spaces are configured so as not to impede traffic on the alley. 2. Off-street parking spaces for Neighborhood Commercial Uses are not required for the first 1500 square feet of floor area. Any Neighborhood Commercial Use that exceeds 1500 square feet of floor area shall be required to provide parking spaces according to Section 14-6N-1 J for the area in excess of 1500 square feet of floor area unless a reduction of required number of off-street parking spaces is granted per Section 14-6V. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-l(B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 34 BUILDING PLACEMENT STANDARD fo/" SMALL APARTMENT BUILDINGS PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PENINSULA Building Placement Standards Small Apartment Buildings The principal building shall be between 22 ft and 48 ft to its Eaves An}, accessory building or Sidcwing shall be no more than 15 ft to its Eaves or parapet -- except where frontng a Street, where it may MA× 48 FI ~ be up to 25 £t to its eavcs or parapet EAVES ON MIN 22ft CO[IM0~4 LOT UNE Any unbuilt Strcct Frontage or Common Lot Linc shaft have a TO WALLS REO'D Garden Wall or Privacy Fence along it, between 6 ft and 8 ft in f'~t2^T~Luu 60 in .~ ~l~Nt The first floor finished elevation shall be between 30 inches and 60 / ches b°ve the b'ghest I SB'-. ~ ~ Each unit shall have at least 8 feet 8 inches clear height fo~ 80 % of its area (attic storey units excepted). The building shall be Buil~-To not less than 50 7o of the Required Street Building Line (RSBL) which is designated in thc Regulating Plan There are no required side setbacks. Thc maximum building width along the Street Frontage is 170 ft. Not less than 10% of the Lot area shall be a contiguous Back Yard. An}, unbuilt Street Frontage or Common Lot Line shall have a Garden Wall or Privacy Fence along it, be~.veen 6 ft and 8 ft in height, The garage, parking for vehicles (autos, trailers, boats, crc) and garbage bins shall be at least 20 tt trom any Street Frontage and not clearly visible from the Street [~///~/~ A roofed Balcony is required for 50 ?0 of the 2nd & 3rd Floor units, l~^kCOl'lmS 1-4~ minimum 5 ft deep and 8 ft wide. fo~ 50% of ~ rr Mr~ Privacy Side Manners shall apply to all facades facing Common I~ot Units . Lines (no view windows) excepting g~ound floor windows which may face a Common Lot Line more than 30 ft away First Floor ~ ~ Parking, garages, and accessory uses ma3, be placed to the rear of ~r~eet Facades the lot Parking shall be no closer than 20 ft to any Street Frontage ,._~ST~ ~~ unlessbidOenbyaGardcnWailatlcast4 ft in height. Parking  shall be separated from adjacent less intense building type by a Garden Waft Privacy [Fence. Above the Fkst Floor only Residential uses are permitted (Bed and Breakfast Homestays are permitted on all floors). ~ I I~Nx~ ~ Fkst Floor and Basement space may additionally include I tome Occupations and Neighborhood Commercial uses by right (see attached Specifications) ONLY SHOPS Parking, garages, and accessory uses may be placed to tbe rear of the lot. Farking shall be no closer than 20 ft to any Street Frontage ~a omens I I and separated from adjacent use by a Garden Wall. TII{E PENIN,~rt~LA NEIGtIBOR}tlOOD SPECIFICATIONS: SMALL APARTMENT BUILDINGS HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The building(s) shall occupy only the specified area of the lot. No part of any building (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves and steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL. 3. The building shall be built-to the specified RSBL for at least 50% of the RSBL width. That portion of the building shall be composed as a simple plane (limited fafade jogs less than 12" and porches, STOOPS, and balconies are considered to be "a simple plane" within this requirement). For non-rectangular lots the 50% minimum shall be measured against the narrowest lot width within the first 40 feet of the buildable area. 4. The SIDE STREET RSBi. shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH, 5. At least 25% of the lot shall remain open and not built upon except for overhanging eaves, cantilevered balconies, stops, and decks except where the Code specifies otherwise. 6.The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. 7. The fence requirements for CORNER LOTS additionally allow a PRIVACY FENCE along the SIDE STREET FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DPdVE as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. 3. The roof requirement for a balcony can be satisfied if the balcony is directly below, and posting up to, another roofed balcony. NEIGHBORHOOD COMMERCIAL USES: The following uses are permitted by right: 1. Retail or personal service establishments limited to the ground floor space within the existing structure. 2. Adult or child care homes. 3. Bed and Breakfast Homestays. 4. Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. PARKING: 1. Section I4-6N- 1 B2g restricting the number of parking spaces that may back onto an alley, may be waived if the site plan demonstrates to the satisfaction of the Building Official that parking spaces are configured so as not to impede traffic on the alley. Oft-street parking spaces for Neighborhood Commercial Uses are not required for the first 1500 square feet of floor area. Any Neighborhood Commercial Use that exceeds 1500 square feet of floor area shall be required to provide parking spaces according to Section 14-6N-1 J for the area in excess of 1500 square feet of floor area unless a reduction of required number of off-street parking spaces is granted per Section 14-6V. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1(B)(6). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 37 TIt~ P~NINSUL, A ~EIGI1BORIIOOD BUILDING PLACEMENT STANDARD foF BUNGALOWS PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 38 TliE PENINSlt}LA NEIGtllrlOR~{OOD BUNGALOW LOTS ON MCCLEARY LANE The Bungalow Lots on McCleary Lane are highly constrained and the possible building envelope configurations are limited. Buildings have a REQUIRED STREET BUILDING LINE (RSBL) along McCleary Lane 27.5 feet in length, a required porch, within the overall building envelope versus the more typical additive FRONT PORCH, and shall be between one (1) and two (2) storys. HEIGHT SPECIFICATIONS: 1. The principal building shall be between 12 and 25 feet to its eaves. 2. The FRONT YARD FENCE shall be between 24 and 36 inches in height. 3. The FRONT PORCH elevation shall be between 24 and 36 inches above the highest RSBL elevation. 4. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. SI FING SPECIFICATIONS: 1. The building shall be at least 95% built-to the RSBL. 2. Vehicle parking and miscellaneous building equipment (including HVAC) shall be kept away from the STREET and within the area designated on the REGULATING PLAN. ELEMENTS SPECIFICATIONS: 1. A porch shall be built along the P, SBL (and within the building envelope) no less than eight (8) feet wide (parallel to McCleary Lane) and no less than six (6) feet deep. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD T}tE PEN1NS[~LA NEIGIIBOR}tOOI~ SPECIFICATIONS: BUNGALOW HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. S1TING SPECIFICATIONS: 1. The building shall occupy only the specified area of the lot. No parts of the building except overhanging eaves, garden trellises and other light and unroofed garden structures shall occupy the remaining lot area. 2. The building shall be built-to the specified RSBL for no less than the specified minimum width. That fa¢ade shall be composed as a simple plane (limited jogs less than 12" are considered within this requirement) interrupted only by porches, stoops, and balconies. 3. At least 10% of the lot area shall remain open and not be built upon except where otherwise specified in the Code. 4. Comer Lots: The street frontage for comer lots is both the front and side rsbl. ELEMENTS SPECIFICATIONS: 1. All lots bordering an alley or common drive shall use the alley or common drive as the sole means of automobile access to a designated parking space, unless otherwise approved by the City. 2. Parking areas and garage doors shall not be located within 20 feet of the street unless hidden by a garden wall. HOME OCCUPA ¥1ONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 40 THE PENINSULA NEIGHBORHOOD AMENDMENT SECTION PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD CITY PERMITTING To ensure compliance with the Peninsula Neighborhood Code, the Building Official shall review and approve proposed building plans relating to the exterior construction all applications for building permit relating to exterior construction prior to issuance of a building permit. A letter from the Peninsula Neighborhood Review Board is necessary for the Building Official to issue a building permit. The letter must certify that the proposed building, building modification or addition, where relating to exterior construction, meets the parameters of the Peninsula Neighborhood Covenants. CODE AMENDMENTS Amendments to the Peninsula Neighborhood Code shall be reviewed and approved as an amended Planned Development Housing Overlay Zone (OPDH) in accordance with the City of Iowa City Zoning Ordinance, Chapter 14-6J-2. Petitioners shall submit an application and other such information as required by the Peninsula Code and Zoning Ordinance. The application shall include evidence that the proposed amendment conforms to traditional neighborhood or urban design principles as found in the Charter for the New Urbanism published by the Congress for New Urbanism (CNU), or such other reference works generally recognized by CNU-affiliated design professionals to be authoritative. Such evidence shall be certified by a qualified individual having experience in traditional neighborhood or urban design and being a CNU member in good standing. The City of Iowa City may request resumes, references, and other information and shall make a determination as to whether such reference works or individuals are qualified. Approved amendments to the Peninsula Neighborhood Code shall be incorporated within the body of the document. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 42 The Peninsula Neighborhood Code, which includes the Regulating Plan and the Building Placement Standards, has been prepared for use in the Peninsula Neighborhood. All copyrights and publishing rights are exclusively reserved by Geoffrey Ferrell Associates. The City of Iowa City and Terry L. Stamper Holdings, L.L.C. are granted full use of this manual for the promotion, permitting, regulation, development and management of the Peninsula Neighborhood, including copying and distribution to interested parties upon their request as a matter of public record for the parts of the Code that will be adopted as City ordinance. All reproductions and publications of this manual, in whole or in part, shall carry the following credit: "Geoffrey Ferrell Associates, Washington, D.C." This manual may not be otherwise photocopied, in whole or in part, without the expressed written permission of Geoffrey Fen'ell Associates, and may not be used for any other purposes whatsoever. Under the terms of the Declaration of Covenants, Conditions and Restrictions for the Peninsula Neighborhood, the Peninsula Neighborhood Code is binding on all parties having an interest in any portion of the community, and each owner is required to comply with the requirements set forth herein. The Peninsula Neighborhood Code may, from time to time, be updated and revised via approved procedures by the City of Iowa City and the Peninsula Neighborhood management organization. GEOFFREY FERRELL ASSOCIATES L.L.C. 19 14th Street S.E. Washington D.C. 20003 telephone (202) 547-7141 facsimile 547-7151 GEOFFFERRELL~STARPOWER. NET WWW.GEOFFREYFERRELI,.COM PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 43 STAFF REPORT To: Planning & Zoning Commission Prepared by: Robert Miklo Item: REZ02-00024/SUB02-00027. Peninsula Date: January 16, 2003 Neighb., First Addition Revised Development Code and Final Plat. GENERAL INFORMATION: Applicant: T.L. Stamper Holdings, L.L.C. 221 E. Market Street Suite 300 Iowa City, IA 52245 Contact Person: Andrea Boulley Phone: 887-1000 Requested Action: Approval of a revised Final Plat and amended Peninsula Neighborhood Development Code and Regulating Plan. Purpose: To clarify code language, allow increased building heights, and reconfiguration of eight (8) lots. Location: At the west end of Foster Road Size: Approximately 11.99 acres Existing Land Use and Zoning: Undeveloped, OSA-5 Surrounding Land Use and Zoning: North: Undeveloped, ID-RS; South: Golf Course, ID-RS; East: Future Parkland, P; West: Future Parkland, P. Comprehensive Plan: Residential, 2-8 dwelling units per acre File Date: December 23, 2002 45 Day Limitation Period: February 6, 2003 BACKGROUND INFORMATION: The Peninsula Planned Development Housing Overlay Plan (OPDH) and Final Plat for the Peninsula Neighborhood First Addition was approved in early 2001. This planned development differs from most OPDH plans in that it is based on a code which specifies building placement, height, and general design, rather than a specific plan that illustrates the location of each building as is normally the case with an OPDH plan. The Peninsula Code is a zoning ordinance designed specifically for the Peninsula Neighborhood. Rather than specifying setbacks the code contains a series of building placement standards that vary depending on the type of building to be built on 2 designated lots. These standards include specifications for three types of single-family homes, town houses, row houses, live/work units and small apartment buildings. As architects and the building department staff have worked on specific building plans they have discovered sections of the code which are unclear. The proposed amendments are intended to clarify these sections of the code. Most of these clarifications deal with how building setback lines are measured. Other proposed amendments pertain to the maximum height of single-family homes, the live/work units, and small apartment buildings. In addition to these code changes, amendments are proposed in the Final Plat to reconfigure eight lots. The regulating plan, which illustrates the building type to be built on each lot, is also being revised to conform to the proposed plat amendments. ANALYSIS: Amendments to the Peninsula Code are shown as underlined or struck out in the attached document. As noted, most of these amendments simply clarify language in an attempt to make it easier for those who use the code to apply it when designing and reviewing building plans. Other proposed changes pertain to heights of buildings. The maximum height for the single-family homes is proposed to change from 25 feet to 35 feet. This is generally consistent with the height limit in most other zones throughout Iowa City. However, because height according to the Peninsula Code is measured to the eave, rather than the mid-point of the roof, some houses in the Peninsula may be slightly taller than those in other zones. The most significant change in height is proposed for live/work units. Currently, the height of such buildings would be limited to 32 feet. The applicant is proposing to increase the maximum height of live/work units to 40 feet, as measured to the eave line. This is proposed to allow each floor of the live/work units to have 10- foot ceilings and to meet building code requirements for buildings that have a combination of commercial and residential uses. The applicant feels allowing for 10 foot ceilings is important, given that the unit sizes of the live/work units will be fairly compact and that a taller ceiling height will make the units more livable. In staff's opinion, the proposed amendments are in keeping with the general intent of the Peninsula Neighborhood; that is, to create a more compact neighborhood. Rather than spreading the development out, the development becomes more vertical. The proposed amendments also are intended to clarify how parking spaces are arranged along alleys. The Zoning Code prohibits parking from backing onto an alley when more than eight spaces are required for a property. The intent of this restriction is to prevent the alley along an entire block from becoming a driveway for parking spaces. Given the design of the Peninsula, there are limited areas where larger buildings requiring more than eight parking spaces will be built. Therefore, there is not the possibility of long sections of alleys as serving as parking aisles. The proposed amendment would allow properties which require more than eight parking spaces to have those spaces backing onto an alley if the applicant demonstrates to the satisfaction of the Building Official that the function of the alley will not be impeded. Given the fact that there are not large areas planned for apartment buildings within the Peninsula Neighborhood, staff feels that allowing parking spaces to back on the alley is acceptable, and will result in less paving in the rear yards of buildings located along alleys. The proposed amendments also specify that any permitted neighborhood commercial uses, containing over 1500 square feet of area, are required to provide parking spaces according to the requirements contained in the Zoning Code. This will allow for small businesses in the live work units without requiring extra off street parking spaces. Larger business would be required to provide off street parking spaces. Due to the presence of alleys, there will be few curb cuts along the streets in the Peninsula Neighborhood. Therefore there will be more on street parking available in most locations (when compared to most new neighborhoods) to accommodate the need of the few small businesses that may locate in the neighborhood. The proposed amendments for the Final Plat pertain to Lots 5 - 7 and lots 16 and 17. Lots 5 - 7 are proposed to be narrowed to allow the addition of Lot 7A. Lots 16 and 17 are also proposed to 3 be subdivided to allow row houses on these lots rather than apartment buildings. In addition to the lot reconfiguration, additional easements have been added to clarify building placement near fire hydrants. The proposed easements would result in a clearer zone around each fire hydrant. STAFF RECOMMENDATION: Staff recommends approval of proposed amendments to the Peninsula Neighborhood OPDH Plan, including amendments to the Development Code and Regulating Plan and amendments to the Final Plat of the Peninsula Neighborhood First Addition an 11.99 acre, 33 lot subdivision located at the west end of Foster Road. ATTACHMENTS: 1. Peninsula Code 2. Regulating Plan 3. Final Plat Kari~ Franklin, Director Department of Planning and Community Development pen amendments RS 12 SITE LOCATION: Foster Road - Peninsula NeighborhoodSUB02-00027 Peninsulo Neighborhood Final Overlay Planned Development Housing (OPDH) Plan and Regulating Plan T.L S~omper Holdings, EL.C., 2002 "~ ' ,' .' UNDERSTANDING THE REGULATING PLAN H I I I I I t I- I I WORK-IN-PROGRESS 1/9/2003 9:50 AM (Version with Highlight) THE PENINSULA NEIGHBORHOOD CODE PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD GOVERNING CONSTRUCTION WITHIN THE PENINSULA NEIGHBORHOOD COMPONENTS OF THE PENINSULA NEIGHBORHOOD CODE The Peninsula Neighborhood is a new neighborhood in Iowa City designed to foster public life through its squares, tree-lined streets, and front-porched houses while providing for a comfortable private life through the use of careful standards that ensure a high level of privacy. The development of the Peninsula Neighborhood is governed by the Peninsula Neighborhood Code, which is designed to achieve those goals in concert with builders working with the techniques and scale of 21st century development. The Peninsula Neighborhood Code I or "Code") is enforced by The City of Iowa Ci.ty ~.or "The City."). The ~uiding documents and maps Ihat com20ri~e the Code are as follows: · Principles and Regu!atipns (jncludin~ Definitions and Building Placement Standards) · The Neighborhood Regulating Plan The Sensitive Areas Develo_vment Plan and OPDH Plan~or "SADP/OPDH"~ for The Peninsula Neighborhood In order to issue buildine___~ermits for development within Tile Peninsula Neighborhood. The Cicv imeroret~ and enforces th¢SADP/OPDH: the Regulating Plan. and t_h¢.pri, m:jples and Regulations, In carefullv chosen instances, the Principles and Re~e. ulations allow for svecific deviations from Iowa Zoning Ordinance. Devel~gmealt._v~j.ttfi~_T~e Peninsula Neighborhood is also subi_ect to standards sm_aut,in_Co~enanB..a~td Deed Restrictions. which are. Ihemsckvxs_prkv~telv administered and enforced bv the Develot~er and his assigns, including The Peninsula Neighborhood Architectural Review Board (or "PNARB"), The Covenants and Deed Restrictions include ~___ Architectural Standards PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 2 · Landscaping Standards · Architectural Review Procedures Before a building permi~ can be issued for ~¥ structure in The Peninsula Neighborhood, !he City must have written confirmation from PNARB that the submitted plans meet the standards of the Covenants and Deed Restrictions. A. DEFINITIONS Special definitions are additions or substitutions to the current list of definitions in the City of Iowa City Zoning Ordinance. Certain terms in the Code are used in very specific ways, often excluding some of the meanings of common usage. Wherever a word is in SMALL CAPITAL format, consult the definitions for the specific meaning. B. THE NEIGHBORHOOD REGULATING PLAN The REGULATING PLAN (final plat) is the "master plan" for the neighborhood that provides specific information for the disposition of each property or lot. The Plan also shows how each lot relates to the public spaces (STREETS, GREENS, parks, etc.), the overall neighborhood and the surrounding environment. The Neighborhood and the STREET are the "extra value" that makes the Peninsula Neighborhood an extraordinary place to live. For lots in special locations, there may be additional design guidelines identified on the final plat of each phase of construction (REGULATING PLAN). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 3 C. THE BUILDING PLACEMENT STANDARDS The Peninsula Neighborhood BUILDING PLACEMENT STANDARDS establish the basic parameters governing building form, including the envelope for building placement (in three dimensions) and certain required/permitted building elements, such as porches, balconies, and fences. The Building Placement Standards establish both the boundaries within which things may be done -- and specific things that must be done. The goal of the Peninsula Neighborhood BUILDING PLACEMENT STANDARDS is to shape good public space and healthy outdoor private space (yards and gardens). They aim for the minimum level of control necessary to meet that goal. Variances to the Peninsula Neighborhood BUILDING PLACEMENT STANDARDS can be granted only where the unique physical circumstance of a lot makes compliance impossible, The specific variance must also : ); ; meet the conditions of the City of Iowa City Board of Adjustment. THE PENINSULA NEIGHBORHOOD COVENANTS AND DEED RESTRICTIONS The development of the Peninsula Neighborhood is also governed by private covenants and deed restrictions, as mentioned above. Although not part of the City's purview, the intent of these Standards and Procedures is described here so that the City understands how they will function in relation to the other Standards of the Code: A~.THE ARCHITECTURAL STANDARDS The goal of the Peninsula Neighborhood Architectural Standards is a coherent and pleasing architectural character that is appropriate to the Iowa City tradition. The Architectural Standards govern a building's architectural elements regardless of location and set the parameters for allowable materials, configurations, and construction techniques. Equivalent or better products than those specified are always encouraged. B. THE LANDSCAPE STANDARDS The purpose of the Landscape Standards is to ensure coherent neighborhood streets and to assist property owners with understanding the relationship between the street and their own front yards. These Standards set the parameters for planting and maintenance of trees on or near each lot. C. THE ARCHITECTURAL REVIEW PROCEDURE ,,, , , , ~ e Peninsula Neighborhood Architectural Review Board (the Board, or "PNARB~) is established to administer an ARCHITECTURAL REVIEW PROCEDURE to execute this authority and to protect the value of lots and houses in the Peninsula Neighborhood. It is the responsibility of the Board to review architectural and landscape plans for compliance with the Peninsula Neighborhood Code and to provide design guidance when necessary. The BOARD shall be solely responsible for interpreting and enforcing the Peninsula Neighborhood Code regarding architectural and landscape standards, as well as any other standards not otherwise addressed and regulated by the City of Iowa City ~ PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD THE PENINSULA NEIGHBORHOOD DEFINITIONS PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD The following definitions are additions or substitutions to the current list of definitions in the City of Iowa City Zoning Ordinance for use with this Code. Certain terms in the Code are used in vew specific ways, often excluding some of the meanings of common usage. Wherever a word is printed in SMALL CAPITAL LETTERS, it is being used as defined herein. ACCESSORY UNIT A dwelling unit on a single-family lot incidental to the primary residence and no greater than 650 square feet in size. (Note: This definition differs from the Definition of "Accessory Apartments" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). ALLEY The open public Right of Way at the rear of lots that provides access to vehicle parking spaces (e.g., garages), utility meters and garbage bins. The ALLEY Right of Way is generally 25 feet. (Note: This definition differs from the Definition of "Alley" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance. BACK YARD The ~pen p~rti~n ~f the ~~t behind the bui~ding ~r FR~NT YARD~ inc~uding the ~PEN ~~DE ~f the ~~t. (Note: This definition differs from the Definition of "Rear Yard" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). BUILDABLE AREA The area of the lot within which buildings will sit. The BUILDABLE AREA sets the limits of the building footprint now and in the future -- additions must be within the BUILDABLE AREA,! ~ ; This provides for future growth in a manner consistent with the Peninsula Neighborhood's Quality of Life goals. The BUILDABLE AREA is illustrated in and set by the BUILDING PLACEMENT STANDARDS. (Note: This definition differs from the Defi~itioh of i'Bgildable ~rea ~ in Chapler 6, Article B Zoning Definitions of the City Zoning Ordinance). BUILDING PLACEMENT STANDARDS The BUILDING PLACEMENT STANDARDS (BPS) establish the basic parameters governing building construction. This includes the envelope for building placement (in 3 dimensions) and certain required/permitted building elements, such as porches, balconies and fences. CIVIC GREEN, SQUARE PUBLIC SPACES located within the NEIGHBORHOOD, as designated on the REGULATING PLAN. The CIVIC GREEN is a primarily unpaved, formally configured, small public lawn or park. The SQUARE may be paved, appropriate to a more highly trafficked area. Both shall have not less than 60% of their tract perimeter fronting Rights of Ways and shall be surrounded by canopy STREET TREES. Their tract dimensions shall be no thinner than a 1:4 ratio, with a minimum tract dimension of 25 feet. Situated at prominent locations within the NEIGHBORHOOD and often dedicated to important events or citizens, civic GREENS and SQUARES may contain play equipment but shall not include ball fields and courts. COMMON DPdVE PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 6 A shared access ~easement for two or more lots, typically found on EDGE LOTS. COMMON DRIVES ~nay also encomeass adiac~nt:u)}lity easements,. See a!s9 ALLEY~ COMMON LOT LINES Lot lines shared by private lots, generally side lot lines. CONSERVATION LINE A line established to guarantee the preservation of the Peninsula's natural areas and slopes and to preserve the views from EDGE LOT houses. Land beyond the CONSERVATION LINE shall not be built upon paved, driven on, re-graded or otherwise disturbed. CORNER LOT A lot in which one side lot line is adjacent to a STREET. Where a PRIVACY BUILDING LINE (PBL) is located on the side adjacent to the STREET~ the PRIVACY SIDE restrictions on windows do not apply. Special building~r~lacement, fencing, and landscape requirements may also apply. DORMERS Dormers arc small roofed anc 1 arg structures with windows providing !igh~ and air to occupiable space within th~ roof. Dormers are permitted and do not constitute a SlOREY so 10ng as they do not break the primary eaves line, ala£1 are individually less than 15 feet wide and are collectively rio[ more than 50% of their~spective fa~ca~e. LAVE, MAIN EAVES, OR LAVE HEIGHT Used for measuring permitted building heights, the M^IN EAVES are the eaves of the primary roof of the building. ' ' ' EDGE LOT A lot located on the perimeter of the neighborhood whose rear lot line faces and/or is within the Peninsula conservation area. FRONT PORCH The ground floor platform attached to the front or STREET or REOUIRED STREET BUILDING LINE (RSBL) s de of the main building. Required FRONT PORCHES, as defined in the BUILDING PLACEMENT STANDARDS, must be roofed and enclosed by balustrades (railings) and posts that extend up to the roof and shall not be otherwise enclosed except with insect screening. F} O T YAP The area of the lot from the STREET FRONTAGE to the enclosed portion of the building wall. This area is contiguous with the STREET, and includes the FRONT PORCH. (Note: This definition differs from the Definition in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). FRONT YARD FENCE PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 7 The wood (picket) or wrought iron fence or masonry wall,between 30 and 40 inches in height, located .::within the FRONT YARD of private lots and also along COMMON LOT LINES to at least 10 feet back from the 5 REQUIRED STREET BUILDING LINE. GARDEN WALL A masonry fence. This may take the basic form of a FRONT YARD or a PRIVACY FENCE depending on its height and placement. OPEN SIDE Where applicable, the side of the house and lot opposite the PRIVACY SIDE and PRIVACY BUILDING LiNE (PBL). There are no window restrictions on the OPEN SIDE, and a minimum setback is used, rather than a REQUIRED BUILDING LINE. The OPEN SIDE of the house has no privacy restrictions because the windows on the adjacent side of the neighboring house are restricted by Privacy-Side Manners (See PBL below). PEDESTRIAN PATHWAY PEDESTRIAN PATHWAYS are intemonnecting paved walkways that provide pedestrian and bicycle passage through blocks running from STREET to STREET or interior block parking areas. The easement width for these pathways shall be between 10 and 25 feet and the paved walkway between 6 and 12 feet, except where specifically noted on the REGULATING PLAN, and shall provide an unobstructed view through their length. PENINSULA NEIGHBORHOOD ARCHITECTURAL REVIEW BOARD (PNARB) The PENINSULA NEIGHBORHOOD ARCHITECTURAL REVIEW BOARD (PNARB~ is a group of individuals created by the Peninsula Covenants. The PNARB is established to administer and enforce the architectural and landscape standards for new construction and future building modifications, as well as certain portions of the BUILDING PLACEMENT STANDARDS within the Code not otherwise enforced by the City of Iowa City. PRIVACY BUILDING LINE (PBL) The PBL is the required side building line for lots in the neighborhood where designated on the REGULATING PLAN. The building must be placed along the PBL, generally three (3) feet from one side lot line. Windows are restricted on this side of the building. The PBL is set consistently along a given STREET, allowing houses to open to the other side, toward their OPEN SIDE yards. S~also Privacy-side Manners PRIVACY FENCES Fences and hedges along COMMON DRIVES and COMMON LOT LINES (where more than 10' behind the REQUIRED STREET BUILDING LINE (RSBL)) may be as high as eight (8) feet above the adjacent ground. Wire fences shall have a hardy species of hedge or climbing vine planted along them. £C~nsult the TOWN ARCHITECT._} PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PRIVACY SIDE MANNERS PRIVACY-SIDE MANNERS is a historical pr ncip e taken from Charleston, South Carolina In the Charleston Single House, where the houses are "set sideways to the street" with one side of the house broad against the neighbor's yard (generally the North), it is customary to limit windows on this side of the house to [bose t~ecessary fqr l_ight As these houses are seLJn series, these "north-side manners" allow ~he southern side of the houses to be open toward their own yards ve~tt retain p[ivagy. The Peninsula Code has codified the tradition of "North-Side Manners" into PRIVACY-SIDE MANNERS to provide a hieh level of p_riy.acy and a more comfortable relation between.adjacent houses on medium and small lots. $~ a~ PRIVACY BUILD NG LINE PUBLIC SPACE Property (STREETS, ALLEYS, CIVIC GREENS, SQUARES and parks) within the public domain and physically within the neighborhood within which citizens may exercise their rights. REGULATING PLAN The REGULATING PLAN is the "master plan" for the neighborhood that provides specific information for the disposition of each lot. The REGULATING PLAN specifies the BUILDING PLACEMENT STANDARD for each lot and shows how each building contributes to the larger neighborhood, as well as the arrangemento[ PUBLIC SPACE in relation to private space. There may be additional requirements for specific [ot~ fi0ted 6n the REGUL~TIN:G PL~ REQUIRED STREET BUILDING LINE (RSBL) The RSBL is the reonired~uilding line (a requi_remeat, not a nermissive minimum as in a setzback), generally seven (7) feet from the STREET F~RONTAGE_.~The building (generally the FRONT PORCH) must be built-to (coincident with) the RSBL. : ; :, ~ ~,~ ~::;, ., The RSBL for each lotis' shown on the REGULATING PLAN. REQUIRED STREET BUILDING LINE 2 (RSBL2] A required build-to line_ for designated EDGE LOTS. Where a RSBL2 is shown on the~OtJLA_TING PLAN, the. ,, , ~ / ~ 1 ...... FRONT PORCH is ootional. Buildin~gkwith_n~_FRONT PORCH shall be built- to the RSBL2 for at least 40% of the RSBL2 width. That portion of the building shall be eom_Dosed as a simple plane (!imiIe_d fa&ode jogs !ess than !2" and porch~s, STOOPS, and balconies are considered ;o be within this "a simple plane" requirement). SIDEWING The portion of a building extending along a side lot line toward the ALLEY or COMMON DRIVE or garage. This o~tional oortion may be built initially or as a later addition. The SIDEWING sits within the BUILDABLE AREA of the lot as shown in the BUILDING PLACEMENT STANDARDS. STOOP An entry, platform on the RSBL side of a building. STOOPS, where required by the BUILDING PLACEMENT 8TANDARDS~maN b~ roofed but they may not be enclosed. STREET, STREET FRONTAGE, AND SIDE STREET PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 1. STREET includes all PUBLIC SPACE (STREETS, SQUARES, GREENS, parks) -- but not COMMON DRIVES or ALLEYS. 2. STREET FRONTAGE refers to the lot line with the shorter dimension, generally coincident with the wider STREET Right of Way. 3. The SIDE STREET is the STREET of the longer lot line, generally with the lesser Right of Way along it. STREET TREE A deciduous canopy tree as listed in the STREET TREE list to accomvan~v the REGULATING PLAN. STREET TREES are of a hardy species, large enough to form a canopy with sufficient clear trunk to allow traffic to pass under unimpeded. STREET TREE ALIGNMENT LINE A generally straight line that STREET TREES are to be planted along. This alignment is parallel with the STREET and unless specified in the REGULATING PLAN is set four (4) feet back from the curb. STREETSCAPE This term refers to the various components that make up the STREET, both in the Right of Way and on private lot frontages. It includes pavement, parking spaces, planting areas, STREET TREES, streetlights, sidewalks, FRONT YARD FENCES, FRONT YARDS, FRONT PORCHES, etc. TOWN ARCHITECT The TOWN ARCHITECT is an Urban Desinner~ familiar with Ne.w Urbanist Drinci._~les and with the P~nillaula Neighborhood development, who wil work ~ th prosp~ctiv~ bu lders and prope~ owners to show how the Peninsula Neighborhood Code can satis~ their building n~eds in a cost efficient ma~e[. The role of the T~WN ARCItlT~CT has been established ~o administer an ARC~TECTURAL RE~IE~ procedure for the develomnent ofpr0pe~ies within the Peninsula Neighborhood. It is the resnonsibilitv 0fthe TO~ A~CnITnCT ~0 review architectural and landscape p!ans for compliance wilh the Peninsula Neighborhood Code and to provide design ~idance when necessa~. The TOWN ARCHITECT shall be responsible for intemretina and enfbrcing the Covenants and Deed Restrictions reaarding architectural and landscape s~ndards, as ~11 as any other stand, ds not othe~ise addressed and regulated bv The Ciw "WHE~ GLEAMY VISIBLE FROM THE ST~ET" Many requirements of this Code apply only where the subject is "clearly visible from the ST~ET." Note that the definition of STREET includes parks, civic G~ENS, SQUA~S, and all public areas except ALLEYS or COMMON D~VES. A building element more than 30 feet from the RSBL (for example, items along a COMMON LOT LINE 31 feet away from a RSBL; ) is by definition NOT Clearly Visible from the XrgEEr. P~NCIPLES AND ~GULATIONS FOR THE NEIGHBO~OOD 10 The intent here is to restrict control to the public realm where it has significance and limit public interference in the private realm. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD THE PENINSULA NEIGHBORHOOD REGULATING PLAN PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 12 UNDERSTANDING THE REGULATING PLAN As the principal tool for implementing the Peninsula Neighborhood Master Plan, the REGULATiNG PLAN identifies the basic physical characteristics of each lot and the type of building assigned to it. It also identifies the type and placement of STREET TREES on each STREET, as well as identified parking spaces. A Preliminary REGULATiNG PLAN is submitted as pan of the . , Preliminary Plat, , . The Landscape Plan is part of the REGULATING PLAN as it defines STREET TREE placement. The illustration below explains the elements of the REGULATING PLAN and will be useful as a reference when examining the plan. '~ O"° ,' ~ '- ----~__ .... Z ' '-E ', Fbr- pi L I, , I'%BL; _ .. ,%; % - , * ' ['p)bLF"r _ JIF' . - -- I-~ 1 !Al,' r, A final REGULAT~G PLAN will be submitted with the final plat application for each development phase of the Peninsula Neighborhood. The exact placement of lot lines, trees ~d parking spaces in the final plan may differ by a few degrees or feet, but the basic confi~ation of the plan will not change. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 13 THE PENINSULA NEIGHBORHOOD BUILDING PLACEMENT STANDARDS PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 1,4 INTRODUCTION The Neighborhood REGULATING PLAN identifies the BUILDING PLACEMENT STANDARDS for all lots. The goal of the BUILDING PLACEMENT STANDARDS is good STREET form and desirable outdoor private space (yards and gardens). They aim for the minimum level of control necessary to meet that goal. Variances to the BUILDING PLACEMENT STANDARDS can be granted only where the unique physical circumstance of a lot makes compliance impossible~ The specific variance must also meet the conditions of the City. of Iowa CiLv Board of Ad_lustre ne~Lt. The BUILDING PLACEMENT STANDARDS set the basic parameters governing building construction, including the building envelope (in three dimensions) and certain required/permitted elements, such as porches, balconies, and fences. The STANDARDS specify building types that will be built within the Neighborhood. GENERAL GUIDING PRINCIPLES 1. BUILDINGS ARE ALIGNED AND CLOSE TO THE STREET. Buildings form the space of the STREET. Building facades are aligned as a simple plane along the STREET for at least half the width of their STREET FRONTAGE. 2. BUILDINGS FORM AND PROTECT PRIVATE OPEN SPACE. Whether a yard, garden or courtyard, private open space is an important complement to the public space of the neighborhood. 3. BUILDINGS HAVE FRONT PORCHES OR BALCONIES. This overview of the STREET contributes to healthful STREETS and safe neighborhoods, while serving as a buffer between the house interior and STREET activity. 4. BUILDINGS ARE DESIGNED FOR TOWNS. Rather than being simply pushed closer together, as in many suburban developments, buildings must be designed for their close siting within towns and cities. Views are directed to the STREET and the BACK YARD, not toward the neighbors. 5. PROPERTY LINES ARE PHYSICALLY DEFINED BY FENCES, HEDGES OR GARDEN WALLS. Land should be clearly l~ublic or privat~in public view or private and protected. 6. VEHICLE STORAGE, GARBAGE AND MECHANICAL EQUIPMENT IS AWAY FROM THE STREET. Access to garages shall be from the ALLEY or COMMON DRIVE. Where garages must be front-loaded, they shall be set at least 20 feet behind the front plane of the house. These principles define the goal and intent of the Peninsula Neighborhood Code. Refer to the following BUILDING PLACEMENT STANDARDS for the specific requirements for each building sites.. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PENINSULA Building Placement Standards Estate Houses The principal building shah be between 12 and 35 ft to its Eaves. The accessory building shah be no more than 18 ft to its Eaves. PRIVACY FENCE 8 FT MAX ACCE ORY {gAVE HEIGHT [ The first floor fimshed elevation shah bc between 30 and 60 inches 35 PT MAX~'"~$1~[.SIDE ~NG 8UlEU~I~O above the lxighest RSBL elevation. 12 FI MIN ~,,,,Jt FI EAVE FA'YE HEIGHT Property kine*--.--! The principal building shall be Built-To the Required Street Building · 2[-4 I Line (RSBL). For Edge Lots designated on the Regulating Plan M~.,uu~ S~OE S£mA~C~ 1- Co°rm~]~ ~g~l with a RSBL2 the Front Porch is optional and the building shall be ~ ~ [~2f-I Bul//-TotheRSBL2. TheminimumsideSetbackis3.5 ft(oncsidc) ~x~ 'INIMU~'LOT OCEB aB BU~'lm~B ~ and 10 ft 0°°th sides c°mbined)' ~q~"X~x-.~x-.~x-.~ £x.a.s~o. ~£^~.~x-.~-~x~X-.~ ~PN I The garage, parking for vehicles shall be kept .xdthin thc designated ~ o.~[~,. 2B ~*~ ~ / Garage Parking area (except for Edge Lots where the garage door 'xx~ ~ [KxXXXXXXXXXX"x'x~,ABAg[/{ (and/or parking area) shall be at least 20 ft behind the front building wall). Any designated Common Drive easements shall be ~'~'~%'~"~%~'~/ respected consult with the Town Architect, ~n~'Tn~r'o~. k~lnl,'~. ! Land within the Conservation Easement shaU not be built upon, [_. ~.. 7 *L~*M~no'~*O__o9 ~h~. R_!.g.p~on . __. ~_ _ q / driven on, regraded, or othem'ise disturbed. LOT Ld~ A Front Porch, between 8 ft and 10 ft dccp with a width equal to W~Dm I K/////'~/~'?Z. no less than 33% of thc RSBL (not to include an3, Side Street ~4lN ~!~/~/'~. frontage), is required along the RSBL. For designated Edge Lots FT MIN ~'{ ~- (SeC thc Regulating Plan) the Front Porch is optional. ~"~ '""- PRIVACY FENC{g A Privacy Fence maximum 8 ft in height, ma}, run thc remainder  of the rear and Common Lot Lines (except within thc Front Yard area which may only have a Front Yard Fence). Above the Ground Floor only Residential Uses are permitted (Bed and Breakfast Homestays are permitted on all floors). Ground Floor and Basement space may additionally include Home Occupati°ns (by right subject t° I°wa Ci~ Z°ning Regulati°nsSection 14 6M-1IB][6]. Parking, occupant s -a orkshop, and Accessory.' Unit(<650 Sq Ft) uses are permitted in the building area at the rear of the lot. See HEIGHT SPECIFICATIONS: Principal building height is measured from the highest Pd~QUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The building(s) shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL. 3. The building ( the FRONT PORCH) shall be built-to the specified RSBL for at least 33% of the RSBL width. E~LEDGE LOTS~w~h~n ~SBL2, the EROb]T~PORCH is ontionah Buildines with no fRONT PQKC~ sh~l be built-lo the RSBL2 for~it toast 40% 0fJdI~R~BL2 width. That portion of the building shall be composed as a simple plane (limited facade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the p~rcentage ;, minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WINO or accessory building). 5. At least 35% of the lot area shall remain open m~d unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, decks, and in the rear only gazebos, green houses and steps except where other,vise specified in the Code. 6. CORNER LOTS: b. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shaIl be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH c. The fence requirements for CORNER LOTS additionally allow, where the lot OPEN SIDE fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. 7. Lots where RSBL is curved: a. The required FRONT PORC~4 (or building fa¢ade along RSBL2 for edge lots with no porch requirement) shall be aligned on a tangent to a curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (~here cDucav¢ it sh~ll touc~ at i point). ELEMENTS SPECIFICATIONS: I. All lots bordering an ALLEY or CO~MQN DRIVE shall use the ALLEY or COM~O~DRIVE as the sole means of automobile access to the parking areas, unless otherwise approved by the City. 2. Garage doors shall not face (be at an angle of less than 90 degrees from) the RSBL, and parking areas (unenclosed shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. 3. For EDGE LOTS designated on the REGULATING PLAN with a second REQUIRED STREET BUILDING LINE (RSBL2~, pti ~ both the FRONT PORCH and FRONT YARD FENCE are o onal Theprinclpal building fa,;ade (enclosed portion) shall be built-to this RSBL2. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-I(B)(6). ACCESSORY UNITS: PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 18 Accessory units are permitted by fight. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion ofpfimary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PENINSULA Building Placement Standards Peninsula Houses The principal btfilding shah be between 12 and 35 ft to its Eaves. Thc acccssory building shall be no more than 18 ft to its Eaves. ~ PRIVACY FENCE 8 FT MAX EAVE HEIGHT Anv Front Yard Fence shall be bem,een 30 and 40 inches in height.  35 FT MAX ,~N ^cccss0R¥ 12 rr MIN SOE G BUILDING {~ Thc first floor finishcd clcvaGon shall be bem'een 30 and 60 inchcs al>ovc thc highest RSBL elcvation. I~a- 6° in ~ ~~ %The first storey shall have at least 8 feet 8 inches clear height for 80of its area. I [ I I I The principal building shall be BuiltTo the Required Street Building ROW. RSSL Prop*rty kine~- [ Mne (RSBL). For EDGE LOTS with m RSBL2 designated on the ' ' 7' 7~' ~I;~M ~['~k~l' --do~m;~Drlv. Reg~afing Plat, ~0 FRONT PORCH is opdon~ ~d the princip~ BUIL~ABLE m ~y ~ b~lding shall be B~i//To the RSBL2.~e mi~mum side Setback is ARE~,mm,~ ~~ ~*.*.U~Loi~E.~[~. ~ m~' 3.5 ft (one side) and 8 fr (combined sides). ' ~ [XPAN~ ~[A~ A~ The garage, parking for vehicles (autos, =ailers, boats, etc0 shall be m ~~ O~mN ~a FT ~ 30 r kept with~ the designated Garage-Parking area (except for EDGE ' OAR~GE least 20 ft behind thc front building waU). Any desi~ated COMMON m ~~~ LOTS where ~e garage door (and/or parking area) shall set be at ~ ~~%%~%~= D~IVE easements shall be respected -- consult with tbe TownArchitect. ~ ~~m~r~ Land within the Conse~-ation Easement shah not be built upon, . ~ ~ - ~ driven on, re-graded, or othem.ise disturbed. - 33x LOT L~ A Front Porch, bem'een 8 ft and 10 ft deep xx4th a width equal to MIN F~/~~ nO less than 33% of the Front Required Street Building 15ne (RSBL), (not to include any Side Street frontage), is reqmred. For 8 FT UlN ~ ~ designated Edge Lots (see the RegmlatJng Plan) the Front Porch is FRONT PORCH 10 FT MAX DEPTH optional. ~ ~ APrivacyFence, maximumSftinheight, maymntheremainder of the rear and Common Lot ~nes (except wi~in the Front Yard ~ea wNch may o~y have a Front Y~d Fence), Above the Ground Floor only Residential Uses are permitted (Bed and Breakfast Homestays are permitted on all floors). ~ Ground Floor and Basement space may additionally include Home ~ ~O{~ ~ ~' [ ~KSL~ [ ~m attached Section 14 6M 1 [B][6]. Occupations (by right subject to iowa City Zoning Regmlations Specifications. ~ Parking, occupant's workshop, and AccessoU, Unit (<650 Sq FO ,, uses are permitted in the building area at the rear of the lot. See NS ............... [, "] HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The building(s) shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, steps (not more than 72") and chiwmeys (not more than 16") shall encroach past the RSBL. 3. The building (the FRONT PORCH) shall be built-to the specified RSBL for at least 33% of the RSBL width. Ear ED~ Lo]:s~ ~ith an RSBL2, the FRONT PORCH iS oplional, Buildings with no FRO~T PORCH shall h~ b~ilt-t~ the RSBL2 for at least 40% of the RSBL2 width~ That portion of the building shall be composed as a simple plane (limited facade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the :;% minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 5. At least 35% of the lot area shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, decks, and in the rear only gazebos, green houses and steps except where otherwise specified in the Code. 6. CORNER LOIS: b. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered" a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH c. The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONIAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. 7. Lots where RSBL is curved: a. The required FRONT PORCH (or building faqade along RSBL2 for edge lots with no porch requirement) shall be aligned on a tangent to a curve. Where the lot £aceJs c~o~nvex to the porch the porch 5}391! tpuch ~hg gSBL at :2 pom~s (~h~[~=¢9nx:~ave it~ha!! t~uc~h ~! I point).' >. ELEMENTS SPECIFICATIONS: 1. All lots bordering an ~LLEy_Oi2COMMON DRIVE shall use the ALLEY or COMMON DP~[~I~ ', ' } ;> as the sole means of automobile access to the parking areas, unless otherwise approved by the City. 2. Garage doors shall not face (be at an angle of less than 90 degrees from) the RSBL, and parking areas (unenclosed) shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. 3. For EDGE LOTS designated on the REGULATING PLAN with a second REQUIRED SIREET BUILDING LINE (RSBL :. ;; r::~ } ,> ' both the FRONT PORCH and FRONT YARD FENCE are optional. The principal building fapade (enclosed portion) shall be built-to this RSBL2. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-l(B)(6). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 21 ACCESSORY UNITS: Accessory units are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 22 PENINSULA Building Placement Standards Cottages The principal building shall be bem'een 12 and 35 ft to its Eaves. The accessou, building shall be no more than 18 ft to its Eaves. ¢ PRIVACY FENCE Any Sidewing shall be no more than 15 ft to its Eaves.  8 FI MAX EAVE HEIOHT ] .JJ 35 FT MAX ACC SSORY 12 FT MIN ~ SIDEW1NG BUI~[DING The Front Yard Fence shall be bera'een 30 and 40 inches in height. 15 FT RAVE RAVE HEIGHT · '~1~ ~ MAX 18 FT MA ~ The Front Porch floor elevation shall be bem'een 28 and 60 inches above the highest RSBL elevation. The first store}, shall have at least 8 feet 8 inches clear height for not less than 75% of its area. I ! I Property L[nes._~J The principal building shall be Built 73 the Required Street Building I RO~J z z I, = RSBL ~[ Line (RSBL), as designated on the Regulating Plan. The minimum '-T ' M~-NIMUM OPEN SIDE ...... SEmA~N Open-Side Setback is 4 ft, The total combined setback from side lot  lines must be at least 8 ft. MINIMUM Thc Regulating Plan ma3, designate a required Privacy Building Line · ,--[ (PBL) 3.5 ft off thc Common Lot line (generally North or East). · ~1 The garage, vehicle parking (autos, trailers, boats, etc.) shall be kept ~ within the designated Garage-Parking area. [-' -[' --' ~CR~OU'REO P"'VAC~ I I [ BUILDING LINE (PBL) 50% LOT Lr{~-~ ;x Front Porch, between 8 ft and 10 ft deep with a width equal to ~'~ WIDTHMiN rL~//~/~z no less than 50% of the Street Frontage (nor to include any Side ~ ONE STOREY Street frontage), is required along the RSBL.  FRONT PORCH REQUIRED (TWO STOREY.~ E~7/"",,,~10 FT MAX DEPTH A Privacy Fence, bem,een 6 and 8 ft in height, shall mn the ~ ENCOURAGE[ J'~'-~------~ PRIVACY FENCE remainder of the rear and Comnlon Lot Lines (except within the ENCE ~ 8 FT, MAX Front Yard area which ma5, only have a Front Y~rd Fence). g-,4.0 in~ ~ I ~ Above the Ground Floor o~y Residential Uses are perm/tted (Bed and Breakfast Homestays are permitted on all floors). ~ Ground Floor and Basement space may additionally include I lome ~57 ~ Occupations (by right subject to Iowa CkT Zoning Regulations ~' ~ENSLiyDENTiAL~ Section 14-6M-1 []3][6]. Parking, occupant's workshop, and Accessory Unit (<650 Sq Ft) uses are permitted in the building area at the rear of the lot. See attached Specifications. January, 2003 © 2003 GEOFFREY FERRELL ASSOCIATES L,L.C. All Rights Reserved HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY Or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. Thc buildings shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot 2. No parts of any buildings excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL 3. The building (;, the FRONT PORCH) shall be built-to the specified RSBL for at least 50% of the RSBL width. That portion of the building shall be composed as a simple plane (limited facade jogs less than 12" and porches, STOOPS, and balconies are considered to be ~a simple plane" within this, - t requirement). For non- rectangular lots the 50% minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). {) The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 25% of the lot area shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, wood or decks, and in th~rear only, gazebos, green houses and steps except where otherwise specified in the Code. 6. LOTS WHERE THE RSBL IS CURVED: the required FRONT PORCH shall be aligned on a tangent to the curve. W~ltere3.hc lot face is convex to tktc3~urch thc porch ahall touch thc RSBL at 2 pninks ~(~h'km go~xc~vmi) );haig touchn~Lpq!SD: 7. CORNER LOTS: The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE SIREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY shall use the ALLEY as the sole means of automobile access, unless otherwise approved by the City. 2. Garage doors shall not face (be at an angle of less than 90 degrees from) the RSBL, and parking areas (unenclosed) shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 24 PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 25 PENINSULA Building Placement Standards Townhouses The principal build/ng shall be between 18 ft and 35 ft to its Eaves. The accessory building shMl be no more than 18 ft to its Eaves. ~ EAV[ HEIGHT PRIVACY FENCE Ally Sidcwing shall bc no more than 15 ft to its Eaves. 35 FT MAX 8 FT MAX 18 FT MIN The Front Porch floor elevation shall be bem~een 28 and 60 inches · ACC ORY ~ ~ WlNO I 8Ul~_[O~t~ above the fronting RSBL elevation. Thc first storey shall havc at lcast 8 £cct 8 inches clcar hdght for no less than 80% of its area. Line (RSBL), as desigmated on the Regulating Plan. , 'ALLERe ~ ROWl Sidewing area construction shall be ButTt-To the Privacy Building Lit / 0PBL) (generally the North or East side). ' ~u[~? t The unit width shall be between 20 ft and 28 ft. A maximum of 8 units shall comprise one building. There shall be a minimum 10 ft ~ ~~1 (except where other,aSse desigmated on the Regulating l'lan). The garage, vehicle parking (autos, trailers, boats, etc.) shall be kept --. within the desigmated Garage Parking area (and/or as designated on 50~: RsBLLd~ A Front Porch, betxveen 8 ft and 12 ft deep with a width equal to }_ L~//./~///~.//////////z no less than 50% of the RSBL (not to inlude any Side Street RSBL), FRONT PORCH 8 FI rain -~ ~- is required along the Required Street Building Line 0tSBL). ENCOURAGED)r].,'/ ~ PRIVACY FENCE Privacy Fencing, bern'eon 6 and 8 fr in height, shall be placed along 6 FT UlN an)' unbuilt rear and Common Lot Lines (excludSng Townhouse i sites with no Back Yard or courtyard area). Above the Ground Floor only Residential uses are permitted (Bed and Breakfast Homestays are permitted on ail floors). [.~ /x. Ground Floor and Basement space may additionally include Home ~ ~ Occupations and Neighborhood Commercial uses by right (see ~,~ "' '" attached Specifications). RESIDENTIAL ~ Parkmg occupants workshop Home Occupauons and Accesson ONLY Resid ,llome Ccc Unit (<500 Sq Ft) uses are permitted in the building area at the rear of the lot. HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No part of any building (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No Parts of any building excepting overhanging eaves, steps (not more than ?2") and chimneys (not more than 16") shall encroach past the RSBL 3.Each unit of the building (each RSBL frontage width (measured on a per:Bait 'oasis). That portion of the building shall be composed as a simple plane (limited facade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this simple plane" requirement). For non-rectangular lots the :50% minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). :: ¢. :,) The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 65% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 15% of the lot area shall remain open and not be built upon except for overhanging eaves, cantilevered balconies, stoops, wood or composite decks and steps except where otherwise specified in the Code. 6. CORNER LOTS: The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE SIREEI, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the corner (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON=DRIVE shall use the ALLEY or COMMON DRIVE :, :: as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2. Garage doors shall not face (be at an angle of less than 90 degrees from) the RS~L, and parking areas (unenclosed) shalI not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. NEIGHBORHOOD COMMERCIAL USES: The following uses are permitted by right: 1. Retail or personal service establishments limited to the ground floor space within the existing structure. 2. Adult or child care homes. 3. Bedand Breakfast Homestays. 4. Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. PARKING; L Section 14:6Nd B2g restricting the number of parking spac~ ~at raa¥ back onto an a!!ey~ may be W~4ed i{'the si[~ plan d~e~9.¢i[r~tcs to_~_he satisfaction of the Building 0fficml that park!~g 5pace5 a[~ q0pfigt~r~d_5_o as not to impede traffic 2, Off-str~ P~rki~g ~P~c~ fo[ N~ighhod~d ~omn~-er~i~! U ~ ar~:n~ required for the first 1500 square feet of floor area. Any Neighborhood Commercial Hse that exceeds ] 500 square feet of floor area shall be required to provide parkinE spaces according to Section 14-6N-1 J for the area in PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 27 excess of 1500 square feet of floor area unl~_~.r.9_~.9~p~ ~t~[¢_a_uired mmlber.of~ff-~street parkin~ spaces is .~mnt_ed_~_r ~_e~ti~2! HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section I4-6M-1 (B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRiNCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 29 PENINSULA Building Placement Standards Live Works EAVE ~D~T The principal building shall be bem,een 18 ft and 40 ft to its Eaves. 40 ET M^X The accessory building shall be no more than 18 ft to its Eaves. ~ ~ · PRIVACY FENCE An), Side,\ring shall be no more than 15 ft to its Eaves. The ground floor elevation shall be bet~-een 6 and 18 inches above  ] ~uCI~8RY the adjacent RSBL elevation Thc first store), shall have at least 10 feet clear height for no less than 80% of irs area. . . Linc (RSBL), as designated on thc Regulating Plan. 1.~,~---I~. ~1 Sidewing area construction shall be Bulb-To the Privacy BuLldmg Line I .__~.,I hilNIMNUM ~t (PBL) (generally thc North or East side). i t Thc unit width shall bc between 20 ft and 28 ft. ..\ maximum of 8 :'4'~ un/ts shall be contiguous as a single building. There shall be a mirdmum 10 ft gap between buildings where multiple Live \Vork ~'~ ! ~~[~Regulating buildings are built (except where othemqse designated on the Plan). -- . The garage, vehicle parking (autos, trailers, boats, etc.) shall be kept RSB~~,mI~v~JJ~/~ , ! within the designated Garage-Parking area (and/or as designated on / the Regulating Plan). 4~ Where provided,any Storefront Colonnade/Porch, shah be ~ bern,eon 8 ft and 12 ft deep with a minimum clear height of 10 feet ~ aligned along the Required Street Building Linc (RSBL). ONE STOREY 8 FI ~IN- ~ 12 FI MAX DEPTH ~ MAX Above the Ground Floor ordy Residential uses are permitted (Bed and Breakfast Homestays are permitted on aH floors). Ground Floor and Basement space may additionally include Home Occupations and Ncighborhood Commercial uses by right (see attached Specifications). Parking, occupant's workshop, Home Occupations, and Accessory Un/t (<500 Sq Ft) uses arc permitted in tim building area at the rear of the lot. HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified in this STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. The ground storey finished floor elevation shall be between 3 and 18 inches above the adjacent sidewalk elevation and shall have a minimum 10 Pt clear height. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No part of any building (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL 3. Each unit of the building (and/or gach ERONT PORCH) shall be built-to the RSBL for at /east 85% of the unit's RSBt. frnntag¢ width (measured on a per-unit basis).. ,:t~ . ,,. t. That portion of the building shall be cotnposed as a simple plane (limited facade jogs less than 12" and pomhes, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the 85% minimum shall be measured against the narrowest lot width within the first 30 feet of the buildable area). 7 The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 70% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 10% of the lot area shall remain open and not be built upon except for overhanging eaves, cantilevered balconies, stoops, wood or composite decks and steps -- except where otherwise specified in the Code. CORNER LOTS: The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE, This PRIVACY FENCE shall begin no closer than 20 feet from the coruer (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: ? 1,All lots bordering an ALLEY or COMMON DRIVE shall use theAJ-kEY OE~CO~MMON DRIVE as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. ~Garage doors shall not face (be at an angle of less than 90 degrees from) the RSBL, and parking areas (unenclosed) shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL, NEIGHBORHOOD COMMERCIAL USES: The following uses are permitted by right: LRetail or personal service establishments limited to the ground floor space within the existing structure. ZAdult or child care homes. 3~Bed and Breakfast Homestays. 4.Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. PARKIISCa5 L Section 14-6N-! B2g restrietin2 the number oft)arking ~aces that may back onto an alley, may be waiyed if the site plan demonstrates to the satisfaction of the Building Official that parking spaces arc configm-¢d so as not to impede traffic ontho alle,/~ 2, Qff-street parking spaces for Neighborhood CotnmercJa! USeS ale_ np~t reo. uired tbr the first 1500 square re% o? fJo_or are3.. AI1y Neighborhood Commercial Use that exceeds 15~0 aquami'eet of floor area shall be required to pro¥ide parkin.~spac~s according to Se~[!c~n ~-_6N-1 J for the area in PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD excess of1500 squarmfget of floor area un!ess ~ redg~[io_n of required number o£offrst}~ee_t parking spaces is ~ranted per SecIJo0~I4-6V. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. Conversion of primary structure single-family units for multiple fanfily uses is prohibited PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 33 PENINSULA Building Placement Standards Rowhouses The principal building shall be bem,een 15 ft and 35 ft to its eaves. ~ PRIVACY FENCE ~AX~y accessory building shah be no more than 18 ft to its eaves. EAVE HEIGHT 35 FT MAX 8 FT MAX Any Sidewing shall be no more than 15 ft to its eaves. ~ SDEWI G BUILDING The first floor finished elevation shall be bem,een 36 and 60 inches 15 FT~MIN ~ , N I ACCESSORY · . ~I~E.~I~' above the highest RSBL elevation. (~ ~ The first store), shall have at least 8 fcet 8 inches clear height for 80 % of its area. I The primary bui/ding shall be Built-To the Requircd Strcct Building Line (RSBL), as designated on the Regulating Plan. ~[~ --~ gi~~ Buildlng Line (PBL) (generally the $ortb or East side) where ~ · designated on thc Regulating Plan. B [.4=~~ I~ Thc unit width shall be bern,con 18 ft and 20 ft. A maximum of 5 ~B I units shall be contiguous as a single building. There shall be a 10 ft ~'~ ~ ~~'~c~ gap bem-een multiple Row House buildings (except where specifically dcsignated on thc Regmladng Plan). The garage, vehicle parking (autos, trailers, boats, etc.) shall be kept "i~t~'////////~ "~u~t~"a~P~ V/////~ Ii /throughWitbin the designated garage-parking area.thc Alley. ParkLqgaccess shall be 6 FT Mox L-~'//.~. A Stoop, not more than 5 ft deep and 6 ft wide (plus steps) is ~"'l~ 5Wl;~H~ 5..4~ permitted forward of the Required Street Building Line (RSBL). A ~1 DEPTN Privacy Fencing, between 6 and 8 ft in hcight, shall be placed along ~L~ PRIVA Y FENCE any unbuilt rcar and Common Lot Lines. El 8 FT MAX Above the Ground Floor only Residential uses are permitted (Bed and Breakfast Homestays are permitted on all lloors). ~ ~'~ '-~'] Ground Floor and Basement space may additionally include Home ~ Occupations and Neighborhood Commercial uses by right (sec attached Specifications).  Parking, occupant s ,x orkshop, Home Occupations, ,qnd Accessory ..................... Unit (<500 Sq Fi) uses are permitted in the building area at the rear of thc loc See attached Spccificafions. Januar'y, ~003 © 8003 GEOFFREY FERRELL ASSOCIATES L,L,C. Att Rloh~s Reserved HEIGHT SPECIFICATIONS; Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No part of the buildings (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No Parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL 3. Each unit of the building shall be built-to the RSBL for at least 85% of the unit's RSBL frontage width (measured on a the building shall be composed as a simple plane (limited facade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the 85% minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 65% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wail may step forward to the RSBL at the termination of the PORCH. 5. At least 15% of the lot area shall remain open and not be built upon Except for overhanging eaves, cantilevered balconies, stoops, decks and steps, except where otherwise specified in the Code. 6. The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON IDRIEE shall use th~ALLEY or COMMON IDRIYE as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2. Garage doors shall not face (be at an angle of less than 90 degrees from) tho RSRE, and parking areas (unenclosed) shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. NEIGltBORHOOD COMMERCIAL USES: The following uses are permitted by right: 1. Retail or personal service establishments limited to the ground floor space within the existing structure. 2. Adult or child care homes. 3. Bedand Breakfast Homestays. 4.Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to 50% of ground floor space within the existing structure. L S~ction 14-6N:1 B2g~-cslriclin~ the nuJnber ofrmrkii~g ~oaces that nl~y back onto aa alley, mav he wa ved f the Si!,e o an de nokqstrates to the satishcti0n 0£lhe Building 0~icial that parkm spaces are configured so a~ not to imp~d~ lra£fic on ~lm ~lley. 2, Off-street parking spaces for N~ig~hborho0d Co~unercial Uses are not required fP~r the first ! 500 square !~ct of floor area. An'/~9 ghborhood Commercial Use that exceeds 1500 square feet of floor area shall be reouired t.o~rovide hark nu spacesaccording to Sec[ion 14-6N-I J for the a~ea in PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 3~ cxces5 of 1500 s~uarc feet of floor area unless a reduction of requital number ofpff-street p3rkJng snaces iS erm~t~d~er Section 14-6V. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). ACCESSORY UNIIS; ACCESSORY UNITS are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) &the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PENINSULA Building Placement Standards Small Apartment Buildings II The principal building shah be between 22 ft and 48 ft to its Eaves. MAX 48 FI An3, accessory building or Sidewing shah be no more than 15 ft to ~,~ 22Pt its Eaves or parapet -- except where fronting a Street where it may TO ACCESSORY BUILDING be up to 25 ft to irs eaves or parapet. ~ OR 26ft TO OR SlDEW1NG PARAPET TOP ON ALLEY OR COMMON LOT LINE Any unbuilt Street Frontage or CorllmO~l Lot Line shall have a · ~ MAX 15 FT TO ' ~ LAVE OR PARAPET WALLS R£Q'D )N Garden Wall or Privacy Fence along it, he[ween 6 ft and 8 ft in ALLEYLOT or LINES COMMON height. 6 FT WALL The first floor firdshed elevation shall bc between 30 inches and 60 30 - 60 n IREO'D inches above thc highest RSBL. Each unit shall have at least 8 feet 8 inches dear height for 80% of its area (attic store}, umts excepted). ~<m'~,.~,~ ^ttFv Row. The Street Facade shall be Bui/t-To not less than 50% of the Required Street Building Line (RSBL) which is designated in the ~ Regulating Plan. There are no required side setbacks. ~ The maximum building width along the Street Frontage is 170 ft. ~ MINIMUM Not less than 10% of the Lot shall be Back Yard. ~ An)' unbuilt Street Frontage or Common Lot Line shah have a · ~1 Garden Wal/or Privacy Fence along it, between 6 ft and 8 ft in ~ height. The garage, parking for vehicles (autos, trailers, boats, etc.) and garbage bins shall be at least 20 ft from any Street Frontage and not clearly visibki from thc Street. ~!?i~ 't- rS~'///~' A roofed Balcony is required for 50% of the 2nd & 3rd Floor units ~_..q~ minimum 5 ft deep and 8 ft ,Mdc. BALCONIES RF'QUIRFD for 50% of ~ ~ Ptivacv Side Manners shall apply to all facades facing Common Lo Upper Floor DEPTH ' Units ~ ~' Lines (no view windows) excepting ground floor windows which I{ may face a Common Lot Line more than 30 ft away. First Floor Parking, garages, and accessory uses may bc placcd to thc rear of Street Facades thc lot. Parking shall be no closer than 20 ft to any Street Frontage ~ I { unlcss hidden by a Garden WalI at least 4 ft in height. Parking ~~x_.~ shall bc scparatcd from adjacent less intense building t3q~e by a Garden Wall Privacy Fence. Above the First Floor only Residential uses are permitted (Bed and Breakfast Homestays are permitted on all floors). ~ ~ ,......./~s Iqrst Floor and Basement space may additionally include Home ~ ;~ Occupations and Neighhorhood Commercial uses by right (see attached Specifications). I °NLY P~iLKiN~GO°~S Parking, garages, and accessoD~ uses may be placed to the rear of RESIDENT[A[ the lot. Parking shall be no closer than 20 ft to any Street Frontage [IMIZ[~ Si ~ and separated from adiacent use by a Garden \Vall. HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQU[RED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SIIING SPECIFICATIONS: 1. The building(s) shall occupy only the specified, area of the lot. No par~ of any building (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves and steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL. 3. The building shall be built-to the specified RSBL for at least 50% of the RSBL width. That portion of the building shall be composed as a simple plane (limited fa¢ade jogs less than 12" and porches, STOOPS, and balconies are considered to be "a simple plane~ within this requirement). For non-rectangular lots the 50% minimum shall be measured against the narrowest lot width within the first 40 feet of the buildable area. : The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 25% of the lot shall remain open and not built upon except for overhanging eaves, cantilevered balconies, stops, and decks except where the Code specifies otherwise. 6. The fence requirements for CORNER LOTS additionally allow a PRIVACY FENCE along the SIDE STREET FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or £~MMON DP, IVE shall use the ALLI~Y or COMMON DP, I~E :~ as thc sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2. Garage doors shall not face, and parking areas (unenclosed) shall not be located within 20 feet of the street unless hidden by a garden wall. 3. The roof requirement for a balcony can be satisfied if the balcony is directly below, and posting up to, another roofed balcony. NEIGHBORHOOD COMMERCIAL USES: The following uses are permitted by right: 1. Retail or personal service establishments limited to the ground floor space within the existing structure. 2. Adult or child care homes. 3. Bed and Breakfast Homestays. 4. Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. t. SeclJon 14-6N-1B2g restricting the munher of parking spaces that may back onto m~ alley, may be wai~ed il' the site plan demonstrates lo the satisfaction of the Building Official that parking ~paces are configured so as not to impede traffic on thealle~y'. 2. Off-street harking space5 lbr Neiahbgltlood Colnmercial Use_a are not reouired £or Ihe first 1500 souare feet of floor area An_v Neiahhorhood Colmlaercial Usc that exceeds ! 500 square feet of floo!]a!'e~sha!l be required [~! provide parking spaces acct~rding to Sec[ion 14-6N-/J for the area in PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD TIlE PENINSULA NEI(~IIBORHOOD excess of l~00 square feel of floor area unless a reductiqn_pf required number 9£~off-street na~rrk ng spaces agranted per Section HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-l(B)(6). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 4.0 BUILDING PLACEMENT STANDARD fo/' BUNGALOWS PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD BUNGALOW LOTS ON MCCLEARY LANE The Bungalow Lots on McCleary Lane are highly constrained and the possible building envelope configurations are limited. Buildings have a REQUIRED STREET BUILDING LINE (RSBL) along McCleary Lane 27.5 feet in length, a required pomh (within the overall building envelope versus the more typical additive FRONT PORCH), and shall be between one (1) and two (2) stories. HEIGHT SPECIFICATIONS: 1. The principal building shall be between 12 and 25 feet to its eaves. 2. The FRONT YARD FENCE shall be between 24 and 36 inches in height. 3. The FRONT PORCH elevation shall be between 24 and 36 inches above the highest RSBL elevation. SITING SPECIFICATIONS: 1. The building shall be at least 95% built-to the RSBL. 2. Vehicle parking and miscellaneous building equipment (including HVAC) shall be kept away from the STREET and within the area designated on the REGULATiNG PLAN. ELEMENTS SPECIFICATIONS: 1. A P6rch shall be built along the RSBL (and within the building envelope) no less than eight (8) feet wide (parallel to McCleary Lane) and no less than six (6) feet deep. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 42 SPECIFICATIONS: BUNGALOW HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. 1.The building shall occupy only the specified area of the lot. No parts of the building (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. The building shall be built-to the specified RSBL for no less than the specified minimum width. That fagade shall be composed as a simple plane (limited jogs less than 12" are considered within this requirement) interrupted only by porches, STOOPS, and balconies. 3. At least 10% of the lot area shall remain open and not be built upon except where otherwise specified in the Code. 4. CORNER LOTS: a. The STREET FRONTAGE for CORNER LOTS is both the front and side RSBL. ELEMENTS SPECIFICATIONS: 1. 2. All lots bordering an ALLEY or COMMON DRIVE s})al] use the~ALLEY or ('or~ON DRIVF, ~ as the sole means of automobile access to a designated parking space, unless otherwise approved by the City. 3. Parking areas and garage doors shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD THE PENIN$[}LA N~IGHI~ORHGOD THE PENINSULA NEIGHBORHOOD AMENDMENT SECTION PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 44 CITY PERMITTING Code, the ~ To ensure compliance with the Peninsula Neighborhood ...... , Braiding Official shall review and approve proposed building plans relating to the exterior construction all applications for building permit relating to exterior construction prior to issuance of a building permit. A letter from the Peninsula Neiehborhood Review Board, certifying that the oronosed building, buildine modification or addition (only where re!a;iag to exterior coastructioa) meets the parameters of the P~uinsola Neighborhood Code is aecessa~ for the Building Official to issue a building permit. CODE AMENDMENTS Amendments to the Peninsula Neighborhood Code shall be reviewed and approved as an amended Planned Development Housing Overlay Zone (OPDHLin accordance with the City of Iowa City Zoning Ordinance. Chal~t~r 14:6J-2. Petitioners shall submit an application and other such information as required by the Peninsula Code and Zoning Ordinance. The application shall include evidence that the proposed amendment conforms to traditional neighborhood or urban design principles as found in the Charter for the New Urbanism published by the Congress for New Urbanism (CNU), or such other reference works generally recognized by CNU-affiliated design professionals to be authoritative. Such evidence shall be certified by a qualified individual having experience in traditional neighborhood or urban design and being a CNU member in good standing. The City of Iowa City may request resumes, references, and other information and shall make a determination as to whether such reference works or individuals are qualified. Approved amendments to the Peninsula bleia~hborhood Code shall be incorporated within the body of the document and further identified by placement of a_n_appendi~x: noting the amendment, approval date, and signatures .. at the time the amendment is approved. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD The Peninsula Neighborhood Code, which includes the Regulating Plan and the Building Placement Standards, has been prepared for use in the Peninsula Neighborhood. All copyrights and publishing rights are exclusively reserved by Geoffrey Ferrell Associates. The City of Iowa City and Terry L. Stamper Holdings, L.L.C. are granted full use of this manual for the promotion, permitting, regulation, development and management of the Peninsula Neighborhood, including copying and distribution to interested parties upon their request as a matter of public record for the parts of the Code that will be adopted as City ordinance. All reproductions and publications of this manual, in whole or in part, shall carry the following credit: "Geoffrey Ferrell Associates, Washington, D.C." This manual may not be otherwise photocopied, in whole or in part, without the expressed written permission of Geoffrey Ferrell Associates, and may not be used for any other purposes whatsoever. Under the terms of the Declaration of Covenants, Conditions and Restrictions for the Peninsula Neighborhood, the Peninsula Neighborhood Code is binding on all parties having an interest in any portion of the community, and each owner is required to comply with the requirements set forth herein. The Peninsula Neighborhood Code may, from time to time, be updated and revised via approved procedures by the City of Iowa City and the Peninsula Neighborhood management organization. GEOFFREY FERRELL ASSOCIATES L.L.C. 19 14th Street S.E. Washington D.C. 20003 telephone (202) 547-7141 facsimile 547-7151 GEOFFFERRELI~STARPOWER.NET WWW.GEOFFREYFERRELL .COM PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD NOTICE OF PUBLIC HEARING ON PLANS, SPECIFICATIONS, FORM OF CONTRACT AND ESTIMATED COST FOR SCOTT BOULEVARD LANDSCAPE - FIRST AVENUE TO ROCHESTER AVENUE PROJECT IN THE CITY OF IOWA CITY, IOWA TO ALL TAXPAYERS OF THE CITY OF IOWA CITY, IOWA, AND TO OTHER INTERESTED PERSONS: Public notice is hereby given that the City Council of the City of Iowa City, Iowa, will conduct a public hearing on plans, specifications, form of contract and estimated cost for the construction of the Scott Boulevard Landscape - First Avenue to Rochester Avenue Project, in said City at 7:00 p.m. on the 4th day of February, 2003, said meeting to be held in the Emma J. Harvat Hall in the Civic Center in said City, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk. Said plans, specifications, form of contract and estimated cost are now on file in the office of the City Clerk in the Civic Center in Iowa City, Iowa, and may be inspected by any interested persons. Any interested persons may appear at said meeting of the City Council for the purpose of making objections to and comments concerning said plans, specifications, contract or the cost of making said improvement, This notice is given by order of the City Council of the City of Iowa City, Iowa, and as provided by law. MARIAN K. KARR, CITY CLERK PH-1 NOTICE OF PUBLIC HEARING Notice is hereby given that the City Council of Iowa City will hold a public hearing on the 4th day of February, 2003, at 7:00 p.m. in the Emma Harvat Hall of the Civic Center, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing .....~ / ./) the Council will consider a Resolution ,.-'~/// Authorizing Conveyance of the west one-half /,- of a 20' wide by 60' long vacated portion of the alley located between 405 South Summit Street and 338 South Governor Street in Iowa City to Phyllis Tucker. Copies of the proposed resolution 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 NOTICE OF PUBLIC HEARING Notice is hereby given that the City Council of Iowa City will hold a public hearing on the 4th day of February, 2003, at 7:00 p.m. in the Emma Harvat Hall of the Civic Center, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider a Resolution Authorizing Conveyance of the east one-half of a 20' wide by 60' long vacated portion of "~/ltl/C"-"~'/'"/"~'~ the alley located between 405 South Summit Street and 338 South Governor Street in Iowa City to Sue M. Travis and Andrew D. Robertson. Copies of the proposed resolution 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 NOTICE OF PUBLIC HEARING Notice is hereby given that the City Council of Iowa City will hold a public hearing on the 4th day of February, 2003, at 7:00 p.m. in the Emma Harvat Hall of the Civic Center of the City of Iowa City, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider a resolution of intent to convey the platted alley in Block 27, Original Town, Iowa City, Iowa, to Mercy Hospital for $1.00. Copies of the proposed resolution 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 January 29, 2003 Fax No. 354.6962 Mr. Thomas H: Gelman 321 East Market P.O. Box 2150 Iowa City, IA 52244 Re: Mercy Hospital's Acquisition of Alley Dear Tom: It is my understanding Mercy Hospital may be reconsidering their offer of $1.00 for the alley property. City Staff would prefer to have an appraisal supporting any new offer to be submitted by Mercy. Without such an appraisal, City Staff will not be able to support an offer below $12,000. I will briefly summarize the basis for our position in this regard. As you stated in your letter dated December 20, 2002, the assessed values of the properties surrounding the alley property sought to be acquired by Mercy would seem to indicate a value of $10.11 per square foot. This would indicate a total value of $64,673.67 before consideration of the utility easement and other conditions to be imposed upon the conveyance. In support of their $1.00 offer, Mercy appears to be contending that the utility easement and other conditions fully offset the value of the land. As stated in my previous memorandum to City Council regarding Mercy's offer of $1.00, Staff questions the extent to which the utility easement and other conditions offset the value of the land. The February 4, 2003 City Council agenda also contains an item relating to an offer from a private party to purchase approximately 6,350 square feet of vacated Lafayette Street right-of- way west of Capitol Street, subject to a utility easement. (The alley property sought to be acquired by Mercy constitutes 6,397 square feet and is more centrally located than the Lafayette Street right-of-way.) The prospective purchaser of the Lafayette Street right-of-way obtained an appraisal valuing the property between $8,000 and $11,000, which value reflects a 66%-75% offset due to the utility easement. A purchase price of $12,000 for the alley property sought to be acquired by Mercy would reflect an 80% offset to the assessed value of adjacent land due to the utility easement and other conditions to be imposed upon conveyance of the alley. Without an appraisal, Staff is not in a position to support an offer for a lower amount. Assistant City ^ttomey City Council Steve ^tkins, City Manager Marian Kal'r, City Clerk Eleanor Dilkes, City Attorney Sarah Holecek, First Assistant City Attorney Chuck Schmadeke, Director of Public Works Kadn Franklin, Director of Planning and Community Development Bob Miklo, Senior Planner, Dept. of Planning and Community Development Mr, Glenn Winekauf, Mercy Hospital 410 EAST WASHINGTON STREET * IOWA CITY, IOWA 52240-1826 · (319) 356-5000 · FAX (319) 356-5009 PHELAN TUCKER MULLEN WALKER TUCKER GELMAN LLP 321 East Market A T T O R N E Y S A T L A W Post Office Box 2150 Iowa City, Iowa 52244 a~om~'s last name J~u~ 3 ], 2003 ~.ptmlaw. com Mayor Emie William V. Phelan City Councilors Civic Center Bruce L. Walker 410 E. Washin~on S~eet Iowa City IA 52240 Richard M Tucker Re: ~erey Hospital's acquisition of ~aeated alley Thomas H. Gelman Gary J. SchmitDe~ Mayor Le~ and CiW Co~cilors: I have been ~ked once again to write to you on behalf of Mercy Hospital, Iowa Margaret P. Winegarden City, Iowa in co~ction with its acquisition of ~e alley ~ing ~ough Block 27 of the Original Town of Iowa City. In my letter of December 20, 2002, I Julie L Pulkrabek conveyed Mercy's offer to acquire the alley for $1.00. Subsequently the City John E. Beasley Council has publicly discussed the offer ~d Mercy officials ~e aw~e that it h~ not generally met Co~cit approval. Michael J. Pu~* The acquisition of the alley is ve~ impo~t to Mercy HospitM's plied Dean D Carrin~on projects. As such, Mercy is willing to submit ~ ~nded offer to acquire the Mley from the City for the p~chase price of $15,000. The p~ch~e by Mercy Susan J. F~e would be under o~er t~rms ~d conditions ~ may be acceptable to the City ~d Mercy. In submitting its original offer Mercy first considered ~e assessed v~ues for Sarah E. Swar2endruber adjacent ~d comp~able property on Bloomin~on Street, ~d then adjusted those values based upon the utility easement directly affecting the alley and the DanielW. ~yle conditions for vacation imposed by th~ City. Mercy ~derst~ds ~at a precise valuation for these circumst~ces would likely require sophisticated appraisals of the before and after values of Mercy's prope~y made subject to the City's restrictions as w~ll as ~ evaluation of the diminution in value of the alley based William M. Tucker upon the b~den of the existing utility easement. Such appraisals could be quite Retired expensive ~d even then ~e somewhat more of ~ "~' th~ a "science". Chades A. Mullen [1937-2001] *Also admitted in Illinois January 31, 2003 Page 2 Recognizing that Mercy's original offer was in part based upon intangible factors, Mercy wishes in this revised offer to accommodate the City's concerns by relying more on the tangible factors affecting value. In my letter of December 20, 2002, a preliminary value of $64,673.67 was arrived at based upon 6397 sq. ft. x $10.11/sq. foot (average of comparable assessed values) with no reductions for applicable conditions. As previously indicated, Mercy is required by the City to incur direct costs of $3684 to remove the alley access to Dodge Street. Additionally, the utility easement materially affects the value of the underlying land and will be relocated by Mercy at a cost of $45,922. Mercy's direct tangible expenses that are required to make the alley useable are $49,606. As such, Mercy is willing to offer $15,000 to acquire the alley. This offer disregards any consideration for the reduction in value of Mercy's property along Dodge and Market Streets on which the City has imposed access restrictions as a condition for vacating the alley. Mercy Hospital will appreciate the Council's fullest consideration of this revised offer to acquire the alley for $15,000. cc: Mercy Hospital NOTICE OF PUBLIC HEARING Notice is hereby given that the City Council of Iowa City will hold a public hearing on the 4th day of February, 2003, at 7:00 p.m. in the Emma J. Harvat Hall of the Civic Center of the City of Iowa City, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider a resolution authorizing conveyance of approximately 5900 square feet of LaFayette Street right-of-way to Eagle View Properties, L.L.C., for $9,500. Copies of the proposed resolution 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