HomeMy WebLinkAboutPZ Agenda Packet 08.19.2021PLANNING AND ZONING COMMISSION
Thursday, August 19, 2021
Formal Meeting – 7:00 PM
The Center – Assembly Room
28 S. Linn Street
(Entrance on E. Washington Street)
Agenda:
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
Comprehensive Plan and Zoning Code Amendment Items
4. Case No. CPA21-0002
Location: SW corner of Slothower Road and IWV Road
A request to set a public hearing for September 2, 2021 on a proposed amendment to
the Southwest District Plan to change the land use designation on the future land use
map from Single-Family/Duplex Residential, Vegetative Noise/Sight Buffer, and Future
Urban Development to Intensive Commercial for approximately 79 acres.
5. Case No. CPA21-0001
Public hearing on a proposed amendment to the South District Plan to facilitate
development that follows form-based principles.
6. Case No. REZ21-0005
Consideration of a Zoning Code Amendment to adopt form-based standards for new
development as identified in the South District Plan.
7. Consideration of Meeting Minutes: August 5, 2021
8. Planning & Zoning Information
9. Adjournment
If you will need disability-related accommodations to participate in this meeting, please
contact Anne Russett, Urban Planning, at 319-356-5251 or anne-russett@iowa-city.org.
Early requests are strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: September 2 / September 16 / October 7
Informal: Scheduled as needed.
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STAFF REPORT
To: Planning and Zoning Commission
Item: CPA21-0002 IWV & Slothower
Parcel(s): 1113202001, 1113201001,
1113226003
Prepared by: Kirk Lehmann, Associate Planner
Date: August 19, 2021
GENERAL INFORMATION:
Applicant: Matt Adam
IWV Holdings, LLC
madam@spmblaw.com
Contact Person: Lacey Stutzman
MMS Consultants
1917 S. Gilbert Street
Iowa City, IA 52240
319-351-8282
l.sexton@mmsconsultants.net
Property Owner(s): IWV Holdings, LLC
2916 Highway 1 NE
Iowa City, IA 52240
Requested Action: To change the Southwest District Plan future land
use map designation from Single-Family/Duplex
Residential, Vegetative Noise/Sight Buffer, and
Future Urban Development, to Intensive Commercial
Purpose: To allow for intensive commercial development
Location: South of IWV Road SW, West of Slothower Road
Location Map:
Size: 79.4 acres
2
Existing Land Use and Zoning: Agricultural & Residential; Rural Residential (RR-1)
in Iowa City & Agricultural (A) in Johnson County
Surrounding Land Use and Zoning: North: Agricultural; Rural Residential (RR-1) &
Residential - ¼ Acre Lot Minimum (R)
East: Agricultural & Institutional; Neighborhood
Public (P-1)
South: Agricultural; Rural Residential (RR-1) &
Agricultural (A)
West: Agricultural; Agricultural (A)
Comprehensive Plan: Residential 2-8 Dwelling Units Per Acre, Rural
Residential, & Public/Private Open Space
Southwest District Plan: Single-Family/Duplex Residential, Future Urban
Development, & Vegetative Noise and Sight Buffer
File Date: May 27, 2021
BACKGROUND:
IWV Holding, LLC owns approximately 79.4 acres of property located south of IWV Road SW
(Melrose Avenue in City limits) and west of Slothower Road. The owner is working with MMS
Consultants to prepare three applications to allow for intensive commercial development. This
specific application (CPA21-0002) proposes to amend the Southwest District Plan, part of the
Comprehensive Plan, by changing the future land use designation of the subject properties to
intensive commercial. Attachment 6 illustrates the proposed changes to the plan and includes the
applicant statement describing the rationale behind the request.
The Southwest District Plan, adopted in 2002, includes the subject properties in the growth limit
of the Weber Subarea. The future land use scenario indicates the properties are primarily
appropriate for Future Urban Development, with Single-Family/Duplex Residential shown along
Slothower Road to the east and a Vegetative Noise and Sight Buffer to the west near the proposed
alignment of US Highway 965, which runs south from the Hurt Road alignment and along the
eastern edge of the Iowa City Landfill (see Attachment 3). The plan describes that limited
residential development may occur west of Slothower in the Future Urban Development area, but
that limitations on sanitary sewer service prevent any significant urban development. It also notes
the importance of buffering residential uses from the landfill and the proposed location of US-965
when development eventually occurs and that a more detailed plan will be needed at that time.
The other concurrently submitted applications include an annexation (ANN21-0003), which would
annex 70.4 acres into City limits, and a zoning map amendment (REZ21-0006) which would
rezone the full 79.4 acres from Rural Residential (RR-1) in Iowa City and Agricultural (A) in
Johnson County to Intensive Commercial (CI-1) and Interim Development Commercial (ID-C).
The Comprehensive Plan Amendment must be approved for changes to the zoning map to be
consistent with the Comprehensive Plan. However, the land being annexed is within the City’s
growth area, so it could be annexed without approval of the Comprehensive Plan amendment.
The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on July 28,
2021. Four neighbors attended. Attachment 4 provides the summary report of the meeting provided
by the applicant.
3
ANALYSIS:
The Iowa City Comprehensive Plan serves as a land-use planning guide by illustrating and
describing the location and configuration of appropriate land uses throughout the City, providing
notification to the public regarding intended uses of land; and illustrating the long-range growth
area limit for the City. Applicants may request an amendment to the City's Comprehensive Plan
with City Council approval after a recommendation by the Planning and Zoning Commission.
Applicants for a comprehensive plan amendment must provide evidence that the request meets
the approval criteria in Section 14-8D-3D. The comments of the applicant are found in the
attachments. Staff comments on the criteria are as follows.
14-8D-3D Approval Criteria: Applications for a comprehensive plan amendment must
include evidence that the following approval criteria are met:
1. Circumstances have changed and/or additional information or factors have come
to light such that the proposed amendment is in the public interest.
The subject properties are in the Weber Subarea of the Southwest District Plan. Before
1990, the area west of US-218 and north of Rohret Road was relatively undeveloped, with
a few houses fronting on Rohret Road and public uses along Melrose/IWV, primarily at
the County Historic Poor Farm. By the time the District Plan was adopted in 2002, housing
was developing west and north of Rohret Road to the south of the Poor Farm. The District
Plan’s future land use map primarily shows the subject properties as Future Urban
Development, with Single-Family/Duplex Residential along Slothower Road and a
Vegetative Noise and Sight Buffer to the west. Currently, the land is used for agriculture.
At the time the District Plan was adopted, Iowa City’s Comprehensive Plan was from 1997.
The 1997 Plan was the first to extend the City’s western growth boundary from near
Slothower Road to the proposed future alignment of US-965 (see Attachment 3) and was
consequently the first to consider the use of the subject properties on its future land use
map, showing them as interim development/rural residential. Both the District Plan and
the 1997 Comprehensive Plan included a policy to protect the Melrose Avenue and US-
218 interchange from commercial encroachment. Instead, they encouraged commercial
and industrial development at the Highway 1 and US-218 interchange. This policy had
been in effect since the 1983 Comprehensive Plan, around the time of the construction of
US-218, because the City was concerned it could not support such development at both
interchanges. Instead, planning documents maintained public land uses directly west of
the Melrose interchange. The City’s current Comprehensive Plan, adopted in 2013, no
longer explicitly discusses this policy, but it is reflected in the future land use map and the
2006 Fringe Area Agreement incorporated into the 2013 Plan.
Since adopting the Southwest District Plan, development west of US-218, and around the
Melrose interchange, has continued. Land east of the interchange developed with more
intense uses following Camp Cardinal Boulevard construction in 2007, facilitated in part
by three comprehensive plan amendments. These increased the intensity of uses
northeast of Camp Cardinal Boulevard by introducing Office Commercial (CPA16-00001),
Residential 8-16 Dwelling Units per Acre (CPA16-00003), and General Commercial
(CPA20-0001) future land uses. West of the interchange, public uses expanded, including
the addition of the Iowa National Guard Readiness Center, the Joint Emergency
Communications Center, and the Johnson County SEATS facility. Housing development
has also continued north of Rohret Road to the Slothower Road right-of-way.
4
Recent development in the area, along with planning efforts at the Historic Poor Farm site
directly to the east of the subject properties, constitutes a change in circumstances near
the subject properties such that it is in the public interest to explore future uses for the site.
The subject properties have been in a holding pattern since they were first considered in
Iowa City planning documents. This was largely because sewer service was not expected
to be available until a lift station could be constructed, which prevented any significant
urban development. However, the application contends that the north side of the
properties could be serviced, which could accommodate some larger users, such as
MidAmerican Energy.
The proposed amendment changes the future land use of the subject properties to
Intensive Commercial. The Zoning Code, which helps implement City plans, describes the
Intensive Commercial (CI-1) zone as providing areas for sales and service functions and
businesses whose operations are typically characterized by outdoor display and storage
of merchandise, by repair and sales of large equipment or motor vehicles, by outdoor
commercial amusement and recreational activities or by activities or operations conducted
in buildings or structures not completely enclosed. Types of retail trade are limited to
provide opportunities for more land intensive commercial operations and to prevent
conflicts between retail and industrial truck traffic. It notes that adjacent residential zones
must be buffered from the potential negative aspects of allowed uses, which include a
variety of commercial, light industrial, and limited institutional and residential uses.
Staff is still analyzing the implications of a comprehensive plan amendment that would
increase intensive commercial uses by nearly 80 acres. However, staff believes that the
proposed amendment could be in the public interest as it has good access to road
infrastructure and could help buffer future expansions of the landfill from adjacent uses,
including public and potential residential uses. Additional analysis will be provided in the
public hearing staff report for the Commission’s September 2, 2021 meeting.
2. The proposed amendment will be compatible with other policies or provisions of
the comprehensive plan, including any district plans or other amendments thereto.
The Weber Subarea of the Southwest District Plan has several policies relevant to the
proposed amendment relating to transportation, infrastructure, and land use.
With regards to transportation, the subject properties will be bounded by three major
streets to the west, east, and north. To the west, along the City’s growth limit, the City
plans to extend US-965 south as an arterial to connect with Rohret Road and eventually
Highway 1. As development occurs, the City needs to secure adequate right-of-way and
a sufficient buffer from the Iowa City Landfill. This future arterial should incorporate a
boulevard design with space for pedestrians and cyclists as a future entryway corridor into
Iowa City. To the east, a north-south collector street is needed between Melrose Avenue
and Rohret Road, primarily along the Slothower Road right-of-way. To the north, Melrose
Avenue needs to be improved to City standards beyond the current City limits. This is
currently planned for 2021 in the City’s Capital Improvement Program.
With regards to land use and infrastructure, The Weber Subarea future land use map
designates most of the land west of Slothower as Future Urban Development until sewer
service is extended and lift stations are constructed where required. Water service will be
expanded as part of the Melrose/IWV project in 2021. The Plan allows for some residential
uses along the west side of Slothower Road, but it discourages “leapfrog” development
5
without street and trail connections between the proposed US-965 alignment and
Slothower Road. It notes that as development becomes imminent, a more detailed plan
will be needed for areas of future development. The District Plan also discourages
commercial uses around the Melrose and US-218 interchange, stating that there are
adequate commercial areas in the vicinity, including the Highway 1/US-218 interchange,
Walden Square, and future commercial areas south of Rohret Road. It also notes the
importance of buffering residential uses from the Iowa City Landfill and future US-965.
The proposed amendment generally follows the existing policy direction of City planning
documents. Amending the future land use map permits the accommodation of
transportation policies discussed in the Southwest District Plan through the rezoning and
subdivision processes. Similarly, the application asserts that infrastructure needs can be
met while allowing for continuous, contiguous development from Slothower to US-965.
Finally, it retains the ability to provide appropriate transitions between residential
neighborhoods and higher intensity commercial and industrial development to ensure the
long-term health of neighborhoods and to mitigate negative externalities. Future
residential uses will be buffered from both the Iowa City Landfill and US-965 by
commercial uses. However, as it is rezoned, buffers between intensive commercial and
residential uses must also be addressed through the rezoning process.
Furthermore, the proposed amendment meets several goals and strategies from the
Comprehensive Plan regarding commercial and industrial development. Specifically:
• Use the District Plans to identify appropriate commercial nodes and zone accordingly
to focus commercial development to meet the needs of present and future population.
• Identify, zone, and preserve land for industrial uses in areas with ready access to rail
and highways.
• Target industrial and business sectors that align with Iowa City’s economic strengths,
including biotechnology, healthcare, advanced manufacturing, information technology,
education services, and renewable energy.
• Focus growth within the Iowa City urban growth area by using the City’s extra-territorial
review powers to discourage sprawl and preserve prime farmland.
While the goals generally align, some apparent differences between the proposed
amendment and plans must be reconciled. Allowing intensive commercial development
along Melrose somewhat diverges on the policy preventing commercial encroachment
near its interchange with US-218. However, the west portion near the interchange will
remain dedicated to public uses, and the proposed land use designation will follow goals
related to identifying appropriate areas for commercial and industrial development.
Similarly, there is a goal to encourage new business development in existing core or
neighborhood commercial areas. While important, commercial areas do not appear to be
able to accommodate all users looking to locate in Iowa City. The amendment was initially
considered because MidAmerican Energy has been unable to find an appropriate site for
a new facility. As such, there appears to be a need for new commercial areas to meet the
needs of the present and future population. However, staff is still analyzing the proposed
amendment.
Other goals of the Comprehensive Plan also need to be met through the rezoning process
as they affect the subject properties. They include the following strategies:
6
• Discourage linear strip commercial development that discourages walking and biking
and does not contribute to the development of compact, urban neighborhoods.
• Guide development away from sensitive environmental areas, such as floodplains,
wetlands, woodlands, steep slopes, flood hazard areas, and streams.
These will be achieved through the City’s Sensitive Areas Ordinance and conditions on
rezonings, where necessary. Based on information submitted by the applicant, it appears
that there are approximately 1.13 acres of wooded wetlands, 1.46 acres of emergent
wetlands, and 2.36 acres of sensitive woodlands and groves of trees. Sensitive features,
required buffers, and potential stormwater detention areas limit the acreage on the subject
properties that may be developed.
Finally, the proposed amendment meets policies adopted in other documents of the City.
The Fringe Area Agreement shows this land as being within Iowa City’s Growth Area C.
The agreement encourages commercial and industrial development south and southwest
of the Iowa City Municipal Airport. It also notes that such development is encouraged in
interchanges of paved roads but is discouraged in all other areas of Fringe Area C, and
that land should be annexed prior to development. The subject properties will be along
paved intersections, and an application for annexation has been submitted with the
proposed amendment. The City is currently in the process of updating the Fringe Area
Agreement with Johnson County. The new agreement will state that development should
follow the policy direction of the City’s Comprehensive Plan.
For the reasons above, staff finds that the requested Comprehensive Plan amendment is
compatible with the policies in the Comprehensive Plan. However, implementing this
proposed amendment requires annexing the property and amending the zoning map,
which should include conditions ensuring the goals of the Comprehensive Plan are met
(to be considered under ANN21-0003 and REZ21-0006 respectively).
STAFF RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission set a public hearing for September
2, 2021 on CPA21-0002, a proposed amendment to the Southwest District Plan to change the
future land use designation of approximately 79.4 acres from Single-Family/Duplex Residential
and Future Urban Development to Intensive Commercial for property located south of IWV Road
SW and west of Slothower Road.
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Proposed Iowa Highway 965 Extension & Fringe Area Maps
4. Correspondence and Good Neighbor Meeting Materials
5. Applicant Submittal
6. Proposed Changes to the Weber Subarea of the Southwest District Plan
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
MELROSE AVE218S B T O M E L R O S E A V E
W ILDCAT LN
C AR LSBADPLTEMPE CTL A K E S H ORE DRMELROSE AVESLOTHOWERRDSANTAFEDRSLOTHOWERRDSWTEMPE PLHIGHWAY 218HURT RD SWSLOTHOWER RDIWV RD SWANN21-0003, CPA21-0002 & REZ21-0006IWV and Slothower Rd.µ0 0.15 0.30.075 MilesPrepared By: Joshua EngelbrechtDate Prepared: June 2021Three applications submitted by MMS Consultants, on behalf of IWV Holdings, LLC,for the Annexation of 70.4 acres of property located south of IWV Rd. and west of Slothower Rd.the rezoning of 79.4 acres from County Agricultural (A) and Rural Residential (RR-1) to Intensive Commercial (CI-1) and Interim Development - Commercial (ID-C)and a comprehensive plan amendment changing the future land use fromPublic/Private Open Space, and Rural Residential to Intensive Commercial.
IWV RD SWCARLS B A DPLTEMPE CTMELROSE AVESLOTHOWERRDFLAGSTAFFDRDURANGOPLSANTAFEDRWILDCATLNMELROSE AVESLOTHOWERRDSWHIGHWAY218 TEMPEPLHURT RD SW2 1 8 S B T OMELROSE A V E
SLOTHOWER RDP1/RM12RS5P2P1RR1Johnson County PD & SANN21-0003, CPA21-0002 & REZ21-0006IWV and Slothower Rd.µ0 0.15 0.30.075 MilesPrepared By: Joshua EngelbrechtDate Prepared: June 2021Three applications submitted by MMS Consultants, on behalf of IWV Holdings, LLC,for the Annexation of 70.4 acres of property located south of IWV Rd. and west of Slothower Rd.the rezoning of 79.4 acres from County Agricultural (A) and Rural Residential (RR-1) to Intensive Commercial (CI-1) and Interim Development - Commercial (ID-C)and a comprehensive plan amendment changing the future land use fromPublic/Private Open Space, and Rural Residential to Intensive Commercial.
55
August 5, 2021
City of Iowa City
Planning and Community Development
Attn: Ray Heitner
410 E Washington
Iowa City, IA 52240
RE: IWV Annexation, Rezoning and Comprehensive Plan Amendment
In response to the letter provided on July 30, 2021 we offer the following comments on behalf
of the developer.
CPA21-0002 Comments:
1. Because a comprehensive plan amendment is required, this application requires
two meetings at the Planning & Zoning Commission; one to set the public
hearing, and then the public hearing.
We acknowledge this comment.
2. In discussing the area slated for “future urban development” on the subject
properties, the Southwest District Plan notes that “When development becomes
imminent a more detailed plan will need to be developed for this area.” Please
discuss what detailed planning has gone into determining the proposed use for
the area.
The District Plan references the ‘future urban development’ in the final
paragraph of the section titled Land Use for the Weber Subarea. It mentions
the importance of providing a buffer for residential uses from the Iowa City
Landfill and the intended Highway 965 extension along the western most
boundary. Commercial uses are the best option to provide the buffer in our
opinion. This will allow for ease of access to Highway 965 for those
commercial uses as well.
3. Staff anticipates that the Planning and Zoning Commission and City Council will
have questions on potential end users and uses of the subject property. Please be
prepared to make this information public prior to the public hearing date for the
comprehensive plan amendment.
We acknowledge this comment. The applicant will take this into consideration
prior to the meetings.
ANN21-0003/REZ21-0006 Comments:
Urban Planning:
1. The rezoning will analyze all potential CI-1 uses and describe any potential
impacts those uses might have on surrounding development. Some examples of
July 8, 2021
City of Iowa City
410 E. Washington Street
Iowa City, IA 52240
Re: IWV Road SW Rezoning, Annexation and Comprehensive Plan Amendment
On behalf of IWV Holdings LLC we are submitting a request for an Annexation and
Rezoning in conjunction with a Comprehensive Plan Amendment. The described land
consists of 79.39 acres in total, the proposal includes 70.39 acres to be annexed into the
City of Iowa City with 9.0 acres currently located within the city limits. The area is
shown as a future growth area. Scheduled improvements to IWV Road will provide
necessary arterial access, with additional access provided via Slothower Road. Public
water will be available to the site, and public sewer can be extended to serve the site as
required.
Circumstances for this site have changed since the current plan was adopted. As
mentioned above, there are scheduled improvements to IWV Road, and the city has
expressed a plan to revisit the comprehensive plan for this region in the near term.
These factors, in addition to the plans by the county for the Johnson County Poor Farm,
meet the approval criteria for a Comprehensive Plan amendment. We are proposing a
change of the land use from a mix of Public/Private Open Space, Rural Residential and
2-8 DU/A to Intensive Commercial. We feel this amendment is appropriate given the
access from the property to an arterial road which provides a direct route to Interstate
I-380. The proximity to the Iowa City Landfill and a number of other commercially
zoned properties along IWV Road SW shows a consistent pattern of compatibility with
surrounding development in this area, and is generally compatible with the policies and
provisions of the Comprehensive Plan.
At this time Intensive Commercial (CI-1) is being requested for the East portion of the
property and Interim Development Commercial (ID-C) is being requested for the West
portion of the property. The ID-C zoning will allow for managed growth of future
development and for the current use of the land to continue until a plan to provide city
services can be established. This zoning also allows for a review of the stream corridor
and the associated sensitive areas located in the West portion when a permanent
zoning classification application is submitted. Development of the West portion, and
any potential impacts to the sensitive areas, can be more appropriately reviewed when
city services are able to be provided.
If you have questions or require any additional information, please contact us
accordingly.
Respectfully submitted,
Jon Marner.
MMS Consultants, Inc.
10355-010L2.DOCX
(319) 351-8282
LAND PLANNERS
LAND SURVEYORS
CIVIL ENGINEERS
LANDSCAPE ARCHITECTS
IOWA CITY, IOWA 52240
MMS CONSULTANTS, INC.
ENVIRONMENTAL SPECIALISTS
www.mmsconsultants.net
1917 S. GILBERT ST.
JOHNSON COUNTY
IOWA
05-20-2021
KJB
RLW
RRN
IOWA CITY
10355-010 1
PROJAC
COMPREHENSIVE
PLAN EXHIBIT
1
1"=200'
IWV ROAD SW / F46
SLOTHOWER ROADHURT ROAD SWALBERT AND
FAY'S FIRST
ADDITION
KAUBLE'S
SUBDIVISION NW 14 - NE 14SECTION 13-T79N-R7WSW 14 - NE14SECTION 13-T79N-R7
W
SE 14 - NW14SECTION 13-T79N-R7
WNE 14 - NW 14SECTION 13-T79N-R7WNW 14 - NW 14SECTION 13-T79N-R7WNE 14 - NE 14SECTION 14-T79N-R7WSW 14 - NW 14SECTION 13-T79N-R7
WSE 14 - SE 14SECTION 11-T79N-R7WSW 14 - SW 14SECTION 12-T79N-R7WSE 14 - SW 14SECTION 12-T79N-R7
W
GRAPHIC SCALE IN FEET
0
1"=200'
20 50 100 150 200
COMPREHENSIVE PLAN EXHIBIT
JOHNSON COUNTY, IOWA
PORTIONS OF THE NORTH ONE-HALF OF THE NORTHWEST
QUARTER OF SECTION 13, TOWNSHIP 79 NORTH, RANGE 7
WEST, OF THE FIFTH PRINCIPAL MERIDIAN
PLAT PREPARED BY:
MMS CONSULTANTS INC.
1917 S. GILBERT STREET
IOWA CITY, IA 52240
OWNER/APPLICANT:
IWV HOLDINGS LLC
2916 HIGHWAY 1 NE
IOWA CITY, IOWA 52240
LOCATION MAP - NOT TO SCALE
SITE LOCATION
PORTIONS OF THE NORTH
ONE-HALF OF THE NORTHWEST
QUARTER OF SECTION 13,
TOWNSHIP 79 NORTH, RANGE 7
WEST, OF THE FIFTH PRINCIPAL
MERIDIANCURRENT LAND USE: 2-8 DU/APROPOSED LAND USE: INTENSIVE COMMERCIALCUR
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CURRENT LAND USE: PUBLIC / PRIVATE OPEN SPACEPROPOSED LAND USE: INTENSIVE COMMERCIALS89°06'50"W
N89°06'50"E
300.04'
N89°06'50"E 2333.41'S00°00'59"W1305.56'S88°45'34"W
300.07'
S88°45'34"W
414.99'
S00°06'26"E
3.41'
S89°03'31"W1921.53'N00°08'52"E1315.30'G:\10355\10355-010\10355-010N-COMP.dwg, 7/8/2021 6:03:22 PM
DESCRIPTION - REZONING PARCEL NO. 1
THE EAST 300 FEET OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13,
TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA.
SAID REZONING PARCEL NO. 1 CONTAINS 9.0 ACRES, MORE OR LESS.
DESCRIPTION - REZONING PARCEL NO. 2
THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13, TOWNSHIP 79 NORTH,
RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA.
EXCEPTING THE EAST 300 FEET THEREFROM
SAID REZONING PARCEL NO. 2 CONTAINS 30.7 ACRES, MORE OR LESS
DESCRIPTION - REZONING PARCEL NO. 3
THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13, TOWNSHIP 79 NORTH,
RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA. SAID REZONING PARCEL
NO. 3 CONTAINS 39.7 ACRES, MORE OR LESS
WEBER SUBAREA
Farm along Rohret Road
The Weber Subarea is located south of
Melrose Avenue and Highway 218, north of
Rohret Road, extending to the City’s growth
limits half a mile west of Slothower Road.
Before the 1980s this area was relatively
undeveloped, with a few houses fronting onto
Rohret Road. Through the 1980's and 90's
housing developed westward on the north
side of Rohret Road and south of the County
Poor Farm property. Roughly two-thirds of
the land area is undeveloped. Some patches
of woodland and native prairie exist, but most
of it is under cultivation. The area contains
three public/institutional uses: Irving B. Weber Elementary School, the Korean
Methodist Church, and Chatham Oaks, a residential care facility located on the
County Poor Farm property. There are no commercial uses in the subarea.
Transportation
In the future next 20 to twenty-five years, the City plans to extend Highway 965
southward along the current western growth limit to connect with Rohret Road via
the eastern edge of the Iowa City Landfill. It will eventually reach Highway 1 and
serve as a far west side arterial. As development approaches this area, the City
needs to secure adequate road right-of-way and sufficient buffer width against the
Iowa City Landfill. As an entryway corridor into Iowa City, Highway 965 should
incorporate boulevard design standards with a well-landscaped median and
generous landscaping along both sides, wide sidewalks and bicycle lanes. This
could serve as additional buffer against the landfill.
In the more immediate future a north-south collector street will be required between
Melrose Avenue and Rohret Road, part of it configured using the Slothower Road
right-of-way. Care must be taken to keep the eventual route somewhat circuitous
between Melrose and Rohret to diminish its desirability as a cut-through route for
non-local traffic. In addition, access routes to the southern portion of the County Poor
Farm should be incorporated into the local street layouts in future phases of both
Wild Prairie Estates and Country Club Estates.
Willow Creek Trail will eventually cross Highway 218 via tunnel and connect Hunters
Run Park to the wider community trail system. A trail link across the County Poor
Farm property to Melrose Avenue will connect this regional trail to the arterial street
system in the far western part of the Southwest District. If a regional stormwater lake
is constructed in the Rohret South Subarea, it will be important to construct a trail
connection between Hunters Run Park and the public open space surrounding this
new lake.
Southwest District Plan
10/8/02 38
As westward development creates the need, both Rohret Road and Melrose Avenue
will be improved to City standards beyond the point of the current corporate limits.
Public Services and Facilities
Before much of the area between Slothower and the landfill can be developed, a
sanitary sewer lift station will have to be constructed. Northern portions of Country
Club Estates can build out without further sewer improvements, but the southern two-
thirds adjacent to Rohret Road drains to the southwest. This portion cannot be
developed until a temporary lift station is built that connects to the landfill’s lift station
or a proposed permanent lift station is built south of Rohret Road on the western
edge of the Rohret South Subarea.
Land Use
Several areas of particular interest stand out in the Weber subarea with regard to
land use: the build-out of Country Club Estates and Wild Prairie Estates; the
development of the area west of Slothower Road; and future use of the County Poor
Farm property.
Johnson County Poor Farm
Future use of the County Poor Farm
property generated considerable discussion
and a wide variety of suggestions during
Citizen Planning workshops. The following
considerations should be used as a guide to
future development of this property:
•The following important elements should
be preserved and protected from the
encroachment of development: the
historic poor farm buildings and
cemetery; Chatham Oaks residential
care facility; and any environmentally sensitive areas.
•Approximately 90 acres of the property are wooded, brushy, or contain prairie
remnants. These areas would be suitable for use as a regional park that could be
connected via the Willow Creek trail to other parks and destinations in the
Southwest District.
•The southwest portion of the property contains approximately fifty acres of
relatively flat ground that is currently row-cropped. This area would be suitable for
residential development. Any new subdivisions in this location should be
connected to the street network developed in the Southwest Estates and Wild
Prairie Estates subdivisions located directly south of the County Farm property.
•If any development occurs on the county property adjacent to Highway 218, a
buffer should be maintained.
•Future use of the county property located north of Melrose Avenue should be
considered carefully with regard to potential impacts on the poor farm property.
Southwest District Plan
10/8/02 39
Wild Prairie Estates will soon reach its northern boundary. Access to and through the
Poor Farm is a desirable option in the future and for now a street stub northward up
to the Willow Creek-Hunters Run Trail extension will be necessary. North of that and
adjacent to Highway 218’s right-of-way, a noise and sight buffer should be
established between residential areas and the highway.
The Comprehensive Plan discourages the establishment of commercial uses around
the Melrose Avenue-Highway 218 interchange. This policy generally should be
maintained because there are several adequate commercial services in the vicinity
to serve this area. The Highway 1-Highway 218 interchange further south provides
community and highway commercial services. In addition, Walden Square in the
Willow Creek Subarea provides neighborhood commercial services, and a future
neighborhood commercial area is proposed in the Rohret South Subarea. However,
intensive commercial uses may be appropriate along Melrose Avenue further
from the interchange due to proximity to major thoroughfares and to serve as
a buffer for residential uses from the potential future expansion of the landfill
and Highway 965.
The remaining portion of the Country Club
Estates property is primarily suitable for
low-density single-family development. If
well-designed, the portion of the property
adjacent to Rohret Road may be suitable
for clusters of medium-density residential
uses, such as townhouses or
condominiums. A transition between
existing Rural Residential-zoned (RR-1)
portions of Southwest Estates and future
low-density single-family residential
development to the west may be
accomplished by platting larger RS-5-
zoned lots backing onto the existing rural
residential lots of Southwest Estates.
A New Subdivision in the Weber Subarea
The land west of Slothower is currently used for agriculture. The Weber Subarea
Plan Map designates this area as "future urban development." However, until sewer
service is extended in that direction and one or more lift stations constructed, there
will not be any significant urban development. Before reaching the twenty-year
horizon of this plan, some residential uses, or intensive commercial, may develop
along the west side of Slothower Road and begin moving toward the future Highway
965 extension. However, the expectation is that development will not and should
not “leapfrog” without street and trail connections bridging the gap between 965 and
Slothower Road. When development becomes imminent a more detailed plan will
need to be developed for this area. When development does occur, it will be
important to buffer residential uses from the Iowa City Landfill and Highway 965.
Southwest District Plan
10/8/02 40
Open Space
As this subarea continues to develop
additional public open space will be
needed. Recent improvements to
Hunters Run Park increased the
amount of active park space in the
area. This park may be extended to
the west when the northern part of
Wild Prairie Estates is subdivided. As
mentioned, the County Poor Farm
property contains land that is suitable
for public open space and connecting
trail corridors. The County should plan
for public open space needs as it
contemplates future uses for the
property.
Hunters Run Park
The City plans to use a small parcel of land near the southwest corner of the County
Poor Farm property for a water reservoir. Most of the ground will remain open and
could be used for a small neighborhood park. Additional parkland could be added to
this property as Country Club Estates continues to develop.
Southwest District Plan
10/8/02 41
Date: August 19, 2021
To: Planning & Zoning Commission
From: Kirk Lehmann, Associate Planner, Neighborhood & Development Services
Re: Comprehensive Plan Amendment (CPA21-0001) to facilitate development that follows
form-based principles in the South District
Introduction
The current South District Plan governs a large amount of undeveloped land. To manage new
development in these areas, the Plan recommends that the City consider a form-based code to
help ensure that a true mix of housing at compatible scale can be achieved. A form-based code
can also encourage the development of compact and connected neighborhoods. The City has
worked with Opticos Design since January 2019 to develop a form-based zoning code for the
undeveloped portion of the South District (the study area is shown in Figure 1). Through this
process, staff has determined that amendments to the South District Plan are necessary before
the City could consider adoption of a form-based code.
Figure 1. South District Form-Based Code Study Area
August 19, 2021
Page 2
The Zoning Code is one of the City’s primary tools to implement its Comprehensive and District
Plans by providing rules for how land can be used and developed, including what structures can
be built where. A form-based code represents a paradigm shift in the way that the built
environment is regulated in Iowa City. Unlike conventional, use-based codes, form-based zoning
utilizes the intended physical form and character of a context, rather than use as the organizing
framework. Further, form-based codes regulate elements to create a high-quality place, not just
a good individual building. The terminology in form-based codes also reflect the intended physical
form of different places. For example, instead of a zone being "commercial," it might be called
"main street." The term ties back to the intended physical form or place, which includes a mix of
uses, civic spaces, thoroughfares, frontages, and building types that create vibrant walkable
urbanism. For this reason, such codes do not regulate by maximum density, which is a change
from previous use-based standards utilized by the City. However, form-based codes do regulate
use secondarily, but the range of uses are chosen to maximize compatibility between uses and
the intended physical form.
Following the proposed Comprehensive Plan Amendment, staff will seek to adopt form-based
zoning standards to implement the Comprehensive Plan’s vision for context-specific, walkable
development reflective of Iowa City's distinct development patterns and community character.
The intent is to produce neighborhoods that:
• Are safe for pedestrians and encourage walking;
• Will preserve important environmental resources;
• Contain a connected network of streets and paths; and
• Allow for a variety of housing types and price-points
The form-based code project builds on previous planning work in the neighborhood, beginning in
earnest with the 2015 South District Plan which outlines the vision for this area following months
of work with the community. Subsequently, Opticos Design assisted City staff in assessing the
feasibility of implementing a form-based code for undeveloped areas in the District. Completed in
August 2017, the “Project Direction Report and Form-based Code Analysis” included the results
of stakeholder interviews, a community workshop, and a visual preference exercise. Since
beginning the form-based code project, there have been numerous additional opportunities for
public input. A residential market analysis was also completed in 2019 to help inform the plan.
Staff developed the proposed Comprehensive Plan Amendment (CPA21-0001), shown in
Attachment 1, to facilitate the development of new neighborhoods that follow form-based
principles in the South District. It also supports other goals of City Council, including those related
to equity and climate action. Additional context in the proposed amendment ensures consistency
with those priorities.
Proposed Amendment:
The proposed amendment includes several changes to the South District Plan that lay the
groundwork for form-based zoning for the South District and provide additional context to address
Council’s strategic goals.
First, new contextual information was added, mostly in the plan’s introduction. This includes a
description of recent development in the South District and minor changes to other sections,
such as updating place names (like “The Quarters”, formerly “Rose Oaks”). More notable
additions include a description of native peoples who occupied the area prior to white
settlement, narrative on how land use practices have been used historically to perpetuate racial
segregation, and text describing how the City is striving to overcome these historic injustices.
These changes are intended to provide background and to help advance social justice, equity,
and human rights efforts in the community.
August 19, 2021
Page 3
Other changes to the plan will help guide development in the South District in a way that is
based on form rather than use, the latter of which is the foundation of the City’s current zoning
designations. These include descriptions of the City’s development of form-based standards
and changes throughout the Plan that better reflect intended development outcomes,
specifically in sections on new residential development, the future neighborhood scenario, street
layout & walkability, and neighborhood commercial areas. New goals and objectives are
proposed for the Housing, Transportation, and Commercial Area chapters that explicitly discuss
adoption of a form-based code. Finally, a new section is proposed to describe form-based land
use regulations and how they may be implemented in the South District. This includes proposed
updates to the original future land use map and new form-based future land use and
thoroughfare maps which will guide development over time.
While form-based standards generally align with the existing policies in the South District Plan,
these changes address potential discrepancies in the future land use map between
conventional and form-based zones, and they facilitate the adoption of a form-based code.
Analysis
The Iowa City Comprehensive Plan serves as a land-use planning guide by illustrating and
describing the location and configuration of appropriate land uses throughout the City, providing
notification to the public regarding intended uses of land; and illustrating the long-range growth
area limit for the City. The City Council may consider amendments to the City’s Comprehensive
Plan after a recommendation by the Planning and Zoning Commission. For a Comprehensive
Plan Amendment to be approved, evidence must be provided that the request meets the following
two approval criteria in Section 14-8D-3D of the City Code.
1. Circumstances have changed and/or additional information or factors have come to
light such that the proposed amendment is in the public interest.
Since its adoption in 2015, development has continued in the South District. Residential
subdivisions, such as Brookwood Pointe, General Quarters, and Sandhill Estates, have seen
ongoing construction. Archibald Alexander Elementary School was completed in 2016 and now
serves a portion of the South District. In addition, McCollister Boulevard was extended to
Sycamore Street, providing an important east-west connection. For undeveloped land in the
South District Study Area, just over half is inside City limits while the remainder is in
unincorporated Johnson County. The land contains a range of existing land uses including
agricultural, single- and multi-family residential, institutional, and open space. Overall,
development in the area has been aligned with the 2015 South District Plan.
The City has also undertaken extensive work towards the Plan’s objective that “the City should
consider a form-based code to help ensure that a true mix of housing at a compatible scale can
be achieved.” The 2017 feasibility study for form-based zoning in the South District noted the
need to “[b]uild upon [the] existing South District Plan to implement new form-based standards
and incorporate more recent efforts for [an] improved community plan.” This is largely because
the adopted future land use scenario better aligns with the City’s current conventional zoning
standards rather than form-based standards. For example, the future land use map
distinguishes between single-family, mixed, and multi-family residential uses and provides for
limited neighborhood commercial areas. Staff believes the results of the work towards form-
based standards completed since 2015 have revealed the need for a revised future land use
map, constituting a change in circumstances that makes this amendment in the public interest.
In addition, the City is increasingly emphasizing policies that promote social justice and equity,
especially as it relates to housing diversity and affordability. In June 2020, the City adopted
actions in Resolution 20-159 to enhance social justice and racial equity in the community.
August 19, 2021
Page 4
Historically, conventional zoning regulations have been used to indirectly support racial and
class segregation. While courts invalided explicitly racial zoning in 1917, single-family zones
and large minimum lot sizes were often used across the nation as an exclusionary practice,
along with other public and private policies such as redlining and the demolition of “slums”
where communities of color lived. In Iowa City, owners used racially restrictive covenants until
they were made illegal, as identified in 2020 Mapping Segregation in Iowa project
(https://dsps.lib.uiowa.edu/mappingsegregationia/). A 2019 Fair Housing Study completed by
the City found that 81% of residential land in the City is zoned for single-family development,
over half of which is low density (RS-5). Facilitating adoption of a form-based code for new
development helps address this by permitting a mix of housing types and price points. While it
does not solve this complex issue, it mitigates one barrier to providing housing options that are
more affordable and allows for a broader range of housing choices for all residents, including
those still recovering from generations of targeted exclusion and disinvestment.
Furthermore, the City strives to demonstrate leadership in climate action, which has culminated
in the 2018 Climate Action & Adaptation Plan. The plan includes goals to reduce carbon
emissions by 45% by 2030 and to achieve net zero emissions by 2050. Conventional zoning
contributes to higher greenhouse gas emissions because it produces neighborhoods that are
difficult to navigate by anything other than a personal car. Low density zoning encourages
sprawl which reinforces an auto-oriented pattern of development and increases traffic
congestion and greenhouse gas emissions. Higher minimum parking standards also assume
car-ownership and increase the price of housing. Form-based standards can help address this
by improving the City’s building and transportation systems through development of compact
neighborhoods that can be easily traversed by foot, bike, and bus in addition to cars.
The increased focus on climate action, social justice, and equity constitutes another change in
circumstances and further demonstrates that the proposed amendment is in the public interest.
2. The proposed amendment will be compatible with other policies or provisions of the
comprehensive plan, including any district plans or other amendments thereto.
The proposed changes align well with the existing goals and objectives in the South District and
Comprehensive Plans. The adopted future land use map of the Comprehensive Plan shows the
area as containing residential land uses, primarily at a density of 2-8 dwelling units per acre but
with some areas being 8-16 dwelling units per acre. It also includes some general commercial
uses. However, the South District Plan uses specific land use categories such as low-medium
density single-family residential, low-medium density mixed residential, multi-family, and mixed
use/neighborhood commercial. These descriptions in the future land use map contrast somewhat
with the text of plan, which speaks towards incorporating “a true mix of housing at a compatible
scale” including missing middle housing types. As such, the proposed amendment refines those
categories to better reflect a range of housing types, including missing middle housing.
The proposed amendment also supports several goals from the IC2030 Comprehensive Plan:
• Ensure a mix of housing types within each neighborhood, to provide options for households
of all types (singles, families, retirees, etc.) and people of all incomes.
• Encourage pedestrian-oriented development and attractive and functional streetscapes that
make it safe, convenient, and comfortable to walk.
• Plan for commercial development in defined commercial nodes, including small-scale
neighborhood commercial centers.
• Support preservation of valuable farmland, open space, and environmentally sensitive areas.
• Ensure that future parks have visibility and access from the street.
• Discourage parks that are surrounded by private property; encourage development of parks
with single-loaded street access.
August 19, 2021
Page 5
Similarly, many existing goals of the South District Plan align with the proposed amendment:
• Preserve environmentally sensitive features and ensure long-term stewardship for the benefit
of the neighborhood and the community.
• Consider opportunities for small neighborhood commercial or mixed use nodes at key
intersections…and encourage quality design and construction that enhances adjacent
residential or public open space areas.
• As residential development extends south toward the school, ensure multiple safe and logical
walking routes to the school, including well-marked crosswalks for schools.
New goals and objectives are proposed to be added as part of the amendment to clarify how
form-based standards further implement the intent of the South District Plan. Other proposed
changes to the plan are relatively minor or simply provide context as to why and how the City
should implement a form-based code.
In addition to being compatible with the IC2030 Comprehensive Plan and South District Plan,
the proposed amendment aligns well with other more recent policy efforts of the City, including
the City Council’s Strategic Plan, the Climate Action and Adaptation Plan, and the City’s Black
Lives Matter & Systemic Racism Resolution. As other District Plans are updated in the future,
incorporating these elements is essential to ensuring consistency in all City documents.
Public Comment
Staff received several comments regarding the proposed Comprehensive Plan Amendment,
especially as it relates to the future land use maps. Written comments received are in Attachment
3. In summary, staff has received the following comments:
• Concern expressed from the Sandhill Estates HOA included:
o Lack of transition between the existing neighborhood along McCollister Court and new
development on the future land use map (specifically requesting T3 land uses by the
existing neighborhood before transitioning to T4 land uses).
o Impacts on education
o Access to emergency services
• Members of the South District Neighborhood Association’s Leadership Group noted that they
would like to see more indoor recreation space in the South District.
• Steve Gordon and Aleda Feuerbach requested to remove their property south of Lehman
Avenue from the planning area.
A summary of stakeholder input and staff responses can be found in Attachment 2.
Staff Recommendation
Staff recommends approval of CPA21-0001, a proposed amendment to the South District Plan to
facilitate development that follows form-based principles in the South District of Iowa City.
Attachments
1. Proposed Changes to the South District Plan
2. Staff Summary of Stakeholder Input on Public Review Drafts
3. Stakeholder Comments Received as of August 12, 2021
Approved by: _____________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
South District Plan
D E P A R T M E N T O F N E I G H B O R H O O D A N D D E V E L O P M E N T S E R V I C E S
I O W A C I T Y
ADOPTED OCTOBER 20, 2015
AMENDED XXXXX XX, 2021
ii
iii
South District Plan
City of Iowa City, Iowa
City Council
Kingsley Botchway
Rick Dobyns
Terry Dickens
Matthew Hayek
Susan Mims
Michelle Payne
Jim Throgmorton
Planning and Zoning Commission
Carolyn Dyer
Charles Eastham
Ann Freerks
Michael Hensch
Phoebe Martin
Max Parsons
Jodie Theobald
City Manager
Tom Markus
Department of Neighborhood and Development Services
Doug Boothroy, Director
John Yapp, Development Services Coordinator
Robert Miklo, Senior Planner
Karen Howard, Associate Planner
Sarah Walz, Associate Planner
Emily Ambrosy, Mapping
Kay Irelan, Mapping
Bailee McClellan, Intern
Ashley Zitzner, Intern
Kirk Lehmann, Intern
iv
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v
TABLE OF CONTENTS
Introduction 1
Housing 13
Neighborhood Quality 23
Parks, Trails, and Open Space 29
Streets, Trails, and Sidewalks 37
Commercial Areas 47
Form-Based Land Use 54
South District Future Land Use Plan Maps 5357
vi
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I n t r o d u c t i o n
The Comprehensive Plan is intended to promote patterns of land use, urban design, infrastructure,
and services that encourage and contribute to the livability and sustainability of Iowa City and its
neighborhoods. As elements of the Comprehensive Plan, district plans relate specifically to the histo-
ry and existing conditions at a more local, neighborhood level. The goals and objectives in the dis-
trict plan addresses issues of housing and quality of life; transportation; commercial development;
and parks, trails, and open space particular to specific areas of the community. These plans are advi-
sory documents that are intended to direct and manage change over time. They serve as a guide for
decision-making, deliberation, and investment for both the public and private sector.
Originally adopted in 1997, the South District Plan was Iowa City’s first completed district plan. Fol-
lowing the Iowa City Community School District announcement that a new elementary school, Archi-
bald Alexander, would open in South Iowa City in 2015, City Council directed planning staff to up-
date the existfng district plan. The updated plan would consider new neighborhoods surrounding the
school that would develop in light of the sustainability goals of the IC2030 Comprehensive Plan and
the prioritfes of the City’s Strategic Plan (November, 2013). The plan was amended again in 2021 to
further facilitate development that follows form-based principles.
The new elementary school and the road extension and infrastructure that serve it represent a sub-
stantfal investment made by the taxpayers of our community. It is therefore in the public interest to
plan proactfvely for the long-term health and stability of new and existfng neighborhoods to ensure
the full benefit of that investment. The update to the South District Plan therefore focuses on cre-
atfng walkable neighborhoods served by a network of interconnected streets that enhance opportu-
nitfes not only for alternatfve transportatfon but for neighborhood cohesion and social interactfon.
The plan calls for the integratfon of a variety of housing optfons to accommodate a range of house-
hold types and to support the extension of transit and support for small neighborhood commercial
nodes. It seeks to strengthen and enhance existfng neighborhoods and improve access to parks,
commercial areas, and employment centers. Finally, the plan recognizes the opening of the new
school as an opportunity to re-envision South Iowa City—to foster a positfve identfty and sense of
community based on its environmental and recreatfonal assets and its culturally diverse populatfon.
The Iowa City Community School District hosted a
groundbreaking for the new Archibald Alexander Elemen-
tary School in June, 2014. The new school is scheduled
open in fall 2015 and will have a capacity of 500 students.
The City of Iowa City Parks and Recreation Department
partnered with the School District, contributing funds to
enlarge the school gymnasium so that it can serve the
community after school hours.
The South District is one of ten planning districts in
Iowa City.
2
Public Participation
Public input is vital to any comprehensive planning effort. Residents, property owners, area busi-
nesses, community organizatfons, public service agencies, and other interested citfzens helped for-
mulate the goals and objectfves for this update to the South District Plan through their partfcipatfon
in one or more planning actfvitfes.
To initfate the process, staff conducted a series of interviews with neighborhood advocates and
representatfves of community groups, realtors, and property owners. Additfonal feedback was
gathered at a series of neighborhood events—Wetherby’s Party in the Park, Natfonal Night Out,
and Grant Wood Elementary School’s back-to-school event. An online survey gathered additfonal
informatfon from 70 respondents. From these interviews and events, a set of common themes
emerged.
A community workshop held at Grant Wood Elementary on October 6, 2014, gathered additfonal
informatfon on what makes the South District attractfve and livable as well as what is challenging
about living, working, or doing business in South Iowa City. Workshop partfcipants discussed how to
build on the assets of the area, including the many environmental and recreatfonal assets and the
new south elementary school.
Other Sources
The South District Plan also draws from outreach and interviews completed by the Broadway
Neighborhood Center, including a set of strategies formulated as a result of community workshops
and surveys conducted by that agency in (2008). Informatfon also came from the Broadway Neigh-
borhood Community Assessment, a 2004 report authored by Julie A. Spears M.S.W., M.A. and Miri-
am J. Landsman, Ph.D., M.S.W. (University of Iowa School of Social Work, Natfonal Resource Center
for Family Centered Practfce). These reports represent substantfal input from minoritfes and
renters, two groups that may have been underrepresented at the community workshop.
Input for Form-Based Standards
Extensive outreach was also conducted during the formulation of form-based standards in 2019
and 2020. The City engaged approximately 125 people at a mix of individual interviews, focus
group meetings, community meetings, and presentations by staff and Opticos, the City’s consult-
ant on the project. Participants included representatives from the local development community,
local government entities, property owners, architects, affordable housing advocates, and the
general public.
The public workshop for the South District Plan took
place on October 6 at Grant Wood Elementary. The
workshop was an opportunity for residents, property
owners, developers, and other interested members of
the community to meet face-to-face to discuss the
future of South Iowa City. It was also a chance for
members of the public to engage with City staff to
better understand development processes, provision of
services, extension or improvements to infrastructure,
as well as preservation of open space and zoning.
3
Plan Implementation
The South District Plan will be used as a guide for future development or redevelopment within the
district and for preserving and improving valuable assets of the area. Achieving the goals and objec-
tfves included in this plan will take tfme and the combined effort of the City, area residents, property
owners, businesses, community nonprofits, and neighborhood organizatfons.
• City staff, the Planning and Zoning Commission, Board of Adjustment, and the City Council will
rely on the plan as a guide when reviewing development and rezoning requests and setting
funding prioritfes for public infrastructure, services, or programming.
• Neighborhood groups, nonprofits, and other interested organizatfons within the community
may use the plan to design programming and events and to advocate for investment (including
grants), improvement, and preservatfon.
• Property owners, businesses, real estate professionals, and developers should use the plan as
framework for their own decision-making and investment as they plan to purchase, sell, or de-
velop property.
The Iowa City Comprehensive Plan
Any effectfve planning effort must be grounded in reality—it must take into account the existfng lo-
cal conditfons and any community-wide goals and policies that have already been agreed upon. The
Iowa City 2030 Comprehensive Plan, adopted in 2013, presents a vision for Iowa City, provides goals
and objectfves for realizing that vision, and sets policies for the development and growth of the City.
This district plan addresses the unique characteristfcs of a specific area within the city, but it must
also meet the goals and policies adopted as a part of the larger Comprehensive Plan.
Neighborhoods are at the heart of what makes Iowa City a great place to live. What follows is a set
of general principles for maintaining and building healthy neighborhoods. New development and
redevelopment should adhere to these principles, as well.
Preserve Historic Resources and Reinvest in Established Neighborhoods: Adoptfng strategies to
assure the stability and livability of Iowa City's historic and established neighborhoods helps to pre-
serve the culture, history, and identfty of Iowa City. Investfng in the neighborhoods that are closest
to major employers preserves opportunitfes for people to live close to work, school, and shopping;
promotes walking and bicycling; and reduces vehicle miles traveled. In additfon, many established
neighborhoods contain affordable housing optfons along walkable, tree-lined streets where City ser-
vices and infrastructure are already in place and elementary schools and parks are the focal point of
neighborhood actfvity and identfty.
MAKE NO SMALL PLANS . . .
The goal to repurpose a retired sand dredging pond as
a natural amenity was drawn from public input during
the original South District Planning effort in 1997. It
would take another 15 years to make the vision reality.
In 2006, the City purchased 158 acres, including “Sand
Lake,” from S & J Materials. An additional 49 acres
were later acquired to extend the park to the river-
front. A master plan was drafted for the park with
community input. The City covered half of the $6.5
million park development with general obligation
bonds; the remainder was covered by private dona-
tions and grants, including a $1.2 million CAT Grant
from Vision IOWA.
The park officially opened in 2013 as Terry Trueblood
Recreation Area, and features bike and pedestrian
trails, water craft rental, fishing, birding, picnicking, and
ice skating as well as a popular lodge for receptions and
other events. The successful process of transforming
this former quarry site into a natural feature is the
result of a collaborative effort with the Parks and Rec-
reation Department, community advocates, business-
es, individual donors, and grant agencies.
4
Compatible Infill Development: Quality infill development plays an important role in neighbor-
hood reinvestment and may include rehabilitatfng existfng structures or encouraging new develop-
ment of vacant, blighted, or deteriorated property. Development of infill sites should add to the
diversity of housing optfons without compromising neighborhood character or over-burdening in-
frastructure, including alleys and parking.
Compact Development: Compact development makes efficient use of land and reduces costs asso-
ciated with the provision and maintenance of public improvements, such as streets, sewers and
water lines. This benefits developers and tax payers. Narrower lot frontages combined with smaller
lot sizes reduce the overall cost of new housing constructfon, creatfng opportunitfes for more mod-
erately priced housing.
Diversity of Housing Types: A mix of housing types within a neighborhood provides residentfal op-
portunitfes for a variety of people, including singles, couples, families with children, and elderly per-
sons. Integratfng diverse housing sizes and types throughout the community increases the oppor-
tunity for people to live in the same neighborhood throughout various stages of life. A rich mix of
housing within a neighborhood may include single-family homes on small and large lots, townhous-
es, duplexes, small apartment buildings, and zero-lot-line housing, as well as apartments in mixed-
use buildings located in neighborhood commercial areas.
Affordable Housing: By allowing for a mix of housing types, moderately priced housing can be in-
corporated into a neighborhood, rather than segregated in one or two areas of the community.
Small multf-family buildings may be located on corner lots adjacent to arterial streets; townhouses
and duplex units may be mixed with single-family homes within a neighborhood. Apartments locat-
ed above commercial businesses provide needed housing while increasing the local customer base
for commercial establishments.
Neighborhood Schools: Neighborhood schools, partfcularly elementary schools, are integral to
healthy, sustainable neighborhoods. Schools serve not only as centers of educatfon but as focal
points for community gatherings and neighborhood identfty. In additfon, the school grounds pro-
vide opportunitfes for exercise and recreatfon for neighborhood residents throughout the year.
Neighborhood elementary schools have a symbiotfc relatfonship with the surrounding neighbor-
hood where the school is an essentfal element that contributes to the quality of life. This in turn
contributes to the social connectfons, identfty, safety, and well-being of the families whose children
attend the school.
SCHOOL AS THE CENTER
OF A NEIGHBORHOOD
Housing density ensures that a significant portion of a
school’s student population lives near enough to walk
if they choose. It also increases the likelihood that a
neighborhood will sustain a population of young fami-
lies with children to attend the school over time.
Above: there are 428 single-family homes within a
quarter mile of Grant Wood Elementary School (the
area within the yellow circle).
Right: This detail from
ICCSD Student Density
Map shows that ap-
proximately 170 school
age children live within
a quarter mile of Grant
Wood Elementary. This
is comparable to other
eastside elementary
schools.
5
Neighborhood Commercial Areas: Neighborhood commercial areas can provide a focal point and
gathering place for a neighborhood. The businesses within a neighborhood commercial center
should provide shopping opportunitfes within convenient walking distance for the residents in the
immediate area. The design of the neighborhood commercial center should have a pedestrian orien-
tatfon with the stores placed close to the street, but with sufficient open space to allow for outdoor
cafes and patfos or landscaping. Parking should be located to the rear and sides of stores with addi-
tfonal parking on the street. Incorporatfng apartments above shops and preserving public open
space are two ways to foster additfonal actfvity and vitality in a neighborhood commercial area.
Some aspects of commercial development, such as auto-oriented uses, parking lots, bright lights,
and signage, need to be located, screened, or buffered so that they do not detract from nearby resi-
dentfal uses.
Interconnected Street System: Grid street systems help to reduce congestfon by dispersing traffic,
allowing multfple routes to get from point A to point B. In additfon, by providing more direct routes,
interconnected streets can reduce the vehicle miles traveled each day within a neighborhood, pro-
vide more direct walking and biking routes to neighborhood destfnatfons, and reduce the cost of
providing City services.
Streets as More than Pavement: Streets and adjacent parkways and sidewalks can be enhanced
and planned to encourage pedestrian actfvity. Trees, benches, sidewalks, and attractfve lightfng
along the street help create pleasant and safe public spaces for walking to neighborhood destfna-
tfons and for socializing with neighbors. Streetscape amenitfes help establish a sense of distfnctfon,
identfty, and security for neighborhoods. In residentfal neighborhoods, narrower street pavement
widths slow traffic, reduce infrastructure costs, and allow for a more complete tree canopy over the
street.
Shallow Front Yard Setbacks: Placing homes closer to the street allows more backyard space and
room for garages and utflitfes if there is also an alley located behind the home. Shallow setbacks (15-
20 feet is the code standard for residentfal uses) combined with narrower street pavement widths,
create a more intfmate pedestrian-scale public space along the street, which encourages walking
and social interactfon.
Use of Alleys: Providing parking and utflitfes from a rear alley or private lane is partfcularly advanta-
geous in neighborhoods with narrower lot frontages. This arrangement reduces driveway paving
and interruptfons to the sidewalk network, allows more room for front yard landscaping, and in-
creases the availability of on-street parking for visitors. In additfon, when garages are accessed from
alleys, vehicular traffic and congestfon on residentfal streets is reduced.
EFFICIENT NEIGHBORHOOD LAYOUT
URBAN SPRAWL
GETTING FROM HERE . . .
TO EVERYWHERE
An interconnected street system is integral to
making a neighborhood walkable and to en-
suring that all residents have access to the
amenities and services within the neighbor-
hood. An interconnected street system also
reduces travel times, provides alternative
routes, and allows more efficient provision of
services.
6
Pedestrian/Bikeway Connections: Important neighborhood destfnatfons, such as parks, schools,
bus stops, and neighborhood shopping centers, should be readily accessible by pedestrians and bicy-
clists. This requires a contfnuous sidewalk system, strategically located trails, and on-street bicycle
facilitfes. Bike routes that intersect with key neighborhood destfnatfons may be aligned along neigh-
borhood streets or constructed in stream buffer areas or within major sanitary sewer easements. A
pleasant streetscape with trees and appropriate building setbacks and ample driveway separatfon
creates an environment that is safe and appealing for pedestrians and cyclists.
Parks, Trails and Open Space: Neighborhood parks are small, one- to seven-acre open spaces that
provide a focal point for informal gatherings and recreatfon within easy walking distance from most
homes in the neighborhood. Neighborhood parks should be centrally located or situated adjacent to
a school or a neighborhood commercial area and designed as an integral part of an interconnected
system of open space with trails or wide sidewalks to connect with larger community and regional
parks. Preservatfon of sensitfve areas, such as wetlands, woodlands, and stream corridors and their
buffers, provides an opportunity to shape and enhance a neighborhood, while maintaining scenic
and natural resources and wildlife habitat. Wherever possible, natural features, such as waterways
and woodlands, should be incorporated as key amenitfes within parks and along trail systems.
Buffer Residential Development from Incompatible Uses: To help ensure the long-term livability of
neighborhoods, provide sufficient buffers between residentfal uses and actfvitfes, such as the waste
water treatment plant, highways, etc.
Public Safety: Iowa City works to ensure public safety throughout the community. The establish-
ment of Fire Statfon 4, the Police Substatfon at Pepperwood Plaza, and cooperatfve efforts with
neighborhood groups, schools, and the University of Iowa demonstrate this commitment. Resources
are directed toward educatfon, crime preventfon, and enforcement to enhance the quality of life in
Iowa City.
CREATING A SENSE OF PLACE
As new development occurs, small parks or
pocket parks (less than one acre in size) could
help preserve the sense of open space that resi-
dents consider a defining characteristic of South
Iowa City.
Small public or private open space may be used
to preserve environmental features or provide
stormwater features. These spaces may also
provide opportunities for social interaction and
neighborhood identity. Pedestrian or bike con-
nections between residential areas and schools
or parks will help enhance walkability in the
district.
7
The South Planning District includes all
land within the Iowa City growth
boundary south of Highway 6 and east
of the Iowa River. The growth boundary
is drawn to indicate the area of land
that can be served by the south sanitary
sewer facility without need for lift sta-
tions. Thus, the boundary does not
extend further south than the south
wastewater treatment facility.
A large wetland conservation area lo-
cated east of the Sycamore Greenway
and south of a future extension of
McCollister Boulevard cannot be devel-
oped and thereby serves as a natural
boundary for urban development.
The South Planning District contains
approximately 3,000 acres or 4.7 square
miles, including land not currently with-
in City limits. A 2008 Public Works land
inventory indicated approximately
1,695 acres of vacant, developable land
within the district. If built out at an
average of 2.3 dwelling units per acre,
the study estimated that another 3,900
households could be established within
this portion of the community. Most
recently constructed neighborhoods
have developed at a density of 3.0 units
per acre or greater.
Areas shaded in red are within
the district boundaries, but out-
side current city limits
City Limits
District Boundary
HOW WE DEFINE THE SO UTH PLANNING DISTRICT
8
Historic Context
Natfve peoples inhabited Iowa around 9,500 BCE, initfally as hunter-gatherers. Over tfme, their socie-
tfes became more sedentary, living in complex settlements and obtaining resources through a mix of
hortfculture, seasonal huntfng and gathering, and large , established trade networks. Their archaeo-
logical record remains an important but often overlooked component of the area’s heritage.
Iowa City’s historic roots may be traced to areas along the river, south of Highway 6. When Europe-
ans arrived in America, they traded goods with natfve peoples, but also caused widespread upheaval
through settlement, conflict, and disease. By the 1800’s, numerous groups occupied Iowa, including
the Baxoje (Ioway) and the Sauk and Meskwaki (Fox) who had been displaced from the east. John
Gilbert (the historic figure for whom Gilbert Street is named) was likely the first white man to make a
home in this part of the state. In 1826 he set up a trading post near the mouth of Snyder Creek, just
south of the planning district boundaries, and began exchange with a Meskwaki Indian Village in the
area, thought to have had a populatfon of around 1,000 people.
The Sauk and Fox peoples formally ceded the area from 1832 to 1837, allowing white settlement. In
1837, Gilbert laid out the town of Napoleon at or near what is now Napoleon Park. A year later there
were 237 white settlers in the area. Napoleon served as the county seat and the locatfon of the first
county courthouse and post office, from March 2, 1839, untfl November 14, 1839, when Iowa City
was declared the new county seat. A log cabin and one frame house were the only buildings ever
erected on the town site. The log cabin that served as the first courthouse stood across from what
later would become the McCollister farmstead. The establishment of Iowa City as the territorial capi-
tal and county seat in 1839 marked the beginning of the end for the fledgling town of Napoleon.
Philip Clark was one of the first individuals persuaded by Gilbert to settle in this area. The McCollister
-Showers farmstead located at 2460 South Gilbert Street is situated on land that was park of Clark’s
original 1837 claim. In 1863, the property was purchased by James McCollister and over the next few
decades grew to be a farm containing about 750 acres. The McCollister-Showers home was con-
structed in 1864 and expanded in 1880. The ten-acre farmstead that remains is listed on the Natfon-
al Register of Historic Places. McCollister Boulevard and bridge commemorate the role the McCollis-
ter family played in early Iowa City history.
Another mid-19th century home, located on property just to the north of the McCollister-Showers
farmstead, sits atop the hill at Friendly Farm at the south terminus of Waterfront Drive. Based on its
Greek Revival architecture and design, it likely predates that constructfon of the McCollister-Showers
home. Although little is known definitfvely about its history, maps suggest the property was possibly
owned by Cyrus Sanders, who came to Johnson County in 1839, purchasing the claim of A.D. Ste-
phens on the edge of Iowa City. Sanders held the positfon of Johnson County Surveyor for nearly
fifteen years (1839/40 untfl 1855). These two farmsteads are the most visible links that remain of
the early white settlement in South Iowa City.
Although few physical signs remain of early human
settlement in South Iowa City, archaeological evi-
dence indicates that South Iowa City has been the site
of human occupation for millennia. A 2,000 year old
dwelling and associated features were excavated at
Napoleon Park—the earliest prehistoric structure
found in the entire Iowa River Valley.
The McCollister-Showers farmstead is one of the few
remaining historic structures in South Iowa City.
9
Environmental Context
Water plays an enduring role in South Iowa City, presentfng both obstacles and opportunitfes. Flood-
ing along the Iowa River and the presence of streams, wetlands, drainage ways, and hydric soils in
other areas of the district limit where and how development may occur. High groundwater levels,
especially in areas east of Sycamore Street, make stormwater management a major focus of devel-
opment plans. In some areas east of the Sycamore Greenway trail, a shallow water table may pre-
clude the constructfon of basements.
Outside of Iowa City limits, South Gilbert Street becomes Sand Road, a testament to the distfnct ge-
ology in this part of our community. Much of South Iowa City consists of sandy soils deposited by the
Iowa River during the last glacial period. A sand dune that formed during the post glacial period is a
prominent geologic feature, now preserved as Sand Prairie Park.
An important industry in South Iowa City during the latter part of the twentfeth century, sand dredg-
ing left a man-made mark upon the landscape. When dredging actfvitfes were discontfnued in the
1990s, the Parks Department purchased the “sand lake” and later developed the site as Terry
Trueblood Recreatfon Area—a regional park. Currently, a smaller dredging pond to the east of Gil-
bert Street is being filled with materials excavated for expansion of the University of Iowa Chil-
dren’s Hospital. While this might otherwise be an ideal locatfon for residentfal development, the
property will require a geotechnical analysis to determine its development potentfal.
Snyder Creek forms the district’s eastern limit, meandering south and west toward the river
through an extensive system of wetlands known as the Snyder Creek Bottoms. This five-square
mile wetland area absorbs and filters stormwater before it reaches the Iowa River, reducing flood-
ing and pollutfon and supportfng wildlife habitat, especially migratory and game birds that rely on
wetlands and isolated ponds. Though outside city limits, a unified strategy for protectfng and re-
storing the functfon of these wetlands would provide an opportunity for an outdoor attractfon
that would benefit county and city residents alike.
While these sensitfve environmental features limit development, they also provide opportunitfes
for public parks and trails as well as private open space, and are defining elements of South Iowa
City’s identfty and sense of place.
THE SYCAMORE GREENWAY
Each time it rains, stormwater passes over roofs, pave-
ment, and other land surfaces, picking up pollutants
such as oil, salt, lawn chemicals, and eroded soil before
flowing untreated through the storm sewer system into
creeks and rivers. This is how most cities handle storm-
water, but a one square mile watershed in South Iowa
City relies on an alternative system.
Designed by University of Iowa geoscience professor
Lon Drake, the Sycamore Greenway is an example of
green infrastructure unlike any other in Iowa. The 52-
acre system consists of a chain of 22 intermittent wet-
lands that flow into a larger series of crescent-shaped
wetland cells, effectively holding and filtering storm
water runoff from hundreds of residential properties.
The Greenway also provides wildlife habitat. More than
130 bird species, including sandhill cranes, may be ob-
served along the Greenway, and hundreds of waterfowl
visit the area each year during migration season. A pop-
ular 2 ½ mile paved trail winds through the Greenway,
connecting surrounding neighborhoods to Kickers Soc-
cer Park.
10
Planning Context
Land use planning helps guide future development to ensure consistency with the characteristfcs,
goals, and objectfves of the community. The City’s goals and objectfves guided the creatfon of the
South District Future Land Use Maps which illustrate where homes, jobs, and services may locate.
Tools that help implement this vision include City Code and other policies and programs.
Conventfonal zoning codes separate land uses into discrete districts with little mixing of uses. Unfor-
tunately, historic goals of land use planning has included enforcing racial segregatfon. Though the
courts invalidated racial zoning in 1917, new instruments were developed to that end. Single-family
zones and large minimum lot sizes promoted exclusionary practfces and class segregatfon.
Federal practfces also reinforced racial segregatfon. The Federal Housing Administratfon redlined ra-
cially diverse areas which made it harder to obtain mortgages or home improvement loans. Housing
benefits from the GI Bill were often unevenly provided to persons of color. Urban renewal projects
helped demolish neighborhoods occupied by persons of color. These policies determined who could
live where, and in what type of housing. It was not untfl 1968 that housing discriminatfon on the ba-
sis of race became illegal. However, segregatfon was already systemically entrenched, which has
shaped the availability of opportunitfes for many residents.
Strictly separatfng land uses meant conventfonal zoning also has contributed to greenhouse gas
emissions. As development occurred, it produced neighborhoods that were difficult to navigate by
anything other than a personal car. Highway constructfon further separated parts of the community
and reinforced an auto-oriented pattern of development. Traffic congestfon and greenhouse gas
emissions increased as a result.
Reminders of explicit racial seg-
regation in Iowa City are im-
portant. “Mapping Segregation
in Iowa City” (shown above)
illustrates race restrictive cove-
nants from 1910 to 1950. The
City has also designated local
historic landmarks like the Tate
Arms house (shown below),
which housed African American
students when they were not
allowed to live on the University
of Iowa Campus. As racial re-
strictions became illegal, other
methods to promote segrega-
tion become more common.
11
Moving Forward
One of Iowa City’s strategic goals is to “advance social justfce, racial equity and human rights”. While
land use decisions can reinforce existfng economic and racial inequitfes, they can also be a tool to
actfvely promote equity. Permitting a variety of housing types and price points by right can create
opportunitfes for all members of the community to live in different neighborhoods. In additfon, in-
volving diverse populatfons in decision-making and evaluatfng equity impacts of new policies are
important to addressing the issue.
Iowa City also strives to be a leader in climate actfon. As part of the City’s Climate Actfon & Adapta-
tfon Plan, the City has set goals to reduce carbon emissions by 45% from 2010 levels by 2030 and to
achieve net zero carbon emissions by 2050. An important component of achieving those goals are
improving the City’s building and transportatfon systems. Creatfng neighborhoods that can be easily
traversed by foot, bike, and bus in additfon to cars is a necessary step in that directfon.
To provide a tool which helps address goals related to equity and sustainability, the City should de-
velop form-based zones for greenfield development in the South District. Form-based standards can
reflect a context-specific approach to community character and are based on Iowa City's distfnct
development patterns in the historic downtown area and surrounding neighborhoods developed
prior to World War II. They should also protect natural areas throughout the South District, including
waterways. This can be accomplished by establishing zoning districts which focus less on land use
distfnctfons and more on the form of the built environment and its interactfons with the public
realm. Form-based land use is discussed more on pages 54-56.
Form-based codes can help address a number of related
issues including racial equity, housing affordability and
diversity, protection of the natural environment and habi-
tat (such as at Terry Trueblood Recreational Area shown
above), and sustainable initiatives such as reducing car
dependence.
12
1960
1970
What you can see: Residential development expanded in the 1960s
and 1970s to include the Bon Aire Mobile Home Park and single-family
detached housing that extended east of Sycamore Street as part of the
Hollywood Subdivision and south of Lakeside Drive around Regal Lane.
Lakeside Apartments (now called Rose Oaks) was developed as student
housing. Commercial centers are visible in the location of Pepperwood
Plaza and Sycamore Mall (now Iowa City Marketplace). Outside the
district, industrial uses expanded along Highway 6.
What you can see: Residential development south of Highway 6 began
with the Hilltop Mobile Home Park and the area that is now the Grant
Wood Neighborhood. Development of modest tract housing along Hol-
lywood Boulevard; Western and Union Roads; and Arizona, California,
and Nevada Avenues allowed workers to live near the Proctor and
Gamble plant just to the north via Fairmeadows Blvd.
THE GROWTH OF
SOUTH IOWA CITY
Hilltop Mobile Home Park
Beginning of Grant Wood
Neighborhood.
Bon Aire
Lakeside Apartments
Grant Wood
Elementary
Sand dredging
has not yet begun
13
1990
2014
What you can see: Residential neighborhood develop-
ment was more fully built out during the 1980s and early
1990s along both sides of Sycamore Street, as far south
as Burns and California Avenues and in the Pepperwood
Subdivision. Bon Aire Mobile Home Park expanded.
Wetherby and Napoleon Parks were both established
along with Grant Wood School. Sand Lake was becoming
visible as a sand dredging pond. In this aerial, wetlands
are visible in the area west of Snyder Creek.
Residential development is taking shape in the Sandhill
Estates subdivision off South Gilbert Street. The Pepper-
wood Subdivision is nearly fully built out. New subdivi-
sions are being constructed south of Lakeside and
Wetherby Drives. Multi-family development is completed
south of commercial areas along Keokuk Street and Cross
Park Avenue. The Saddlebrook neighborhood, which be-
gan with manufactured housing around Paddock Circle in
far southeast Iowa City, has expanded to include town-
homes, multi-family units, and duplexes along Heinz
Road. The Sycamore Greenway is established with a trail
connecting south to Kickers Soccer Park. Sand Lake, re-
tired as a dredging area, is transformed into a regional
attraction as Terry Trueblood Recreation Area.
Wetherby Park
Regal and
Amber Lanes
Pepperwood
Plaza
Saddlebook Terry
Trueblood
Recreation
Area
Sandhill Estates
14
2021
Since the plan was initially adopted in 2015, development has contin-
ued in residential subdivisions such as Brookwood Pointe, General
Quarters, and Sandhill Estates. In addition, Archibald Alexander Ele-
mentary was completed and now serves the area. The most recent
investment is the extension of McCollister Boulevard to Sycamore
Street, which improved circulation in the South District. New form-
based code standards should be designed to guide the area as addition-
al development continues. The standards should also help improve
walkability, increase housing diversity and affordability, and provide for
a more sustainable neighborhood pattern.
McCollister Blvd Extension
Alexander
Elementary
15
H o u s i n g
A variety of housing optfons ranging from manufactured housing, townhomes, apartment complex-
es, duplexes, and single-family detached homes provide opportunitfes for people of a variety of in-
come levels, ages, and household types in South Iowa City. This has allowed many residents to start
their adult lives here as renters, own a first home, and transitfon within their neighborhood as their
households grew or changed over tfme.
While more than half of the housing within the South District is detached single-family units, there is
considerable variety in home sizes, prices, and styles. Housing development that slowed during the
economic recession in 2008 has picked up considerably over the past 3 to 4 years. The announce-
ment of the new school locatfon on South Sycamore Street will add to the demand in this area. As
Grant Wood School is relieved of overcrowded conditfons, the surrounding neighborhood should
once again become more attractfve for families with young children.
Single-Family Housing
The development of single-family residentfal neighborhoods in South Iowa City began in the late
1950s with subdivisions south of the Procter and Gamble property. The Fairmeadows and Hollywood
subdivisions featured modest tract housing on small lots, providing an affordable optfon for workers
to live close to the Highway 6 industrial area.
Between 1960 and 1990, single-family neighborhoods extended west of Sycamore and south to Am-
ber and Regal Lanes with housing characteristfc of the period—a mix of split level and ranch homes
with attached garages. By the early 1990s, most of the single-family zone north of Lakeside Drive and
Burns Avenue was platted and developed, including the Pepperwood Neighborhood. Neighborhood
design is typical of the post-war period, with curvilinear or u-shaped streets and long block lengths
or, as in Pepperwood Neighborhood and Whispering Meadows neighborhoods, cul-de-sacs.
By the mid-1990s, development slowed in South Iowa City due to a need for infrastructure improve-
ments. The drafting of the 1997 South District Plan was tfmed to coincide with constructfon of the
South River Corridor Interceptor Sewer that would provide the necessary capacity for new neighbor-
hoods west of Sycamore Street. Meanwhile constructfon of the Sycamore Greenway, a regional
stormwater facility (completed in 2001), made development of neighborhoods east of Sycamore
Street feasible by enhancing drainage in an area that was otherwise susceptfble to flooding.
Newly platted lots in South Iowa City contfnue to be somewhat smaller than those platted in many
Homeownership
Based on data from the 2012 Five-Year American Community Survey.
16
other areas of the city. In part this is due to the flat topography, which allows for more development
per acre. In some areas of the district, primarily east of the Sycamore Greenway, a high water table
limits the constructfon of basements. These factors have made housing in South Iowa City affordable
by reducing land and constructfon costs.
Many single-family homes in the oldest neighborhoods are small by current standards (less than
1,100 square feet) and lack features considered standard on newer homes, such as attached two-car
garages. While these homes provide an affordable optfon for many homebuyers, including young
families and singles, maintenance costs for older homes can be higher. The City’s Housing Rehabilita-
tfon Program provides no-interest and low-interest loan funds are available for maintenance and
rehabilitatfon for homeowners who fall under certain income thresholds. One objectfve of the South
District Plan is for the City to work with neighborhood associatfons to make residents more aware of
these programs and, in partfcular, to encourage upgrades that will increase energy and water effi-
ciency, thereby reducing long-term costs of homeownership.
Manufactured Housing
South Iowa City’s manufactured housing parks are self-contained neighborhoods, so to speak, with
private streets that do not connect to the surrounding public street pattern. There are three manu-
factured housing parks in South Iowa City. Hilltop Mobile Home Park, established in 1957, was one
of the very first residentfal developments south of Highway 6. Situated on a wooded hillside in the
northwest corner of the planning district just south of Southgate Avenue, Hilltop includes 150 lots.
Bon Aire Mobile Home Lodge and Paddock Mobile Home Park in Saddlebrook are located in the far
east portfon of the planning district, along Highway 6. Bon Aire was established in 1967 and includes
more than 350 units. The Paddock, now part of the Saddlebrook neighborhood, was established in
the mid-1990s and includes 146 units.
Manufactured housing is an important source of affordable housing located close to major employ-
ment centers, including the industrial zone just north of the Highway 6. Many residents prefer man-
ufactured housing over multf-family or other rental housing. However, financing for manufactured
homes is complicated because the land is leased rather than owned. Since the banking crisis of 2008,
mortgages for manufactured housing have become quite expensive, driving down the market for
these homes. While it is unknown when the manufactured housing sector will recover, it is in the
City’s interest to ensure that manufactured housing parks remain safe and welcoming places to live.
“If redevelopment of the manufactured housing parks is contemplated in the future, the availability
of comparable housing and the impact on the residents should be considered.”
Flood Replacement Housing
After the flood of 2008, the Single Family New Con-
struction Program awarded downpayment assistance to
57 homes (single-family, duplex, and townhomes). One
third of the homes approved in the program were built
south of Hwy 6 and were limited to owner occu-
pants. The homes built under this program more than
made up the lost property tax revenues from the flood
buy-out program and offered several households an
opportunity for homeownership.
17
Multi-family Housing
As with manufactured housing, most multf-family development in South Iowa City is clustered close
to Highway 6. Apartment complexes on large tracts of land are organized around parking areas and,
in general, are not integrated with the local street network or block configuratfon. While this has
some advantages in terms of buffering single-family uses from the traffic associated with higher den-
sity housing, it also contributes to a feeling of social isolatfon within the neighborhood. Surveys con-
ducted by the Broadway Neighborhood Center indicate that some residents of large apartment com-
plexes feel less of an associatfon with the surrounding residentfal neighborhood. Because a large
proportfon of renters are temporary or new to the area, developing a sense of community, even
with immediate neighbors, takes tfme. For many residents in the multf-family developments, schools
provide a vital sense of connectfon.
Over the years there have been problems associated with some multf-family and rental propertfes in
the South District. These issues have largely arisen due to a combinatfon of poor or inconsistent
management, insufficient maintenance and investment, and in some case, poor constructfon and
site design. Building and site design for multf-family development is partfcularly important for dis-
couraging criminal actfvity. Targeted code enforcement and requirements for tenant background
screening have helped to improve the situatfon in some of the largest complexes.
In 2011, Southgate Development brought all buildings within what was known as the Broadway
Street Condominiums under single ownership. Originally constructed in the 1970s, over the years a
number of buildings within the development had come under the control of separate owners such
that management and maintenance were inconsistent. Within the development large parking areas
and other spaces hidden from view of the street or from apartment windows attracted criminal ac-
tfvity. Conditfons within these complexes became a concern not only for residents, but the larger
neighborhood and adjacent commercial propertfes.
Southgate Development invested $5.75 million, with the City of Iowa City contributfng $900,000 in
federal (CDBG) funds, to rehabilitate the apartments. As a conditfon of federal funding, at least fifty-
six of the units must be rented to people making less than 80 percent of the area's median income.
These units also have their rents capped at $802 a month, which is the fair-market value for a two-
bedroom apartment in the area. Dwelling units were updated and safety of the site was improved by
installing secured entrances, improved lightfng, and perimeter fencing. Management also requires
background checks for all residents. In response to neighborhood requests, the City located a police
substatfon in nearby Pepperwood Plaza, and engaged in more actfve patrol of the area, including
foot patrol. These changes have been successful in providing a safer, more attractfve living environ-
ment for residents.
Southgate Development has made substantial invest-
ments in the multi-family housing within South Iowa
tCIty o provide consistent management, maintenance,
and long-term investment in properties that were once
neglected or poorly managed.
18
The story of Lakeside Apartments—now The Quarters, formerly Rose Oaks —is a cautfonary tale of
the community impact when a large-scale multf-family project falls into decline. Originally con-
structed in 1966 to attract University of Iowa students with families, the development did not stand
the test of tfme. By the mid-1980s, tenant complaints about the management of the apartments
had become an issue for the city. Over the subsequent decades, a lack of re-investment and
maintenance led to further deterioratfon in the conditfon of the apartments, which then became
vulnerable to criminal actfvity.
The Iowa City Housing Authority cancelled all contracts (48 in all) and ended Housing Choice Vouch-
er use with Dolphin Lake Point Enclave in October 2012 due to health, safety, and management is-
sues. While the property suffered from poor maintenance, the need for low-income housing in the
metro area is so high that units remained occupied despite their conditfon. The situatfon has result-
ed in a concentratfon of poverty that has implicatfons for the community as a whole as well as the
school district.
In Spring 2015, the property sold to a new management company with plans to upgrade the units,
however the scope of rehabilitatfng and/or redevelopment of 400 units remains complex. The City
contfnues its stepped-up code enforcement, but it will take tfme, attentfon, and extensive resources
to turn the situatfon around. Meanwhile, with a limited supply of low-income housing in the metro
area, many residents have limited optfons for finding replacement housing.
Objectfves of the plan include enhanced code enforcement and well as increased fines or fees as
well as coordinatfon of efforts with the Iowa City Police and Fire Departments to identffy building
issues. The plan also supports rehabilitatfon or redevelopment of problem propertfes. Iowa City’s
Housing Inspectfon Division is working proactfvely with many landlords to ensure effectfve manage-
ment of rental propertfes. Since 2016, these apartments have been successfully upgraded and main-
tained as high-quality rental apartments.
DESIGNING FOR SAFETY
The physical design of a neighborhood or develop-
ment has an impact on safety and livability. The
balanced application of the following three princi-
ples can help to ensure the long-term health and
safety of residential areas:
Natural Surveillance. Design and maintenance that
allow spaces, both inside and outside buildings, to
be observed both by residents and people passing
through a neighborhood. Examples include lighting
of parking areas, entrances, exits, and other com-
mon areas; low or see-through fencing and land-
scaping; windows overlooking parking areas or
entrances.
Territoriality. Creating clear demarcation between
public, private, and semi-private spaces helps to
convey a sense of “ownership” and an awareness
that criminal activity will be noticed by someone.
Examples include signage, see-through screening or
fencing, gateways, and distinctive paving or land-
scaping to mark the transition between areas public
and private spaces.
Access Control. Decreasing access to areas where a
person with criminal intent could hide. Examples
include highly visible entrances or gateways
through which all users of a property must enter, or
the appropriate use of signage, door and window
locks, or fencing to discourage unwanted access
into private spaces or into dark or unmonitored
areas.
Iowa City’s Multi-family Design Standards include
some of these principles, such as requiring visible
building entrances oriented toward the street, land-
scaped setbacks around parking areas, and prohib-
iting sliding glass doors and unenclosed stairways as
primary means of access to an dwelling unit. The
principles were also applied to the Casey’s site
along Highway 6.
The Lakeside Apartments, recently re-
named The Quarters, formerly Rose Oaks ,
were originally constructed to attract UI
students with young families.
The above advertisement appeared the
Daily Iowan in August, 1967.
19
HOUSING —GOALS AND OBJECTIVES
The following goals and objectives for housing were developed from input gathered during the South
District Planning process. Achieving these goals may require additional dedication of resources,
including staff. Some actions will be implemented by the City. Others will require the effort of
landlords, developers, neighborhood associations, community groups, or other agencies.
GOAL 1: Improve and maintain existing housing stock in South Iowa City in order to ensure a healthy
balance of long-term residents and owner-occupied housing and to bolster neighborhood stability.
• Contfnue to make funds available and increase awareness of existfng programs available
through the City and other agencies that assist with the purchase or rehabilitatfon of homes.
• Work with the neighborhood associatfons and manufactured housing parks in South Iowa City
to raise awareness of housing rehabilitatfon programs.
• Identffy funds or incentfve programs make “green” improvements that conserve water and
energy, thereby reducing the long-term costs of owning a home.
EXAMPLES: Explore cooperative efforts with MidAmerican Energy.
Promote benefits of efficiency upgrades, such as door and window improvements, HVAC,
insulation, etc.
Investigate opportunities to become a Green Iowa AmeriCorps site.
• Support and promote programs or workshops for new or first-tfme homeowners to teach basic
home repair and maintenance skills.
GOAL 2: Encourage professional management and long-term maintenance and investment in all
rental properties for the general safety and welfare of tenants and to preserve property values
and promote neighborhood stability in South Iowa City.
• Encourage the improvement or redevelopment of substandard rental propertfes.
• Contfnue to enhance code enforcement to achieve compliance with rental and building regulatfons
for propertfes that receive a high number of complaints.
• Contfnue to coordinate communicatfon between the ICPD, Neighborhood Services, and non-profits
or neighborhood organizatfons to identffy and address safety and health issues in rental propertfes.
• Consider opportunitfes to recognize good property management within South Iowa City.
GOAL 3: Provide a diversity of housing in the South District, including a range of housing types, densitfes,
and price points, to help improve equity and sustainability .
• Adopt a form-based code for the South District that encourages a diversity of housing types, densi-
tfes, and price points.
Iowa City’s Housing Rehabilitation Programs provide fi-
nancial assistance to help homeowners maintain and
update residential property and ultimately contributes to
the value of Iowa City's housing stock.
CDBG & HOME Housing Rehabilitation Programs and the
Targeted Neighborhood Improvement Program provide
financial assistance to low- and moderate-income home-
owners to make repairs and improvements to their
homes. The programs primarily provide low-interest or no
-interest loans and/or conditional occupancy loans, de-
pending on the homeowner's ability to make monthly
payments on the loans.
The General Rehabilitation and Improvement Program
(GRIP) is offered as a complement to the federally funded
CDBG/HOME programs without the same level of income
targeting. GRIP is designed to stabilize and revitalize
neighborhoods through the broader application of Hous-
ing Rehabilitation and Historic Preservation programs.
This program allows the City to offer low-interest loans
that are repayable over a 20-year period, with the money
awarded to qualified homeowners on a first-come, first-
served basis.
20
New Residential Development
The South District contains more than 1,500 acres of undeveloped land within the City’s growth
area, which extends as far south as the wastewater treatment facility. Much of the undeveloped
land remains in agricultural productfon (corn and soybeans).
An important goal of the City’s Comprehensive Plan is to manage urban growth by encouraging
compact and connected neighborhoods. Compact development preserves farmland and sensitfve
environmental areas for future generatfons and saves taxpayer money by reducing transportatfon
and infrastructure costs and allowing efficient provision of snow removal, solid waste and recycling
pick-up, transit service, fire and police protectfon, and mail and other delivery services.
The goal of compact neighborhood design is to create village-like neighborhoods with housing for a
diverse populatfon, a mix of land uses, public space that is the focal point for the neighborhood,
integrated civic or small commercial centers, accessible open space, and streets that are pleasant
and safe for pedestrians, cyclists, and motorists.
New South District neighborhoods should be built at a density and designed with a level of connec-
tfvity that enables families with children to walk to school and supports the extension of transit
service. Trail sectfons should occur with development in order to provide connectfons between
neighborhoods, new and old, to the many parks in South Iowa City and to provide convenient com-
muter routes for those who wish to bike to school, work, or to the Downtown.
While the predominant land use in South Iowa City’s new neighborhoods will remain detached,
single-family housing, new neighborhoods should provide opportunitfes for townhomes, duplexes,
and accessory apartments, as well as multf-family buildings in order to serve residents throughout
their lifetfmes. Integratfng a variety of housing types that are compatfble in scale throughout a
neighborhood is ideal. For example, single-family homes on lots interior to a block with duplexes
and attached single-family homes on corner lots creates a mix that remains similar in scale while
providing a range of unit sizes and price points within a neighborhood. House-scale multf-family
buildings may also appropriately fit the scale of the neighborhood.
Along busier street frontages, around neighborhood nodes, or where single-loaded streets border
public open space, “Middle Housing”* types such as townhouses, small apartment buildings (3-10
units), or cottage or bungalow courts may be built at a scale and mix that is compatfble with the
single-family neighborhoods. The additfonal density achieved through this mix can improve feasibil-
ity for transit service and enhance market potentfal for commercial uses in the district, including
the small-scale neighborhood commercial corners identffied in the plan.
Participants in the planning workshop pointed to the develop-
ment along Scott Boulevard and Old Towne Village Neighbor-
hood in Northeast Iowa City as a good example of a new neigh-
borhood with an attractive mix of housing. Townhomes face
the arterial street and commercial area, transitioning to duplex
and detached single-family homes in the interior of the neigh-
borhood. Quality building and site design, and ample open
space and landscaping help to make the higher density devel-
opment an attractive entrance to the area.
21
*”Missing Middle” is a term coined by Daniel Parolek of
Opticos Design, Inc., in 2010 to define a range of multi-
unit or clustered housing types compatible in scale with
single–family homes that help meet the growing de-
mand for walkable urban living. These include duplexes,
townhouses, triplexes and fourplexes, courtyard apart-
ments, bungalow courts, and small apartment buildings
(5-10 units). To learn more about “missing middle”
housing, see http://missingmiddlehousing.com.
Getting the mix, scale, and parking placement right is essentfal to integratfng a variety of residentfal
types into a neighborhood. Buildings should be designed to be similar in scale (width, depth, height)
to single-family homes. Unit sizes may need to be smaller, but should be designed with similar atten-
tfon to detail and quality constructfon. Parking should be located to the rear with access from alleys,
private rear lanes, or similar shared drive solutfons where possible. Concentratfons of one housing
type in any one area should be avoided as this may create an obstacle to connectfvity and can upset
the balance of long- and short-term residents. Though the Middle Housing concept may currently be
achieved through the planned development process, the City should consider a form-based code to
help ensure that a true mix of housing at a compatfble scale can be achieved. For this reason, the
City is working to apply form-based standards for greenfield sites in the area.
Higher density Middle Housing types must be thoughtiully designed so that they maintain an attrac-
tfve residentfal character along streets and provide safe and invitfng living environments for the resi-
dents. Landscaped front yards or courtyards with parking in the rear will provide a boulevard or park
-like setting along streets with uninterrupted sidewalks that encourage walking and biking.
Multf-family developments of a higher density should be considered along major streets, such as
McCollister Avenue, near neighborhood nodes, and along single-loaded streets overlooking open
space. Gilbert Street may also be an opportunity for proposals that provide a unique housing optfon
in South Iowa City, such as senior housing. Proposals should be of exceptfonal design and construc-
tfon quality, meet universal design standards, and high energy efficiency standards, including alter-
natfve energy or sitfng for geothermal or passive solar. The community’s substantfal investment in
Terry Trueblood Recreatfon Area as a regional park should result in a sensitfve transitfon between
the man-made and natural environment with appropriate building and site design.
22
Any larger multf-family buildings should be integrated into the neighborhood by extending the es-
tablished street pattern and block size of surrounding residentfal development. Careful attentfon
should be given to site design, landscaping, and parking locatfon as well as opportunitfes for usable
private open space. This will assure that higher density housing does not diminish connectfvity or
detract from the overall quality of the neighborhood. Building and site designs should be evaluated
to ensure that they provide optfmal safety while supportfng social contact among residents. (See
Designing for Safety guidelines on page 16.)
Universal design should be encouraged in most housing types to maximize opportunitfes not only
for people with disabilitfes but to allow people to age in place.
Opportunitfes for increased additfonal density:
Property located along the east side of Gilbert Street, south of the railroad, may be appropriate for town-
home or other small lot or duplex development. Multf-family units may be considered throughout the
area with denser housing located along major travel corridors, such as on property directly adjacent to
the intersectfons of Gilbert Street, and McCollister Boulevard, and Gilbert and Sycamore Street (future
Lehman), or near neighborhood nodes as shown on the future land use maps (p. 60). Sites near the
McCollister intersectfon may be attractfve for senior housing with views of surrounding open space (Sand
Prairie and Terry Trueblood Recreatfon Area) and access to the trail network and transit routes. Additfon-
al density may be especially appropriate considered for projects that add a unique housing element or
that enhance housing diversity for the South District or that otherwise contribute to the connectfvity and
sustainability of the neighborhood, including developments that improve connectfvity within the neigh-
borhood or enhance visibility and street access to public parks and other open space.
As noted elsewhere in the plan, property on the east side of Gilbert Street that formerly served as a sand
dredging pond has recently been filled with excavated material. Before development can occur on this
site, the City will require a geotechnical analysis. If the soil is found to be suitable for development, high-
er density development should be considered along Gilbert Street, transitfoning from multf-family at the
arterial street intersectfons, to townhomes and/or duplexes, to predominantly detached single-family at
the core of the neighborhood.
Propertfes located around the intersectfon of McCollister Boulevard and South Sycamore Street may also
be appropriate for higher density development. A mix of missing middle housing types such as town-
houses, triplexes, fourplexes, and or cottage/bungalow courts may be considered along both sides of the
arterial streets near this intersectfon. Small apartment buildings (5 to 10 units), live-work units, and low-
scale mixed-use buildings may be integrated with the small main street, mixed-use corner identffied on
the plan maps. Density should step down, transitfoning from commercial uses to multf-family to town-
home or duplex toward the interior of the neighborhood where detached single-family housing will pre-
dominate.
The following areas may be candidates for clus-
tered density:
• West of the Pepperwood Subdivision,
wooded slopes make traditfonal develop-
ment impractfcal. In this area, the 2 to 8
dwelling units per acre envisioned on the
land use map on page 58 could be clus-
tered through an overlay planned develop-
ment. Such development would rely on an
extension of Cherry Street, which will pro-
vide improved connectfvity and circulatfon
for the single-family neighborhood to the
east by allowing residents more direct
street access to South Gilbert Street.
• Areas south of Lehman Road and east of
Pleasant Valley Golf Course fall within
1,000 feet of the Wastewater Plant, an
area in which the Iowa Department of Nat-
ural Resources recommends careful scrutf-
ny of residentfal development. As a result,
a buffer adjacent to the wastewater treat-
ment plan is appropriate, and residentfal
units in this area should take its proximity
into consideratfon prior to developmentRe-
ductfons of development potentfal on
these propertfes might be ameliorated by
allowing the 2 to 8 dwelling units per acre
envisioned in the land use map to be clus-
tered along Lehman Road or for density to
be transferred to nearby propertfes. A lim-
ited number of multf-family buildings may
be considered near the Sycamore “L” and
at the intersectfon of Lehman and Soccer
Park Roads.
23
FUTURE NEIGHBORHOOD SCENARIO
One scenario of the future development in the South District is shown in the future land use maps on pages 60-61The
Future Neighborhood Scenario offers an example of one possible way that new neighborhoods could develop in an area
immediately around the new Archibald Alexander Elementary School. The purpose of these maps this exercise is not to
prescribe a precise layout and mix of uses that are required for future development or to preclude development in other
areas of the district. Rather, the scenario is meant to demonstrate how, based on topography and existfng features
(easements, major roads, and established trail or street connectfons) the area could develop in accord with Iowa City’s
subdivision regulatfons and zoning code, including any new form-based code standards, and the goals for walkability and
sense of place included in this district plan. The mapsscenario illustrates a potentfal street network and a mix of housing
types, locatfons of parks, open space, and trails, as well as commercial or mixed use areas.
As development occurs, each subdivision will contribute to the overall quality and sustainability of the entfre district by
enhancing walkability and connectfvity. Preserving opportunitfesy for a small neighborhood commercial or mixed use de-
velopment, including at the intersectfon of McCollister Boulevard and Sycamore Street, may helps to create a community
anchors for the surrounding neighborhoods.
This Neighborhood Scenario illustrates a con-
cept for maximizing connectivity to allow great-
er access to neighborhood assets such as parks,
trails, and schools. Residential areas provide an
attractive and vibrant mix of well-designed
housing types and densities. The neighborhood
concept is anchored by a small, mixed-use com-
mercial area.
24
WHAT MAKES A
SUCCESSFUL PLACE?
Great public spaces are where cele-
brations are held, social and eco-
nomic exchanges take place,
friends run into each other, and
cultures mix. They are the “front
porches” of our public institu-
tions—libraries, parks, houses,
neighborhood schools—where we
interact with each other and the
government. When the spaces
work well, they serve as a stage for
our public lives. (From the Project
for Public Spaces. http://
www.pps.org/reference/
grplacefeat.)
25
Neighborhood Quality
When asked what they like best about living in South Iowa City, partfcipants in the planning work-
shop and on-line survey most frequently noted convenience, affordability, access to open space and
trails, and the diversity of its populatfon and neighborhoods. While work, shopping, and schools
(kindergarten through 12th grade) are just a short car trip away for most residents of the district,
South Iowa City’s neighborhoods feel like a retreat from the hustle and bustle of life in areas closer
to the Downtown and University Campus. Respondents frequently used adjectfves such as quiet,
green, and family-friendly to describe their neighborhoods.
However, the broader public perceptfon of South Iowa City is something altogether different. Resi-
dents point to media reports, real estate agents, and public debates over school district boundaries
and affordable housing as frequently perpetuatfng a misperceptfon about what life is like in this part
of the community. Through a variety of surveys, interviews, and focus groups, the Broadway Neigh-
borhood Center has engaged residents in identffying the partfcular challenges and opportunitfes that
exist in South Iowa City, especially for renters and low-income or minority residents. The results of
their efforts, along with the planning process undertaken for this district planning update, coalesce
around three prioritfes:
• Fostering a stronger sense of community—one that embraces renters and other residents who
are new to the community.
• Expanding organized actfvitfes for the high populatfon of youth and children, including mentor-
ing for low-income and minority teens.
• Projectfng a positfve image of South Iowa City reflectfve of its many assets, especially its many
environmental features.
The opening of Archibald Alexander Elementary is widely regarded as a pivotal event for achieving all
of these goals. The school and the development antfcipated around it provide a catalyst for trans-
forming the image of South Iowa City and strengthening the sense of community for those who live
here. Also, reducing the strain on Grant Wood, which the Iowa City Community School District con-
siders overcrowded, will help make the existfng neighborhood more attractfve to families with
school-age children. The density of single-family development and a well-connected street system
that surrounds Grant Wood Elementary make it one of the most walkable neighborhood schools in
the entfre school district.
WHAT RESIDENTS LIKE
ABOUT SOUTH IOWA CITY:
“Near enough to get
whatever I need, but far
enough away to enjoy my
life.”
“Diverse, affordable,
close to schools.”
“Natural landscapes,
close to downtown, quiet.”
“I like the mix of residents—age,
ethnicity, income, education,
homeowners, renters, singles,
couples, families.”
“Near several parks and close
enough to downtown to
commute by bus, bike, or
walking.”
“Lots of families.
Friendly, inclusive attitude.”
26
NEIGHBORHOOD QUALITY —GOALS AND OBJECTIVES
The following goals and objectives for neighborhood quality were developed from input gathered
during the South District planning process. Achieving these goals will require a cooperative effort.
Some actions may be implemented by the City, however many are more appropriately initiated by
residents, neighborhood associations, community groups, schools, businesses, or other stakehold-
ers in South Iowa City.
GOAL 1: Foster a strong and inclusive sense of community in South Iowa City neighborhoods.
A. Create or support opportunities for residents and neighbors to get to know each other.
• Contfnue support for block partfes, “Party in the Park” events, and other neighborhood gath-
erings—movies, music, art, etc.
• Support Blue Zones efforts to get people actfve by hostfng regular walking and biking events
on the South District trails. Encourage the establishment of festfvals or other special events
that celebrate the unique qualitfes of South Iowa City, including its cultural diversity. For ex-
ample: commercial areas could encourage social actfvity by hostfng special events—farmers
markets, food truck night, live music, dance, roller derby, etc.
• Support special events that reintroduce the larger community to South Iowa City. For exam-
ple: encourage nonprofits to host run, walk, and bike events on South Iowa City’s trails.
B. Reinforce a shared experience of place.
• Identffy areas within the district that can be enhanced with public art, community gardens,
improved bus stops, lightfng, or other features that encourage social gathering or interactfon.
• Reinforce local identfty through the consistent use of identffiable visual elements in street
signs, bus stops, kiosks, streetscape improvements, banners, etc.
• Establish an inventory of names that reflect the unique history and geography of South Iowa
City to be used for future street and place names (e.g. park or trail names) within the district.
• Consider using mailbox clusters as space for neighborly interactfon, working with developers
to include trail maps, bulletfn boards, seatfng, plantfngs or other features that encourage
neighbors to get to know one another. (This may involve PIN grants.) Locate mailbox clusters
in areas that are appropriate and welcoming for neighbors to linger (e.g. pocket parks or ad-
jacent to private open space or trails).
27
C. Welcome new residents and help orient them to their new community. Such an effort
should involve a broad collaboration of neighborhood groups, businesses, realtors, and
developers.
• Consider updatfng the Newcomer’s Guide on the City’s website, and actfvely promote the site
as one-stop-shopping for new residents, including links to neighborhood groups and pro-
gramming.
• Contfnue to improve outreach to minoritfes and non-English speaking residents to encourage
their actfve partfcipatfon in neighborhood events and awareness of City programs and pro-
cesses. This may require translatfon services.
D. Encourage and support residents, neighborhood organizations, and business and property
owners to advocate for the continued improvement of Southside neighborhoods in keeping
with the goals of the Comprehensive Plan.
• Provide open and proactfve communicatfon between the City and Southside neighbors
through the tfmely disseminatfon of informatfon on grant opportunitfes, capital improve-
ments, development proposals, and zoning applicatfons.
• Contfnue support for Neighborhood Outreach as an essentfal resource for neighborhood in-
formatfon and organizatfon efforts.
• Contfnue support for community policing and encourage bike and foot patrols to make police
officers a friendly and visible part of the neighborhood.
E. Create and sustain vibrant social gathering spaces.
• Explore the potentfal for a community center as an anchor for neighborhood actfvity/identfty.
This will likely require partnerships (and fundraising) between organizatfons that have a need
for expanded facilitfes—local non-profits, Bike Library, local foods organizatfons, arts organi-
zatfons, etc.
• Consider opportunitfes for community use of the resource center and gymnasium space at
Grant Wood Elementary and the expanded gym at Archibald Alexander.
• Explore opportunitfes for a satellite library or other services or programming.
Participants at the South District planning work-
shop were invited to suggest a tagline or motto to
convey a true sense of what makes living in South
Iowa City great. One group came up with the
phrase “Start here, stay here” to express the
many opportunities that exist in South Iowa City
for people of all ages, especially young families.
28
F. Promote community stewardship and investment by engaging residents in improving their
neighborhood.
• Encourage annual volunteer events to bring neighbors together—park improvement events,
street or yard clean-ups, recycling days, neighborhood garage sale or swap events, etc.
• Engage neighborhood groups in planning for the improvement of the south portfon of
Wetherby Park as development surrounds the park. Design this process as an opportunity to
strengthen community connectfon.
• Involve youth groups in planning for and undertaking improvements and advocacy efforts in
the district. For example: trail/park clean-ups, tree plantfng, public art, special event organiz-
ing, community gardens.
GOAL 2. Expand opportunities for children and youth in South Iowa City.
A. Support the establishment of quality, affordable daycare and preschool in South Iowa City.
• Encourage childcare services as development and redevelopment occurs in both commercial
and residentfal zones, especially in areas near Grant Wood and Archibald Alexander Elemen-
tary Schools.
• Consider incentfves to attract daycare to the area identffied for future neighborhood com-
mercial and promote availability of daycare as an asset to attract new families to the district.
B. Continue support for before- and after-school programming at Grant Wood and Archibald
Alexander and elementary and summer programming at Southside parks and schools.
C. Support efforts to address the needs of children and youth in South Iowa City.
• Identffy and address obstacles to partfcipatfon in existfng programs .
• Identffy potentfal funding sources—public and private—to expand programming or support
partfcipatfon among area youth.
• Pursue partnerships and scholarships with existfng arts, athletfc, and other community pro-
grams to ensure that children can partfcipate in extracurricular actfvitfes.
• Explore feasibility of a Youth Corps program to engage young people, especially low-income
and minority youth, in neighborhood improvement, skill training, etc. For example: a Youth
Green Corps could assist with programs focused on improving the district and create oppor-
tunitfes for young people to meet, learn from, and complete projects for various City divi-
sions as well as neighborhood groups and businesses.
Photo: Anne Duggan
Photo from Diversity Focus
Youth Off-Road Riders is a program focused on competi-
tive and recreational cycling sponsored by the Neighbor-
hood Centers of Johnson County.
Youth Performance Arts Academy is sponsored by The
Dream Center.
Nonprofit organizations like the Neighborhood Centers of
Johnson County, The Dream Center , and The Spot are
providing unique opportunities for children and youth in
South Iowa City, including training, tutoring, mentorship,
and recreational programs.
29
GOAL 3. Focus on South Iowa City as a sustainable district by promoting its many advantages:
housing affordability and choice, access to work and recreation, cultural diversity, neighborhood
connectivity and walkability, alternative transportation, and environmental conservation.
A. Acknowledge and promote the environmental, social, and economic benefits of
walkability for South Iowa City.
• Support the principles of compact, walkable development in all new neighborhoods.
• Actfvely plan for bus service expansion, ensuring a density of development that will sup-
port extension of bus routes along major arterials.
• Extend the Highway 6 trail system and create better pedestrian connectfons to commer-
cial and industrial propertfes along both sides of the highway.
• Complete the circuit of trails that connect South Iowa City’s parks and neighborhoods as
development occurs.
• Ensure that future commercial nodes located south of Highway 6 are pedestrian- and bi-
cycle-friendly and enhance opportunitfes for extension of public transit.
B: Accentuate South Iowa City’s connection to the environment and outdoor recreation.
• Incorporate trees and other landscaping features along major rights-of-way as part of in-
frastructure improvement projects.
• Provide distfnctfve landscaping, including low-maintenance natfve plantfngs at major en-
trances to South Iowa City and at intersectfons of arterial streets.
• Consider unique signage, public art, and other amenitfes such as bus shelters, seatfng, and
wayfinding along major rights-of-way.
• Collaborate with developers and realtors in promotfng South Iowa City’s environmental
and recreatfonal assets.
C. Maximize resource conservation in South Iowa City.
• Consider recycling receptacles at public parks and other public facilitfes, especially high-
use areas such as Terry Trueblood Recreatfon Area and Kickers Soccer Park.
• Offer incentfves or assistance for planning “no-waste” events that make use of recyclable/
compostable materials.
• Encourage all City-sponsored events in the district to maximize use of recycling and local
purchasing.
WHAT’S IN A NAME?
“Place names are also symbols to which
people attach meaning and from which they
draw identity. . . They are one of the most fun-
damental ways in which people connect with
places.”—Derek Alderman
“Place Names. ” The Encyclopedia of Human Geography. Sage
Publications (2006)
A list of potential street names for South
Iowa City:
Geologic: Sperry, Garwin, Walford, Zook,
Colo, Ely, Ackmore, Houghton, Elvira, Loess,
Lake Calvin, Dune, Swale
Birds: Dowitcher, Sandpiper, Avocet, Pelican,
Plover, Scaup, Grebe, Merganser, Teal, Bittern
Other animals: Bullfrog, Peeper, Chorus Frog,
Sandshell, Heelsplitter, Papershell, Slider, Box
Turtle, Painted Turtle
Plants: Puccoon, Penstemmon, Vervain, Trefoil,
Switchgrass, Bluestem, Lobelia, Sedge, Anemo-
ne, Wild Iris, Arrowwood, Buttonbush
Environmentalists: Ding Darling, Leopold, Car-
son, Pammel, Hayden, Madson, MacBride,
Rhodes, Seiberling
Mesquakie names: Wacochachi, Poweshiek,
Bear, Fox, Thunder, Wolf
Historic: Trading House, Ripple, Trowbridge,
Morford, Felkner, Sanders, Howard, McNeil
30
• Promote energy and water conservatfon features of new development. Identffy buildings
or sites that could benefit from solar arrays, reflectfve rooftops, and other energy/
conservatfon upgrades such as new windows, lightfng, entryway improvements, plug-in
statfons, and improved bike, pedestrian, and bus facilitfes.
• Recognize private sector investment in energy conservatfon efforts.
D. Initiate a multi-year effort to draw visitors to South Iowa City focusing on area parks,
trails, and environmental areas.
• Partner with organizatfons to host seasonal park-to-park bike or running events showcas-
ing the Iowa River Corridor Trail.
• Maximize use of Kickers Soccer Park, including tournaments, club and recreatfonal soccer,
ultfmate Frisbee, etc.
• As part of Blue Zones efforts, organize walking clubs at Terry Trueblood Recreatfon Area
for targeted demographics—senior walk days, mommy meet-ups, etc.
• Promote events that focus on South Iowa City’s environmental assets, such as bird watch-
ing, fishing, prairie restoratfon, etc.
F. Incorporate local foods, art, and culture as part of revitalization efforts.
• Extend the City of Literature and other arts programming to South Iowa City.
• Support efforts to celebrate South Iowa City’s unique cultural diversity.
• Consider affordable or under\utflized sites for potentfal indoor or outdoor facilitfes for
arts and cultural programming or local food productfon or distributfon, and encourage
partnerships between such programs to enhance funding opportunitfes and shared re-
sources.
Yellow Velo is a concession stand and bike rental that
operates in City Park during the summer as part of the
Neighborhood Centers of Johnson County’s youth em-
ployment program. The program provides employment
and job skill training for neighborhood youth to sell sim-
ple, healthy food (much of it locally produced). A similar
program might be considered for a park in South Iowa
City.
In the City of Literature, access to reading materials is a
priority—one that the Antelope Lending Library takes
seriously. The mobile library was founded (and driven) by
Cassandra Elton, a graduate student in library science
who works at Grant Wood Elementary’s after-school pro-
gram. For many families, getting to the library downtown
is difficult, so Antelope Library brings the books to them,
providing service at area parks in South Iowa City and
other neighborhoods.
31
Parks, Trails, and Open Space
Open space is, perhaps, the defining feature of the South Planning District, which has nearly 380
acres of public land, including eight parks—more than any other planning district in the city. An addi-
tfonal 200 acres of wetlands are preserved in a private conservatfon area just south of the Saddle-
brook development in the far eastern portfon of the planning district. South Iowa City is also home
to Friendly Farm—Johnson County’s only urban organic farm—and Pleasant Valley Golf Course.
Community members, neighborhood groups, nonprofits, and athletic organizations have participat-
ed in shaping and improving South Iowa City’s parks and trails—including advocating for preserva-
tion of environmentally sensitive areas, fundraising for improvements, designing new features, and
sponsoring programming. Many participants in the on-line survey and planning workshop noted that
ready access to parks, trails, and unique natural features is what drew them to the area.
E x i s t i n g P a r k s
Terry Trueblood Recreation Area: Developed on the site of a former sand dredging pond just east of
the Iowa River, Terry Trueblood Recreatfon Area (TTRA) is one of Johnson County’s premier nature
areas, a birding “hotspot,” and the crown jewel of South Iowa City’s “emerald necklace” of parks.
The idea for developing the former sand dredging pond as park was a goal included in the 1997
South District Plan. The 207-acre recreatfon park, which opened in 2013, encompasses a 95-acre
lake that includes a beach, fishing jetties, and boat ramps. In additfon to operatfng a concession
stand, a private vendor provides canoe, kayak, and paddleboard rental during warm weather and ice
skate rental during the winter. The Park Lodge has become a popular venue for weddings, partfes,
and other events and meetfngs. The two-mile bike/pedestrian trail that circles the lake links to the
Iowa River Trail, providing a safe and pleasant off-road commute to the UI campus and Riverfront
Crossings District. With the purchase of riverfront land to the west of the lake, there are plans to add
camp sites and related facilitfes in the future.
Open space and access to unique natural areas are two
defining characteristics of South Iowa City. Above, a sunset
view of fishing at the Terry Trueblood Recreation Area.
Photo by Cyndi Ambrose
32
Sand Prairie Park: A remnant of a very rare type of prairie, Sand Prairie Park provides and attractfve
entrance to the residentfal neighborhoods south of the Crandic Railroad, and affords impressive
sunset views over the Iowa River. The property was once home to the Ornate Box Turtle, a protect-
ed species in the state of Iowa. In antfcipatfon of development that would reduce the area in which
turtles could forage for food, more than 50 turtles were relocated to another site by the Iowa De-
partment of Natural Resources.
Forty-six acres were preserved, thanks to the cooperatfve effort of neighborhood residents, natural-
ists, the Iowa City Parks Department, and Southgate Development. Concerned Citizens for Sand Prai-
rie Preservation (CCSPP), a local nonprofit formed to preserve the site, and provided detailed re-
search on its ecological significance. Working with Randall Arendt, a nationally renowned conserva-
tion landscape architect, Southgate Development designed a residential subdivision that clustered
housing in order to preserve the prairie, setting aside 18 acres for permanent open space. The re-
maining land was acquired by Iowa Natural Heritage and transferred to City ownership in 2005.
Whispering Meadows: Whispering Meadows Wetland Park is a 17-acre park constructed on property
donated to the City by a local development company. The land was previously used for row crops,
but was poorly drained and contained 3 wetlands. Geoscience professor Lon Drake worked with the
City to develop the park concept. The park was established in 1994 and planted to represent three
botanical communitfes: wetland, wet meadow, and mesic prairie. Beaver are occasional residents of
the park, which contains a pond with a boardwalk and a trail. Due to lack of maintenance, many of
the plants were lost and the park has been overwhelmed by reed canary grass—an invasive species.
Regular maintenance is necessary to ensure the park can functfon as a wetland and to ensure that it
does not become an eyesore for adjacent private property owners.
Napoleon Park: Napoleon Park is a 29-acre softball facility and a trailhead for the Iowa River Corridor
Trail. The park was established in 1978 as the home to Iowa City Girls Softball, an affiliate of the
Parks and Recreatfon Department. This nonprofit organizatfon provides recreatfonal softball oppor-
tunitfes for K-12 girls. The park currently provides 8 ball fields as well as restrooms and a concession
stand.
Kickers Soccer Park: Located on the south edge of the district adjacent to the Wastewater Treatment
Plant, Kickers Soccer Park is a 108-acre sports complex with 20 soccer pitches in additfon to 2 base-
ball fields. The park was established on land that was acquired for the wastewater plant and uses
graywater to irrigate fields. It is home to the Iowa City Kickers recreatfonal league, a nonprofit or-
ganizatfon that provides soccer opportunitfes for youth (k-12th grade) in Iowa City, Coralville, North
Liberty, and surrounding communitfes. The park is connected to neighborhoods to the north by the
Sycamore Greenway Trail.
A view of the pond at Sand Prairie.
Kickers Soccer Park draws hundreds of players from
throughout eastern Iowa to south Iowa City during the play-
ing season. Both recreational and club leagues use the site.
33
Fairmeadows Park: This 5-acre neighborhood park serving the Grant Wood neighborhood, was es-
tablished in 1966 on property adjacent to Grant Wood Elementary School. In many ways, the park
and school playground functfon together, serving both the school and the neighborhood. The park
includes a splash pad, playground, open playing field, picnic shelter, and restrooms. In 2014 the
Public Art Program commissioned a mural at the park. Given its locatfon near the school and high-
density multf-family housing, the park serves as much-needed play space for many neighborhood
children. The lack of supervision at the park has sometfmes created a nuisance for neighbors, but
the splash pad has provided a much-needed neighborhood attractfon. Residents would like to see
additfonal improvements at the park, including lightfng and soccer nets.
Wetherby Park: This 24-acre neighborhood park was established in 1975. In additfon to a splaspad,
picnic shelter, bastketball court, playground, playing fields, and Frisbee golf, the park features com-
munity garden plots and is the home to Backyard Abundance Edible Forest. The Wetherby Friends
Neighborhood Associatfon was instrumental in securing funds for installatfon of the splashpad and
renovatfon of the picnic shelter. Wetherby now is one of Iowa City’s most actfvely used parks and
has helped to foster the sense of community that residents seek. However, limited street access
creates a barrier for park users. Street access is important for visibility—that’s how people know a
park is there. It also allows such a large park to be more actfvely supervised, used, and maintained
by both the City and neighborhood. While the north end of the park is developed for actfve uses,
the south end is isolated and offers few features. Additfonal vehicle parking and pedestrian access
along with improvements to the south end of the park should occur with residentfal development.
Opportunitfes to expand street visibility should be explored.
Sycamore Greenway: Though not technically part of the Iowa City park system, the Sycamore
Greenway is an important public open space feature of the district. The corridor functfons as a
stormwater detentfon and filtratfon area that reduces flooding and improves water quality for the
Iowa River (see page 9). The wetlands are home to a diverse populatfon of woodland, prairie, and
riparian species and are a birding hotspot. The 2.2-mile South Sycamore Greenway Trail is an-
chored at the north by Grant Wood Elementary and Kickers Soccer Park to the south.
Splash pads at Fairmeadows and Wetherby Parks are a sum-
mertime attraction to South Iowa City neighborhoods.
[photo courtesy the Daily Iowan]
Wetherby Park is a major neighborhood attraction, but with
street access limited to Taylor Drive, the park lacks visibility
and accessibility for both vehicles and pedestrians. Opportu-
nities for additional access points, including active street
frontage, should be explored to improve overall awareness
of the park and to help foster a sense of ownership by the
broader neighborhood.
WETHERBY PARK
34
A v i s i o n f o r t h e f u t u r e
Broader community awareness of the parks and natural areas in the district could help to improve
the image of South Iowa City. One suggestion that received popular support in the public workshop
was the idea of promoting South Iowa City as a “green” district. This effort could be extended be-
yond park boundaries to include wayfinding and aesthetic enhancements (e.g. trees and landscap-
ing) along major street corridors (Highway 6, McCollister Boulevard, South Gilbert and Sycamore
Street) or at identified “gateways” to South Iowa City. Participants in the planning workshop envi-
sion unique signage, bus stops, bicycle parking, trash and recycling receptacles, and public art to
help to solidify this green image as part of a South Iowa City brand.
While residents are supportive of new neighborhood development, they want developers to take a
sensitive approach to subdivision design—one that improves connectivity and preserves natural
features and a sense of open space. This includes providing logical connections to trails and visible
access to parks; preserving and integrating unique environmental features as central components
in new subdivisions (as was done with the Sand Prairie Preserve); and ensuring long-term mainte-
nance and health of private open space, a responsibility that ultimately falls to homeowners’ asso-
ciations, by educating new homebuyers about the function and value of shared open space.
Creating small pocket parks (1 acre or less) allows residential neighborhoods to develop with a
healthy density while providing opportunities for the kind of social connection that fosters a sense
of community. Providing visible access to public parks and open space, including single-loaded
streets or well-designed pedestrian routes, helps to ensure that parks benefit the entire neighbor-
hood and can have safety benefits as well.
Volunteer projects and educational outreach are seen as useful ways to connect residents to envi-
ronmental and other outdoor resources in the district and to encourage a sense of stewardship for
communal spaces. Participants in the planning process strongly support efforts by the Parks De-
partment, local organizations, and neighborhood associations to engage the public (especially
school-age children) with the natural environment, including South Iowa City’s unique geology and
natural history.
Workshop participants envisioned unique signage to
help solidify the image of South Iowa City as a green
district and a sort of playground for the community
based on its access to parks, open space and trails.
The north trailhead for the Sycamore Greenway is en-
hanced with two artistic pillars that call attention to and
celebrate the trail and the cultural diversity of the Grant
Wood Neighborhood. The public art project was jointly
sponsored by the Iowa City Public Art Program, Grant
Wood Neighborhood Association, and City High School.
35
The Parks and Recreation Department Mas-
ter Plan (completed in 2009) includes com-
munity interest inventory for park and rec-
reation facilities and services. Respondents
indicated a desire for walking and biking
trails (79%), nature center and trails (68%),
small neighborhood parks (68%), large
community parks (66%), and wildlife and
natural areas (64%). The South District is
unique among Iowa City’s 10 planning dis-
tricts in that it provides all of these facili-
ties.
South District Public Parks
1. Napoleon Park (softball)
2. Sand Prairie Park
3. Terry Trueblood Recreation Area
4. Kickers Soccer Park
5. Sycamore Greenway
6. Whispering Meadows Wetland Park
7. Fairmeadows Park
8. Wetherby Park
36
P A R K S , T R A I L S, A N D O P E N S P A C E
G O A L S A N D O B J E C T I V E S
The following goals and objectives were developed from input gathered during the South District
planning process. Some actions will be implemented by the City. Others will require the effort of
residents, neighborhood associations, community groups, or other agencies or interested parties.
Goal 1: Create broad community awareness of South Iowa City’s extensive park and trail system
and its unique environmental areas.
• Support a collaboratfve partnership between neighborhood organizatfons, realtors, and other
interest groups to build a “brand identfty” for South Iowa City based on its parks and natural
features—a “green district.” [See the Neighborhood Quality sectfon of the plan, page 23.]
• Encourage neighborhood associatfons, property owners, developers, and realtors to promote
South Iowa City’s green elements and to ensure the long-term maintenance of its parks and
open spaces. This could be achieved with signage, brochures, educatfonal outreach, web or
other on-line efforts, etc.
• Enhance major street corridors and public rights-of-way to build a unified identfty for South
Iowa City based on its recreatfonal and natural features. For example: trees, natfve landscaping,
unique gateway signs, transit stops, or art reflectfve of the area’s green components.
• Choose street, subdivision, and other place names that refer to natural features of the district,
such a plants, animals, soils, geologic formatfons, local environmentalists, etc.
• As development around Wetherby Park occurs, encourage subdivision designs that maximize
visibility and access to the park.
Goal 2. Preserve environmentally sensitive features and ensure long-term stewardship for the
benefit of the neighborhood and the community.
• Where possible, incorporate environmental features as integral elements of subdivision de-
signs.
• Encourage developers to collaborate with homeowner or neighborhood associatfons and real-
tors to promote these natural elements as integral features of their development.
Management of natural areas, such as the Sand Prairie
and Sycamore Greenway, require controlled burning.
Because the use of fire can raise concerns among neigh-
borhood residents, it is important to engage the public
with the many benefits of fire as well as the precautions
taken to ensure its safe use.
The Edible Forest at Wetherby Park is being established
through a collaboration between the Parks Department
and Backyard Abundance, a nonprofit community group.
37
Goal 3: Plan, create, and improve parks and other open spaces that foster social interaction and a
sense of community within the neighborhoods.
• Encourage small pocket parks (1 acre or less) in new neighborhoods as they develop, especially
in future neighborhoods east of Sycamore Street.
• Include a small open space or a plaza in conjunctfon with neighborhood commercial sites to
serve as a community gathering spot.
• Encourage usable private open space in associatfon with future multf-family and townhome de-
velopments that do not otherwise have direct access to public open space.
• Identffy opportunitfes to establish additfonal community gardens and partner with neighbor-
hood groups and nonprofits to ensure appropriate maintenance of these spaces.
• Engage the neighborhood in planning for improvements at the south end of Wetherby Park as
residentfal neighborhoods develop along its border, and ensure additfonal pedestrian and vehi-
cle access to the park with appropriate and safe transitfons between residentfal propertfes and
public space.
• Consider the feasibility of a small off-leash dog area in South Iowa City.
• Explore development potentfal of the former sand dredging pond on the east side of Gilbert
Street. If soil stability is not appropriate for development, consider potentfal for recreatfonal or
community use of the site (e.g. gardens, urban agriculture, outdoor performance space, etc.).
Goal 4: Pursue partnerships with neighborhood and community organizations, nonprofits, and
schools to promote stewardship and use of existing parks.
• Support efforts by local organizatfons to increase appreciatfon of South Iowa City’s natural fea-
tures among residents, including children and youth, through educatfonal and volunteer pro-
grams.
• Inspire neighborhood/community preservatfon and stewardship of natural areas by promotfng
its functfon as wildlife habitat, stormwater filtratfon, flood control, etc.
Goal 5: Provide appropriate trail links between parks, neighborhoods, and the new school.
• Ensure safe access between the new elementary school and surrounding neighborhoods and
parks.
• Provide a connectfon between Wetherby Park and Sand Prairie Park.
A sand dredging pond located along the east side of Gil-
bert Street, near Terry Trueblood Recreation Area, is cur-
rently being filled. Future development potential will de-
pend on stability of the fill. If it is determined that the site
is not suitable for residential uses, the property could be
adapted for a park, recreation, or another community use.
38
PLANNED MULTI -USE
TRAILS & WIDE SIDWALKS
As development continues in the South Dis-
trict, the accompanying map will help guide
property acquisition for trails that connect
with the existing network of trails and other
bicycle facilities.
Wetherby Park will be at the heart of new
development in the area and trail connections
to Sand Prairie, Trueblood Recreation Area,
and the Sycamore Greenway will provide resi-
dents with unique recreational opportunities,
access to local natural resources, and indirect-
ly encourage physical activity.
The Sycamore Greenway could expand into
the Kickers Soccer Park to improve access for
disabled visitors and provide a loop for walk-
ing and biking. Extending connections to the
Greenway from Paddock Circle or as wide
sidewalks along the future alignment of
McCollister Boulevard will also increase use of
this resource.
Another important addition to the transporta-
tion network is the planned trail extension
along Highway 6, which will connect residen-
tial, commercial, and manufacturing land us-
es, allowing residents to walk and bike be-
tween these destinations.
39
S t r e e t s , Tra i l s , a n d S i d e w a l k s
A r t e r i a l S t r e e t s
Arterial streets are the main travel corridors of the city, the primary function of which is to carry
traffic through and between neighborhoods. In general, maintaining efficient automobile traffic
flow on arterial streets helps to prevent cut-through traffic on local residential streets. Modern
arterial street design is intended to accommodate bicycles and pedestrians as well as motorized
vehicles. Trees and other landscaping in the right-of-way, between the sidewalk and the street,
provide additional separation, creating a safer and more inviting environment for pedestrians
and a welcoming entrance into the adjacent neighborhoods.
While the design of any specific arterial street is dependent on its context, the basic principles
remain the same: provide adequate infrastructure to accommodate anticipated traffic volumes,
including comfortable and safe environments for pedestrians and bicyclists.
The South District is served by four arterial streets: U.S. Highway 6, McCollister Boulevard, South
Gilbert Street, and South Sycamore Street. Due to a lack of connectivity within the local street
system, South Iowa City’s arterial streets have taken on a heightened role as travel corridors for
all modes of transportation.
U.S. Highway 6, a divided four-lane roadway, crosses the entire Planning District, forming its
northern boundary. As a federal highway, it functions as a regional vehicular corridor connecting
surrounding communities. Because it is the sole east-west travel route for South Iowa City, High-
way 6 is an integral connection between residential neighborhoods and commercial and employ-
ment areas. Many residents of south-side neighborhoods rely on the highway for their daily
trips, even within the district. Much of South Iowa City’s identity, for better or worse, is tied to
the highway. Its significance—both as a connection and a barrier—should not be overlooked.
Though it provides a convenient and efficient corridor for automobiles moving across the dis-
trict, Highway 6 was originally designed and constructed as a federal highway with few accom-
modations for non-motorists. Commercial and industrial properties along the corridor are orien-
tated toward the highway and have little integration with the local streets that serve the adja-
cent neighborhoods.
Iowa City constructed a paved trail along the south side of Highway 6, beginning at the Iowa Riv-
er (where it branches off from the Iowa River Corridor Trail) and traveling along the commercial
corridor, just east of Broadway Street (at Casey’s). Extending the trail will provide better connec-
tion between neighborhoods at the east end of the district, including manufactured housing
“ A body without good bones will fall apart.
. . . Streets are the bones of communities.
A community that lacks good streets will
suffer in its economy, its social well-being,
and its health.”—Robert Steuteville,
Better Cities, Better Towns (2015)
“If there is one class of improvements
which is more necessary, which becomes
more permanent and unalterable, or which
exerts a stronger influence upon the indi-
viduality and general physical aspect of
the city, than any other, it is the layout
of the streets. The street layout deter-
mines, in a very large degree, how the
people shall live, how they shall travel to
and fro, how they shall work and play; it
has a direct influence upon the character
of the home and its surroundings, upon
the safety, comfort and convenience of the
people, and upon the efficiency of govern-
ment and the public service.”
—B. Antrim Haldeman (1914)
40
parks and multi-family and commercial areas to the west. It will also extend the reach of the trail
network for recreational bicyclists. The trail extension is currently on the unfunded Capital Improve-
ments Project (CIP) list.
According to the 2010 Census, South Iowa City is home to nearly 1,800 school-age children. Some of
the highest densities of children live in the multi-family and manufactured housing developments
along the highway corridor and near Pepperwood Plaza. Because the junior and senior high schools
and one of the elementary schools that serves the South District are all located north of the highway
along with the public library, public recreation centers, and most medical and health services, fami-
lies with children often cross the highway on a daily basis.
Crossing Highway 6, particularly east of Sycamore Street, can be challenging. East of Fairmeadows
Drive/Industrial Park Road, there are no sidewalks or trails to serve the industrial uses along the
north side of the highway, which employ many residents of South Iowa City. Without the requisite
sidewalk facilities to connect into, there are no pedestrian crossings along this portion of the high-
way and limited lighting for those who choose to cross in these areas. For residents, especially those
who don’t have cars or with limited access to cars, this creates a considerable impediment. Many
participants in the planning workshop and online survey asked for safer crossings over Highway 6 to
link residents with the rest of Iowa City, especially employment opportunities, shopping, and schools
north of the highway. Many called for a pedestrian bridge—an expensive option that requires a sig-
nificant amount of space given the flat topography of the area. Others requested longer walk signals
to cross the wide roadway.
McCollister Boulevard is a planned and much anticipated east-west arterial street that will eventual-
ly connect across the South Planning District from the Iowa River east to Heinz Road and then on to
Scott Boulevard. An extension of Mormon Trek Boulevard, McCollister Boulevard begins at South
Riverside Drive (Old Highway 218), crossing the river into South Iowa City and intersecting South Gil-
bert Street before entering into the Sand Hill Estates development where it currently terminates at
the city limits.
With Highway 6 serving as the only east-west connection across the district, neighborhoods to the
east of Wetherby Park and Sycamore Street seem distant from neighborhoods immediately to the
west. Neighborhoods east of the Sycamore Greenway are similarly isolated from the larger district,
including the new school. An extension of McCollister Boulevard east to Scott Boulevard is essential
for providing east-west connectivity and provides an alternative commuter route connecting with
Highway 218 and Interstate 380. Work on this extension will likely occur as land is annexed into the
city and developed.
For many, the visual image of South Iowa City is tied to Highway 6 and its commercial and industrial
properties. Residents see the extension of McCollister Boulevard as an important opportunity to
The Highway 6 Trail is an important route for pedestrians
and bicyclists, providing a route along the highway from
Gilbert Street east to Taylor Drive and Hollywood Boule-
vard. Extension of the trail to the east will require engi-
neering to cover the drainage area on the south side of
the roadway.
The extension of McCollister Boulevard between Gilbert
and Sycamore Streets will provide much needed east-
west connectivity for residential areas located south of
Highway 6.
41
draw attention to the diverse and family-friendly neighborhoods that lie south of the highway. Par-
ticipants in the workshop and on-line survey expressed a desire for a pleasant arterial street that
unifies and connects neighborhoods across the district. Because McCollister Boulevard will pass
through the heart of South Iowa City’s residential neighborhoods, it should be a welcoming, pedes-
trian- and bike-friendly street that is easy to cross and that sets the tone for future development.
Buildings on either side of McCollister Boulevard should be oriented toward the street to prevent
the corridor from being lined with residential privacy fences.
South Sycamore Street is the spine that provides a north-south travel route for neighborhoods east
of Wetherby Park. This important roadway enters the northern edge of the district at Highway 6 and
continues south before making a 90-degree turn to the west (the Sycamore “L”) where it currently
intersects with South Gilbert Street. Along with Gilbert Street it provides connectivity to Riverfront
Crossings and Downtown commercial as well as employment areas and schools north of Highway 6.
The northern portion of Sycamore Street was originally constructed as a four-lane road and later re-
striped to provide a center turn lane as well as shared-lane bicycle markings on both north- and
south-bound travel lanes. The reconstruction of the south portion of Sycamore Street will provide an
improved connection to Archibald Alexander Elementary School. South of Langenberg, the paved
roadway will narrow retaining on-street bike lanes but eliminating the continuous center turn lane.
A wide (8-ft.) sidewalk will be provided on the west side of the road and a 5-ft. sidewalk on the east.
The remaining right-of-way width will be dedicated to wider parkways (14 feet on the east and 24
feet on the west), which will allow space for street trees to be planted one year after road construc-
tion. Roundabouts are planned at the future intersection with McCollister Boulevard and where Syc-
amore turns west at the “L.”
Cross section of the South Sycamore St. extension
5ft. 14 ft. 6 ft. 11 ft. 11 ft. 6 ft. 24 ft. 8 ft.
Two priorities for South Sycamore Street emerged from
the planning process: slowing vehicle speeds and cre-
ating a more attractive and welcoming entrance to the
neighborhoods. Above: a section of Sycamore near High-
way 6, where street trees have been established. Below:
Further south on Sycamore, subdivisions with rear or
side yards that face the street often result in a street
corridor lined with privacy fences.
42
South Gilbert Street provides access to residential neighborhoods west of Wetherby Park, a river
crossing at the McCollister Boulevard Bridge, the Napoleon Park softball complex, and the newly
developed Terry Trueblood Recreation Area (TTRA) before continuing on into the county as Sand
Road. Gilbert Street is an important entry and connection between the South District, Downtown
Iowa City, and the University’s east campus. The City anticipates greater use of the road as develop-
ment occurs around the new south elementary school, including subdivisions that connect into
McCollister and Gilbert Streets. Reconstruction of South Gilbert Street is planned from Benton
Street to Stevens Drive but does not include any improvements to the Highway 6 intersection. How-
ever, it is unlikely these plans will be implemented in the near future.
Long-term anticipated arterial improvements:
420th Street/Scott Boulevard and McCollister Boulevard intersection: 420th Street east of Highway
6 has been converted from a rural road to a collector street with public utilities, turn lanes, curb-and
-gutter, and sidewalks. The new road serves as the main access to the new industrial park east of the
Scott-Six Industrial Park. In the future, intersection improvements for the industrial park will take
place south of Highway 6 at Scott Boulevard and the McCollister Boulevard extension.
South Arterial: A future two-lane, east-west arterial is contemplated within the growth area approx-
imately 2 miles south of U.S. Highway 6. The new arterial would become an integral part of the
city’s major street network, providing a new east-west connectfon between U.S. 218, Old Highway
218, Sand Road, and Sycamore Street.
L o c a l S t r e e t s
The primary function of local streets is to provide access to individual properties and to facilitate
circulation within a neighborhood. Local streets in the northern part of the South District are gener-
ally arranged in a curvilinear pattern with longer block lengths and numerous cul-de-sacs. This type
of street pattern relies on collector streets that “collect” the traffic from the cul-de-sacs and other
local streets in a neighborhood and funnel it to the arterials. This type of street system can result in
an inefficient transportation network that overburdens certain streets with traffic, discourages walk-
ing and biking, and results in inefficiencies for provision of services such as public transit, garbage
collection, snow plowing, mail delivery, and emergency services.
Iowa City’s subdivision regulations (adopted 2008) help to ensure that future neighborhoods will be
designed with better connectivity by establishing a limit on block lengths, discouraging cul-de-sacs,
and requiring streets to be extended (stubbed) to the edge of the subdivision. The subdivision regu-
lations also require each subdivision to “contribute to the larger interconnected street pattern to
ensure street connectivity between neighborhoods, multiple travel routes resulting in diffusion and
STREET LAYOUT & WALKABILTY
Street layout can increase or reduce the opportunity
for children to walk or bicycle to school. In some are-
as, the layout of subdivision streets makes routes to
school much longer than they need to be—so much so
that they become impractical.
Neighborhoods developed with long blocks and nu-
merous cul-de-sacs become barriers to walking and
bicycling to school as they reduce connectivity and
increase travel distance between the home and
school.
Iowa City’s current subdivision regulations (adopted in
2008) limit block lengths along local and collector
streets typically to 300-600 feet and require each
subdivision to contribute to the larger connected
street pattern.
Sidewalks are required along all streets. Cul-de-sacs
are discouraged except in those areas where due to
topography or other conditions, a street connection
would be impractical.
43
distribution of traffic, efficient routes for public and emergency services, and to provide direct and
continuous vehicular and pedestrian routes to neighborhood destinations.” This not only ensures
that a street pattern established in one subdivision can be readily extended through the next, but
that the design of one subdivision does not preclude future subdivisions on adjacent property from
developing in an efficient manner such that orientation and configuration of blocks is consistent and
complementary between subdivisions.
On local streets where the speed and/or volume of traffic becomes excessive, the City’s Traffic
Calming Program may be implemented. The program uses one or more approaches to reduce
speeds or discourage cut-through traffic, including increased police enforcement, improved signage
and other driver education techniques, and/or physical changes to the roadway such as speed
humps and traffic circles. Streets in the South District that have been identified over the years as
possible candidates for traffic calming include Hollywood Boulevard, Lakeside Drive, Langenberg
Avenue, Whispering Meadows Drive, and Whispering Prairie Avenue. Some of these neighborhoods
have requested a traffic calming study and did not qualify. It is up to the residents along these
streets to request that a traffic calming study be conducted by the City. If, based on a traffic study,
the subject street is identified as an appropriate candidate for traffic calming, a majority of residents
along the street must be in favor of any proposed traffic calming strategies before they will be con-
sidered.
C o m p l e t e S t r e e t s
The City has adopted a new Complete Streets Policy. This means that all new streets as well as im-
proved streets will be designed and constructed to accommodate all modes of transportation – cars,
bicycles, pedestrians, and public transit, and to provide ADA-compliant curb ramps. South District
workshop participants were overwhelmingly supportive of the effort to improve streets in the South
District to facilitate and encourage use of alternative modes of transportation.
In 2009, the City of Iowa City partnered with the Metropolitan Planning Organization of Johnson
County to draft the Metro Bicycle Master Plan, which outlines new strategies to create an accessible
and coordinated bike network throughout Iowa City and the larger metropolitan area. The Metro
Bicycle Master Plan identifies opportunities for on-street bike routes, including a signed bike route
along Sycamore Street and trail improvements along Gilbert Street. To increase awareness and ac-
cess to the network, the plan also recommends that way-finding signs be installed on area trails. As
mentioned previously, it is an important objective of the South District Plan to provide better way-
finding signage along off-street trails and along area streets that are designated as bike routes.
There are a number of streets in the South District that were constructed at a time when sidewalks
were not required. Unfortunately, this has resulted in gaps in the district’s sidewalk network. In ad-
“The City of Iowa City intends and expects to real-
ize long-term cost savings in improved public
health, reduced fuel consumption, better environ-
mental stewardship, and reduced demand for
motor vehicle infrastructure through the imple-
mentation of its Complete Streets Policy. Com-
plete streets also contribute to walkable neigh-
borhoods, make the community attractive to new
business and employment, create a sense of com-
munity pride, and improve quality of life.”
— from the Iowa City Complete Street Policy
(adopted March 23, 2015)
“Since school zones are locations frequented by
children, making the area safe for children at
any time of day is a sound investment for the
community.”—Safe Routes to School National
Partnership
44
dition, residential areas that were developed outside the city limits were not required by the County
to construct sidewalks. Due to increasing public demand for a complete sidewalk network, the City
Council established a sidewalk infill program, whereby gaps are identified and funds set aside each
year to construct missing pieces of the sidewalk network. Priority is given to main pedestrian routes,
such as routes to school and along arterial and collector streets. Subdivisions located in the county
that are annexed into the city would become eligible for this sidewalk infill program.
Improving pedestrian safety is also a priority. The City will continue to work with the school district
to identify safe routes to schools. To improve pedestrian safety, marked crosswalks are typically
painted at signalized intersections, at official school route crossings, and at other high-volume inter-
sections. Public requests for marked crosswalks in other locations are evaluated carefully. While well
-designed crosswalks are important to pedestrian safety, marking crosswalks at locations where driv-
ers do not expect them or where pedestrian traffic is sporadic can actually reduce pedestrian safety
by giving pedestrians a false sense of security when crossing the street. The City evaluates each pro-
posed crosswalk to determine if it is warranted and safe.
W a l k a b i l i t y
In general, participants in the on-line survey and community workshop find the South District walka-
ble for recreational purposes, and are enthusiastic about the extensive trail system in South Iowa
City. However, walking or biking to meet daily needs or for travel can be more challenging due to the
lack of street connectivity (especially east to west), requiring heavy reliance on Sycamore Street and
Highway 6 by all modes of transportation.
Neighborhoods in the west portion of the district and those east of the Sycamore Greenway, includ-
ing the manufactured housing parks, can feel isolated or cut off from many destinations within the
district, including parks. This can present special challenges for children traveling to school or recrea-
tional opportunities within the district as well as those in areas north of Highway 6. The extension of
McCollister Boulevard and construction of new trail sections, including an extension of the Highway
6 trail, are seen as essential to creating better physical and social connection throughout the district.
PRINCIPLES OF
WALKABILITY
Pleasant factor:
Separation from cars and traffic, shade trees,
things to see along the way . . .
Proximity to home:
How far is it?
Is it practical to walk there?
Physical access
& infrastructure:
Sidewalks and trails to
mark your path along with
crosswalks, traffic signals,
and lighting to make it
safe.
Places to go:
A sensible mix of
destinations, such
as parks, schools,
coffee shops, neigh-
borhood activities.
45
T r a i l s
Trails are critfcal components of the South District’s transportatfon network. In additfon to providing
recreatfonal opportunitfes, the trails offer low-cost, energy-efficient transportatfon to schools, em-
ployment, and commercial destfnatfons. Notably, the South District offers access to two popular
trails in the metro area: the Iowa River Trail and South Sycamore Greenway.
The Iowa River Trail and Terry Trueblood Recreatfon Area (TTRA) directly link our community to out-
door actfvitfes and connect Southside residents to the Downtown Business District and University of
Iowa campus. The 2.2-mile South Sycamore Greenway is anchored at the north by Grant Wood Ele-
mentary and Kickers Soccer Park to the south. The Greenway functfons as a stormwater detentfon
area that reduces run-off into the Iowa River. As areas south of the school are annexed into the city,
a trail connectfon or sidewalk will connect the Greenway to TTRA.
P u b l i c T r a n s i t
Public bus transit is a crucial part of the South Iowa City transportation system with more than
500,000 rides annually on routes that serve the area. All south-side routes circulate through the
northern portion of the district and provide access to the commercial and industrial areas along
Highway 6. They include the Lakeside, Eastside Loop (during school), Mall, Cross Park, and Broadway
routes. The Lakeside Route has the highest bus ridership of any route in Iowa City.
Residential development around the new elementary school in addition to weekend activity at Kick-
ers Soccer Complex and Terry Trueblood Recreation Area may prompt changes to current bus
routes. There has long been support for loop routes that do not terminate downtown, but instead
provide residents with direct service to major shopping and employment areas. Commercial devel-
opment along both sides of the river, along Highways 6 and 1 (e.g. Walmart, Aldi’s, Hy-Vee, Pepper-
wood Plaza, and Sycamore Mall), could ideally be served as part of loop route. The absence of a grid
system creates a challenge for extending service further into the residential neighborhoods and, be-
cause there is no east-west connection across the district south of Highway 6 and minimal connec-
tivity to areas east of the Greenway, potential bus routes are limited. The extension of McCollister
Boulevard will make for an efficient loop route and allow transit to reach more areas in the South
District.
Participants in the planning process expressed a desire for improved signage and transit information
at bus stops, expanded hours of transit service, and service on Sundays. There is also a need for ad-
ditional bus shelters in some locations in the South District. Iowa City Transit will be addressing
many of these concerns as part of a comprehensive study of its current service. Bus stops are being
redesigned and “Bongo” software makes route information and accurate arrival times accessible to
the public by computer and smart phone. Wireless service is now available on all buses.
BENEFITS OF
WALKABILITY
Health
• Men and women age 50
–71 who took a brisk
walk nearly every day
had a 27% reduced death
rate compared to non-
exercisers.
• The average resident of
a walkable neighborhood
weighs 6 to 10 pounds
less than someone who
lives in a car-dependent
neighborhood.
Economic
• Save money:
Transportation is
the second largest
expense for Ameri-
can households.
• Make money:
1 walk score point is
worth $700-$3,000 in
home value.
Community Connection
• Studies show that for every 10 minutes a per-
son spends in a daily car commute, time spent
in community activities falls by 10%.
• People living in walkable neighborhoods trust
neighbors more, participate in community pro-
jects, and volunteer more than in non-walkable
areas.
46
STREETS, TRAILS, SIDEWALKS —GOALS AND OBJECTIVES
The following goals and objectives for streets, trails, and sidewalks were formulated with input from
participants in the planning workshop and on-line survey. Improvements to rights-of-way, including
sidewalks and trails, are the responsibility of the City and developers.
GOAL 1: Improve connections between residential neighborhoods and commercial and industrial
properties on both sides of Highway 6 and explore ways to reduce the barrier effect that this ma-
jor traffic corridor has between South Iowa City and areas to the north. These improvements will
require funding by Iowa City and/or grant funds, as well as cooperation from the Iowa Depart-
ment of Transportation.
• Evaluate pedestrian crossings along the length of Highway 6 for safety improvement.
• Construct pedestrian facilitfes that connect to industrial and commercial propertfes north of
Highway 6.
• Review pedestrian signal tfmes and explore improved signage, median design/landscaping, and
lightfng to improve the actual and perceived safety of Highway 6 crossings.
• Extend the Highway 6 trail east to Heinz Road to ensure safety for pedestrian and bicycle access
across the district
• Extend a sidewalk/trail connectfon along Highway 6 and across the bridge to Riverside Drive.
GOAL 2: Prioritize the extension of McCollister Boulevard as an integral element in improving
connectivity and access for South Iowa City and to spur the development of a high-quality neigh-
borhood surrounding the new school.
• The new road should enhance movement between neighborhoods by providing appropriate
crossings, including medians or traffic controls where needed.
• Design and construct McCollister Boulevard as a welcoming and attractfve entrance to the South
Iowa City neighborhoods by including trees, landscaping, lightfng, public art, or other features
that foster a distfnct identfty for the district.
Trees and other landscaping along arterial streets can
help buffer neighboring homes from noise and other
activity and provide a sense of comfort and safety for
pedestrians.
Roundabouts offer an opportunity to enhance the ap-
pearance and identity of public streets. The above
examples are from Holiday Road and 12th Avenue in
Coralville.
47
GOAL 3: Enhance safety and aesthetics along arterial streets.
• Provide safe and accessible street crossings at key locatfons, such as entrances to commercial
centers, parks, and school sites, and where designated trails cross arterial streets.
• Design the extension of South Sycamore Street and McCollister Boulevard to moderate vehicle
speeds and maximize safety for children traveling to and from school. Consider the feasibility of
on-street parking to slow traffic if a neighborhood commercial area develops.
• Where appropriate, include crosswalks, signals, or median islands as well as lighted trail connec-
tfons.
• Enhance aesthetfcs of arterial streets with trees, landscaping, lightfng, public art, or other fea-
tures that support housing and subdivision designs oriented toward the street.
GOAL 4: Maximize walkability and connectivity in all neighborhoods, especially those east of the
Greenway.
• Align collector streets along arterial streets to provide for safe crossing of neighborhood bound-
ary streets, partfcularly for pedestrians and cyclists.
• Fill in gaps in the sidewalk network and ensure ADA-compliant curb ramps throughout the dis-
trict as intersectfons are improved, including connectfons to multf-family developments.
• As residentfal development extends south toward the school, ensure multfple safe and logical
walking routes to the school, including well-marked crosswalks for schools.
• Provide count-down tfmers at high-volume intersectfons.
• As re-development of commercial areas occurs, work to establish improved street, trail, and
sidewalk connectfons to better integrate shopping centers with surrounding neighborhoods.
• Improve lightfng along residentfal streets if needed for safety. Consider lightfng along off-street
trails, such as at trail head areas or connectfons to parks in order to enhance safety.
• Adopt a form-based code that promotes walkable neighborhoods and encourages the use of
alternatfve modes of transportatfon and reduces car dependence.
Physical Infrastructure
for Pedestrian Safety
Well maintained sidewalks and trails.
Clearly marked crosswalks.
Good intersection controls where needed.
Reduced vehicle speeds.
Separation between sidewalk and street.
48
GOAL 5: Create an accessible and well-coordinated bike network that allows bicyclists to con-
nect to schools, parks, and commercial areas.
• Construct a wide sidewalk from South Sycamore Street to the Terry Trueblood Recreatfon Area.
• Construct a trail along the trunk sewer easement to connect residentfal development in Sand
Hill Estates to Archibald Alexander Elementary.
• Establish a bike trail or on-street route to connect the Sycamore Greenway Trail and Court Hill
Trail.
• Create unique and easily identffiable signage or other wayfinding methods to help cyclists find
bike routes and off-street trails.
• Encourage visible and well-designed bike facilitfes as part of any redevelopment plans in South
Iowa City.
• Wherever street widths permit, consider establishing or improving on-street bike facilitfes, such
as “sharrows,” bike lanes, or bike boulevards.
GOAL 6: Improve and expand transit service.
• Consider the expansion and diversificatfon of bus routes and stops , including loop service, to
connect residentfal neighborhoods with schools, parks, and recreatfonal opportunitfes (e.g.
Kickers Soccer Complex and Terry Trueblood Recreatfon Area), and major commercial areas
along Highways 1 and 6.
• Raise awareness and improve access to transit service by providing well-marked bus stops with
posted schedule and route maps.
• Consider attractfve bus shelters, especially at commercial centers and public parks, and adopt-a
-shelter programs with neighborhood organizatfons and commercial centers to help ensure
shelters are well-maintained.
49
Commercial Areas
The South Planning District is served by commercial areas located along or near the Highway 6 corri-
dor, most notably Pepperwood Plaza and the Waterfront Hy-Vee area. Although it is just outside
the South District boundaries, the Iowa City Marketplace (formerly Sycamore Mall) is commonly
considered an important commercial center serving the South District.
Pepperwood Plaza and Sycamore Mall once offered a wide variety of retail goods and services. In
the late 1990s many of Iowa City’s natfonal retailers moved to the Coral Ridge Mall and in 2013 Von
Maur department store moved to the River Landing in Coralville. This has left South Iowa City and
much of the east side with fewer shopping optfons, especially children’s items, clothing, sportfng
goods, and housewares.
Partfcipants in the on-line survey and community workshop eagerly antfcipate redevelopment and
improvement of commercial areas within and adjacent to the district. Aesthetfc improvements
along the Highway 6 and South Gilbert Street commercial corridor, opportunitfes for local and
neighborhood-serving businesses, and improved pedestrian and bike facilitfes are seen as prioritfes.
The viability of any commercial business—shops, restaurants, and services—depends on the market
demand in the area in which the business is located. Populatfon, residentfal density, and proximity
to customers as they commute to and from work are essentfal for many retail businesses. New resi-
dentfal development around the elementary school and improved connectfvity made possible by the
extension of McCollister Boulevard have the potentfal to strengthen the commercial prospects in
South Iowa City. While this will take tfme, efforts to make the area more attractfve and to raise the
profile of South Iowa City for residentfal development will also enhance prospects for commercial
development.
Highway 6 Commercial Corridor
As stated above, commercial development in the South District is concentrated along and to the
south of Highway 6. While this busy traffic corridor offers the visibility and traffic actfvity that many
businesses desire, competftfon from new commercial centers and big box or discount stores in other
parts of the trade area, along with changes in the retail market due to the rise of on-line shopping
have had an impact on large shopping centers, including Pepperwood Plaza. Designed with large
buildings set back from the road behind ample parking lots, this sort of shopping center is appropri-
ate for large natfonal or regional chain stores. The format is less adaptable for small or unique busi-
nesses that are less able to capture the attentfon of passing motorists.
The Highway 6 Urban Renewal Area was estab-
lished in 2003 with a goal of strengthening com-
mercial activity in existing core areas and neighbor-
hood commercial centers and discouraging the
proliferation of new major commercial areas.
The City makes available tax increment financing as
a means to help finance the construction of some
of the necessary private and/or public infrastruc-
ture improvements within the Highway 6 Commer-
cial Urban Renewal Area. In addition, the City
makes available the use of tax increment financing
(TIF) to provide rebates for qualifying businesses or
development projects within the Urban Renewal
Project Area. This agreement will expire in 2025.
Improvements may include stormwater manage-
ment facilities, public streets and sidewalks, entry-
way enhancements, sanitary sewers, storm sewers,
and open space improvements. Site improvements
may include design and construction of buildings
and building additions; grading for building con-
struction and amenities; adequate paving and park-
ing; adequate landscaping; and on-site utilities.
50
While the nature of Highway 6 commercial corridor will likely remain car-centered, residents in the
surrounding neighborhoods expressed a desire to tame the auto-dominated character of these
shopping areas and improve their aesthetfc appeal. Making these areas accessible and invitfng to
pedestrians, cyclists, and transit users by connectfng into the local street network should be a priori-
ty. Aesthetfc improvements, including landscaping and shade trees to break up large parking areas,
may entfce shoppers to linger and could help foster a sense of place that encourages neighborhoods
to identffy with commercial areas. Such efforts could also help to improve the prospects for small or
local businesses . Façade and parking area improvements made to Waterfront Hy-Vee at the tfme of
its expansion offer an example for future redevelopment in the area. Other models can be found
along Highway 1, west of the river, where landscaping and other parking design requirements have
softened views of very large parking areas. Longer term, any redevelopment of propertfes in the
Highway 6 corridor should emphasize bringing buildings closer to the street, pedestrian accessibility,
more efficient use of land , and introducing mixed use development
South Gilbert Street Commercial Corridor:
The South Gilbert Street Commercial Corridor is generally located between Highway 6 and the
CRANDIC Railroad. The 1997 South District Plan called for general commercial development in this
area, including along Stevens Drive and Southgate Avenue, with a focus on creatfng a more attrac-
tfve, well-landscaped entrance to the City. At the tfme, most of the undeveloped land was zoned for
Intensive Commercial (CI-1), a classificatfon that provided areas for businesses with operatfons char-
acterized by outdoor storage and display of merchandise, by repair and sales of large equipment or
motor vehicles, or by actfvitfes or operatfons conducted in buildings that are not entfrely enclosed.
In 2006, propertfes along Stevens and Waterfront Drives, east of Gilbert Street, were rezoned to
Community Commercial (CC-2). Propertfes south of Southgate remain in the CI-1 zone. More re-
cently, the CI-1 zone was amended to allow a wider range of commercial uses, including retail and
restaurant uses. Little new development has occurred in the area around the Southgate Avenue and
Gilbert Street intersectfon. This may be due in part to the risk of flooding. During major rainfall
events, the intersectfon of South Gilbert and Stevens Drive is frequently flooded and all but a few
commercial propertfes south of Highway 2 and west of the railroad are in the flood hazard area.
While future residentfal development within the South District, especially in areas along South Gil-
bert Street may improve development prospects in this area, the character of development that can
be antfcipated along this corridor is uncertain. Close proximity to Riverfront Crossings and the Down-
town, and UI Campus, along with ready access to the Iowa River Corridor Trail and future riverfront
park, may make this area attractfve to a variety of uses, including mixed use or residentfal.
It is important to carefully consider the impact of future development on the adjacent residentfal
and commercial neighborhood. The area to the east of the railroad tracks is currently a mix of tradi-
The areas highlighted in yellow indicate vacant commercial
properties that front onto South Gilbert or Southgate Ave-
nue. Redevelopment in the Riverfront Crossings District to
the north of Highway 6 along with new residential develop-
ment in areas to the south of the Crandic Railroad may gener-
ate new interest in these properties for commercial uses.
51
tfonal CI-1 uses along with a number of social service agencies and the Hilltop Mobile Home Park.
Any proposal for residentfal or mixed use development in the area should be scrutfnized to ensure
that it contributes to the stability of the neighborhood. With any development or street improve-
ments in this area, the attractfve landscaped entryway envisioned in the previous plan should remain
a high priority.
Neighborhood Commercial Areas
The future land use maps includes a small area designated as urban main street mixed use at the
intersectfon of McCollister and Sycamore Street and other neighborhood nodes designated as
“open” subareasan existfng Community Commercial (CC-2) property at the intersectfon of McCollis-
ter Boulevard and South Gilbert Street. The goal of these with both areas is to create opportunitfes
for small-scale commercial uses that principally serve the surrounding residentfal neighborhoods. In
additfon to small retail and personal service uses, neighborhood commercial areas may include instf-
tutfonal uses (e.g. daycare, churches or educatfonal facilitfes) as well as neighborhood-serving office
uses (e.g. medical offices). Commercial uses are limited in size to promote a local orientatfon to min-
imize potentfal adverse impacts on nearby residentfal propertfes.
WhereA small neighborhood commercial areas are may be appropriate, on the east side of Gilbert
Street at the intersectfon of McCollister, but careful consideratfon should be given not to detract
from existfng commercial zones along Gilbert, including the existfng zone on the west side of the
street, or the commercial node at McCollister and Sycamore. Such smaller neighborhood commer-
cial an areas should be part of a master plan that shows a thoughtiul transitfon to the surrounding
single-family residentfal area.
Zoning code standards for neighborhood commercial areas ensure that development is compatfble
in scale and intensity to the surrounding residentfal neighborhoods. Building placement and design
requirements help to create an environment that is invitfng to pedestrians and that minimizes the
impact of automobiles.
To functfon as a successful neighborhood center, the design of the mixed-use area should incorpo-
rate pedestrian and bike accessibility as well as a transit stop. Including a small plaza, park, or other
communal space within the development will help to make this corner a neighborhood gathering
place and an anchor for the adjacent neighborhoods.
As noted above, commercial uses depend on surrounding residentfal density and actfve commutfng
routes in order to be successful. It will take tfme for this area to develop enough of a populatfon to
support even a small business, such as a coffee shop. Allowing moderate density housing (10-20
units per acre) in the area immediately around these commercial areas and providing residentfal
units above the commercial ground floor may help to improve the prospects for businesses and may
encourage pedestrian trips and extension of transit services. Ensuring that these higher density uses
are well designed and constructed will help to ensure that density is also an asset to the neighbor-
hood as a whole.
Traditional gas station site design.
A re-oriented site design with the gas station canopy
located behind a storefront at the corner. This could
allow the site to offer more than gas/convenience retail.
This may be an appropriate site design for the commer-
cial corner at McCollister Boulevard and South Gilbert.
52
COMMERCIAL AREAS —GOALS AND OBJECTIVES
The following goals and objectives for commercial areas were developed with input gathered dur-
ing the South District planning process. Achieving these goals may require collaborative efforts by
business owners, associations, property owners, and developers.
GOAL 1. Improve the aesthetic appearance of commercial areas along Highway 6 and other
commercial streets within the district (e.g. Boyrum, Keokuk).
• Improve the aesthetfc appeal/appearance of the Highway 6 and South Gilbert Street Commer-
cial Corridors—both within the right-of-way and on adjacent commercial property—taking cues
from aesthetfc improvements planned along Riverside Drive as well as landscaping improve-
ments west of the river on Highway One.
• With any proposed redevelopment of Pepperwood Plaza, encourage a reductfon of large parking
areas to create more invitfng social and pedestrian space. Include shade trees, distfnctfve land-
scaping, invitfng pedestrian routes, and amenitfes such as seatfng, bike facilitfes, and art.
• Encourage landscape improvements for other existfng commercial propertfes/neighborhoods
and enforce compliance with landscaping standards as well as maintenance of required land-
scaping.
• Encourage commercial areas to adopt a common design theme—taking cues from Olde Towne
Village at the corner of Scott Boulevard and Rochester Avenue—to create a sense of contfnuity
and identfty (e.g. façade design, signage, lightfng, landscaping).
• Ensure that small commercial areas, such as those contemplated or zoned along McCollister
Boulevard, are designed to complement the adjacent residentfal neighborhood and contribute
to an attractfve gateway to the South District by encouraging attractfve landscaping, screened
parking areas and/or parking behind the building, minimal exterior lightfng, bike facilitfes, and
connectfon to pedestrian routes.
Landscaping, shade trees, and pedestrian islands can help
break up large parking areas.
53
GOAL 2: Improve connectivity between commercial areas and adjacent residential.
• As development and redevelopment occur, integrate shopping areas with adjacent residentfal
neighborhoods by providing improved street, sidewalk, or trail connectfons and enhance entry-
ways with art, landscaping, and wayfinding.
• Encourage attractfve and readily identffiable bike parking and transit stops within commercial
development areas.
GOAL 3: Engage the community in re-thinking South Iowa City’s commercial areas by encouraging
(sponsoring) unique events such as food or cultural festivals, roller derby or roller skating, mini-
concerts, farmers market or food trucks nights at Pepperwood Plaza and other commercial areas.
GOAL 4: Support development and redevelopment of areas identified as commercial in the fu-
ture land use plan maps, ensuring that commercial areas and uses contribute to the long-term
vitality and appeal of adjacent neighborhoods.
• As the nearby Riverfront Crossings builds out, re-evaluate the development potentfal and zoning
of propertfes in the South Gilbert/Southgate Avenue area. Explore the potentfal for mixed use/
residentfal or instftutfonal uses. Any proposed rezoning of this area should be scrutfnized to en-
sure that new development contributes to the overall health of the surrounding neighborhood,
including nearby residentfal areas.
• Consider opportunitfes for small neighborhood commercial or mixed use nodes at key intersec-
tfons, such as where McCollister Boulevard intersects with Gilbert and Sycamore Streets and
encourage quality design and constructfon that enhances adjacent residentfal or public open
space areas.
• Support local and independent businesses in South Iowa City through targeted promotfonal
efforts and by encouraging alliances among businesses and property owners.
• Encourage or create incentfves to attract neighborhood-serving businesses—e.g. daycare, coffee
shop, medical office, music or dance studios, salons and other personal services, etc., to com-
mercial areas.
• Adopt a form-based code that provides for a compatfble mix of non-residentfal uses, including
commercial nodes that serve the needs of the neighborhood.
A few fun event ideas suggested for making commer-
cial areas—especially large parking areas—more
socially active: outdoor sport demonstrations, such
roller derby or basketball, food truck night with live
music, and art events such as a Chalk the Lot festival.
Photo copyright Greeley Tribune.
54
GUIDING PRINCIPLES FOR FORM-BASED LAND USE
Generally:
− Promote, preserve, and enhance community design and character
in support of the community's vision of a college town with a vari-
ety of neighborhoods with centers along pleasant and convenient
corridors that connect the City;
− Reinforce the urban pattern of mixed-use walkable districts, resi-
dentfal neighborhoods, and multf-modal corridors with centers
serving as amenitfes and focal points for community actfvity;
− Ensure appropriately-scaled development for a variety of physical
contexts;
− Support a diversity and wide variety of housing choices appropri-
ate to their locatfon;
− Ensure that each building plays a role in creatfng a better whole;
and
− Promote development patterns that support safe, effectfve, and
multf-modal transportatfon optfons for all users and help reduce
greenhouse gas emissions.
Within residentfal neighborhoods:
− Protect the character of established neighborhoods and
build upon and reinforce the unique physical characteris-
tfcs of the City's neighborhoods;
− Support walkable neighborhood patterns through highly
interconnected networks of multf-modal streets that are
safe for pedestrians and bicycles;
− Promote neighborhoods with quality housing and a diver-
sity of context-sensitfve housing choices.
Within districts and employment centers:
− Create new districts and centers that accommodate appropriately scaled
infill housing, mixed-use, and cultural development;
− Facilitate transitfons from single-use employment centers to mixed-use
districts that are compatfble with adjacent residentfal neighborhoods and
public access.
Along corridors:
− Promote a wide variety of housing choices;
− Promote small local businesses as an important part of the
City's economy;
− Promote incremental infill and revitalizatfon;
− Enable neighborhood main streets as centers to become
vibrant social and commercial focal points, with services
and amenitfes for the surrounding neighborhoods located
within a safe, comfortable walking distance of homes;
− Balance pedestrian comfort and place making with traffic
efficiency; and
− Promote and accommodates high-quality community de-
sign.
55
Form -Based Land Use
Zoning through a Form-Based Code (FBC) represents a paradigm shift in the way that the built
environment is regulated. Unlike conventfonal, use-based codes, FBCs utflize the intended
physical form and character of a context type, rather than use as the organizing framework of
the code. Further, FBCs regulate a series of elements not just to create a good individual build-
ing, but a high-quality place. The terminology in FBCs reflects the intended physical form and
hierarchy of different places. For example, instead of a zone being "commercial" or "mixed
use," it might be called "main street." The term tfes back to the intended physical form or
place, which includes a mix of uses, civic spaces, thoroughfares, frontages, and building types
that create vibrant walkable urbanism. For this reason, FBC also do not regulate by maximum
density, which is a change from previous use-based standards utflized by the City.
While FBCs primarily regulate the intended physical form, they regulate use secondarily. FBCs
allow a range of uses that are carefully chosen to maximize compatfbility between uses and the
intended physical form. Use tables are simplified and categorized by use type, and clearly de-
fined, to allow a greater degree of administratfve decision-making related to partfcular uses.
Most FBCs use an organizing principle called the Natural-to-Urban Transect. This enables a cus-
tomized framework of zones for a community that are based on intended physical character
(or form).
The Natural-to-Urban Transect: The Framework for Form-Based Codes:
The Natural-to-Urban Transect is the organizing principle used in most Form-Based Codes (FBC).
It establishes a hierarchy of physical environments or 'transects' from the most natural to the
most urban. The designatfon of each transect along this hierarchy is determined first by the phys-
ical character, form, intensity of development, and type of place, and secondly by the mix of uses
within the area. This hierarchy of physical environments becomes the framework for the entfre
FBC, replacing use as the organizing principle as in conventfonal, use-based zoning. Each transect
is used to reinforce existfng or create new walkable environments.
Form-Based Codes foster predictable built results and a high-quality public realm by using physical form (rather
than separation of uses) as the organizing principle for the code. These codes are adopted into city or county law
as regulations, not mere guidelines. Form-Based Codes are an alternative to conventional zoning.
- Form-Based Codes Instftute
56
The model transect for American communitfes is divided into six individual transects: Natural (T1),
Rural (T2), Walkable Neighborhood/Sub-Urban (T3), General Urban (T4), Urban Center (T5), and Ur-
ban Core (T6), together with a District (D), designatfon for areas with specialized purposes (e.g.,
heavy industrial, transportatfon, or university districts, among other possibilitfes). Each transect is
given a number. Higher numbers designate progressively more urban environments, and lower
numbers designate less urban and natural environments. These transects were used to help devel-
op the new future land use map shown on page 60. Because the South District is located on the
edge of Iowa City, it includes only designatfons from the T3 Suburban and T4 General Urban tran-
sects.
Implementatfon in the South District:
Form-based standards that are consistent with this plan should be considered for greenfield sites in
the South District. Implementatfon would need to occur through amendments to the City’s Zoning
and Subdivision Codes.
Any form-based standards should include specific approval criteria to determine if rezonings demon-
strate substantfal compliance with the Comprehensive Plan. The future land use maps show only
one possible way that the City may develop. Specific approval criteria defining consistency helps pro-
vide more predictability to neighbors, developers, and the community as to what development may
look like compared with previous zoning standards.
Example of Transect 3: Suburban Form
Example of Transect 4: General Urban Form
57
S o u t h D i s t r i c t F u t u r e L a n d U s e P l a n M a p
58
Low to Medium Density Residential:
2-8 dwelling units/acre
Intended primarily for detached single-family
housing. Duplexes are allowed on corner lots in
all single-family zones. In some areas attached
housing may be located along arterial streets or
adjacent to permanent open space. The resi-
dentfal density for a property should reflect the
nature of the site and take into account sensi-
tfve environmental features, topographical con-
straints, street connectfvity, and compatfbility
with historical development patterns.
Low to Medium Mixed Residential:
8-13 dwelling units/acre
Intended for medium- to high- density single-
family residentfal development, including small
lot detached single-family units, zero lot line
development, duplexes, and townhouses. Suita-
ble for sites where a single loaded street is de-
sirable to provide visibility and access to public
open space, or where clustering is desirable to
protect sensitfve environmental features. Low-
density multf-family residentfal may also be
considered if buildings are designed in a man-
ner that is compatfble in scale and design to the
lower scale residentfal dwellings in the neigh-
borhood (e.g. triplexes and 4- or 6-plexes).
Higher density housing should be located at the
edges of neighborhoods, principally in areas
with good street connectfvity, access to open
space or parks, trails, and transit.
Multi-Family
12-24 dwelling units/acre
Propertfes developed prior to 2015 may have
been established at higher densitfes, partfcular-
ly in neighborhoods close to Highway 6. The
“New Neighborhoods” sectfon of the plan (page
18) includes language describing the density,
locatfon, and design quality that will be part of
any rezoning to allow multf-family housing.
Higher-density zoning designatfons may not be
suitable for areas with topographical con-
straints or limited street connectfvity or access.
Preferred locatfons for new multf-family devel-
opments are along main travel corridors or in-
tersectfons, especially near permanent open
space or adjacent to commercial development.
Commercial
Areas intended to provide the opportunity for a
large variety of commercial uses, partfcularly
retail commercial uses, which serve a major
segment of the community.
Mixed-Use
An area intended for development that com-
bines commercial and residentfal uses. Individu-
al buildings may be mixed-use or single-use.
Development is intended to be pedestrian-
oriented, with buildings oriented to the street
with sidewalks, street trees and other pedestri-
an amenitfes. Buildings with residentfal uses
should be designed to ensure a comfortable
and functfonal environment for urban living in
close proximity to commercial uses. The mix of
uses requires special consideratfon of building
and site design.
Public Institutional
Property that is publicly owned and used for a
public purpose, including public schools, and
City, County, State, and Federal offices or facili-
tfes. If the property is proposed to be sold to a
private entfty for a non-public use, then the
land should be rezoned to be compatfble with
the surrounding neighborhood.
Public Parks/Open Space
Indicates existfng or potentfal public open space
intended for the protectfon of sensitfve natural
features, stormwater management, and/or to
provide for passive, actfve, recreatfonal, or oth-
er public open space needs, and/or to protect
the aesthetfc values of the community.*
Private Open Space
Indicates existfng or potentfal open space on
private land that is important for the protectfon
of sensitfve natural features and/or provides for
stormwater management, and/or for private,
shared passive or recreatfonal opportunitfes for
adjacent propertfes, and/or to protect the aes-
thetfc values of the community.*
*A public or private open space designatfon on land that is
not currently designated as open space may indicate that
an area is largely unsuitable for development due to envi-
ronmental or topographical constraints or may indicate
that an opportunity to acquire needed open space is pos-
sible if current land uses are discontfnued. While these
areas are best reserved or acquired for open space, devel-
opment may occur on privately held land if a proposal
meets the underlying zoning requirements and the re-
quirements of the Iowa City Sensitfve Areas Ordinance.
S o u t h D i s t r i c t F u t u r e L a n d U s e P l a n M a p D e s i g n a ti o n s
59
S o u t h D i s t r i c t F u t u r e L a n d U s e P l a n M a p
Areas Subject to Form-Based Land Use
(see Map on p. 60)
60
TRANSECT 3: SUBURBAN
Neighborhood Edge:
A walkable neighborhood environment of detached,
small-to-large building footprint, low-intensity hous-
ing choices from House Large, Duplex Side-by-Side
to Cottage Court, supportfng and within short walk-
ing distance of neighborhood-serving retail, food
and service uses. Buildings are house-scale and de-
tached in nature. Both design site widths and build-
ing footprints are small-to-large with medium-to-
large front setbacks and medium side setbacks.
Homes are up to 2.5 stories tall, and frontage types
include Porch, Dooryard and Stoop .
Neighborhood General:
A walkable neighborhood environment of small foot-
print, low-intensity housing choices from House
Small, Duplex Side-by-Side, Duplex Stacked, Cottage
Court, Multfplex Small to Townhouse, supportfng
and within short walking distance of neighborhood-
serving retail and services. Buildings are house-scale
and detached in nature. Design site widths are small-
to-medium with a small footprint and medium front
and side setbacks. Homes are up to 2.5 stories tall,
and frontage types include Porch, Dooryard and
Stoop .
TRANSECT 4: GENERAL URBAN
Neighborhood Small:
A walkable neighborhood environment of small-to-
medium-footprint, moderate-intensity housing
choices from Cottage Court, Multfplex Small, Court-
yard Building Small to Townhouse, supportfng and
within short walking distance of neighborhood-
serving retail and services. Buildings are primarily
house-scale with both attached and detached vari-
ants. Design site widths, building footprints, and
front and side setbacks are all small-to-medium.
Homes are up to 2.5 stories tall, and frontage types
include Porch, Dooryard and Stoop.
Neighborhood Medium
A walkable neighborhood environment of small-to-
medium-footprint, moderate-intensity housing
choices from Multiplex Large, Courtyard Building
Small to Townhouse, supporting and within short
walking distance of neighborhood-serving retail and
services. Buildings are primarily house-scale with
both attached and detached variants. Design site
widths and building footprints are medium, while
front and side setbacks are small. Homes are up to
3.5 stories tall, and frontage types include Porch,
Dooryard Stoop, Forecourt and Terrace .
Main Street
A walkable, vibrant district of medium-to-large-
footprint, moderate-intensity, mixed-use buildings
from Townhouse (in which units may be stacked)
and Courtyard Building Large to Main Street
Building, supporting neighborhood-serving ground
floor retail, food and services, including indoor and
outdoor artisanal industrial businesses. Buildings are
block-scale and attached in nature. Design site
widths are medium, and building footprints are
medium-to-large with front and side setbacks that
are small-to-none. Buildings are up to 3.5 stories tall,
and frontage types include Dooryard, Stoop,
Forecourt, Maker Shopfront, Shopfront, Terrace,
Gallery and Arcade .
OTHER DESIGNATIONS
Open Subareas:
Open subarea designatfons may be applied to T3
Neighborhood General, T4 Neighborhood Small, or
T4 Neighborhood Medium zones. The subarea al-
lows more uses than the base land use designation
but maintains the same form and character. As
such, open subareas provides additional flexibility at
or near intersections that function or can function
as a neighborhood node of non-residential uses .
Public or Private Civic/Park/Open Space
Indicates existing or potential civic or open space on
public or private land that is important for the pro-
tection of sensitive natural features and/or provides
for stormwater management, and/or for private,
shared passive or recreational opportunities for ad-
jacent properties, and/or to protect the aesthetic
values of the community. This designation may indi-
cate that an area is unsuitable for development due
to environmental or topographical constraints. De-
velopment may occur if a proposal meets the under-
lying zoning and Sensitive Areas requirements.
F o r m -B a s e d F u t u r e L a n d U s e D e s i g n a ti o n s
61
F o r m -B a s e d F u t u r e L a n d U s e M a p
Form-Based Land Use Designatfons
62
F u t u r e T h o r o u g h f a r e M a p
63
STAKEHOLDER INPUT ON THE PUBLIC REVIEW DRAFTS
Prepared by: Anne Russett, Senior Planner
South District Plan Amendment
Proposed Amendment/Questions Date Commenter Explanatory Notes Staff Recommendation
1
Concern that there is a lack of transition
to the existing neighborhood (McCollister
Court) on the proposed Future Land Use
Map. Requested that the proposed land
use designations be changed from T4 to
T3 categories.
7/22/2021 Sandhill Estates HOA Staff met with two members of the HOA to discuss all their concerns. Please also
see the comment letter from the HOA.
Staff incorporated transitions from existing single-family into the Future Land Use
Map in two ways: 1) designating the adjacent land T3-NE, or 2) designating the
adjacent land as new open space.
The transition proposed for the area adjacent to McCollister Court includes an
approximately 40' wide area of open space that includes an existing trail and a
proposed 70' of public right-of-way. Due to the proximity of two major streets (S.
Gilbert St. & McCollister Blvd), staff is proposing T4NM along McCollister Blvd,
which allows Multiplex Large, Courtyard Building Small, and Townhouse building
types at a max. height of 3.5 stories. North of McCollister Blvd, staff is proposing
T4NS, which allows Cottage Court, Multiplex Small, Courtyard Building Small, and
Townhouse building types at a max. height of 2.5 stories.
Here's a summary of the building types:
Multiplex Large - allows up to 12 units (not allowed in T4NS)
Cottage Court - one-story buildings facing an interal courtyard, 3-9 units
Multiplex Small - allows up to 6 units
Courtyard Building Small - allows up to 16 units that access a shared courtyard
Townhouse - Up to 4-8 individual townhomes per row
Additionally, the proposed land use map is not a significant change from the current
land use policy direction for this area. The current Future Land Use Map shows this
area as appropriate for Low Density Mixed Residential (8-13 du/ac) and Multi-Family
along McCollister Blvd, which allows 12-24 du/ac.
No changes recommended.
2
Concern with how the plan will impact
education.
7/22/2021 Sandhill Estates HOA Staff had many discussions with the Iowa City Community School District throughout
the process. They informed staff that no additional land would be needed in the
planning area for an additional school.
No changes recommended.
3
Concern with access to emergency
services.
7/22/2021 Sandhill Estates HOA The City recently purchased land for a new fire station at the intersection of S.
Gilbert St. and Cherry Avenue. Based on conversations with Fire staff, they do not
anticipate needing more land in the proposed planning area for providing timely
emergency response.
No changes recommended.
4
Would like to see indoor recreation
space somewhere in the South District.
7/27/2021 South District
Neighborhood
Association Leadership
Group
The Parks and Rec Department are about to embark on the development of a Rec
Facilities and Program Master Plan, which will analyze the needs of indoor facilities.
Public outreach is anticipated to start in the Fall of 2021 and a representative from
the South District Neighborhood Association has been identified for the steering
committee.
No changes recommended.
5
Request from land owners to remove
their property from the form-based code
area.
8/3/2021 Steve Gordon & Aleda
Feuerbach
Staff does not support removing this land (south of Lehman Avenue and east of the
Sycamore Greenway) from the planning area, as it would undermine all of the work
that has gone into this planning effort over the past 2.5 years. In order to achieve
complex policy goals related to equity and sustainability, the City needs to think
about growth differently, especially at the fringe of our community.
No changes recommended.
Revised Draft Form-Based Codes and Standards
Proposed Amendment/Questions Date Commenter Explanatory Notes Staff Recommendation
1
The affordable housing plan is unlikely to
result in new affordable housing in part
because it is voluntary but more because
of setting the rent ceiling at Fair instead
of 30% of a selected AMI
7/10/2021 Cheryl Cruise
No changes recommended.
2
HUD Fair Market Rent is volatile.
No affordable housing programs use
FMR (unverified)
Private developers should not be
expected to produce units with lower
rents than LIHTC
7/21/2021 Cheryl Cruise
No changes recommended.
3
Concern about safety for children
walking or biking to Alexander
Elementary (types of commercial uses in
the Main Street, traffic calming on
Sycamore)
7/15/2021 Kelcey Patrick-Ferree Staff met with Patrick-Ferree and others associated with the South District
Neighborhood Association and discussed these concerns. No changes recommended.
4
Design sites being administratively
changed after approval.
7/22/2021 Sandhill Estates HOA Regardless of being able to administratively alter design sites, developers will be
able to change proposed building types as long as the proposed type meets the
standards in the code. Staff would like to keep the proposed flexibility in the code;
however, we do not anticipate it being used often. We anticipate most developers
will plat lots that will be coterminous with design sites (as opposed to multiple design
sites on one lot).
No changes recommended.
5
Concern with the proposed reduction in
parking.
7/22/2021 Sandhill Estates HOA Staff proposed slight reductions to minimum parking standards in order to align with
important City goals, especially for non-residential uses. Where minimum parking
standards are too high, housing affordability can be negatively impacted, which can
especially affect low- and moderate-income households which are more sensitive to
the price of housing. In addition, requiring more off-street parking encourages car
dependence by making development less compact which leads to destinations that
are further away, thus increasing the likelihood of requiring a personal vehicle. In
addition, minimum parking standards are typically more important where sufficient
on-street parking is not available. In neighborhoods on the fringe of the City, on-
street parking is almost always available on either one or both sides of the street,
which becomes underutilized in areas with higher parking minimums. For these
reasons, the draft code proposed a modest reduction in the minimum off-street
parking required. However, buildings can still provide higher amounts of off-street
parking where they feel it is necessary due to market conditions. Additional
discussion on this topic is available in the staff memo to P&Z, dated July 15, 2021,
that follows up on questions about the code.
No changes recommended.
Housing is affordable if a household spends 30% or less of its income on housing
costs. The voluntary affordable housing standards are income-restricted to low
income households (60% AMI for rentals and 80% AMI for owners). The code
offsets revenue loss by allowing more density, decreased parking costs, and
flexibility from certain standards. Staff has structured the proposed requirements
similar to the City's other affordable housing policies to create consistent
expectations and simplify ongoing monitoring. These incentives will not solve
housing affordability, but they may encourage additional affordable units which is
important in an area that will be entirely new construction. Additional discussion on
this topic is available in the staff memo to P&Z, dated August 5, 2021, that follows
up on questions about the code.
6
Would like to see more wayfinding
signage to points of interest (parks, main
street, etc.)
7/27/2021 South District
Neighborhood
Association Leadership
Group
Staff from the MPO plan to add more bike wayfinding signs within the South District
as part of the 4-3 lane conversion of Keokuk.
Staff likes the idea of incorporating more wayfinding
signage into new communities. Currently, the City
does not have a comprehensive approach to
wayfinding, which may be something that needs to be
explored as part of a separate planning process.
No changes recommended.
7
Questions on commercial uses. Not
interested in more liquor stores and gas
stations.
7/27/2021 South District
Neighborhood
Association Leadership
Group
The proposed code does not include any zones that allow gas stations.
Liquor stores would be allowed either provisionally or through a special exception in
the T4NS-O, T4NM-O, and T4MS zones. The maximum size is capped at 1,500 sq
ft.
Based on this comment, staff is proposing two
changes:
1) Alcohol sales oriented uses (i.e. liquor stores) are
only allowed through a special exception in the T4NS-
O, T4NM-O, and T4MS zones.
2) For the open zones, staff recommends adding
limitations on operating hours for non-residential uses.
Specifically, non-residential uses shall not be open to
the public between the hours of 11:00 PM and 6:00
AM.
8
Would like to see some opportunities and
some spaces that local entrepreneurs
could lease.
7/27/2021 South District
Neighborhood
Association Leadership
Group
The proposed code carries forward the City's current home occupation standards,
but it also incorporates some opportunities for live/work, which are not provided in
most other areas of the city. The code also provides areas for neighborhood
commercial. That said, the entire area will be newly constructed and rental costs
may be a factor in providing affordable spaces.
No changes recommended.
9 Consider revising parking requirements
to require or incentivize Electric Vehicle
(EV) charging stations
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
10 Concern that required minimum parking
standards are reduced.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
11
Concern that the fee in-lieu of affordable
housing does not lead to affordable
housing.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
12
Requested clarification on how the draft
code ensures a multi-modal
transportation system.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
13
Concern with the specificity of the Future
Land Use Map and impacts deviations
from the map will have on how the area
develops.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
14
How does the code work with the
Housing Code and the City's regulation
of rental housing?
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
15 Concern that the code does not require
native species or stormwater to be
incorporated into open space areas.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
16 Consider requiring development to
incorporate local materials.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
17
Concern that the plan lacks green space
and requested clarify on how the
provision of green space would be
ensured.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
18 Concern that the draft code will not lead
to neighborhood/commercial nodes.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
19
Many concerns and questions were
raised regarding the proposed regulatory
incentives for voluntary affordable
housing
7/15/2021 Planning & Zoning
Commission See staff's response in memo dated August 5, 2021 No changes recommended.
20 Do any of the proposed zones allow gas
stations?
7/15/2021 Planning & Zoning
Commission See staff's response in memo dated August 5, 2021 No changes recommended.
21 Please clarify how form and use are
regulated in the draft code.
7/15/2021 Planning & Zoning
Commission See staff's response in memo dated August 5, 2021 No changes recommended.
22
Parking minimums will not ensure the
area has less parking; explore parking
maximums.
8/5/2021 Planning & Zoning
Commission The draft includes parking maximums for the T4MS (main street) zone, but not the
other more residential zone districts. Staff has received other concerns related to
the slight reduction in the minimums. Staff would recommend keeping the slight
reduction, but not requiring a max for the other T3 and T4 zones.
No changes recommended.
1
Kirk Lehmann
From:Cheryl Cruise <cherylcruise@aol.com>
Sent:Saturday, July 10, 2021 11:50 AM
To:Anne Russett; Kirk Lehmann
Cc:mhensch@johnsoncountyiowa.gov
Subject:Input regarding draft form based code
Attachments:We sent you safe versions of your files; Inclusionary_Housing_US_v1_0.pdf; ATT00001.txt
Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files.
Staff,
The affordable housing plan in the new draft is worth comment. It is unlikely to result in new affordable housing in part
because it is voluntary but more because of setting the rent ceiling at Fair Market Rent (which is 40‐45% AMI level)
instead of 30% of a selected AMI. You will see in the attached article that in 1,019 affordable housing plans in the
country NO ONE USES FAIR MARKET RENT for rent ceilings. 87% of plans use 51%‐80% AMI income AND rent limits. 2%
use 50% AMI income and rent limit. All others plans are higher than 80% AMI. The majority use a mixed income
approach such as 25% of affordable units at 50% AMI and 75% at 80%AMI.
HUD has issued tables for 30%, 40%, 50%, 60%, 80% AMI paying 30% of income for as long as LIHTCs have existed
though the math is easy to calculate. The new draft plan continues the dichotomy of private developers using FMR and
LIHTCs using 60% AMI paying 30% of income even though the latter are highly subsidized. Using FMR for new
construction would cause rental housing owners to lose hundreds of dollars a month in addition to all the expenses for
every affordable unit produced. Agreeing to lose money for 20 years seems unlikely. The added density allowed would
all go to money losing units. Less parking would not be much incentive in out lying areas that are likely to need a car.
Inclusionary housing plans work in high growth areas where incentives and density bonus will allow market rate units to
cover the cost of the affordable units. Otherwise it will not pencil out and will not be built. (Note we are not in a high
growth area now, in fact we lost population from 2019 to 2020.) The objective of inclusionary housing is to provide for
low‐moderate income households at 60% AMI‐100% AMI who do not qualify for Federal programs. Very low and
extremely low income require a public subsidy.
Fair Market Rent should only be used for Housing Choice Vouchers, CDBG, and HOME projects. It is volatile as adjusted
annually because it is based on the 40th percentile of a tiny number of survey takers who are renting a 2 bedroom unit
and moved recently. Median income is not as volatile.
Best regards,
Cheryl Cruise
Iowa City IA
https://groundedsolutions.org/sites/default/files/2021‐01/Inclusionary_Housing_US_v1_0.pdf
1
Kirk Lehmann
From:Kelcey Patrick-Ferree <kelcey.patrickferree@gmail.com>
Sent:Thursday, July 15, 2021 12:08 PM
To:AJ
Cc:Anne Russett; Kirk Lehmann; Megan Alter; Jessica Bovey; Elinor Levin; Eric Harris; Tatiana Washington;
South District
Subject:Re: Revised Draft Form-Based Code Available for Public Review
Anne and Kirk,
I'm starting to look through this, but the odds of me finding time for 140 pages of highly detailed information are low.
The map on the first page has no key, so I can't tell what the plan is quickly and easily. I am glad that this level of thought
and detail is available, but find it nearly impossible to wade through in a helpful or timely fashion. Is there a better high
level summary available?
Preliminary feedback:
One thing I was able to figure out from the newspaper: Part of the plan is to build a "main street" district on the circle on
Sycamore north of Alexander Elementary. I am concerned with the idea of elementary school children having no option
but to walk through a commercial district, even a small one, on their way home from school. If it's ice cream and dry
goods shops, that's one thing. If it's more liquor stores (which seem to be proliferating at an alarming rate in our area),
that's quite another. I see on p. 82 that the uses of "Main street" areas are unrestricted. So that's a big concern for me.
I'd also like to know what traffic calming measures along Sycamore are built into this plan. People speed there, even
(and if they're late, especially) on their way to drop off kids at the elementary school. This plan appears to add housing
on the far side of Sycamore, and depending on what ICCSD does, that could mean more children having to cross
Sycamore to get to school.
TLDR: I want the plan to consider safety issues for Alexander Elementary children walking or biking to and from school.
Warm regards,
Kelcey
--
And biannual time changes must be abolished. #LockTheClock
1
Kirk Lehmann
From:Kelcey Patrick-Ferree <kelcey.patrickferree@gmail.com>
Sent:Thursday, July 15, 2021 12:08 PM
To:AJ
Cc:Anne Russett; Kirk Lehmann; Megan Alter; Jessica Bovey; Elinor Levin; Eric Harris; Tatiana Washington;
South District
Subject:Re: Revised Draft Form-Based Code Available for Public Review
Anne and Kirk,
I'm starting to look through this, but the odds of me finding time for 140 pages of highly detailed information are low.
The map on the first page has no key, so I can't tell what the plan is quickly and easily. I am glad that this level of thought
and detail is available, but find it nearly impossible to wade through in a helpful or timely fashion. Is there a better high
level summary available?
Preliminary feedback:
One thing I was able to figure out from the newspaper: Part of the plan is to build a "main street" district on the circle on
Sycamore north of Alexander Elementary. I am concerned with the idea of elementary school children having no option
but to walk through a commercial district, even a small one, on their way home from school. If it's ice cream and dry
goods shops, that's one thing. If it's more liquor stores (which seem to be proliferating at an alarming rate in our area),
that's quite another. I see on p. 82 that the uses of "Main street" areas are unrestricted. So that's a big concern for me.
I'd also like to know what traffic calming measures along Sycamore are built into this plan. People speed there, even
(and if they're late, especially) on their way to drop off kids at the elementary school. This plan appears to add housing
on the far side of Sycamore, and depending on what ICCSD does, that could mean more children having to cross
Sycamore to get to school.
TLDR: I want the plan to consider safety issues for Alexander Elementary children walking or biking to and from school.
Warm regards,
Kelcey
--
And biannual time changes must be abolished. #LockTheClock
From:Sandhill Estates
To:Anne Russett
Subject:South District Plan - Letter of Concerns
Date:Wednesday, July 28, 2021 11:30:16 PM
Attachments:We sent you safe versions of your files.msg
sandhill-estates-south-district-plan-concerns.pdf
Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files.
Hi Anne,
Attached you will find a document highlighting some concerns our Home Owners Association
and residents share regarding the South District Plan. We request you please include the
attachment in the packet provided to Planning and Zoning Commission members in advance
of the August 5th meeting. The attachment contains a letter of concern drafted by HOA
members, signatures of support from our neighborhood residents, and maps highlighting (in
yellow) those households where signatures were obtained.
We look forward to learning more about the South District Plan and to our discussion with you
on August 3rd.
Sincerely,
Robert Domsic
Director-at-Large
Sandhill Estates Homeowners Association
Date: August 19, 2021
To: Planning & Zoning Commission
From: Kirk Lehmann, Associate Planner and Anne Russett, Senior Planner
Neighborhood and Development Services
Re: Zoning Code Amendment (REZ21-0005) to adopt form-based standards for new
development in areas of Iowa City as identified in Comprehensive and District Plans
Introduction
At the Commission’s July 1 and July 15 meetings, staff presented a comprehensive overview of
the proposed Zoning Code Amendment (REZ21-0005), which will apply a form-based zoning
code to a portion of the South District (see Figure 1). On August 5, the Planning and Zoning
Commission had another opportunity to ask questions of staff related to the proposed
amendment. During these meetings the Commission brought up several questions and concerns.
Questions included transit availability, affordable housing, parking minimums, and open space,
among others. Staff responded to these questions in multiple memos (see Attachments 1-3). Staff
also incorporated comments from the Commission into a summary spreadsheet, along with other
comments received on the draft (see Attachment 6).
At the August 19 meeting, staff will ask the Commission to recommend approval of the proposed
Zoning Code Amendment (REZ21-0005) to the City Council.
Figure 1. South District Form-Based Code Study Area
August 19, 2021
Page 2
Background
The South District Plan guides the growth and development for a large amount of undeveloped
land. To help manage new development in these areas, the Plan recommends that the City
consider a form-based code to ensure that a true mix of housing at compatible scale can be
achieved. A form-based code can also encourage the development of compact and connected
neighborhoods. The City has worked with Opticos Design since January 2019 to develop a form-
based zoning code for the undeveloped portion of the South District (the study area is shown in
Figure 1). Through this process, staff also determined that amendments to the South District Plan
were necessary before the City could consider adoption of a form-based code (CPA21-0001).
The Zoning Code is one of the City’s primary tools to implement its Comprehensive and District
Plans by providing rules for how land can be used and developed, including what structures can
be built where. A form-based code represents a paradigm shift in the way that the built
environment is regulated in Iowa City. While the City’s current Zoning Code provides flexibility for
new development, it tends to lead to conventional development patterns in greenfield sites with
land uses separated into discrete districts and a limited mix of uses. Unlike conventional, use-
based codes, form-based zoning utilizes the intended physical form and character, rather than
use, as the organizing framework. Form-based codes also regulate elements to create a high-
quality place, not just a good individual building. As such, the terminology reflects the intended
physical form of different places. For example, instead of a zone being "commercial," it might be
called "main street." The term ties back to the intended physical form or place, which includes a
mix of uses, civic spaces, thoroughfares, frontages, and building types that create vibrant
walkable urbanism. For this reason, such codes do not regulate by maximum density, which is a
change from the City’s current use-based standards. Form-based codes still regulate use
secondarily, but the range of uses are chosen to maximize compatibility between uses and the
intended physical form.
In addition to the proposed Comprehensive Plan Amendment, staff is recommending adoption of
form-based zoning standards to implement the Comprehensive Plan’s vision for context-specific,
walkable development that reflects Iowa City's distinct development patterns and community
character. Although this proposed amendment would only apply to a portion of the South District,
the goal is to apply it to other greenfield sites at the fringe of the community over time. The intent
of the code is to produce neighborhoods that:
• Are safe for pedestrians and encourage walking;
• Will preserve important environmental resources;
• Contain a connected network of streets and paths; and
• Allow for a variety of housing types and price-points.
Staff developed the proposed Zoning Code Text Amendment (REZ21-0005) to adopt form-based
standards for new development in areas of Iowa City as identified in Comprehensive and District
Plans. However, it also supports other goals of the City Council, especially those related to equity
and climate action, as discussed in the memo for CPA21-0001.
Overview of Stakeholder Outreach
The form-based code project builds on previous planning work in Iowa City and specifically in the
South District. The City adopted the current South District Plan in 2015 which outlined the vision
for the area after extensive collaboration with the community. The City then worked with Opticos
Design to assess the feasibility of a form-based code for undeveloped areas in the district with a
goal of expanding its applicability to other undeveloped areas of the city over time. Completed in
August 2017, the Project Direction Report and Form-based Code Analysis included the results of
stakeholder interviews, a community workshop, and a visual preference exercise for the South
District. A July 2019 residential market analysis also helped to inform the form-based standards.
August 19, 2021
Page 3
Additional outreach was conducted during the formulation of the form-based code standards in
2019 and 2020. The City engaged approximately more than 240 people at a mix of individual
interviews, focus group meetings, community meetings, and presentations by staff and Opticos.
Participants included representatives from the local development community, local government
entities, property owners, architects, affordable housing advocates, and the public. Staff also had
meetings with the Iowa City Community School District to better understand their future facility
needs. Figure 2 provides more detail on outreach conducted as part of this process.
Figure 2: Stakeholder Outreach Meetings
Group Date Approx.
Attendance
Focus Group Meetings (Local Builders & Development
Community; Community Members; Property Owners; Realtors
& Lenders; Architects; Affordable Housing Advocates)
April 2019 25
Residential Market Analysis Presentation to Property Owners
and Development Community
July 2019 15
Community Meeting on Initial Draft Code Nov 2019 30
Developer and Land Owner Meeting on Initial Draft Code Nov 2019 18
Iowa City Community School District Dec 2019 5
Johnson County Affordable Housing Coalition Nov 2019
June 2020
5
Private Utility Companies Jan 2020 5
Johnson County Livable Communities Housing Action Team Jan 2020 8
City Council Joint meeting with the Iowa City Community
School District Board
Feb 2020 10
Individual Meetings with Property Owners on Draft Zones Feb 2020 4
Developer and Property Owner Meeting on Draft Zones Feb 2020 10
Home Builders Association June 2020 5
Meetings with Land Owners Ongoing
Draft Code Review Meetings
(Neighborhood Groups, Realtors, Landowners, etc.)
Ongoing
Amendment Framework
The proposed amendment to the Zoning Code is consistent with and intended to implement the
recent amendment to the South District Plan (CPA21-0001). The South District future land use
map (see Attachment 4) created new land use designations which directly align with the proposed
Form-Based Zones in the amendment.
The proposed code amendment (Attachment 5) includes changes to several chapters of the
Zoning Code (Title 14). The primary addition is the new Article H of Chapter 2, which includes the
Form-Based Zones and Standards section. Other supplementary changes are in Chapters 5 (Site
Development Standards) and 9 (Definitions). Staff also proposes amending Title 15 (Land
Subdivisions) to help with the implementation of the form-based standards. While the Planning
and Zoning Commission does not review changes to the City Code outside of Title 14, they are
summarized in this memo so the Commission can understand how the proposed changes work
together towards implementing the proposed standards.
Together, the recent Comprehensive Plan amendment and these proposed code amendments
should streamline the development process without compromising the breadth of review and
ensure quality design. To that end, the proposed amendment encourages closer adherence to
the future land use map in the Comprehensive and District Plans by better defining consistency
with planning documents.
August 19, 2021
Page 4
The following list summarizes the most substantive differences between the current and
proposed codes:
1. Building Type Mix Required: Every block, except in the main street area, requires at least
two different building types. For example, a block could not have all single-family homes.
At least one of the lots must contain a duplex or other building type allowed by the zone.
2. Frontage Type Mix Required: Similar to building types, each block must have a mix of
frontage types (e.g. porch, stoop) to ensure visual variety along the streetscape.
3. Parking Setback: Alleys are not required except along the proposed main street area.
However, parking must be set back from the front façade of the building.
4. Parking Ratios: The required minimum amount of parking has been reduced slightly.
5. Carriage Houses: Carriage houses, sometimes referred to as accessory dwelling units
(ADUs), granny flats or accessory apartments, are allowed with most building types. The
current code only allows ADUs in conjunction with single-family homes.
6. Street Trees: Trees are required to be planted within the public right-of-way.
7. Block Length: Block lengths are shorter depending on the zone to ensure a highly
interconnected network of streets and paths.
8. Design Sites: A new term “design sites” has been incorporated into the draft. A design site
is an area of land that generally accommodates one primary building type. A platted lot
may contain multiple design sites. Design sites provide more flexibility than traditional
platted lots since they can be administratively adjusted.
9. Design Site Depth and Width: Unlike the current code which includes minimum lot size
requirements, the proposed code includes minimum and maximum depth and width
standards for design sites. The maximum helps to ensure more compact development.
10. Civic Space: A number of different civic space types are defined. Civic spaces are also
identified on the future land use map of the Comprehensive Plan.
11. Affordable Housing: The code does not include an affordable housing requirement, but it
does include regulatory incentives (e.g. more units, height bonuses, etc.) for affordable
housing that is provided voluntarily.
12. Subdivision Application Materials: The proposed code requires additional detail to be
submitted with preliminary and final plat applications. This includes noting building types
on preliminary plats and including a Neighborhood Plan with a final plat application. The
Neighborhood Plan will be used to track landscaping, civic space, building types, and other
code requirements.
A comprehensive overview of the proposed amendment is outlined below.
Comprehensive Overview of Proposed Amendment
TITLE 14: ZONING CODE
Title 14, Chapter 2, Article H – Form-Based Zones and Standards
Article H (Form-Based Zones and Standards) sets forth standards for neighborhood design,
building form, and land use within Form-Based Zones. It is a new Article to the Zoning Code and
contains the bulk of changes to be reviewed. For clarity, staff integrated many of those changes
in the final draft into other existing sections of the Zoning and Subdivision Codes. This
consolidated redundant and conflicting provisions.
August 19, 2021
Page 5
Section 1 – Introduction (14-2H-1)
14-2H-1A: Intent
This section introduces the form-based code and how it will implement the community's vision in
the Comprehensive Plan by ensuring that development reinforces the character and scale of Iowa
City's urban centers, neighborhoods, and corridors with a mix of housing, civic, retail and service
uses in a compact, walkable, and transit-friendly environment. Specifically, the standards are
intended to:
• Improve the built environment and human habitat;
• Promote development patterns that support safe, effective, and multi-modal transportation
options, including auto, pedestrian, bicycle, and transit;
• Reduce vehicle traffic and support transit by providing for a mixture of land uses, highly
interconnected block and street network, and compact community form;
• Provide neighborhoods with a variety of housing types and levels of affordability and
accessibility to serve the needs of a diverse population;
• Promote the health and sustainability benefits of walkable environments;
• Generate pedestrian-oriented and pedestrian-scaled neighborhoods where the
automobile is accommodated but does not dominate the streetscapes;
• Reinforce the unique identity of the City and build upon the local context, climate, and
history; and
• Realize development based on the patterns of existing walkable neighborhoods.
14-2H-1B: Zoning Districts
The form-based code includes five new Form-Based Zones. The naming is based on a spectrum
of context types as listed in Figure 3, derived from the model transect for American communities.
Six individual transects are each given a number: Natural (T1), Rural (T2), Walkable
Neighborhood/Sub-Urban (T3), General Urban (T4), Urban Center (T5), and Urban Core (T6),
together with a District (D), designation for areas with specialized purposes (e.g., heavy industrial,
transportation, or university districts, among other possibilities). Higher numbers designate
progressively more urban environments, and lower numbers designate less urban and natural
environments. These transects were used to help structure the proposed future land use map for
the South District Plan.
Figure 3: Natural to Urban Transect
August 19, 2021
Page 6
Because the proposed amendment is initially being adopted for greenfield locations on the edge
of Iowa City, it includes only designations from the T3 Sub-Urban and T4 General Urban
transects. Specifically, the Form-Based Zones (described in more detail in Section 2) are:
• T3 Neighborhood Edge (T3NE)
• T3 Neighborhood General (T3NG)
• T4 Neighborhood Small (T4NS)
• T4 Neighborhood Medium (T4NM)
• T4 Main Street (T4MS)
The reference to Form-Based Zones should not be confused with the Riverfront Crossings and
Eastside Mixed Use District Form Based Development Standards, which are regulated through
Title 14, Article G.
14-2H-1C: Applicability
The standards in this Article apply to development on land rezoned to a Form-Based Zone. This
is primarily intended to apply to new development. Table 14-2H-1C-1 on page 4 of the proposed
code amendment (Attachment 5) provides a thorough summary of how this Article interacts with
other standards in Title 14 (Zoning Code), Title 15 (Land Subdivisions), and Title 18 (Site Plan
Review).
14-2H-1D: Rezoning to Form-Based Standards
Rezoning to a form-based zone follows the same process for any other rezoning, but with defined
approval criteria that provide higher levels of predictability for the community and developers.
Where a proposed development generally matches what is shown in the future land use map of
the Comprehensive Plan, including the location and type of proposed uses, streets, and civic
spaces, then the development substantially complies. However, development may vary from the
future land use map as long as the rezoning criteria in the code are met. Rezoning approval
criteria include:
• Conditions have changed, the proposed modification of the future land use map is in the
public interest, and the change is necessary based on criteria such as the presence of
sensitive areas or other situations discussed in the code;
• Zones are organized to respond appropriately to the various site conditions, including
intensity of uses and provision of a neighborhood node;
• There is an appropriate transition between neighborhood Form-Based Zones; and
• The design suits specific topographical, environmental, site layout, and design constraints
unique to the site.
Specifying rezoning approval criteria provides a more objective basis for analysis and helps
ensure that rezonings are substantially consistent with the Comprehensive and District Plans. As
development continues through the subdivision, site plan, and building permit processes,
standards will be reviewed to ensure compliance.
14-2H-1E: Neighborhood Plan
The proposed code requires submittal of a Neighborhood Plan at the time of a final plat
application. The Neighborhood Plan ensures compliance with building and frontage type mix,
location of civic space, and other requirements of the proposed code. Staff will use this plan to
check compliance with the code as the area begins to develop. If circumstances change and
developers wish to update the plan, such as changing building types, those changes can be
reviewed by staff for compliance with the zoning code upon submission of an updated
Neighborhood Plan.
August 19, 2021
Page 7
Section 2 – Zones (14-2H-2)
14-2H-2A through 14-2H-2B: Purpose and Sub-Zones
This section provides standards for Form-Based Zones including general building and lot
characteristics (including height limits), allowable frontage types, permitted sub-zones, and the
amount and location of parking. The proposed neighborhood Form-Based Zones (T3NE, T3NG,
T4NS, and T4NM) are intended to provide a walkable neighborhood environment supporting and
within short walking distance of neighborhood-serving retail and services. The T4 Main Street
zone is intended to provide a walkable, vibrant district with neighborhood-serving ground floor
retail, food and services, including indoor and outdoor artisanal industrial businesses.
The proposed amendment also incorporates “open” sub-zones, which provide additional flexibility
near intersections to allow a neighborhood node with non-residential uses. In other words, it
allows more uses than the base zone in a way that is consistent with its form and character, and/or
more easily allows certain uses that are already allowed in the base zone.
As compared to the City’s current standards, T3 Form-Based Zones are more similar to single-
family (RS) zones, neighborhood T4 zones are more similar to multi-family (RM) zones, and the
T4MS zone and open subzones tend to be more similar to neighborhood commercial zones.
14-2H-2C through 14-2H-2G: Form-Based Zone Summary
In the proposed Form-Based Zones, the amount and location of parking is dictated by each zone.
One moderate change in this regard is that minimum required parking spaces tend to be equal to
or less than those for current zones. In addition, parking must be set back further from front street
lot lines than the building, which helps avoid large areas of garage doors with blank facades. For
example, in a T3 Neighborhood General zone, the majority of the primary building must be set
back 20 to 30 feet from the front lot line whereas parking must be set back at least 40 feet. This
should improve the quality of the streetscape, which is comprised of both the public realm and
the private realm.
Other characteristics of Form-Based Zones are described in Figure 4. To understand where
different zones may be appropriate, refer to the proposed South District future land use map
(Attachment 4). Generally, Form-Based Zones that allow a higher intensity of uses are
concentrated along major streets and intersection, neighborhood nodes, and along single-loaded
streets or open space.
August 19, 2021
Page 8
Figure 4: Zone Summary
Zone Building Characteristics Building Types Lot Characteristics Frontage Types Sub-Zones
14-2H-2C:
Transect 3
Neighborhood
Edge
(T3NE)
• House-Scale
• < 2.5 Stories
• Detached
• Footprint: small-to-large
• Low-Intensity Residential
House Large
Duplex Side-by-Side
Cottage Court
• Design Sites: small-to-
large
• Front Setbacks:
medium-to-large
• Side Setbacks: medium
Porch
Dooryard
Stoop
None
14-2H-2D:
Transect 3
Neighborhood
General
(T3NG)
• House-Scale
• < 2.5 Stories
• Detached
• Footprint: small
• Low-Intensity Residential
House Small
Duplex Side-by-Side
Duplex Stacked
Cottage Court
Multiplex Small
Townhouse
• Design Sites: small-to-
medium
• Front Setbacks: medium
• Side Setbacks: medium
Porch
Dooryard
Stoop
Open
(T3NG-O)
14-2H-2E:
Transect 4
Neighborhood
Small
(T4NS)
• House-Scale
• < 2.5 Stories
• Detached and Attached
• Footprint: small-to-
medium
• Moderate intensity
Residential
Cottage Court
Multiplex Small
Courtyard Building Small
Townhouse
• Design Sites: small-to-
medium
• Front Setbacks: small-
to-medium
• Side Setbacks: small-to-
medium
Porch
Dooryard
Stoop
Open
(T4NS-O)
14-2H-2F:
Transect 4
Neighborhood
Medium
(T4NM)
• Primarily House-
• Scale
• < 3.5 Stories
• Detached and Attached
• Footprint: medium
• Moderate Intensity
Residential
Multiplex Large
Courtyard Building Small
Townhouse
• Design Sites: medium
• Front Setbacks: small
• Side Setbacks: small
Porch
Dooryard
Stoop
Forecourt
Terrace
Open
(T4NM-O)
14-2H-2JG:
Transect 4 Main
Street
(T4MS)
• Block-Scale
• < 3.5 Stories
• Attached
• Footprint: medium-to-large
• Moderate Intensity Mixed-
Use
Townhouse (stacked)
Courtyard Building Large
Main Street Building
• Design Sites: medium
• Front Setbacks: small-
to-none
• Side Setbacks: small-to-
none
Dooryard
Stoop
Forecourt
Maker Shopfront
Shopfront
Terrace
Gallery
Arcade
None
August 19, 2021
Page 9
Section 3 – Use Standards (14-2H-3)
14-2H-3A through 14-2H-3B: Purpose and Allowed Uses
This section describes standards for the location, design, and operation of uses to assure they
are developed consistently with the purpose of the zone where they are allowed. It does so
through two tables that describe allowable primary and accessory uses. Compared to current
zones, the use tables better incorporate missing middle housing types.
Table 14-2H-3B-1 (Uses) in the code indicates whether a principal land use is permitted for each
zone by right, with provisions subject to certain standards, or by special exception subject to
Board of Adjustment approval. Specific land uses are grouped into use categories and subgroups.
Cross-references are provided to applicable specific standards for each use.
Table 14-2H-3B-2 (Accessory Uses) in the code indicates whether an accessory use is allowed
for each zone. Again, cross-references are provided to applicable standards for each use. In many
cases, accessory uses continue to be guided by the current accessory use standards in Section
14-4C-2.
14-2H-3C: Standards for Specific Uses
Two new uses that are not part of the City’s current code are also defined in this section, including
new standards: Community Gardens and Live/Work. They are described in Figure 5.
Figure 5: New Specific Uses
Specific Use Description Standards
Community
Gardens
Land cultivated by multiple
users for fruits, vegetables,
plants, flowers, or herbs
Also a civic space type
• On-site retail is only allowed for produce grown
on-site.
• Limited structures are allowed (stands to sell
produce, small storage sheds, greenhouses,
and other small hardscape areas and
amenities).
• Outdoor storage of tools and materials it not
permitted.
Live/Work Combines residence and
place of business for
resident(s) of the unit with
“work” functions typically at
ground level and “live”
functions on upper levels.
Differs from home
occupations in that work
may be the predominant
use with outside
employees, a separate
designated entrance,
signage, and other features
not custom in residential
units (e.g. window displays;
food handling, processing,
or packing; etc)
• Non-residential uses are limited to the
following: sales oriented retail; certain personal
service oriented uses; daycare uses; bed and
breakfast homestays; and certain office uses.
• No clients/deliveries before 7 AM or after 10
PM.
• On-premises sales limited to goods made in
the unit.
• The “live” component must be the principal
residence of at least one person employed in
the live/work unit.
• Cannot rent or sell part of the live/work unit as
commercial/industrial space to someone not
living on premises or as residential space for
someone not working in the same unit.
• Up to 3 additional outside employees.
• Limit of 10 clients/customers per day.
August 19, 2021
Page 10
Section 4 – Site Standards (14-2H-4)
14-2H-4A: Purpose
This section describes screening, landscaping, and parking standards to ensure development
makes a positive contribution to the development pattern of the area.
14-2H-4B: Screening
Standards for screening, fences, and walls help conserve and protect property, assure safety and
security, enhance privacy, attenuate noise, and improve the visual environment of the
neighborhood. In general, screening cannot exceed 4 feet on front and side streets and 8 feet on
side and rear lot lines. Some Form-Based Zones, like T4MS, don’t allow fencing or free standing
walls. If mounted on a retaining wall, the total screen height cannot exceed 6 feet. Barbed and
razor wire is not allowed.
Mechanical equipment must also be screened. Generally, building parapets or other architectural
elements must screen roof-mounted equipment with exceptions for solar equipment and taller
vents. For existing buildings with no or low parapet heights, an opaque screen wall must surround
mechanical equipment with paint, finish, and trim cap detail that matches the building. For wall-
and ground-mounted equipment, it cannot be between the face of the building and the street.
14-2H-4C: Landscaping
Landscaping must be installed as part of the development and may include shrubs, street trees,
ground cover, and some limited decorative non-living landscaping materials (i.e. sand, stone,
water, etc.). Tree diversity is reinforced by only allowing up to 5% of any single species and 10%
of any single genus, to be spatially distributed over the site, and mature on-site trees should also
be incorporated into the landscaping. In addition, shrubs and ground cover should avoid large
monoculture plantings. Landscaped areas must be separated from adjacent vehicular areas by a
wall or curb, and they must be maintained after planting in a neat, clean and healthy condition,
including pruning, mowing, weeding, litter removal, watering, and replacement when necessary.
14-2H-4D: Parking and Loading
Parking and loading standards establish requirements to help reduce motor vehicle trips. The
amount and location of on-site parking is determined by each Form-Based Zone. Parking lots
must generally include a five-foot sidewalk between the building and parking area and a
landscaped area for larger parking lots. Tandem parking is allowed in all Form-Based Zones. For
residential uses, both stacked spaces must belong to a single dwelling unit. For non-residential
uses, tandem parking must be subject to on-site parking management. On-site parking must have
appropriate vehicular access to a street or an alley such that parking spaces are accessed from
an on-site driveway, aisle, or a public alley or rear lane. On-site loading spaces are not required
in Form-Based Zones, and parking for larger commercial vehicles must meet special standards.
Portable cargo or freight storage containers may only be parked temporarily for loading or
unloading. Inoperable or unlicensed vehicles and trailers must be parked indoors.
Form-Based Zones also have standards to help minimize traffic. Carshare spaces are required
where there are 50 or more residential units or at least 10,000 square feet of office space, to be
made available to a carshare service at no cost. For office uses, 10% of spaces must be for
carpooling if there are more than 10 parking spaces. Where provided, carpool parking spaces
must be in preferred locations, such as near building entries. Bicycle parking is also required for
buildings with three or more dwelling units.
August 19, 2021
Page 11
Table 14-2H-4D-3 (Required Parking Lot Landscaping) identifies landscaping, fencing and
screening standards for parking areas in collaboration with the standards of Section 14-2H-4B
(Screening) and Sub-Section 14-2H-4C (Landscaping). Parking lot landscaping must include a
specified amount of landscaped medians and percentage of landscape coverage. Landscaping
requirements increase with the number of parking spaces. Parking lots larger 0.25 acres must be
broken into smaller parking areas with planted landscape areas to minimize the perceived scale.
Trees are also required based on the site area and building footprint. Where solar panels are
installed over a parking area, tree standards may be waived and shrubs and ground cover be
planted instead. Parking and loading areas in the T4MS zone must generally be screened from
adjacent zones by a wall, fence, or evergreen.
14-2H-4E: Adjustments to standards
This section describes flexibility for certain standards, to be processed as part of the preliminary
and final plat processes or as minor adjustments during site plan and/or building permit review.
Minor adjustments may be approved where findings as identified in the code are met, up to the
allowable maximum adjustment. Figure 6 summarizes allowable adjustments.
Figure 6: Allowable Minor Adjustments
Standard
Modified
Amount Required Findings
Modify design
site depth/
width standards
10% of
standard
• Accommodates an existing feature
• An existing or new design site can still be developed in
compliance with the zone standards
Modify amount
of façade in
façade zone
20% of
standard
• Accommodates an existing feature
• The development is visually compatible with adjacent
development and the intended physical character of the
zone
Modify building
main body or
wing depth/
width
10% of
standard
• Accommodates an existing feature
• The wing(s) maintains a 5' offset from the main body
• The building complies with the setbacks
• The development is visually compatible with adjacent
development and the intended physical character of the
zone
Modify front
parking setback
10% of
standard
• Accommodates an existing feature
• If accessed from the street, the driveway complies with the
zone standards
• Ground floor space complies with zone standards
Modify screen
height
Up to 33%
of the
standard
• Little to no impact on the adjoining properties.
• Height is necessary to achieve the objectives of the sub-
section or is required for health and safety
Flexibility for
affordable
housing
Depends on
request; see
Section 10
• Request is reasonably required to provide affordable
housing
• Other specific standards depending on the request
August 19, 2021
Page 12
Section 5 – Civic Space Type Standards (14-2H-5)
14-2H-5A through 14-2H-5B: Purpose and General Standards
This Section establishes standards for civic spaces, which is public or private land used for civic
gathering purposes. Where accepted by the City, civic spaces may help meet Neighborhood
Open Space Requirements pursuant to Chapter 14-5K. Civic spaces must comply with these
standards and the future land use map in the Comprehensive Plan, which identifies intended
locations for such space.
14-2H-5C through 14-2H-5J: Civic Space Types
The general characteristics of each civic space type is summarized in Figure 7.
Figure 7: Civic Space Type Summary
Civic Space Type Description Allowable Zones
14-2H-5C:
Greenway
A linear space 3 or more blocks in length for community gathering,
bicycling, running, or strolling, defined by tree-lined streets typically
forming a one-way couplet on its flanks and by the fronting buildings
across the street. Versions may have a street only on one side in
response to site conditions that prevent the one-way couplet.
Greenways serve an important role as a green connector between
destinations and are often used for passive recreation.
T3NE
T3NG
T4NS
T4NM
14-2H-5D:
Green
A large space available for unstructured and limited structured
recreation. Primarily defined as planted areas with paths to and
between recreation areas and civic buildings, they are spatially
defined by tree-lined streets and adjacent buildings.
T3NE
T3NG
T4NS
T4NM
14-2H-5E:
Plaza
A community-wide focal point primarily for civic purposes and
commercial activities. They are generally more formal and urban in
nature with hardscaped and planted areas. Spatial definition is
achieved by buildings and tree-lined streets.
T4MS
14-2H-5F:
Pocket
Park/ Plaza
A small-scale space, serving the immediate neighborhood, available
for informal activities in close proximity to neighborhood residences,
and civic purposes, intended as intimate spaces for seating or
dining.
All zones
14-2H-5H:
Playground
A small-scale space designed for the recreation of children. They
serve as quiet, safe places protected from the street, typically in
locations where children do not have to cross major streets. An open
shelter, play structures, or interactive art and fountains may be
included. Playgrounds may be included in all other civic space types.
All zones
14-2H-5I:
Community
Garden
A small-scale space designed as a grouping of garden plots
available to nearby residents for small-scale cultivation. Typical uses
include food production, passive recreation. Community gardens
may be fenced and may include a small accessory structure for
storage. Community Gardens may be included within all other civic
space types. Additional standards are in 14-2H-3C.
All zones
14-2H-5J:
Passage A pedestrian pathway that acts as a thoroughfare type, extending
from the public sidewalk into a civic space and/or across the block
to another public sidewalk. The pathway is lined by non-residential
shopfronts and/or residences. Passages tend to me a more formal,
urban civic space type with a combination of hardscape and
landscape planters, including trees and shrubs in planters.
Accessory structures are not allowed.
All zones
August 19, 2021
Page 13
Section 6 – Building Type Standards (14-2H-6)
14-2H-6A through 14-2H-6B: Purpose and General Standards
This section provides standards for the development of individual buildings. They are categorized
into house-scale buildings, typically ranging from 25 feet up to 80 feet wide, and block-scale
buildings, which are individually or arranged together along a street as large as most of a block
or all of a block. Allowable types are determined based on the intended physical character of each
Form-Based Zone. Except in the T4MS zone, at least two different building types are required
within each block. Most building types require at least one frontage type along the front street,
side street or a civic space.
The lot/design site size standards for each building type, including both minimum and maximum
sizes, are set in each Form-Based Zone. Most lots/design sites can only contain one primary
building type. However, some (such as the Carriage House, Cottage Court, and Courtyard
Building Small, or Courtyard Building Large types) may have more than one building.
Building types also regulate the size of structures allowed on each lot/design site. Buildings
consist of a main body, consistent with the standards in each building type, and they may also
include additional wings. Unlike the City’s current standards based on minimums, the proposed
standards help ensure that the scale of the buildings remain consistent with adjacent properties.
14-2H-6C through 14-2H-6N: Building Type Summary
The characteristics of each building type is summarized in Figure 8.
August 19, 2021
Page 14
Figure 8 Building Type Summary
Building Type Number of Units Description Maximum Width Allowable Zones & Height
Frontage Types
14-2H-6C:
Carriage
House
1 per building;
1 building per site
Accessory house-scale structure at the rear of a design
site, above the garage, that provides a small accessory
apartment, home office space, or other small commercial
or service use.
32’ (body) All zones:
2 stories
None
14-2H-6D:
House
Large
1 per building;
1 building per site
Medium-to-large-sized detached house-scale building with
medium-to-large setbacks and a rear yard in low-intensity
neighborhoods.
95’ (55’
body + 2 x
20’ wings)
T3NE:
2.5 stories
Projecting Porch
Engaged Porch
Dooryard
Stoop
14-2H-6E:
House
Small
1 per building;
1 building per site
Small-to-medium-sized detached house-scale building
with small-to-medium setbacks and a rear yard in low-
intensity neighborhoods.
75’ (35’
body + 2 x
20’ wings)
T3NG:
2.5 stories
Projecting Porch
Engaged Porch
Dooryard
Stoop
14-2H-6F:
Duplex
Side-by-
Side
2 per building;
1 building per site
Small-to-medium-sized detached house-scale building with
small-to-medium setbacks and a rear yard in lower-intensity
neighborhoods. Consists of two side-by-side units in a
single massing, both facing streets. The lot may be under
one owner or two (as attached single-family units).
48’ (body) T3NE &
T3NG:
2.5 stories
Projecting Porch
Engaged Porch
Dooryard
Stoop
14-2H-6G:
Duplex
Stacked
2 per building;
1 building per site
Small-to-medium-sized detached house-scale building
with small-to-medium setbacks and a rear yard. The
building consists of two stacked units, both facing the
street and within a single building massing. This type has
the appearance of a small-to-medium single-family home
and is scaled to fit within lower-intensity neighborhoods.
66’ (36’
body + 2 x
15’ wings)
T3NG:
2.5 stories
Projecting Porch
Engaged Porch
Dooryard
Stoop
14-2H-6H:
Cottage
Court
1 per building
(up to 3 in rear
cottage);
3-9 buildings per
site
A grouping of small, detached buildings arranged to define
a shared court open to the street. The shared court is
common open space and takes the place of a private rear
yard as an important community-enhancing element. This
type is scaled to fit within low-to-moderate-intensity
neighborhoods and in non-residential contexts.
40’ (rear
cottage)
T3NE,
T3NG, &
T4NS:
1.5 stories
Projecting Porch
Dooryard
Stoop
14-2H-6I:
Multiplex
Small
3-6 per building;
1 building per site
Medium detached house-scale building with side-by-side
and/or stacked units, typically having one shared entry or
individual entries along the front. It appears like a medium-
sized single-family house
90’ (50’
body + 2 x
20’ wings)
T3NG &
T4NS:
2.5 stories
Projecting Porch
Engaged Porch
Dooryard
Stoop
August 19, 2021
Page 15
and fits as a small portion of low- to moderate-intensity
neighborhoods
14-2H-6J:
Multiplex
Large
7-12 per building;
1 building per site
Medium-to-large house-scale detached building with side-
by-side and/or stacked units, typically having one shared
entry or individual entries along the front for ground floor
units. This type is scaled to fit in within moderate-intensity
neighborhoods or as a small portion of lower-intensity
neighborhoods.
100’ (60’
body + 2 x
20’ wings)
T4NM:
3.5 stories
Projecting Porch
Stoop
Forecourt
Terrace
14-2H-6K:
Townhouse
1 per building
(3 in T4NM-O &
T4MS);
1 building per
design site
(3 in a row in
T3NG or 8 in T4
zones)
Small-to-large, typically attached, building with a rear yard
that consists of side-by-side townhouses. This type may
also be detached with minimal separations between
buildings. Each townhouse consists of 1 unit or, up to 3
stacked units in higher intensity zones. This type is typically
in moderate-to-high intensity neighborhoods, or near a
neighborhood main street.
Per Row:
T3NG: 90’
T4NS: 120’
T4NM: 100’
T4MS: 200’
T3NG &
T4NS:
2.5 stories
T4NM &
T4MS:
3.5
stories:
Projecting Porch
Engaged Porch
Dooryard
Stoop
Terrace
14-2H-6L:
Courtyard
Building
Small
10-16 per site;
2 buildings per
site
House-scale building with attached and/or stacked units,
accessed from a shared courtyard. The shared court is
common open space and takes the place of a rear yard.
This type is typically integrated as a small portion of lower-
intensity neighborhoods or more consistently into
moderate-to-high-intensity neighborhoods.
100’
(body)
T4NS:
2.5 stories
T4NM:
3.5 stories
Projecting Porch
Engaged Porch
Stoop
Terrace
14-2H-6M:
Courtyard
Building
Large
18-24 per site;
3 buildings per
site
Block-scale building with attached and/or stacked units,
accessed from one or more shared courtyards. The shared
court is common open space. This type is typically
integrated into moderate-to-high-intensity neighborhoods
and on Main Streets contexts.
100’
(body)
T4MS:
3.5 stories
Projecting Porch
Engaged Porch
Stoop
Shopfront
Terrace
Gallery
14-2H-6N:
Main Street
Building
As limited by
Building Code;
1 building per site
Small-to-large block-scale building, typically attached,
which provides a vertical mix of uses with ground-floor
retail, office or service uses and upper-floor service or
residential uses. This type makes up the primary
component of neighborhood and downtown main streets,
therefore being a key component to providing walkability.
200’
(body)
T4MS:
3.5 stories
Dooryard
Stoop
Forecourt
Maker Shopfront
Shopfront
Terrace
Gallery
Arcade
August 19, 2021
Page 16
Section 7 – Architectural Elements Standards (14-2H-7)
14-2H-7A through 14-2H-7B: Purpose and Overview
This section helps ensure visually interesting, safe, attractive, and pedestrian-friendly
neighborhoods, in conjunction with building and frontage type standards. Generally, they apply to
facades on a street or civic space. On corner buildings, front and side street facades must have
equal architectural treatment. There are also glazing requirements with ground floor residential
requiring at least 30% glazing and shopfronts requiring at least 75% glazing. In addition, stairs
must be integrated into the building space, similarly to what is required by the City’s current multi-
family site development standards.
14-2H-7C through 14-2H-7F: Architectural Elements
Figure 9 provides a summary of each architectural element and when that treatment is applied.
Figure 9: Architectural Element Summary
Architectural Element Description Applicability
Tripartite
Façade
Articulation
Tripartite architecture uses architectural
elements to delineate the base, middle
and top. The ground floor façade
composes the base. The building
element and features above or including
the uppermost floor (and parapet walls
and eaves), compose the top.
Building of at least 2 stories
Architectural
Recessions
Architectural recessions modulate the
apparent size and scale of a building by
recessing a portion(s) of the facade from
the plane(s). They may include a
recessed entry, a loggia or recessed
balcony cut into the plane of the facade.
Buildings of at least 2 stories and
over 50' long, except for the House
Large, House Small, Duplex Side-
by-Side, and Duplex Stacked
building types.
Corner
Element
A corner element that gives visual
importance to corner and shapes the
public realm.
Optional architectural element for
Main Street building types where
the building is over 75' long
Rooftop
Room
A small enclosed or unenclosed room
on the uppermost roof of house-scale
buildings.
Optional architectural element as
allowed by Item 3 (Building Size
and Massing) of the building type.
Section 8 – Frontage Type Standards (14-2H-8)
14-2H-8A through 14-2H-8B: Purpose and General Standards
This section establishes standards for the components of a building that provide the transition
and interface between the public realm (street and sidewalk) and the private realm (yard or
building). Each building must have at least one frontage type along the front street, side street, or
a civic space, and there must be at least 2 different frontage types within each block. Frontage
type names indicate their configuration or function, not the intended uses within the building. For
example, a porch may be used by non-residential uses including a restaurant.
The primary building entrance must be on the front of the building unless it is on a side street or
passage. Ground floor dwellings and their entrances must be connected to adjacent public rights-
of-way, to parking areas, and other on-site facilities. Access doors to individual dwelling units
above the ground floor level must be provided from an enclosed lobby or corridor and stairway.
Unenclosed or partially enclosed exterior stairways are not allowed as the primary means of
access to dwelling units located above the ground floor.
14-2H-8C through 142H-8L: Frontage Type Summary
The characteristics of each frontage type is summarized in Figure 10.
August 19, 2021
Page 17
Figure 10: Frontage Type Summary
Frontage Type Description Allowable Zones
14-2H-8C:
Porch
Projecting
The main building facade is set back from the front design site line
with a covered structure encroaching into the front setback. The
resulting setback area can be spatially defined by a fence or hedge to.
The porch may be one or two stories and is open on three sides.
T3NE
T3NG
T4NS
T4NM
14-2H-8D:
Porch
Engaged
A portion of the main facade of the building is set back from the front
design site line to create an area for a covered structure that projects
from the facade. The porch may project into the front setback. The
resulting yard may be spatially defined by a fence or hedge. The porch
may be one or two stories and may have two or three adjacent sides
that are engaged to the building with at least one side open.
T3NE
T3NG
T4NS
T4NM
14-2H-8E:
Dooryard
The main facade of the building is set back from the front design site
line, which is defined by a low wall, hedge, or other allowed screening,
creating a small private area between the sidewalk and the facade.
Each dooryard is separated from adjacent dooryards. The dooryard
may be raised or at grade.
All zones
14-2H-8F:
Stoop
The main facade of the building is near the front design site line with
steps to an elevated entry. The stoop is elevated above the sidewalk
to provide privacy along sidewalk-facing rooms. Stairs or ramps from
the stoop may lead directly to or be parallel to the sidewalk.
All zones
14-2H-8G:
Forecourt
The main facade of the building is at or near the front design site line
and a portion is set back, extending the public realm into the design
site for an entry court or shared garden space for housing, or as an
additional shopping or seating area within commercial areas.
T4NM
T4MS
14-2H-8H:
Maker
Shopfront
The main facade of the building is at or near the front design site line
with an at-grade or elevated entrance from the sidewalk. This type is
only allowed on side streets from the adjacent main street and is
intended for industrial artisan businesses showing their activity to
people on the sidewalk, as well as for retail sales of products made
on-site. The maker shopfront may include a decorative roll-down or
sliding door, glazing, and an awning over the sidewalk.
T4MS
14-2H-8I:
Shopfront
The main facade of the building is at or near the front design site line
with at-grade entrance along the sidewalk. This type is intended for
service, retail, or restaurant use and includes substantial glazing
between the shopfront base and the ground floor ceiling and may
include an awning that overlaps the sidewalk.
T4MS
14-2H-8J:
Terrace
The main facade is at or near the front design site line with steps
leading to an elevated area providing public circulation along the
facade. This type is used to provide outdoor areas along the sidewalk
for housing or to accommodate an existing or intended grade change
for retail, service or office uses.
T4NM
T4MS
14-2H-8K:
Gallery
The main facade of the building is setback from the front design site
line and an at-grade covered structure, typically articulated with
colonnade or arches, covers an area not in the right-of-way. This type
may be one or two stories. When used in nonresidential settings,
should be used in conjunction with shopfront standards; when used in
residential settings, should be used in conjunction with stoops,
dooryards, and forecourts.
T4MS
14-2H-8L:
Arcade
The main facade of the building is setback from the front design site
line and the upper floor(s) contain habitable space overlapping the
area below not in the right-of-way. When used in nonresidential
settings, should be used in conjunction with shopfront standards;
when used in residential settings, should be used in conjunction with
stoops, dooryards, and forecourts.
T4MS
August 19, 2021
Page 18
Section 9 – Thoroughfare Type Standards (14-2H-9)
14-2H-9A through 14-2H-9B: Purpose and General Standards
This section describes the range of thoroughfare types that supports the intended physical
character of each zone and ensures streets are multi-modal and interconnected to provide
multiple routes. The individual standards of each thoroughfare type may be adjusted where a
proposed adjustment supports the intended physical character of the zone abutting the
thoroughfare and maintains multiple modes of transportation (transit, pedestrians, bicycles,
automobiles), 6-foot sidewalks, on-street parking for a majority of each block face, and regularly
spaced street trees. Thoroughfare type locations are identified in the future land use map.
Planning staff worked closely with the City Transportation Planner and staff from the Department
of Public Works to develop the thoroughfare type standards.
14-2H-9C through 14-2H-9L: Throughfare Types
The characteristics of each thoroughfare type is summarized in Figure 11.
Figure 11: Thoroughfare Types Summary
Thoroughfare Type Standards Description Allowable Zones
14-2H-9C:
Main Street
with Median
100’ ROW
50’ pavement (25’ each side)
2 x 10’ traffic lanes
2 x 7’ bike lanes
2 x 8’ parking lanes
10’ median/turn pocket
Sidewalks: 20’ min.
Provides for slow traffic flow
appropriate for a main street area
with heavy pedestrian activity.
Trees should be planted every 30’
in individual planters
T4MS
14-2H-9D:
Main Street
without
Median
80’ ROW
36’ pavement width
2 x 10’ traffic lanes
2 x 8’ parking lanes
Sidewalks: 20’ min.
Provides for slow traffic flow
appropriate for a main street area
with heavy pedestrian activity.
Trees should be planted every 30’
in individual planters
T4MS
14-2H-9E:
Avenue 2
without
Parking
100’ ROW
35’ pavement (17.5’ each side)
2 x 11’ traffic lanes
2 x 6’ bike lanes
20’ median/turn pocket
Sidewalks: 6’ min. on one
side, 10’ min. on the other
Provides for slow traffic flow
appropriate for a primary street.
Trees should be planted every 30’
in a 11-15’ continuous planter.
T3NG
T4NS
T4NM
14-2H-9F:
Avenue 2 with
Future
Parking
100’ ROW
50’ pavement (25’ each side)
2 x 11’ traffic lanes
2 x 6’ bike lanes
2 x 7’ parking lanes
20’ median/turn pocket
Sidewalks: 6’ min. on one
side, 10’ min. on the other
Provides for slow traffic flow
appropriate for a primary street.
Trees should be planted every 30’
in a 4-8’ continuous planter.
T3NG
T4NS
T4NM
14-2H-9G:
Avenue 3
100’ ROW
34’ pavement width
2 x 11’ traffic lanes
2 x 6’ bike lanes
Sidewalks: 5’ min. on one
side, 10’ min. on the other
Provides for slow traffic flow
appropriate for a primary street.
Landscaping: Trees should be
planted every 30’ in a 18-24’
continuous planter.
T3NE
T3NG
T4NS
T4NM
14-2H-9H:
Avenue 4
87’ ROW
33’ pavement width:
2 x 11’ traffic lanes
11’ painted median/turn lane
Provides for free traffic flow
appropriate for a primary street.
Trees should be planted every 30’
in a 24’ continuous planter.
T3NG
T4NS
T4NM
August 19, 2021
Page 19
Sidewalks: 5’ min. on one
side, 10’ min. on the other
14-2H-9I:
Neighborhood
Street 1 with
Parking both
sides.
70’ ROW
28’ pavement width
1 x 12’ traffic lane (yield)
2 x 8’ parking lanes
Sidewalks: 5’ min.
Provides for traffic flow with the
possible need to yield, appropriate
for neighborhoods. Trees should
be planted every 30’ in a 14’
continuous planter.
T3NE
T3NG
T4NS
T4NM
14-2H-9J:
Neighborhood
Street 2 with
Parking one
side
70’ ROW
26’ pavement width
1 x 18’ traffic lane (yield)
1 x 8’ parking lane
Sidewalks: 5’ min.
Provides for traffic flow with the
possible need to yield, appropriate
for neighborhoods. Trees should
be planted every 30’ in a 14’
continuous planter.
T3NE
T3NG
T4NS
T4NM
14-2H-9K:
Alley
20’ ROW
20’ pavement width
1 x 20’ traffic lane (yield)
Sidewalks: none
Provides for traffic flow with the
possible need to yield, appropriate
for immediate vehicular access to
a site. It includes a shared travel
lane with mountable shoulders
and landscaping. Unlike other
types, alleys provide secondary
access to a lot. It allows modified
lot dimensions and is required
along McCollister and S. Gilbert
unless vehicular access is
otherwise provided.
All zones
14-2H-9L:
Passage
20’ ROW
10’ pavement width:
1 x 10’ pedestrian/bike
path
Provides for pedestrian and
bicycle traffic appropriate as a
midblock crossing, or as a street
where vehicular access is
otherwise provided. It is also a
civic space and allows longer
block lengths.
All zones
Section 10 – Affordable Housing Standards (14-2H-10)
14-2H-10A through 14-2H-10C: Purpose: Eligibility and Incentive Provisions, and Definitions.
The draft code does not include an affordable housing requirement. However, around 50% of the
land within the planning area is located within unincorporated Johnson County and when it is
annexed it will be subject to the City’s affordable housing annexation policy. To help incentivize
the development of additional affordable housing, this section establishes regulatory incentives
that may but utilized wherever affordable housing is voluntarily provided within a Form-Based
Zone. Affordable housing provided pursuant to the City’s affordable housing annexation policy or
economic development policy (i.e. TIF) may not utilize these incentives. Incentives include:
• Density Bonus. For building types that allow 4 or more dwelling units, the maximum
number of dwelling units may be increased by 25%.
• Minor Adjustments to “Zone Standards”. One of the following adjustments may be
administratively approved:
o Building type design site depth standards may be adjusted by up to 15’.
o Building type design site width may be adjusted by up to 15%.
o Minimum amount of façade required within the façade zone may be reduced by up
to 20%.
• Minor Adjustments to “Building Type Standards”. One of the following adjustments
may be administratively approved:
o Building main body and wing standards may be adjusted by up to 15%.
o Maximum Building Height may be increased by up to 0.5 stories.
August 19, 2021
Page 20
• Additional Minor Adjustments. An additional minor adjustment each to “Zone
Standards” and “Building Type Standards” may be administratively approved where
Affordable Housing units are income restricted to households making 50% of less than the
area median income.
For minor adjustment to be approved the proposed adjustment must fit the characteristics of the
site and the surrounding neighborhood and demonstrate consistency with the intent of the
standard being adjustment and the goals of the Comprehensive Plan
Additionally, on-site parking is not required for affordable housing, including voluntary affordable
housing and for affordable housing provided through the annexation policy or a TIF agreement.
14-2H-10D: General Requirements
This section sets administrative standards for voluntary affordable housing in Form-Based Zones,
which may be accomplished by providing one of the following:
• Onsite owner-occupied affordable housing; and/or
• Onsite renter-occupied affordable housing.
Such affordable housing must be deed-restricted as affordable housing for low- and moderate-
income occupants for a minimum of 20 years.
14-2H-10E: Owner Occupied Affordable Housing
In addition to general requirements, owner-occupied affordable housing must satisfy the following:
• Eligible households include those making no more than 80% area median income (AMI).
• Dwelling unit size and quality for affordable units must be similar to market rate units of
the same type, including the number of bedrooms and proportion of unit types.
• Affordable units must be distributed throughout the development to achieve integration of
affordable housing.
• Affordable units must be constructed concurrently with market rate dwellings.
• Ongoing program requirements include restrictions on occupancy and future sales.
o Affordable owner-occupied housing must be an income-eligible household’s
primary residence and may not be rented out during the term of affordability;
o The City must verify the household’s annual income prior to sale; and
o If sold before the end of the term of affordability, the home must be sold to another
income-eligible household at either the original purchase price or the HUD
homeownership sale price limit, excluding limited sales and improvement costs.
14-2H-10F: Affordable Rental Housing
In addition to general requirements, affordable rental housing must satisfy the following:
• Eligible households include those making no more than 60% AMI.
• Dwelling unit size and quality for affordable units must be similar to market rate units of
the same type, including the number of bedrooms and proportion of unit types.
• Affordable units must be distributed throughout the development to achieve integration of
affordable housing.
• Affordable units must be constructed concurrently with market rate dwellings.
• Ongoing program requirements include restrictions on rents, occupancy, and reporting:
o Affordable rental units must be rented to income eligible households at HUD fair
market rents (or LIHTC rent limits if awarded by the Iowa Finance Authority);
o Household income must be verified prior to lease and annually thereafter; and
o The owner must annually verify to the City that it follows these requirements and
provide all necessary documentation.
August 19, 2021
Page 21
14-2H-10G: Administrative Rules
Administrative rules, similar to those of Riverfront Crossings, describe in more detail how
affordable housing providers must operate those units to ensure they are affordable and provided
to low income persons for the duration of their compliance period. These are adopted separately
by Neighborhood and Development Services.
Minor Miscellaneous Changes to Title 14 Zoning
As part of the proposed amendment, staff also recommends a few minor changes to
miscellaneous aspects of the code:
• Introductory Provisions, Interpretation and Scope (14-1B): adds new clarificatory
language.
• Off Street Parking and Loading Standards (14-5A): applies provisions for single-family
zones to T3 form-based zones.
• Sign Regulations (14-5B): establishes standards regarding allowable signage types and
specific requirements for Form-Based Zones; adds two new signage types which are
appropriate for walkable neighborhood areas, the porch sign and post sign.
• Outdoor Lighting Standards (14-5G): Includes T3NE, T3NG, T4NS, and T4NM zones
in the Low Illumination District and T4MS zones in the Medium Illumination District.
• Woodland Retention and Replacement Requirements (14-5I-9C): Requires 50%
woodland retention for T3NE, T3NG, T4NS, and T4NM zones (which is required for RS
zones) and 20% woodland retention for T4MS zones (which is required for RM zones).
• General Definitions (14-9A): Incorporate new definitions that clarify provisions of the
form-based standards. Examples include building façade, missing middle housing, half
story, and principal street frontage. These not only define new methods of regulating the
form of housing, but they also further explain important new concepts and categories in
the form-based code, including missing middle housing and how it differs from other multi-
family uses.
• Sign Definitions (14- 9C): Adds definitions for the new porch and post signage types.
TITLE 15: SUBDIVISION CODE
Title 15, Chapter 2 Plats and Platting Procedures
Changes ensure that staff can review compliance with the new form-based zoning standards
throughout the entitlement process.
15-2-2: Preliminary Plat
For preliminary plats, staff recommends amending the code to require that all preliminary plats
identify proposed non-platted design sites, thoroughfare types, civic space types, and building
types. A concept plan for any private civic space must also be submitted with the preliminary plat.
15-2-3: Final Plat
For final plats, staff recommends that submittal of a Neighborhood Plan be required as a separate
exhibit with the final plat. The Neighborhood Plan must identify the Form-Based Zones, lot and
design site lines, building and frontage types, thoroughfare types, civic space types, and
compliance with landscaping and other required provisions in the Form-Based Zones. The
Neighborhood Plan must be updated to reflect all approved adjustments as part of the building
permit and site plan review processes.
Title 15, Chapter 3 Design Standards and Required Improvements
Changes to this chapter include new development standards for subdivisions that occur in Form-
Based Zones, specifically changes to sections on streets and circulation, blocks, and lots.
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15-3-2: Streets and Circulation
The current Subdivision Code requires the continuation and extension of arterial, collector, and
local streets, sidewalks, and trails to promote connectivity. For example, arterial streets must
comply with Iowa City’s arterial street plan and all streets, sidewalks, and trails must connect
within the development and be extended to the property line. However, the proposed code
supplements these requirements in Form-Based Zones. Generally, thoroughfares must be
arranged to provide for the alignment and continuation of thoroughfares into adjoining properties
where they are undeveloped and intended for future development. Thoroughfare rights-of-way
must also be extended to or along adjoining property boundaries for each direction (north, south,
east, and west) abutting vacant land to provide a roadway connection in compliance with block
standards discussed below.
The largest proposed change for areas subject to Form-Based Zone standards is additional
guidance for the design of the street network. First, the thoroughfare network must substantially
comply with future land use map in the Comprehensive Plan, including compliance with its
Thoroughfare Type standards. Where multiple thoroughfare types are allowed, the developer
must identify the selected thoroughfare type in plat documents. Thoroughfares that pass through
multiple zones may transition appropriately. For example, a thoroughfare in a more urban,
commercial zone (e.g.,T4MS) may have wide sidewalks with trees that transitions to narrower
sidewalks with a planting strip in a less urban residential zone (e.g., T4NM). Any proposed
adjustments must comply with the rezoning criteria for Form-Based Zones found at 14-2H-1.
Similarly, pedestrian passages may replace a required street if the site has vehicular access.
However, thoroughfare types on major streets (i.e. S. Gilbert Street, Sand Road SE, McCollister
Boulevard, Sycamore Street, and Lehman Avenue) may not be substituted. In addition, single-
loaded streets shown on the future land use map must continue to be adjacent to a civic or open
space even if the street alignment changes. Alleys may be added or removed in compliance with
its thoroughfare standards, except where required for vehicular access in the T4 Main Street zone.
15-3-4: Layout of Blocks and Lots
The Subdivision Code requires that all blocks be limited in size and laid out in a pat tern that
ensures street connectivity, efficient provision of services, and efficient and logical routes between
destinations. Typically, this means that block faces are 300 to 600 feet with enough width to
accommodate two tiers of lots.
However, the block network in Form-Based Zones must substantially comply with the future land
use maps in the Comprehensive Plan. Substantial compliance is defined as ensuring the location,
shape, and design of blocks is similar to that in the maps with individual blocks complying with
the block length and perimeter standards (shown in Figure 12). These standards vary by zone
where more urban zones require smaller block lengths and perimeters. Where a block contains
multiple zones, the most intense zone is to be used to establish the size. Blocks may exceed the
base maximums if a pedestrian passage bisects the block to provide pedestrian connectivity.
Figure 12: Block Size Standards
Zone Max. Length Max. Length with Passage Max. Perimeter Length Max. Perimeter Length with Passage
T3NE 500’ 800’ 1,600’ 2,200’
T3NG 500’ 800’ 1,600’ 2,200’
T4NS 360’ 600’ 1,440’ 1,950’
T4NM 360’ 600’ 1,440’ 1,950’
T4MS 360’ 500’ 1,440’ 1,950’
Similarly, lots must be platted in appropriate sizes to accommodate other form -based standards
including buildable area and setbacks, off-street parking, and service facilities required by the
use. However, developers in Form-Based Zones may instead use design sites which are not
platted. As long as the design site can accommodate the zone and building type standards, a lot
can contain multiple design sites. When a zone has a range of design site widths or depths for
August 19, 2021
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different building types, the applicant may choose the shortest minimum with an
acknowledgement that it may not accommodate the full range of building types allowed.
Analysis
Land use planning guides future development to ensure consistency with the characteristics,
goals, and objectives of the community. While the City’s current Zoning Code provides flexibility
for new development, it tends to lead to conventional development patterns in greenfield sites
with land uses separated into discrete districts and a limited mix of uses. Adopting a form-based
code seeks to ensure neighborhoods include a variety of housing types at different price points
with the ultimate goal to create more equitable communities. Conventional zoning also contributes
to unsustainable practices by creating neighborhoods that are difficult to navigate by anything
other than a personal car due to low densities and distance from services and amenities. This
auto-oriented pattern of development increases congestion and greenhouse gas emissions.
Higher minimum parking standards also assume car-ownership and increase the price of housing.
The changes are consistent with the long-term direction of City policy, especially as it relates to
goals promoting equity and sustainability. One of Iowa City’s strategic goals is to “advance social
justice, racial equity and human rights”. Land use decisions can be a tool to actively promote
equity. Prioritizing a variety of housing types and price points creates opportunities for all
members of the community to live together. Iowa City also strives to be a leader in climate action.
As part of the City’s Climate Action & Adaptation Plan, the City has set goals to reduce carbon
emissions by 45% from 2010 levels by 2030 and to achieve net zero carbon emissions by 2050.
An important component of that goal is to improve the building and transportation systems by
creating neighborhoods that can be easily traversed by foot, bike, and bus in addition to cars.
While form-based development standards will not fix these complicated issues, they are an
important step in implementing the City’s vision for equitable, sustainable, and walkable
communities. They reflect a context-specific approach to community character and are based on
Iowa City's distinct development patterns in its historic neighborhoods near downtown. They will
also help protect natural areas, including waterways.
Anticipated Outcomes
Due to the structure of the code, the proposed amendment will help promote, preserve, and
enhance community design and character in support of the community's vision of a community
with a variety of neighborhoods and neighborhood centers along pleasant and convenient
corridors that connect the city. Anticipated outcomes include appropriately-scaled development
for a variety of physical contexts, a diversity and wide variety of housing choices appropriate to
their location, buildings which play a role in creating a better whole, and development patterns
that support safe, effective, and multi-modal transportation options for all users and help reduce
greenhouse gas emissions.
In residential neighborhoods, the proposed amendment will encourage walkable neighborhood
patterns through highly interconnected networks of multi-modal streets that are safe for
pedestrians and bicycles. It will also create neighborhoods with quality housing and a diversity of
context-sensitive housing choices while protecting the character of established neighborhoods
and building upon and reinforcing the unique physical characteristics of the city's neighborhoods.
Within districts, corridors, and employment centers, the proposed amendment will lead to
neighborhood main streets as centers that act as vibrant social and commercial focal points, with
services and amenities for the surrounding neighborhoods within a safe, comfortable walking
distance of homes. New districts and centers will accommodate appropriately scaled housing,
mixed-uses, and cultural development which will balance pedestrian comfort and place-making
with traffic efficiency and encourage and accommodate high-quality community design. Through
this process, it will promote a wide variety of housing choices and small local businesses as an
important part of the City's economy. Over time, it will facilitate transitions from single-use
August 19, 2021
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employment centers to mixed-use districts that are compatible with adjacent residential
neighborhoods.
Consistency with Comprehensive Plan
The proposed amendment supports several goals from the IC2030 Comprehensive Plan:
• Ensure a mix of housing types within each neighborhood, to provide options for households
of all types (singles, families, retirees, etc.) and people of all incomes.
• Encourage pedestrian-oriented development and attractive and functional streetscapes that
make it safe, convenient, and comfortable to walk.
• Plan for commercial development in defined commercial nodes, including small-scale
neighborhood commercial centers.
• Support preservation of valuable farmland, open space, and environmentally sensitive areas.
• Ensure that future parks have visibility and access from the street.
• Discourage parks that are surrounded by private property; encourage development of parks
with single-loaded street access.
Similarly, many current goals of the South District Plan align with the proposed amendment:
• Preserve environmentally sensitive features and ensure long-term stewardship for the benefit
of the neighborhood and the community.
• Consider opportunities for small neighborhood commercial or mixed use nodes at key
intersections…and encourage quality design and construction that enhances adjacent
residential or public open space areas.
• As residential development extends south toward the school, ensure multiple safe and logical
walking routes to the school, including well-marked crosswalks for schools.
The proposed amendment also is supported by three new goals recommended as part of the
concurrent South District Plan Amendment (CPA21-0001):
• Adopt a form-based code for the South District to encourage a diversity of housing types.
• Adopt a form-based code that promotes walkable neighborhoods and encourages the use
of alternative modes of transportation and reduces car dependence.
• Adopt a form-based code that provides for a compatible mix of non-residential uses,
including commercial nodes that serve the needs of the neighborhood.
In addition to being compatible with the Comprehensive and South District Plan, the proposed
amendment aligns well with other more recent policy efforts of the City, including the City Council’s
Strategic Plan, the Climate Action and Adaptation Plan, and the City’s Black Lives Matter &
Systemic Racism Resolution. In June 2020, the City adopted Resolution 20-159 outlining actions
to enhance social justice and racial equity in the community. The City also seeks to demonstrate
leadership in climate action, culminating in the 2018 Climate Action & Adaptation Plan. An
important component of achieving these goals is developing walkable neighborhoods with a
diversity of housing types and price points, which will be assisted with the adoption of the form-
based standards. Incorporating these elements into the Zoning Code is an essential next step
after amending City documents.
Public Comment
Staff received comments regarding the proposed Zoning Code and Comprehensive Plan
amendments. Staff has summarized specific comments and requests, and staff responses, in
Attachment 6. Written comments received are in Attachment 7.
Based on this feedback, staff made the following changes to the public comment code draft:
August 19, 2021
Page 25
1. Allow Alcohol Oriented Retail Sales (e.g. liquor stores) only by special exception in Form-
Based Zones. This includes the T4NS-O, T4NM-O, and T4MS zones.
2. For the open zones, add limitations on operating hours for non-residential uses.
Specifically, non-residential uses shall not be open to the public between the hours of
11:00 PM and 6:00 AM.
Staff Recommendation
Staff recommends that the Zoning Code be amended as illustrated in Attachment 5 to adopt form-
based standards for new development in areas of Iowa City as identified in Comprehensive and
District Plans (REZ21-0005).
Attachments
1. Memo to the Planning and Zoning Commission; July 1, 2021
2. Memo to the Planning and Zoning Commission; July 15, 2021
3. Memo to the Planning and Zoning Commission; August 5, 2021
4. Proposed Future Land Use Map, South District Plan
5. Proposed Zoning Code Text Amendments
6. Staff’s Summary of Stakeholder Input on the Public Review Drafts
7. Stakeholder Comments Received as of August 12, 2021
Approved by: _____________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Memo to the Planning and Zoning Commission;
July 1, 2021
Date: July 1, 2021
To: Planning & Zoning Commission
From: Kirk Lehmann, Associate Planner and Anne Russett, Senior Planner; Neighborhood &
Development Services
Re: Introduction to the South District Plan Amendment (CPA21-0001) to facilitate the adoption
of form-based zones and standards (REZ21-0005)
Introduction
The City has been working with Opticos Design since January 2019 to develop a form-based
zoning code for the undeveloped portion of the South District, shown in Figure 1. The hope is to
eventually apply these standards to other undeveloped, greenfield sites in the city. When applying
the form-based code to new areas in the City, the district plans must first be updated to facilitate
its adoption. The first such district plan update running concurrently with the zoning code
amendment is the South District Plan amendment (CPA21-0001).
Figure 1. South District Form-Based Code Study Area
The Zoning Code provides rules for how land can be used and developed and is the City’s main
tool to implement its Comprehensive and District Plans. It outlines what structures can be built
July 1, 2021
Page 2
where, and how they will be used. Conventional zoning dictates the density of dwelling units
allowed, maximum heights, lot coverage, and minimum on-site parking, among other standards.
Form-based codes differ from conventional zoning by focusing less on land use (e.g. single-family
vs. multi-family) and more on the development’s scale (e.g. bulk and height) and its relationship
to the public realm (e.g. streets and sidewalks). The purpose of the form-based code is to
implement the Comprehensive Plan’s vision for walkable development through context -specific
standards. It will help produce neighborhoods that:
•Are safe for pedestrians and encourage walking
•Will preserve important environmental resources
•Contain a connected network of streets and paths
•Allow for a variety of housing types and price-points
Overview of Stakeholder Outreach
The form-based code project builds on previous planning work in Iowa City and specifically in the
South District. The City adopted the current South District Plan in 2015 which outlines the vision
for the area after extensive collaboration with the community. The City then worked with Opticos
Design to assess the feasibility of implementing a form-based code for undeveloped areas in the
district with a goal of expanding their applicability in other undeveloped areas of the city over time.
Completed in August 2017, the Project Direction Report and Form-based Code Analysis included
the results of stakeholder interviews, a community workshop, and a visual preference exercise
for the South District. A residential market analysis was also completed in July 2019 to help inform
the form-based code standards. These documents are available on the project website:
https://www.icgov.org/project/form-based-zones-and-standards.
Additional outreach was conducted during the formulation of the form-based code in 2019 and
2020. The City engaged approximately 125 people at a mix of individual interviews, focus group
meetings, community meetings, and presentations by staff and Opticos. Participants included
representatives from the local development community, local government entities, property
owners, architects, affordable housing advocates, and the public. Table 1 provides more detail on
outreach conducted as part of this process.
Table 1: Stakeholder Outreach Meetings
Group Date Approx.
Attendance
Focus Group Meetings: Local Builders & Development
Community; Community Members; Property Owners; Realtors
& Lenders; Architects; Affordable Housing Advocates
April 2019 25
Residential Market Analysis Presentation to Property Owners
and Development Community
July 2019 15
Community Meeting on Initial Draft Code Nov 2019 30
Developer and Land Owner Meeting on Initial Draft Code Nov 2019 18
Johnson County Affordable Housing Coalition Nov 2019
June 2020
5
Private Utility Companies Jan 2020 5
Johnson County Livable Communities Housing Action Team Jan 2020 8
Individual Meetings with Property Owners on Draft Zones Feb 2020 4
Developer and Property Owner Meeting on Draft Zones Feb 2020 10
Home Builders Association June 2020 5
Meetings with Land Owners Ongoing
July 1, 2021
Page 3
Amendment Framework
The proposed amendment to the Zoning Code (REZ21-0005) is coupled with a proposed
amendment to the South District Plan (CPA21-0001). Although the proposed changes to the code
align well with existing goals and objectives in the South District and Comprehensive Plans, staff
has also proposed amendments to the South District Plan to make these connections more
explicit. Many of the proposed changes to the District Plan are intended to provide additional
context and aid in the implementation of this proposed zoning code amendment. Most notably are
the updated future land use maps for the planning area described in Figure 1 [Attachment 1]. As
part of the proposed update to the future land use map, staff created new land use designations
which directly align with the proposed Form-Based Zones included in the code amendment.
The proposed code amendment includes changes to several chapters of the Zoning Code (Title
14). The primary addition is the new Article H of Chapter 2, which includes the new Form-Based
Zones and Standards section. Other supplementary changes are in Chapters 5 (Site
Development Standards) and 9 (Definitions). In addition, new standards are being proposed for
Title 15 (Land Subdivisions) to help with the implementation of the form-based standards. While
the Planning and Zoning Commission does not review changes to the City Code outside of Title
14, they will be summarized in follow up memos so the Commission can understand how the
proposed changes work together towards implementation of the new standards.
Form-Based Zoning
A form-based zoning code represents a paradigm shift in the way that the City’s built environment
is regulated. Unlike conventional, use-based codes, the proposed amendment utilizes the
intended physical form, rather than use, as the organizing framework of the code. Further, it
regulates elements not just to create a good individual building, but a high-quality place. The
terminology in the proposed amendment reflects the intended physical form and hierarchy of
different places. For example, instead of a zone being "commercial" or "mixed use," it might be
called "main street." The term ties back to the intended physical form or place, which includes a
mix of uses, civic spaces, thoroughfares, frontages, and building types that create vibrant
walkable urbanism.
While the proposed code primarily regulates the intended physical form, it regulates use
secondarily. The code allows a range of uses that are carefully chosen to maximize compatibility
between uses and the intended physical form. As a result, the use tables are simplified and
categorized by use type, and clearly defined, to allow a greater degree of administrative decision-
making related to particular uses.
The proposed amendment uses an organizing principle called the Natural-to-Urban Transect. This
enables a customized framework of zones that are based on intended physical form. It uses a
hierarchy of physical environments or 'transects' from the most natural to the most urban. The
designation of each transect along this hierarchy is determined first by the physic al character,
form, intensity of development, and type of place, and secondly by the mix of uses within the area.
This hierarchy of physical environments becomes the framework for the entire code, replacing
use as the organizing principle. Each transect is used to reinforce existing or create new walkable
environments. Figure 2 depicts the Natural-to-Urban Transect.
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Figure 2. Natural-to-Urban Transects
Summary of Amendments
Comprehensive Plan Amendment
Although the proposed zoning code amendment aligns with many policies of the City’s
Comprehensive and District Plans, staff is proposing some amendments to the South District Plan
to better align the plan with the proposed form-based code. To help facilitate the adoption and
implementation of the proposed code amendment, staff proposes the following changes to the
South District Plan:
1.Updated descriptions of the City’s development of form-based standards and changes
throughout that better reflect the desired outcomes of the form-based standards,
specifically in sections on new residential development, the future neighborhood scenario,
street layout & walkability, and neighborhood commercial areas.
2.New goals and objectives to the Housing, Transportation, and Commercial Area chapters
that explicitly discuss adoption of a form-based code.
3.New land use designations and an associated future land use map that better
accommodate a mix of residential uses than the current plan, which better aligns with a
more conventional zoning code. Specifically, the current future land use map
distinguishes between single-family, mixed, and multi-family residential uses and
provides for limited neighborhood commercial areas and missing middle housing types.
Zoning Code Amendment
The list below summarizes the most substantive differences between the existing and proposed
codes:
1.Building Type Mix Required: Every block, with the exception of the main street area,
requires at least two different building types. For example, a block with eight lots could not
have all single-family homes. At least one of the building types must be a duplex or other
building type allowed by the zone.
2.Frontage Type Mix Required: Similar to building types, each block must have a mix of
frontage types (e.g. porch, stoop) to ensure more variety along the streetscape.
3.Parking Setback: Alleys are not required with the exception of the proposed main street
area. However, parking must be setback from the front façade of the building.
4.Parking Ratios: The required amount of parking has been reduced slightly.
5.Carriage Houses: Carriage houses, sometimes referred to as accessory dwelling units,
granny flats or accessory apartments, are allowed with most building types. The current
code only allows ADUs as accessory to a single-family home.
6.Street Trees: Trees are required to be planted within the public right-of-way.
July 1, 2021
Page 5
7.Block Length: Block lengths are more limited depending on the zone to ensure a highly
interconnected network of streets and paths.
8.Design Sites: A new term “design sites” has been incorporated into the draft. A design site
is an area of land that can accommodate no more than one primary building type (with
exceptions). A platted lot may have multiple design sites. Design sites provide more
flexibility than traditional platted lots since they can be administratively adjusted.
9.Design Site Depth and Width: Unlike the existing code which includes minimum lot size
requirements, the proposed code includes minimum and maximum depth and width
standards for design sites. The maximum helps to ensure more compact development.
10.Civic Space: A number of different civic space types are defined. Civic spaces are also
identified on the future land use map of the Comprehensive Plan.
11.Affordable Housing: The proposed code includes regulatory incentives (e.g. height
bonuses) for voluntary affordable housing.
12.Subdivision Application Materials: The proposed code requires additional detail to be
submitted with preliminary and final plat applications. This includes noting building types
on preliminary plats and including a Neighborhood Plan with a final plat application. The
Neighborhood Plan will be used by staff to track landscaping, civic space, building types,
and other code requirements.
Future memos to the Commission will provide a detailed outline of the proposed Comprehensive
Plan and Zoning Code amendments.
Justification for Amendments
Land use planning guides future development to ensure consistency with the community’s goals
and policies outlined in the Comprehensive Plan. While the City’s current zoning code provides
some flexibility for new development, it tends to lead to conventional development in greenfield
sites with land uses separated into discrete districts with a limited mix of uses. In order for
development to achieve some flexibility to accommodate a diversity of housing types it typically
requires a planned development overlay (OPD) rezoning, which can be a relatively burdensome
tool. Additionally, the current code allows duplexes on corner lots in single-family zones; however,
we have not seen a significant number of duplexes on corner lots be developed, and most
subdivisions in greenfield sites still tend to be exclusively single-family. Requiring a mix of housing
types and moving away from zoning that distinguishes single-family and multi-family building
types is important to ensure a variety of housing options. Attachment 2 includes a more
comprehensive analysis of recent greenfield development.
The changes contemplated with the proposed Comprehensive Plan and Zoning Code
amendments are broad because it is a new kind of zoning for greenfield sites in Iowa City, to first
be applied to the South District. The changes are consistent with the long -term direction of the
City, especially as it relates to goals promoting equity and sustainability. One of Iowa City’s
strategic goals is to “advance social justice, racial equity and human rights”. While land use
decisions can reinforce existing inequities, they can also be a tool to actively promote equity.
Additionally, Iowa City also strives to be a leader in climate action through implementation of its
Climate Action & Adaptation Plan.
Historically, conventional zoning regulations have been used to enforce racial and class
segregation. While courts invalidated explicitly racial zoning in 1917, single-family zones and
large minimum lot sizes were often used an as exclusionary practice, along with other public
and private policies such as redlining and the demolition of “slums” where persons of color lived.
In Iowa City, owners used racially restrictive covenants until that was made illegal in 1968. A
2019 Fair Housing Study completed by the City found that 81% of residential land in the City is
zoned for single-family development, and over half of single-family residential zoning is for low
density development (RS-5). Prioritizing disadvantaged groups that are still recovering from
generations of targeted exclusion and disinvestment can help increase opportunity for all
July 1, 2021
Page 6
members of the community. The adoption of a form-based code for new development helps
address this issue by permitting a mix of housing types and price points for all members of the
community. While this does not solve this complex issue, it removes one barrier to providing
more variety in housing options and allows for a broader range of housing choices for residents.
Furthermore, the City strives to demonstrate leadership in climate action, which has culminated
in the 2018 Climate Action & Adaptation Plan. The plan includes goals to reduce carbon
emissions by 45% by 2030 and to achieve net zero emissions by 2050. Conventional zoning
contributes to higher greenhouse gas emissions because it produces neighborhoods that are
difficult to navigate by anything other than a personal car. Low density zoning encourages
sprawl which reinforces an auto-oriented pattern of development and increases traffic
congestion and greenhouse gas emissions. Adoption of the form-based code will seek to
address this by improving the City’s building and transportation systems through development of
compact neighborhoods that can be easily traversed by foot, bike, and bus in addition to cars.
Next Steps
For the Planning & Zoning Commission’s two July meetings, staff will present the proposed
changes to zoning and subdivision codes, including the new form-based standards. Additional
memos will assist Commissioners and the public in their own review of the code by providing
more detailed descriptions of proposed changes. The Commission will also receive a memo
detailing changes to the District Plan prior to holding a public hearing. During this time, the
public draft will be available for the public, and staff will be accepting comments throughout this
adoption period.
Attachments
1.Proposed Future Land Use Map, South District Plan
2.Analysis of Greenfield Development (2010-2019)
Approved by: _____________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
Prepared by Kirk Lehmann, Associate Planner
Neighborhood and Development Services
Prepared July 2020
ATTACHMENT 2:
Analysis of Greenfield Development (2010-2019)
Introduction
This analysis aims to better understand how development occurs under the City’s current zoning
code by reviewing greenfield developments in Iowa City and summarizing the characteristics of units
produced in new neighborhoods, including how affordability is affected. This analysis was completed
in 2020 using data available through 2019.
Building Types
Approximately 51 residential subdivisions were developed on greenfield sites from 2010 to 2019
(Figure 1). Only around 18% of these subdivisions mix detached single-family lots with other building
types, such as duplexes, townhomes, or multi-family buildings. However, the City has experienced a
greater diversity in residential building types over time. Subdivisions platted after 2014 are nearly 4.5
times more likely to include another housing type with single-family detached homes compared to
subdivisions before then (32% to 7% respectively). Infill subdivisions are also more likely to mix
single-family detached homes with other residential building types (and are much more likely to
include only duplex, townhome, or multi-family buildings).
Over this timeframe, greenfield subdivisions include capacity for some 1,564 dwelling units. On
average, 68% of units expected in these subdivisions are for single-family detached units, though
this number varies by year from 27% in 2018 to 100% in 2011 and 2012. In terms of building form,
another 4% of units are expected to be duplexes, 15% are expected to be townhomes, and 13% are
expected to be multi-family buildings.1 As with subdivisions, the diversity of housing types in
greenfield sites increased most beginning in 2015.
Figure 1: Greenfield Building Types: Dwelling Units by Type by Year
Source: 2019 Johnson County Auditor data, City of Iowa City Development Services data
Note: No subdivisions had final plats approved in 2020 (as of June)
1 These numbers address building form rather than ownership structure. As such, two single-family attached homes are counted as a
“duplex”, single-family and multifamily properties with a run of units each with separate entrances are counted as “townhomes,” and
multiple units in a single building that don’t have individual entrances are considered “multi-family.”
58 83
122
249
187 156
84
43
86
34
8
16
2
34
92
33
62 8
16
72
30 53
36
0
25
50
75
100
125
150
175
200
225
250
275
300
2011 2012 2013 2014 2015 2016 2017 2018 2019Dwelling UnitsYear
Detached Single-Family Duplex Townhome Multi-family
2
Lot Characteristics and Affordability
Residential parcels in greenfield subdivisions platted between 2010 and 2020 provide additional
information about the characteristics of recent developments in Iowa City. Around 1,468 parcels
intended for future residential development are platted in greenfield subdivisions. 58% have
structures built, while the other 42% are still vacant. Most parcels (78%) are intended for single,
individual ownership (regardless of building form), with the remaining parcels structured as
condominiums. Condominium parcels are more likely to have a structure but are less likely to be
owner-occupied than individual lots, as evidenced by the use of Homestead Tax Credits (21%
compared to 74% of single lots).
Figure 2: Ownership Characteristics for Greenfield Lots Single Lot Condominium Total
Total Lots 1,141 327 1,468
Vacant 558 61 619
With Structure Built 583 266 849
Homestead Credit 432 56 488
Source: 2019 Johnson County Auditor data
Most individual greenfield lots are between 8,050 and 11,932 square feet, though lots ranged
from 3,000 to 166,246 square feet (see Figure 3). Individual greenfield lots were mostly
assessed between $285,400 and $419,270 with a median value of $340,810 (this includes the
assessed value of the land and structure). Condominium properties tend to be more affordable
with assessed values typically between $96,940 and $224,470 with a median value of
$209,940. When looking at all ownership types, greenfield properties are primarily assessed
between $217,960 and $382,560 with a median value of $293,080.
Figure 3: Greenfield Lot Sizes and Assessed Values Single Lot
Area (sf)
2019 Assessed Value
Single Lot Condominium
Average 11,464 $361,222 $181,596
Minimum 3,000 $82,530* $83,850
25th Percentile 8,050 $285,400 $96,940
Median 9,472 $340,810 $209,940
75th Percentile 11,932 $419,270 $224,470
Maximum 166,246* $747,770* $325,050
Source: 2019 Johnson County Auditor data
* Some outliers were excluded from the Single Lot minimum and maximum area and assessed value to better represent the data;
they were included for the purpose of calculating average, median, and percentiles provided.
Data about properties built and sold from 2015 to 2020 adds further clarity. Sales prices tend to
be higher than assessed values, especially at lower home values, though some of this is due to
the timeframes involved (assessed values are for properties platted from 2010-2020 vs. sales
prices which are for properties built from 2015-2020). However, sales prices also contain
information about the total living area of properties, which tend to be between 1,405 and 1,775
square feet, with a median of 1,669 square feet. On a price per square foot basis, this means
that most properties sell for between $149 and $240 per square foot.
3
Figure 4: Greenfield Residential Sales Characteristics Sales Price Lot Area (sf) Total Living
Area (sf)
Price per
Square Foot
Average $328,465 8,719 1,645 $201.82
Minimum $167,099 3,637 798 $102.16
25th Percentile $239,175 5,507 1,405 $148.95
Median $309,950 8,556 1,669 $211.36
75th Percentile $385,500 10,529 1,775 $240.06
Maximum $725,000 20,194 3,692 $319.63
Source: Iowa City Assessor residential sales data built and sold from 2015 to 2020
Discussion
Iowa City’s current zoning code is not a true “conventional” zoning code in that it has some
avenues for flexibility built into its current regulations. This includes capabilities for planned
development overlay (OPD) rezonings on greenfield sites, and form-based infill opportunities in
Riverfront Crossings. However, many of these are not provided “by-right” and require
discretionary processes including rezonings or design review which can add cost to projects.
Based on this review, it is apparent that there is more demand for alternative housing types on
greenfield sites. Some of this is likely due to the benefits that these types of buildings can
provide in terms of variety of options and smaller unit size, which can lead to reduced price
points. However, affordability is always a challenge with new construction given the higher costs
of building new rather than rehabilitating existing units.
While the City does not yet know what kinds of neighborhoods a form-based code will produce,
the draft code is structured to reinforce the trend towards a wider variety of housing types. It will
also help ensure there is a greater mix of unit types within individual subdivisions and will do so
in a manner that provides more certainty for developers which should reduce total development
costs and increase the speed with which developments can happen. Based on this analysis, it
appears these measures will assist the City in its goal of providing a diversity of housing at a
variety of price points in new neighborhoods, and denser developments also creates additional
benefits related to sustainable neighborhoods. However, the City must continue to monitor
housing development in the future to ensure the code is helping to achieve its goals.
ATTACHMENT 2
Memo to the Planning and Zoning Commission;
July 15, 2021
Date: July 15, 2021
To: Planning & Zoning Commission
From: Anne Russett, Senior Planner and Kirk Lehmann, Associate Planner; Neighborhood &
Development Services
Re: Follow-up to comments on the draft form-based zones and standards (REZ21-0005)
Introduction
At the Planning and Zoning Commission’s July 1, 2021 meeting the Commission had several
questions and comments regarding the draft form-based zones and standards. This memo
provides a summary of those comments and staff’s response.
Summary of Comments and Staff Responses
Comment #1: Consider revising parking requirements to require or incentivize Electric Vehicle
(EV) charging stations
Staff Response:
The City recently participated in a regional EV readiness study with representatives from multiple
cities, counties, and metropolitan planning organizations. In June 2021, the Eastern Iowa Electric
Vehicle Readiness Plan was finalized which identifies a number of key readiness strategies and
actions. One action is to expand access to EV charging infrastructure by amending local zoning
codes to allow EV charging as a permitted accessory use and to include requirements or
incentives for the installation of charging infrastructure in new construction and major renovation
projects.
The City’s zoning code currently allows EV charging stations within parking areas, but it does not
require or incentivize EV charging infrastructure. Staff recommends that changes to the regulation
of EV charging stations be a city-wide endeavor and not be limited to the draft code.
Comment #2: Concern that required minimum parking standards are reduced
Staff Response:
Minimum parking standards are intended to provide off-street parking which accommodates most
of the demand for parking generated by the use, particularly where sufficient on-street parking is
not available. It also seeks to prevent parking for non-residential uses from encroaching into
adjacent residential neighborhoods.
In form-based zones, minimum parking standards were reduced in line with important City goals,
especially for non-residential uses. Where minimum parking standards are too high, housing
affordability can be negatively impacted, which can especially affect low- and moderate-income
households which are more sensitive to the price of housing. In addition, requiring more off-street
parking encourages car dependence by making development less compact which leads to
destinations that are further away, thus increasing the likelihood of requiring a personal vehicle.
In addition, minimum parking standards are typically more important where sufficient on-street
parking is not available. In neighborhoods on the fringe of the City, on-street parking is almost
always available on either one or both sides of the street, which becomes underutilized in areas
with higher parking minimums. For these reasons, the draft code proposed a modest reduction in
the minimum off-street parking required.
July 1, 2021
Page 2
That being said, builders can still provide higher amounts of off-street parking where desired by
the market. The reduced parking minimum just places a floor on the amount of parking required.
Table 1 provides a comparison of current parking minimums and proposed parking minimums in
the draft form-based code.
Table 1. Examples of Minimum Parking Calculations
Current Standards Proposed Standards
Greenfield Dev't T3NE T3NG T4NS T4NM T4MS
4-Unit Apartment Building (with differing # bedrooms)
1 BDR 4 4 4 4 4 4 Max
2 BDR 8 4 4 4 4 4 Max
3 BDR 8 8 8 6 6 6 Max
Single-Family House (with differing # bedrooms)
2 BDR 1 1 1 NA NA NA
3 BDR 2 2 2 NA NA NA
4 BDR 2 2 2 NA NA NA
Non-Residential
1,500 sf Restaurant 10 0 0 0 0 0
2,000 sf Salon 7 2 2 2 0 0
5,000 sf Office 17 9 9 9 7 2 Max
7,500 sf Retail 25 15 15 15 14 6 Max
Note: Current standards are based on use and can vary greatly depending on zone, intended
occupants, location, and number of occupants
Comment #3: Concern that the fee in-lieu of affordable housing does not lead to affordable
housing
Staff Response:
There are two situations where a fee in-lieu of providing on-site affordable housing is an option:
1)Upon annexation of residential land; and
2)During the rezoning of land to a Riverfront Crossings zone.
A large portion of the planning area is located within unincorporated Johnson County. Upon
annexation, this land would be subject to the City’s affordable housing annexation policy, which
allows a fee to be paid in-lieu of building affordable units on-site. If the Commission wants staff to
re-examine the option to provide an in-lieu fee for affordable housing, the affordable housing
annexation policy and the affordable housing requirements in the Riverfront Crossings code will
need to be revised rather than the draft code. Although the draft code does not include an
affordable housing requirement, it does include regulatory incentives for affordable housing.
These incentives can only be provided for voluntary, income-restricted units provided on-site.
Comment #4: Requested clarification on how the draft code ensures a multi-modal transportation
system
Staff Response:
The draft includes 14-2H-9 Thoroughfare Type Standards and changes to Title 15 Land
Subdivisions, which outline standards for sidewalks, bike facilities, and streets, including block
length and connectivity requirements. Staff will cover this section in detail at your July 15 meeting.
Transit service is not currently provided to the form-based code planning area. This is not
surprising given that the area remains largely undeveloped. That said, the draft code ensures that
development will result in a highly interconnected street system by requiring shorter block lengths
July 1, 2021
Page 3
and more street connections. The draft code also requires a diversity of housing types. Both of
these requirements will result in a more compact development pattern than is not currently seen
at the fringes of Iowa City. This compact development pattern is better able to support future
transit service than typical suburban development.
Additionally, the City recently completed a transit study. Attachment A provides a summary of the
proposed changes, which include faster service, improved weekday evening service, and
improved on-time performance. The proposed changes also result in more coordination with other
transit agencies. Specifically, starting July 6, all passes and single-ride tickets can be used on
both Iowa City Transit and Coralville Transit. There are also free transfers between these two
transit agencies. The attachment also includes a map showing the Iowa City Transit Preferred
Alternative, which includes an extended South Gilbert route that provides service to Terry
Trueblood Recreational Area, which is located just to the west of the form-based code planning
area.
Comment #5: Concern with the specificity of the Future Land Use Map and impacts deviations
from the map will have on how the area develops
Staff Response:
During the development of the land use map we met with stakeholders, and the development
community felt it was important to have a more detailed map. They had concerns with the
unpredictability of the development process, including neighborhood opposition to higher density
housing, and felt a more detailed map would provide some certainty to conforming projects.
Staff originally examined rezoning this entire area to form-based zones and establishing a detailed
regulating plan map (i.e. zoning map) identifying both zones and a street network. Unfortunately,
this was not feasible because a City-initiated rezoning would have required an extensive survey
of land and the creation of multiple legal descriptions. Additionally, any changes to a zoning map
would require another rezoning, which defeats the purpose of a master rezoning aimed at
streamlining the development process. Therefore, staff developed a workable solution to create
a detailed Future Land Use Map (FLUM) where consistency with the map will be evaluated at the
time of rezoning. To aid in this process, staff drafted specific rezoning criteria, which are outlined
in 14-2H-1 Introduction. The approval criteria do the following:
•Create a unifying set of standards that staff, the Planning and Zoning Commission, and
the City Council must use.
•Identify when variations from the FLUM can be made (e.g. sensitive areas).
•Provide a system by which the zones must be organized. For example, including
neighborhood centers and transitioning between zones within the block or across alleys.
Additionally, new subdivision standards ensure that the required block lengths are met. If the
street alignment shifts, which is likely, the block standards must still be met. Modifications to the
location of streets and blocks can occur through the rezoning and subdivision process, but newly
aligned blocks, zones, and streets must still meet similar standards to those which were used to
develop the FLUM.
Comment #6: How does this code work with the Housing Code and the City’s regulation of rental
housing?
Staff Response:
The zoning code does not regulate if a dwelling unit is owner-occupied or a rental unit. However,
all rental units within the City need to comply with the Title 17, Chapter 5 Housing Code. There
are portions of the housing code that reference the zoning code and staff will review the code to
identify any necessary amendments to ensure compatibility between the two codes.
July 1, 2021
Page 4
Comment #7: Concern that the code does not require native species or stormwater to be
incorporated into open space areas
Staff Response:
Planning staff relies on the expertise of Parks and Recreation and Forestry staff when it comes
to landscaping requirements. The City aims for a higher diversity of species, both native and well-
behaved non-natives, in order to create a more resilient urban forest. The code requires diversity,
specifically it states:
Tree diversity shall be incorporated using a maximum of 5 percent of any one species and
maximum of 10 percent of any one genus of tree unless otherwise approved by the Director.
Some natives also do not work well as street trees, which this code requires. Instead of
requiring native plantings, staff recommends requiring a diversity of species and ongoing
coordination with the Parks and Recreation Department in the review of landscaping plans to
ensure that the species are diverse and work well in the Iowa City environment.
As for stormwater, Planning staff relies on the expertise of Public W orks staff, who ensure
compliance with the City’s stormwater management regulations. Staff wanted to provide the
option to incorporate stormwater management facilities into civic spaces. However, there may
be situations where stormwater management cannot be accommodated through civic spaces.
Therefore, staff included this in the draft code as an option, but not a requirement.
Comment #8: Consider requiring development to incorporate local materials
Staff Response:
The draft code helps achieve sustainability goals through standards which provide compact,
pedestrian- and bike-friendly development. For example, reduced block lengths make it easier for
pedestrians to navigate the area and as it develops, transit will also become a viable mode of
transportation. In addition, ensuring a diversity of housing types and missing middle housing
allows more development on a smaller land area, reducing the amount of land consumed for
development. Since the draft code addresses sustainability through other methods, and requiring
the use of local materials could impact other important City goals such as affordability, staff does
not recommend requiring development to incorporate local materials.
Comment #9: Concern that the plan lacks green space and requested clarity on how the provision
of green space would be ensured
Staff Response:
There are three different ways that the draft code regulates open space:
1.14-2H-6 Building Type Standards outlines requirements for private, on-site open space to
be used by the residents. Staff will discuss Building Type Standards at the July 15 meeting.
2.The Future Land Use Map (FLUM) of the comprehensive plan identifies several areas
where additional civic space/open space needs to be provided as the area develops.
Some areas will be privately owned and maintained, but must be accessible to the public.
Other areas are identified as land the City would like to acquire for additional park space.
These civic space areas will need to be developed consistent with the FLUM and 14-2H-
5 Civic Spaces through the rezoning and subdivision process.
3.The City’s Neighborhood Open Space provisions require that developers of residential
subdivisions either dedicate land to the City for public park purposes or pay a fee in-lieu
of land dedication. This is a current regulation that applies city-wide.
Figure 1 shows the amount of open space that exists within the South District. Currently, the
planning area includes Wetherby Park, Sand Prairie Park, and Sycamore Greenway. This is
approximately 20% of the land within the planning area. Additional parks adjacent to the planning
July 1, 2021
Page 5
area include Kickers Soccer Park, Terry Trueblood Recreational Area, and Napoleon Park. In
short, this area is relatively parks-rich and currently contains notably more acres of open space
per resident than any other area of the City. Figure 2 is the draft FLUM. It identifies existing open
space, areas where existing open may be expanded, new City open space, and new privately
maintained/publicly accessible open space.
Based on conversations with Parks and Recreation staff, they have identified areas where they
would like to acquire additional parkland. Specifically, they identified a need for a park and
playground area to the east of Sycamore Greenway, which is also articulated in the Parks Master
Plan (pgs 46-47). The Bicycle Master Plan identifies a proposed multi-use trail running diagonally
to the west of Alexander Elementary School, which would ultimately connect with the Sycamore
Greenway trail. Parks and Recreation staff also identified the area along this future trail as a linear
City park space. For the rest of the area, Parks and Recreation staff expressed an interest in
collecting in-lieu fee payments due to the large amount of parkland that currently exists and needs
to be maintained by the City.
Due to the large amount of parkland that currently exists in this area and the recommendations
from Parks and Recreation staff, staff does not recommend additional civic space areas.
Figure 1. Open Space Area within the South District
Source: South District Plan, page 33
July 1, 2021
Page 6
Figure 2. Draft Future Land Use Map
Comment #10: Concern that the draft code will not lead to neighborhood/commercial nodes
Figure 2 identifies the neighborhood nodes with a red circle. The planning area includes seven
nodes. Two of these nodes are open space areas. Four are areas proposed to be an open sub-
zone, which allows a greater variety of non-residential uses. One is the main street district, which
includes a commercial area and civic space. Each of these nodes are located within a pedestrian
shed, which is approximately a 5-minute walk to the node. Based on how the nodes have been
placed, all residents will be within a 5-minute walk to either a civic space or a commercial node.
In addition, the code allows for live-work uses in T4 zones, which also allow for a greater variety
of non-residential uses than are typically allowed in those areas.
Attachments:
A.Iowa City Area Transit Study, Overview of Proposed Changes
Approved by: _____________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
Neighborhood Node
Iowa City Area Transit Study (ICATS)
Overview of Proposed Changes
Study Goals
Faster, more frequent, and more reliable service
Make transit more dependable for those who rely
on it, and an easier choice for others
Better access to areas of high need
Simplify the system to make it easier to understand
Improve communications so riders have up-to-date
information on bus location, arrival times, routes,
fares, service alerts, and access to trip planning tools
Make transit stops more comfortable and accessible
Improve coordination across transit agencies
More consistent fare and transfer policies between
Iowa City and Coralville
Route Highlights Service Highlights
Same routes days, nights, and
weekends
More direct routes, using main
roads and fewer side streets
More Saturday routes
Improved access to key retail
destinations/job centers
Reduced duplication between
Iowa City Transit, Coralville,
and CAMBUS
Faster, more direct service
Improved on-time
performance
Improved weekday evening
service
More service during mid-day
“Transit” app available to plan
trips and find your bus
Notice Some areas have longer
walks to service
Fewer one-seat rides to
UIHC on Iowa City TransitSummer 2021 Changes
Coming Soon / Next Steps
Fares &
Passes
Effective July 6, 2021
•All passes and single-ride tickets can be used
on Iowa City Transit and Coralville Transit
•Transfers allowed at all bus stops in Iowa City,
not just the interchange
•Free transfers between Iowa City Transit and
Coralville Transit
•Seniors (65+), disabled passengers, Medicare
card holders, and SEATS card holders ride for
free, any time of day
•Youth fare (5-18 yrs) reduced from $0.75
to $0.50
•31-Day Youth Pass reduced from $27 to $16
•ICCSD students to use discounted 31-Day
Youth Pass
•Saturday Family Fare no longer offered due to
low demand
Transit
System
Effective August 2, 2021
•11 new or modified bus routes with new
names, new schedules
•Saturday service on all routes except
Downtown Shuttle and Eastside Loop
•Consolidated routes with overlapping service
•Some bus stops consolidated to help improve
reliability and on-time performance
Evaluate on-demand
options for late evening/
overnight transportation
Improve bus stop amenities
(ie: lighted bus shelters,
benches, and trash cans)
Improve accessibility and
access to bus stops
Late 2021: First electric
buses hit the streets
Late 2021/early 2022:
Launch Sunday Service
two-year pilot
For more information visit www.icgov.org/transit, call Iowa City Transit at 319-356-5151, or email ICTransit@iowa-city.org.
ATTACHMENT 3
Memo to the Planning and Zoning Commission;
August 5, 2021
Date: August 5, 2021
To: Planning & Zoning Commission
From: Anne Russett, Senior Planner and Kirk Lehmann, Associate Planner; Neighborhood &
Development Services
Re: Follow-up to 7/15 Commission comments on the draft form-based zones and standards
(REZ21-0005)
Introduction
At the Planning and Zoning Commission’s July 15, 2021 meeting, the Commission had a few
questions and comments regarding the draft form-based zones and standards. This memo
provides a summary of those comments and staff’s response.
Summary of Comments and Staff Responses
Comment #1: Many concerns and questions were raised regarding the proposed regulatory
incentives for voluntary affordable housing
Staff Response:
Housing is considered “affordable” if a household pays less than 30% of its gross annual income
on rental or owner housing costs. Rental costs include the combined cost of rent and selected
utilities, while homeowner costs refer to mortgage and insurance payments, and selected utilities.
Because affordable housing depends on a household’s income, it can change with every new
occupant and increase or decrease over time.
Income Limits
Most affordable housing programs are targeted towards housing that is affordable to low-income
households. The US Department of Housing and Urban Development (HUD) defines households
as low income if they make 80% or less of the Area Median Income (AMI) based on their
household size. If households make less than 50% AMI, they are considered very low income,
and if they make less than 30% AMI (which is close to the poverty line), they are considered
extremely low income. Figure 1 shows 2021 income limits for Iowa City as determined by HUD.
For example, a family of four is considered low-income if they make less than $79,750 annually.
Figure 1: Income Limits
Income Category Household Size
1 2 3 4 5 6
Low Income (80% AMI)$55,850 $63,800 $71,800 $79,750 $86,150 $92,550
Common Rental Limit (60% AMI)$41,880 $47,880 $53,880 $59,820 $64,620 $69,420
Very Low Income (50% AMI)$34,900 $39,900 $44,900 $49,850 $53,850 $57,850
Extremely Low Income (30% AMI)$20,950 $23,950 $26,950 $29,900 $32,300 $34,700
Rental Limits
Many federal affordable housing programs use the Fair Market Rent (FMR), as calculated
annually by HUD. In general, the FMR is the amount that would be needed to pay rental costs
(rent plus utilities) of privately owned, decent, and safe rental housing of a modest nature. This is
typically set at the 40th percentile of the distribution of gross rents in the metro area. Figure 2
shows the 2021 FMR limits for Iowa City as determined by HUD. As an example, a 2 -bedroom
unit with utilities included cannot cost more than $1,036 monthly, which is affordable to a
August 5, 2021
Page 2
household making $41,440 ($1,036 x 12 / 0.30). This means it is affordable to a 1- or 2-person
household making at least 60% AMI, or a 3-person household making at least 50% AMI.
Figure 2: Rent Limits
SRO Eff. 1 BDR 2 BDR 3 BDR 4 BDR 5 BDR
Fair Market Rent $551 $735 $803 $1,036 $1,483 $1,794 $2,063
Affordable to HH Making… $22,040 $29,400 $32,120 $41,440 $59,320 $71,760 $82,520
Program Design
Different affordable housing programs use different income and rent limitations depending on if
and how much of a subsidy is available, and the targeted income segment. It is often only possible
to provide affordable housing to those making less than 30% AMI with deep subsidies. For
affordable housing encouraged by the proposed Form-Based Code, income limitations of 80%
AMI for owners and 60% AMI for renters imitates other affordable housing programs administered
by the City. These include HOME, CDBG, Healthy Homes, the Riverfront Crossings Affordable
Housing Requirement, Public Housing (PH), and the economic development and affordable
housing annexation policies. The Housing Choice Voucher (HCV) Program requires that
participants earn no more than 50% AMI. A few programs also allow higher incomes limits, such
as GRIP (110% AMI), UniverCity (140% AMI), and Historic Preservation grant assistance (140%
AMI). While affordable housing projects can always require lower incomes, and often do, these
are the base standards for these programs.
Rents limits for most of these programs are based on, or informed by, Fair Market Rents.
However, Public Housing and the Housing Choice Voucher Programs instead base rents on 30%
of a given household’s income. Consistent, City-wide rent limits assist with ongoing monitoring
and administration of affordable housing programs. In the case of the PH and HCV programs,
these are funded federally to cover the costs of ongoing compliance requirements. For affordable
housing encouraged in the draft Form-Based Code, the proposed rent limitation is Fair Market
Rent. However, where a project is awarded Low Income Housing Tax Credits (LIHTC) through
the Iowa Finance Authority, they may use LIHTC rent limits. A separate discussion on the LIHTC
program is below.
Low Income Housing Tax Credit (LIHTC) Program
The Low Income Housing Tax Credit (LIHTC) program provides owners a reduction in tax liability
in exchange for providing affordable rental housing for those with limited incomes. The amount of
the credit is based on how much is invested. The Internal Revenue Service (IRS) administers the
program nationwide in conjunction with state housing finance agencies. In Iowa, the Iowa Finance
Authority (IFA) directly allocates tax credits and routinely monitor compliance.
To retain awarded tax credits, a development must rent to qualified households, keep rents
affordable, and maintain the property in good repair for 30 years. There are two sub-programs
which have different applications, compliance requirements, and levels of subsidy:
•9% Housing Tax Credit. This credit is applied for competitively and provides the highest
level of subsidy. Applications are accepted and awarded annually.
•4% Housing Tax Credit. This credit is awarded on an ongoing, noncompetitive basis
and provides a lower level of subsidy.
Income limits vary, but one of the following tests must be met:
1.At least 20% of units must be occupied by those making less than 50% AMI; or
2.At least 40% of units must be occupied by those making less than 60% AMI; or
3.At least 40% of units may serve households earning up to 80% AMI, as long as the
average income/rent limit in the property is 60% or less of AMI.
Often income levels are lower than those required by these tests, especially for competitive
proposals. Figure 3 shows three projects within Iowa City that were recently awarded through the
August 5, 2021
Page 3
9% tax credit process. While all provide some market rate units, most units are provided to
households at or below 60% AMI, with some units also provided to those making 40% and 30%
AMI.
Figure 3: Iowa City LITHC Projects
Developer The Housing
Fellowship
Iowa City Senior
LLC
Sand
Development
All Recent
Projects
Project Del Rey Ridge Diamond Senior
Apartments
NEX Apartments
Address 628 S Dubuque 1030 William St 671 Nex Avenue
Tenure Rental New
Construction
Rental New
Construction
Rental New
Construction
Unit Mix by Income Level
Market Rate 4 4 4 12
60% AMI 20 20 17 57
40% AMI 5 12 11 28
30% AMI 4 4 4 12
Total Units 33 40 36 109
Rent limits for LIHTC projects are based on an affordable rent for each given household income
level. Rents for each unit at a particular income level are thus theoretically affordable for the
occupant of that unit, especially in lower income units. However, a lower income occupant may
also live in a unit that is affordable to someone making 60% AMI, which may be higher than Fair
Market Rent. Figure 4 shows LIHTC rent limits. As an example, gross rent for a 2-bedroom, 60%
AMI unit cannot cost more than $1,347 monthly, which is affordable to a household making
$53,880 ($1,347 x 12 / 0.30). This means it is affordable to a 3-person family making exactly 60%
AMI. If that unit is occupied by a household with a lower income, it would be considered
unaffordable.
Figure 4: Iowa City LIHTC Rents
Eff. 1 BDR 2 BDR 3 BDR 4 BDR 5 BDR
60% AMI Unit $1,047 $1,122 $1,347 $1,555 $1,735 $1,915
40% AMI Unit $698 $748 $898 $1,037 $1,157 $1,277
30% AMI Unit $523 $561 $673 $777 $867 $957
Summary
The goal of incorporating the voluntary regulatory incentives in the draft code is to incentivize the
building of additional affordable housing in the community. Although it does not provide financial
assistance, it offsets the loss of revenue for voluntary affordable units by allowing more units or
density and decreased costs associated with parking reductions and flexibility from certain
standards. Flexibility can also be used by other affordable housing providers that do not utilize
the density bonus.
Staff has structured the proposed incentives consistent with existing affordable housing policies
administered by the City. This creates consistent expectations for owners and simplifies ongoing
monitoring requirements. While these affordable housing incentives will not solve housing
affordability in Iowa City, they will encourage the development of additional units that are
affordable to low-income households. This is especially important in an area that will be entirely
new construction, which is often unaffordable to low-income households.
August 5, 2021
Page 4
Comment #2: Do any of the proposed zones allow gas stations?
Staff Response:
Gas stations are classified as a “quick vehicle servicing use” in the City’s zoning code. Table 14-
2H-3B-1: Uses of the draft code lists the permitted uses, provisional uses, and uses allowed by
special exception. Quick vehicle servicing uses are not allowed in any of the proposed zones.
Comment #3: Please clarify how form and use are regulated in the draft code.
Staff Response:
Zoning through a Form-Based Code represents a paradigm shift in the way that the built
environment is regulated. Unlike conventional, use-based codes, FBCs utilize the intended
August 5, 2021
Page 5
physical form and character of a context type, rather than use as the organizing framework of the
code. Further, FBCs regulate a series of elements not just to create a good individual building,
but a high-quality place. The terminology in FBCs reflects the intended physical form and
hierarchy of different places. For example, instead of a zone being "commercial" or "mixed use,"
it might be called "main street." The term ties back to the intended physical form or place, which
includes a mix of uses, civic spaces, thoroughfares, frontages, and building types that create
vibrant walkable urbanism. For this reason, FBC also do not regulate by maximum density, which
is a change from previous use-based standards utilized by the City.
While FBCs primarily regulate the intended physical form, they regulate use secondarily. FBCs
allow a range of uses that are carefully chosen to maximize compatibility between uses and the
intended physical form. Table 14-2H-3B-1: Uses (inserted above) provides an overview of the
uses allowed in the various zones. As is shown in the table, commercial uses, such as eating and
drinking establishments, are only allowed in the open zones (i.e T3NG-O, T4NS-O, and T4NM-
O) and the Main Street Zone (T4MS).
The draft future land use map [Attachment 1] includes a land use designation for open subareas.
The open zones align with this open subarea. The draft future land use map identifies four areas
where the open subareas are depicted; it also identifies the main street area. These are the areas
that function as walkable, neighborhood centers and allow non-residential uses. In these open
zones, the building types must comply with the base zone. For example, in a T4NS-O zone the
allowed building types include Cottage Court, Multiplex Small, Courtyard Building Small, and
Townhouse. The most likely building type for non-residential uses in this zone would be
Townhouse.
There are other instances where non-residential uses are allowed outside of the Main Street zone
and the open zones. These include home occupations and live/work uses. Home occupation
regulations will not be changed with the draft code. The draft code does include live/work as a
new use category. Live/work uses are allowed in T4NS, T4NS-O, T4NM, T4NM-O, and the T4MS
zones. Live/work uses are subject to the following use specific standards:
Specific Use
Description General Standards
Live/Work Combines residence
and place of business
for resident(s) with
“work” typically at
ground level and
“live” on upper levels
Differs from home
occupations in that
work may be the
predominant use (ex.
outside employees, a
separate designated
entrance, signage,
window displays, etc)
•Non-residential uses limited to: sales oriented
retail, personal service oriented retail (with
some exceptions), daycare, bed and
breakfast homestays, and specified office
uses
•On-premises sales limited to goods made in
the unit.
•No clients/deliveries before 7 AM or after 10
PM
•The “live” component must be the principal
residence of at least one person employed in
the live/work unit
•Up to 3 additional outside employees
•Cannot sublet part of unit as
commercial/industrial space to someone not
living there or as residential space for
someone not working there
•Limit of 10 clients/customers day
August 5, 2021
Page 6
Correspondence to Date
Staff has received some correspondence from stakeholders regarding the proposed amendment
to the South District Plan and the draft form-based code. You can find those comments in
Attachment 2. Staff will continue to collect comments and share those with the Commission.
Approved by: _____________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
Attachments:
1.Draft South District Future Land Use Map
2.Correspondence received as of July 29, 2021
ATTACHMENT 4
Proposed Future Land Use Map, South District
Plan
58
Low to Medium Density Residential:
2-8 dwelling units/acre
Intended primarily for detached single-family
housing. Duplexes are allowed on corner lots in
all single-family zones. In some areas attached
housing may be located along arterial streets or
adjacent to permanent open space. The resi-
dentfal density for a property should reflect the
nature of the site and take into account sensi-
tfve environmental features, topographical con-
straints, street connectfvity, and compatfbility
with historical development patterns.
Low to Medium Mixed Residential:
8-13 dwelling units/acre
Intended for medium- to high- density single-
family residentfal development, including small
lot detached single-family units, zero lot line
development, duplexes, and townhouses. Suita-
ble for sites where a single loaded street is de-
sirable to provide visibility and access to public
open space, or where clustering is desirable to
protect sensitfve environmental features. Low-
density multf-family residentfal may also be
considered if buildings are designed in a man-
ner that is compatfble in scale and design to the
lower scale residentfal dwellings in the neigh-
borhood (e.g. triplexes and 4- or 6-plexes).
Higher density housing should be located at the
edges of neighborhoods, principally in areas
with good street connectfvity, access to open
space or parks, trails, and transit.
Multi-Family
12-24 dwelling units/acre
Propertfes developed prior to 2015 may have
been established at higher densitfes, partfcular-
ly in neighborhoods close to Highway 6. The
“New Neighborhoods” sectfon of the plan (page
18) includes language describing the density,
locatfon, and design quality that will be part of
any rezoning to allow multf-family housing.
Higher-density zoning designatfons may not be
suitable for areas with topographical con-
straints or limited street connectfvity or access.
Preferred locatfons for new multf-family devel-
opments are along main travel corridors or in-
tersectfons, especially near permanent open
space or adjacent to commercial development.
Commercial
Areas intended to provide the opportunity for a
large variety of commercial uses, partfcularly
retail commercial uses, which serve a major
segment of the community.
Mixed-Use
An area intended for development that com-
bines commercial and residentfal uses. Individu-
al buildings may be mixed-use or single-use.
Development is intended to be pedestrian-
oriented, with buildings oriented to the street
with sidewalks, street trees and other pedestri-
an amenitfes. Buildings with residentfal uses
should be designed to ensure a comfortable
and functfonal environment for urban living in
close proximity to commercial uses. The mix of
uses requires special consideratfon of building
and site design.
Public Institutional
Property that is publicly owned and used for a
public purpose, including public schools, and
City, County, State, and Federal offices or facili-
tfes. If the property is proposed to be sold to a
private entfty for a non-public use, then the
land should be rezoned to be compatfble with
the surrounding neighborhood.
Public Parks/Open Space
Indicates existfng or potentfal public open space
intended for the protectfon of sensitfve natural
features, stormwater management, and/or to
provide for passive, actfve, recreatfonal, or oth-
er public open space needs, and/or to protect
the aesthetfc values of the community.*
Private Open Space
Indicates existfng or potentfal open space on
private land that is important for the protectfon
of sensitfve natural features and/or provides for
stormwater management, and/or for private,
shared passive or recreatfonal opportunitfes for
adjacent propertfes, and/or to protect the aes-
thetfc values of the community.*
*A public or private open space designatfon on land that is
not currently designated as open space may indicate that
an area is largely unsuitable for development due to envi-
ronmental or topographical constraints or may indicate
that an opportunity to acquire needed open space is pos-
sible if current land uses are discontfnued. While these
areas are best reserved or acquired for open space, devel-
opment may occur on privately held land if a proposal
meets the underlying zoning requirements and the re-
quirements of the Iowa City Sensitfve Areas Ordinance.
S o u t h D i s t r i c t F u t u r e L a n d U s e P l a n M a p D e s i g n a ti o n s
59
S o u t h D i s t r i c t F u t u r e L a n d U s e P l a n M a p
Areas Subject to Form-Based Land Use
(see Map on p. 60)
60
TRANSECT 3: SUBURBAN
Neighborhood Edge:
A walkable neighborhood environment of detached,
small-to-large building footprint, low-intensity hous-
ing choices from House Large, Duplex Side-by-Side
to Cottage Court, supportfng and within short walk-
ing distance of neighborhood-serving retail, food
and service uses. Buildings are house-scale and de-
tached in nature. Both design site widths and build-
ing footprints are small-to-large with medium-to-
large front setbacks and medium side setbacks.
Homes are up to 2.5 stories tall, and frontage types
include Porch, Dooryard and Stoop .
Neighborhood General:
A walkable neighborhood environment of small foot-
print, low-intensity housing choices from House
Small, Duplex Side-by-Side, Duplex Stacked, Cottage
Court, Multfplex Small to Townhouse, supportfng
and within short walking distance of neighborhood-
serving retail and services. Buildings are house-scale
and detached in nature. Design site widths are small-
to-medium with a small footprint and medium front
and side setbacks. Homes are up to 2.5 stories tall,
and frontage types include Porch, Dooryard and
Stoop .
TRANSECT 4: GENERAL URBAN
Neighborhood Small:
A walkable neighborhood environment of small-to-
medium-footprint, moderate-intensity housing
choices from Cottage Court, Multfplex Small, Court-
yard Building Small to Townhouse, supportfng and
within short walking distance of neighborhood-
serving retail and services. Buildings are primarily
house-scale with both attached and detached vari-
ants. Design site widths, building footprints, and
front and side setbacks are all small-to-medium.
Homes are up to 2.5 stories tall, and frontage types
include Porch, Dooryard and Stoop.
Neighborhood Medium
A walkable neighborhood environment of small-to-
medium-footprint, moderate-intensity housing
choices from Multiplex Large, Courtyard Building
Small to Townhouse, supporting and within short
walking distance of neighborhood-serving retail and
services. Buildings are primarily house-scale with
both attached and detached variants. Design site
widths and building footprints are medium, while
front and side setbacks are small. Homes are up to
3.5 stories tall, and frontage types include Porch,
Dooryard Stoop, Forecourt and Terrace .
Main Street
A walkable, vibrant district of medium-to-large-
footprint, moderate-intensity, mixed-use buildings
from Townhouse (in which units may be stacked)
and Courtyard Building Large to Main Street
Building, supporting neighborhood-serving ground
floor retail, food and services, including indoor and
outdoor artisanal industrial businesses. Buildings are
block-scale and attached in nature. Design site
widths are medium, and building footprints are
medium-to-large with front and side setbacks that
are small-to-none. Buildings are up to 3.5 stories tall,
and frontage types include Dooryard, Stoop,
Forecourt, Maker Shopfront, Shopfront, Terrace,
Gallery and Arcade .
OTHER DESIGNATIONS
Open Subareas:
Open subarea designatfons may be applied to T3
Neighborhood General, T4 Neighborhood Small, or
T4 Neighborhood Medium zones. The subarea al-
lows more uses than the base land use designation
but maintains the same form and character. As
such, open subareas provides additional flexibility at
or near intersections that function or can function
as a neighborhood node of non-residential uses .
Public or Private Civic/Park/Open Space
Indicates existing or potential civic or open space on
public or private land that is important for the pro-
tection of sensitive natural features and/or provides
for stormwater management, and/or for private,
shared passive or recreational opportunities for ad-
jacent properties, and/or to protect the aesthetic
values of the community. This designation may indi-
cate that an area is unsuitable for development due
to environmental or topographical constraints. De-
velopment may occur if a proposal meets the under-
lying zoning and Sensitive Areas requirements.
F o r m -B a s e d F u t u r e L a n d U s e D e s i g n a ti o n s
61
F o r m -B a s e d F u t u r e L a n d U s e M a p
Form-Based Land Use Designatfons
62
F u t u r e T h o r o u g h f a r e M a p
ATTACHMENT 5
Proposed Zoning Code Text Amendments
Article H:
Form-Based Zones and Standards
Public Review Draft – June 2021
Prepared By:
Prepared For
Iowa City, Iowa
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Form-Based Zones and Standards
Public Review Draft — June 2021Iowa City - Article H: Zones and Standards
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Table of Contents
Section 14-2H-1: Introduction 1
14-2H-1A Intent 1
14-2H-1B Zoning Districts 1
14-2H-1C Applicability 2
14-2H-1D Rezoning 5
14-2H-1E Neighborhood Plan 6
Section 14-2H-2: Zones 7
14-2H-2A Pu rpose 7
14-2H-2B Sub-Zones 7
14-2H-2C T3 Neighborhood Edge Zone (T3NE) 8
14-2H-2D T3 Neighborhood General Zone (T3NG) 12
14-2H-2E T4 Neighborhood Small Zone (T4NS) 16
14-2H-2F T4 Neighborhood Medium Zone (T4NM) 20
14-2H-2G T4 Main Street Zone (T4MS) 24
Section 14-2H-3: Use Standards 29
14-2H-3A Purpose 29
14-2H-3B Allowed Uses 29
14-2H-3C Standards for Specific Uses 33
Section 14-2H-4: Site Standards 35
14-2H-4A Purpose 35
14-2H-4B Screening 36
14-2H-4C Landscaping 38
14-2H-4D Parking and Loading 39
14-2H-4E Adjustments to standards 43
iiiPublic Review Draft — June 2021 Iowa City - Article H: Zones and Standards
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Public Review Draft — June 2021Iowa City - Article H: Zones and Standards
Section 14-2H-5: Civic Space Type Standards 47
14-2H-5A Purpose 47
14-2H-5B General Civic Space Type Standards 47
14-2H-5C Greenway 49
14-2H-5D Green 50
14-2H-5E Plaza 51
14-2H-5F Pocket Park/Plaza 52
14-2H-5G Playground 53
14-2H-5H Community Garden 54
14-2H-5I Passage 55
Section 14-2H-6: Building Type Standards 57
14-2H-6A Purpose 57
14-2H-6B General Building Type Standards 57
14-2H-6C Carriage House 60
14-2H-6D House Large 62
14-2H-6E House Small 64
14-2H-6F Duplex Side-by-Side 66
14-2H-6G Duplex Stacked 68
14-2H-6H Cottage Court 70
14-2H-6I Multiplex Small 72
14-2H-6J Multiplex Large 74
14-2H-7K Townhouse 76
14-2H-6L Courtyard Building Small 78
14-2H-6M Courtyard Building Large 80
14-2H-6N Main Street Building 82
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Public Review Draft — June 2021 Iowa City - Article H: Zones and Standards
Section 14-2H-7: Architectural Element Standards 85
14-2H-7A Purpose 85
14-2H-7B Overview 85
14-2H-7C Tripartite Facade Articulation 86
14-2H-7D Architectural Recession(s) 87
14-2H-7E Corner Element 88
14-2H-7F Rooftop Room 89
Section 14-2H-8: Frontage Type Standards 91
14-2H-8A Purpose 91
14-2H-8B General Frontage Type Standards 91
14-2H-8C Porch Projecting 92
14-2H-8D Porch Engaged 94
14-2H-8E Dooryard 96
14-2H-8F Stoop 98
14-2H-8G Forecourt 10 0
14-2H-8H Maker Shopfront 102
14-2H-8I Shopfront 104
14-2H-8J Terrace 106
14-2H-8K Gallery 108
14-2H-8L Arcade 110
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Public Review Draft — June 2021Iowa City - Article H: Zones and Standards
Section 14-2H-9: Thoroughfare Type Standards 113
14-2H-9A Purpose 113
14-2H-9B General Thoroughfare Type Standards 113
14-2H-9C Main Street with Median 114
14-2H-9D Main Street without Median 115
14-2H-9E Avenue 2 without Parking 116
14-2H-9F Avenue 2 with Future Parking 117
14-2H-9G Avenue 3 118
14-2H-9H Avenue 4 119
14-2H-9I Neighborhood Street 1 with Parking both sides 120
14-2H-9J Neighborhood Street 2 with Parking one side 121
14-2H-9K Alley 122
14-2H-9L Passage 123
Section 14-2H-10: Affordable Housing Incentives 125
14-2H-10A Purpose 125
14-2H-10B Eligibility and Incentive Provisions 126
14-2H-10C Definitions 127
14-2H-10D General Requirements 127
14-2H-10E Owner-Occupied Affordable Housing 128
14-2H-10F Affordable Rental Housing 129
14-2H-10G Administrative Rules 129
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Public Review Draft — June 2021 Iowa City - Article H: Zones and Standards
Appendix 1: Changes to Title 14 Zoning
14-1B Introductory Provisions
14-5A Off-Street Parking and Loading Standards
14-5B Sign Regulations
14-5G Outdoor Lighting Standards
14-5I Sensitive Lands and Features
14-9A General Definitions
14-9C Sign Definitions
Appendix 2: Changes to Title 15 Land Subdivision
15-2-1 Concept Plan
15-2-2 Preliminary Plat
15-2-3 Final Plat
15-3-1 General Requirements
15-3-2 Streets and Circulation
15-3-3 Sidewalks, Trails, and Pedestrian Connections
15-3-4 Layout of Blocks and Lots
15-3-5 Neighborhood Open Space Requirements
15-3-8 Stormwater Management
Appendix 3: Changes to the South District Plan
viii
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Public Review Draft – June 2021 Article H: Zones and Standards 1
Section 14-2H-1: Introduction
14-2H-1A Intent
1. Article H (Form-Based Zones and Standards), herein after referred to as this Article, sets forth the
standards for neighborhood design, building form, and land use within the Form-Based Zones listed
herein.
2. These standards reflect the community's vision for implementing the intent of the Comprehensive Plan
to ensure development that reinforces the highly valued character and scale of Iowa City's urban
centers, neighborhoods, and corridors with a mix of housing, civic, retail and service uses in a compact,
walkable, and transit-friendly environment.
3. Specifically, these standards are intended to:
a. Improve the built environment and human habitat;
b. Promote development patterns that support safe, effective, and multi-modal transportation
options, including auto, pedestrian, bicycle, and transit;
c. Reduce vehicle traffic and support transit by providing for a mixture of land uses, highly
interconnected block and street network, and compact community form;
d. Provide neighborhoods with a variety of housing types and levels of affordability and accessibility
to serve the needs of a diverse population;
e. Promote the health and sustainability benefits of walkable environments;
f. Generate pedestrian-oriented and pedestrian-scaled neighborhoods where the automobile is
accommodated but does not dominate the streetscapes;
g. Reinforce the unique identity of the City and build upon the local context, climate, and history; and
h. Realize development based on the patterns of existing walkable neighborhoods.
14-2H-1B Zoning Districts
1. The full names and map symbols of the Form-Based Zones are listed below. When this Article refers to
Form-Based Zones, it is referring to all zones listed in this section. When this Article refers to
Neighborhood Form-Based Zones, it is referring to the T3NE, T3NG, T4NS, and T4NM zones.
a. T3 Neighborhood Edge (T3NE)
b. T3 Neighborhood General (T3NG)
c. T4 Neighborhood Small (T4NS)
d. T4 Neighborhood Medium (T4NM)
e. T4 Main Street (T4MS)
2. The standards applicable to the Riverfront Crossings Districts and Eastside Mixed Use District are
regulated through the provisions in Title 14, Article G. These are not considered Form-Based Zones.
Introduction
2 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-1C Applicability
1. Table 14-2H-1C-1 outlines when other Chapters and Articles of Title 14 and other Titles of the municipal
code apply to development and improvements within Form-Based Zones.
2. Neighborhood Design.
a. Blocks and Streets. Streets are required in the approximate locations identified in the future land
use map of the comprehensive plan in compliance with 15-3-2 (Streets and Circulation). When
designing a new street or reconstructing an existing street, the design must meet the standards in
14-2H-9 (Thoroughfare Type Standards).
b. Design Sites.
(1) Buildings shall be designed in compliance with the design site width and depth standards of
the zone set forth in 14-2H-2 (Zones).
(2) This Article does not require that design sites be platted. The design site width and depth
standards are for the purpose of consistently achieving pedestrian-oriented and scaled
buildings.
3. Building, Frontage, and Use Types.
a. The following shall be selected for each lot and design site as allowed in the zone in compliance
with the standards listed therein:
(1) Only one building type, except for certain building types as outlined in 14-2H-6 (Building
Types Standards);
(2) At least one frontage type; and
(3) At least one use type.
b. Building Types, Frontage Types, and uses not listed in the zone are not allowed in that zone.
c. There shall be a mix of frontage and building types per block as outlined in 14-2H-6 (Building Type
Standards) and 14-2H-8 (Frontage Type Standards).
4. Site Standards. When a development requires Site Plan Review in compliance with Title 18 (Site Plan
Review) or when otherwise required by Section 14-2H-4 (Site Standards), site standard sub-sections
apply as follows:
a. Screening Standards. The following shall comply with Sub-Section 14-2H-4B (Screening):
(1) All new development, and
(2) Improvements to existing development.
b. Landscaping and Tree Standards. The following shall comply with Sub-Section 14-2H-4C
(Landscaping) and Article 14-5E (Landscaping and Tree Standards):
(1) All new development, and
(2) Improvements to existing development.
c. Parking and Loading Standards. The following shall comply with Sub-Section 14-2H-4D (Parking
and Loading):
(1) All new development;
Introduction
Public Review Draft – June 2021 Article H: Zones and Standards 3
(2) Changes in land use; and
(3) Changes in intensity of buildings or structures made after the effective date of this Article that
cause an increase or decrease of 25 percent or greater in:
(a) Gross floor area;
(b) Seating capacity;
(c) Units; and/or
(d) Parking spaces.
5. Civic Space Type Standards. Development is required to create civic space(s) in the approximate
locations identified on the comprehensive plan future land use map in compliance with the standards of
Section 14-2H-5 (Civic Space Type Standards).
6. Building Type Standards. The following shall comply with Section 14-2H-6 (Building Type Standards):
a. New buildings (except public safety buildings and utility buildings);
b. Additions over 15 percent of the gross floor area (except public safety buildings and utility
buildings); and
c. Facade renovations along front or side street facades (except public safety buildings).
7. Massing, Facade Articulation and Architectural Elements. The following shall comply with Section
14-2H-7 (Architectural Element Standards):
a. New buildings; and
b. Building facade renovations facing a street or civic space (except public safety buildings).
8. Frontage Type Standards. The following shall comply with Section 14-2H-8 (Frontage Type Standards):
a. New buildings;
b. Building facade renovation facing a street or civic space (except public safety buildings);
c. Private property improvements along front or side street; and
d. Modifications of pedestrian entrance(s) along front or side street.
9. Sign Type Standards. All signs, regardless of their nature or location, unless specifically exempted,
which are intended to be viewed from a public right-of-way and from outdoors in areas of public and
private property used for public pedestrian access shall comply with Section 14-5B-8H (Sign Standards
and Types for Form-Based Zones).
10. Thoroughfare Type Standards. The following shall comply with Section 14-2H-9 (Thoroughfare Type
Standards):
a. The construction of a new thoroughfare and/or when an application for a plat is proposed.
b. Existing privately-owned thoroughfares:
(1) Improvement or modification to curb return, pedestrian crossing, landscaping, or sidewalk;
(2) Improvement or modification to on-street parking, or lane striping; and/or
(3) Improvement or modification to right-of-way.
Introduction
4 Article H: Zones and Standards Public Review Draft – June 2021
Table 14-2H-1C-1: Application of Standards in Title 14 (Zoning Code), Title 15 (Land Subdivisions), and Title 18 (Site Plan Review)
Title 14 (Zoning Code)
Chapter Description/Article Applicability to Article H (Form-Based Zones and Standards)
1 Introductory Provisions Standards in this Chapter apply to Form-Based Zones.
2 Base Zones Standards in this Chapter do not apply to Form-Based Zones. They are
replaced by zones as identified in Section 14-2H-2 (Zones) and uses as
identified in Section 14-2H-3 (Uses).
3 Overlay Zones Standards in this Chapter do not apply to Form-Based Zones, except for
those related to protection of sensitive features or historic resources.
Other standards are replaced by zones as identified in Section 14-2H-2
(Zones).
4 Use Regulations Standards in this Chapter apply to Form-Based Zones, except where use
standards are replaced within this Article.
5 Site Development Standards
A. Off-Street Parking and Loading Standards in this Article apply to Form-Based Zones, except for the
amount, location and size of parking, and landscaping standards in
Form-Based Zones.
B. Sign Regulations Standards in this Article apply to Form-Based Zones.
C. Access Management Standards Standards in this Article apply to Form-Based Zones unless stated
otherwise.
D. Intersection Visibility Standards Standards in this Article apply to Form-Based Zones.
E. Landscaping and Tree Standards Standards in this Article apply to Form-Based Zones.
F. Screening and Buffering Standards Standards in this Article do not apply to Form-Based Zones unless
stated otherwise.
G. Outdoor Lighting Standards Standards in this Article apply to Form-Based Zones.
H. Performance Standards Standards in this Article apply to Form-Based Zones.
I. Sensitive Lands and Features Standards in this Article apply to Form-Based Zones.
J. Floodplain Management Standards Standards in this Article apply to Form-Based Zones.
K. Neighborhood Open Space
Requirements Standards in this Article apply to Form-Based Zones.
6 Airport Zoning Standards in this Chapter apply to Form-Based Zones.
7 Administration Standards in this Chapter apply to Form-Based Zones.
8 Review and Approval Procedures Standards in this Chapter apply to Form-Based Zones.
9 Definitions Definitions in this Chapter apply to Form-Based Zones.
Title 15 (Land Subdivisions)
Chapter Description Status
All Land Subdivision Standards in this Title apply to Form-Based Zones.
Title 18 (Site Plan Review)
Chapter Description Status
All Site Plan Review Standards in this Title apply to Form-Based Zones.
Introduction
Public Review Draft – June 2021 Article H: Zones and Standards 5
14-2H-1D Rezoning
1. Rezoning to a Form-Based Zone shall follow the zoning map amendment process (14-8D-5). Any
application for such a rezoning should be submitted concurrently with an application for a preliminary
plat (15-2-2).
2. Approval Criteria. The following criteria must be met or determined to not be applicable to rezone to a
Form-Based Zone:
a. The rezoning demonstrates compliance with the future land use map of the comprehensive plan
and any district plan, as applicable, including consistency between the land use designations and
the proposed zones. Variations from the future land use map may be approved for Form-Based
Zones where sensitive areas are present, or where circumstances have changed and/or additional
information or factors have come to light such that the proposed amendment is in the public
interest.
b. The rezoning demonstrates that the zones are organized in such a manner to respond
appropriately to the various site conditions. When amending zone boundaries, more intense zones
shall be organized around a neighborhood feature. Examples include a major street (such as a main
street or edge drive), civic space, a transit stop, a civic building, or other locations suitable for
greater intensities.
c. The rezoning demonstrates that transitions between neighborhood Form-Based Zones (T3NE,
T3NG, T4NS, T4NM) occur within the block or across alleys.
d. The rezoning demonstrates it is designed to suit specific topographical, environmental, site layout,
and design constraints unique to the site.
Introduction
6 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-1E Neighborhood Plan
1. The Neighborhood Plan, submitted as an accompanying document with the final plat, ensures
compliance with the standards in this Article. It shall substantially conform to the future land use map
included in the comprehensive plan and district plan, as applicable.
2. The Neighborhood Plan shall include the following components in plan view on application forms
provided by the Department, along with any additional information as requested by the City:
a. Identify all applicable Form-Based Zones, lots, and design sites.
b. Identify all proposed building types pursuant to Section 14-2H-6 (Building Type Standards) and
proposed frontage types pursuant to Section 14-2H-8 (Frontages) for each lot and/or design site.
c. Apply thoroughfares in an interconnected network and identify proposed thoroughfare types
pursuant to Section 14-2H-9 (Thoroughfare Type Standards) and 15-3-2 (Streets and Circulation),
including all proposed Passages (14-2H-9L) and/or Alleys (14-2H-9K).
d. Identify natural open space and civic space types pursuant to Section 14-2H-5 (Civic Space Type
Standards) and delineate all proposed buildings, paved areas, trees, and/or landscaping in civic
spaces.
e. Identify all connections to existing streets and sidewalks and lots and design sites on adjacent
properties in conformance with block standards pursuant to 15-3-4 (Layout of Blocks and Lots).
3. Following adoption of the final plat, the following changes to the Neighborhood Plan may be
administratively approved concurrently with building permit or site plan review. Where changes are
requested, an updated Neighborhood Plan is required to be submitted and approved prior to site plan
or building permit approval.
a. Substituting one building type for another where the lot and/or design site meets the requirements
of 14-2H-2 (Zones) and 14-2H-6 (Building Type Standards) and where the change does not limit
the ability of other lots and/or design sites on the block to change or maintain their building type.
b. Substituting one frontage type for another where the lot and/or design site meets the requirements
of 14-2H-8 (Frontage Type Standards) and where the change does not limit the ability of other lots
and/or design sites on the block to change or maintain their frontage type.
c. Substituting one civic space type for another, including changes to the design of said civic spaces,
where the civic space type meets the requirements of 14-2H-5 (Civic Space Type Standards).
d. Changing the number, size, and layout of design sites within a single lot where all modified design
sites meet the size and shape requirements of 14-2H-2 (Zones).
Public Review Draft – June 2021 Article H: Zones and Standards 7
Section 14-2H-2: Zones
14-2H-2A Purpose
This Section establishes the Form-Based Zones that implement the City's Comprehensive Plan to generate and
support the intended variety and physical character.
14-2H-2B Sub-Zones
Sub-zones are slightly modified versions of the base Form-Based Zone. This Article includes one type of sub-zone:
1. Open. The open sub-zone can provide additional flexibility to Design Sites located at or near intersections that
function or can function as a neighborhood node of non-residential uses. The open sub-zone is indicated in the
future land use maps of the Comprehensive Plan and is used for either or both of the following purposes:
a. To allow more uses than the base zone allows in specific areas but within the same form and character of the
base zone; and/or
b. To more easily allow certain uses that are already allowed in the base zone.
Zones
8 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-2C T3 Neighborhood Edge Zone (T3NE)
1. Intent
a. A walkable neighborhood
environment of detached, small-to-
large building footprint, low-intensity
housing choices from House Large,
Duplex Side-by-Side to Cottage
Court, supporting and within short
walking distance of neighborhood-
serving retail, food and service uses.
b. The following are appropriate form
elements in the zone.
(1) House-Scale Buildings
(2) Detached Buildings
(3) Medium-to-Large Design Site
Width
(4) Small-to-Large Building Footprint
(5) Medium-to-Large Front Setbacks
(6) Medium Side Setbacks
(7) Up to 2.5 Stories
(8) Porch, Dooryard and Stoop
Frontage Types
2. Sub-Zone(s)
None
Zones
Public Review Draft – June 2021 Article H: Zones and Standards 9
3. Building Types
Primary Design Site
Building Type Width Depth Standards
a. House-Scale
House Large 60' min.1 110' min.2 14-2H-6D
95' max. 180' max.
Duplex Side-by-Side3 60' min.1 100' min.2 14-2H-6F
75' max. 180' max.
Cottage Court 90' min.1 120' min.2 14-2H-6H
120' max. 180' max.
1 Min. width may be reduced by 10' if vehicle access is
provided from rear.
2 Min. depth may be adjusted as follows:
a. It may be reduced by 10' if utility easement is
relocated to alley; and/or
b. It may be reduced by 15’ if the design site fronts
new civic space (14-2H-5) not shown on the future
land use map of the comprehensive plan.
Min. depth reduction may not exceed 25’ total.
3 For fee simple arrangements, no side setback is required
between the units of this building type.
4. Building Form
a. Height
Primary Building1
Stories 2.5 stories max.2
To Roofline3 30' max.
Accessory Structure(s)1
Carriage House 2 stories max.
Other 1 story max.
Ground Floor Ceiling Height 9' min.
b. Footprint
Depth, Ground-Floor Space 30' min.4
c. Standards
(1) Design Site Coverage defined by max. building size of
primary building type allowed and Carriage House per
Section 14-2H-6 (Building Type Standards) and Item 5
(Building Placement) standards of this zone.
1 See Section 14-2H-6 (Building Type Standards) for massing
and height standards.
2 ".5" refers to an occupiable attic.
3 Typically measured from average finished grade along the
frontage. See Building Height in 14-9A (General Definitions).
4 12' min. for Cottage Court Building Type.
Zones
10 Article H: Zones and Standards Public Review Draft – June 2021
5. Building Placement
a. Setback (Distance from ROW/Design Site Line)
Front (Facade Zone)1,2
Interior Design Site 25' min.; 35' max.
Corner Design Site 25' min.; 35' max.
Side Street (Facade Zone)1,2
Primary Building 20' min.; 25' max.
Accessory Structure(s) 20' min.
Side
Primary Building 10' min.
Accessory Structure(s) 5' min.
Rear
Primary Building 25' min.
Accessory Structure(s) 5' min.
b. Building within Facade Zone
Total length of facade required within or abutting the facade
zone, exclusive of setbacks.
Front 50% min.
Side Street 40% min.
c. Standards
(1) Facades facing a street or civic space must be designed in
compliance with Section 14-2H-7 (Architectural Element
Standards).
1 If utility easement is 10' as determined by the applicable
abutting Thoroughfare Type (14-2H-9), subtract 5' from
required setback.
2 The area between the front and side street design site lines
and the building shall not be paved (except for allowed
driveways and pedestrian routes) and is subject to the
requirements in Section 14-2H-8 (Frontage Type Standards).
6. Encroachments into Setbacks
a. Encroachment Type Front Side St. Side Rear
Architectural Features 5' max. 5' max. 5' max. 5' max.
Stairs X 5' max. 5' max. 5' max.
b. Standards
(1) Encroachments are not allowed within Utility Easement
Area, ROW, alley ROW or across a property line.
(2) Upper story encroachments on Front and Side Street
require 8' min. of clearance.
(3) See Item 8 (Frontages) for allowed frontages and
Section 14-2H-8 (Frontage Type Standards) for further
refinements.
(4) For Porch Engaged frontage type up to 20% of the front
facade may encroach up to 5 feet into the front setback.
Key A = Allowed X = Not Allowed
Zones
Public Review Draft – June 2021 Article H: Zones and Standards 11
7. Parking
a. Required Spaces
Residential Uses
Studio or 1-2 Bedrooms 1 min. per unit
3 or More Bedrooms 2 min. per unit
Non-Residential Uses
≤ 1,500 sf. None
> 1,500 sf. 2.5 min./1,000 sf.
after first 1,500 sf.
b. Setback (Distance from ROW/Design Site Line)
Front1
House Large 15' min. behind face of
Frontage Type or building
whichever is closer to street.
All other Building Types 50' min.
Side Street 20' min.
Side 5' min.
Rear 5' min.
c. Characteristics
Curb Cut Width 12' max.2
Distance between
Driveways
40' min.
d. Standards
(1) Parking may be covered or uncovered and may be
attached or detached from main body.
(2) Parking may be located in rear or side wing in compliance
with main body and wing(s) standards per Section 14-2H-6
(Building Type Standards).
7. Parking
(Continued)
(3) Porte-cochère allowed if integrated into building
facade.
(4) Curb cut width along alley may exceed 12'.
(5) A driveway may be shared between adjacent design
sites.
1 Front access is not allowed in corner design sites.
2 With 2' planting strip on each side.
8. Frontages
a. Private Frontage Type Front Side St. Standards
Porch Projecting A A 14-2H-8C
Porch Engaged A A 14-2H-8D
Dooryard A A 14-2H-8E
Stoop A A 14-2H-8F
9. Signage
a. Sign Type Standards
Temporary Sign 14-5B-9
Key A = Allowed X = Not Allowed
Zones
12 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-2D T3 Neighborhood General Zone (T3NG)
1. Intent
a. A walkable neighborhood
environment of small footprint, low-
intensity housing choices from House
Small, Duplex Side-by-Side, Duplex
Stacked, Cottage Court, Multiplex
Small to Townhouse, supporting and
within short walking distance of
neighborhood-serving retail and
services.
b. The following are appropriate form
elements in the zone.
(1) House-Scale Buildings
(2) Detached Buildings
(3) Small-to-Medium Design Site
Width
(4) Small Building Footprint
(5) Medium Front Setbacks
(6) Medium Side Setbacks
(7) Up to 2.5 Stories
(8) Porch, Dooryard and Stoop
Frontage Types
2. Sub-Zone(s)
a. T3NG-Open. See Section 14-2H-3
for additional allowed uses.
Zones
Public Review Draft – June 2021 Article H: Zones and Standards 13
3. Building Types
Primary Design Site
Building Type Width Depth Standards
a. House-Scale
House Small 50' min.1 100' min.2 14-2H-6E
75' max. 180' max.
Duplex Side-by-
Side5
60' min.1 100' min.2 14-2H-6F
75' max. 180' max.
Duplex Stacked 50' min.1 100' min.2 14-2H-6G
70' max. 180' max.
Cottage Court 90' min.1 120' min.2 14-2H-6H
120' max. 180' max.
Multiplex Small 70' min.1 110' min.2 14-2H-6I
100' max. 150' max.
Townhouse5 25' min.3 100' min.2 14-2H-6K
125' max.4 180' max.
1 Min. width may be reduced by 10' if vehicle access is
provided from rear.
2 Min. depth may be adjusted as follows:
a. It may be reduced by 10' if utility easement is
relocated to alley; and/or
b. It may be reduced by 15’ if the design site fronts
new civic space (14-2H-5) not shown on the future
land use map of the comprehensive plan.
Min. depth reduction may not exceed 25’ total.
3 Represents 1 Townhouse.
4 Represents 3 Townhouses side-by-side or attached.
5 For fee simple arrangements, no side setback is required
between the units of this building type.
4. Building Form
a. Height
Primary Building1
Stories 2.5 stories max.2
To Roofline 3 30' max.
Accessory Structure(s)1
Carriage House 2 stories max.
Other 1 story max.
Ground Floor Ceiling 9' min.
b. Footprint
Depth, Ground-Floor Space 30' min.4
c. Standards
(1) Design Site Coverage defined by max. building size of
primary building type allowed and Carriage House per
Section 14-2H-6 (Building Type Standards) and Item 5
(Building Placement) standards of this zone.
1 See Section 14-2H-6 (Building Type Standards) for
refinements to massing and height standards.
2 ".5" refers to an occupiable attic.
3 Typically measured from average finished grade along the
frontage. See Building Height in 14-9A (General Definitions).
4 12' min. for Cottage Court Building Type.
Zones
14 Article H: Zones and Standards Public Review Draft – June 2021
5. Building Placement
a. Setback (Distance from ROW/Design Site Line)
Front (Facade Zone)1,2
Interior Design Site 20' min.; 30' max.
Corner Design Site 20' min.; 30' max.
Side Street (Facade Zone)1,2
Primary Building 15' min.; 25' max.
Accessory Structure(s) 15' min.
Side
Primary Building 7' min.
Accessory Structure(s) 5' min.
Rear
Primary Building 20' min.
Accessory Structure(s) 5' min.
b. Building within Facade Zone
Total length of facade required within or abutting the facade
zone, exclusive of setbacks.
Front 60% min.
Side Street 50% min.
c. Standards
(1) Facades facing a street or civic space must be designed in
compliance with Section 14-2H-7 (Architectural Element
Standards).
1 If utility easement is 10' as identified by the applicable
abutting Thoroughfare Type (14-2H-9), subtract 5' from
required setback.
2 The area between the front and side street design site lines
and the building shall not be paved (except for allowed
driveways and pedestrian routes) and is subject to the
requirements in Section 14-2H-8 (Frontage Type Standards).
6. Encroachments into Setbacks
a. Encroachment Type Front Side St. Side Rear
Architectural Features 3' max. 3' max. 5' max. 5' max.
Stairs X 3' max. 5' max. 5' max.
b. Standards
(1) Encroachments are not allowed within Utility Easement
Area, ROW, alley ROW or across a property line.
(2) See Item 8 (Frontages) for allowed frontages and
Section 14-2H-8 (Frontage Type Standards) for further
refinements.
(3) For Porch Engaged frontage type up to 20% of the front
facade may encroach up to 5 feet into the front setback.
Key A = Allowed X = Not Allowed
Zones
Public Review Draft – June 2021 Article H: Zones and Standards 15
7. Parking
a. Required Spaces
Residential Uses
Studio or 1-2 Bedrooms 1 min. per unit
3 or More Bedrooms 2 min. per unit
Non-Residential Uses
≤ 1,500 sf. None
> 1,500 sf. 2.5 min./1,000 sf.
after first 1,500 sf.
b. Setback (Distance from ROW/Design Site Line)
Front1
House Small 15' min. behind face of
Frontage Type or building
whichever is closer to
street. All other Building Types 40' min.
Side Street 15' min.
Side 5' min.
Rear 5' min.
c. Characteristics
Curb Cut Width 12' max.2
Distance between Driveways 40' min.
7. Parking (Continued)
d. Standards
(1) Parking may be covered or uncovered and may be
attached or detached from main body.
(2) Parking may be located in rear or side wing in
compliance with main body and wing(s) standards per
Section 14-2H-6 (Building Type Standards).
(3) Porte-cochère allowed if integrated into building
facade.
(4) Curb cut width along alley may exceed 12'.
(5) A driveway may be shared between adjacent design sites.
1 Front access is not allowed in corner design sites.
2 With 2' planting strip on each side.
8. Frontages
a. Private Frontage
Type Front Side St. Standards
Porch Projecting A A 14-2H-8C
Porch Engaged A A 14-2H-8D
Dooryard A A 14-2H-8E
Stoop A A 14-2H-8F
9. Signage
a. Sign Type Standards
Awning Sign1 14-5B-8C
Porch Sign1 14-5B-8H-4a
Portable Sign 14-5B-8E
Post Sign1 14-5B-8H-4b
Temporary Sign 14-5B-8B
1 Only in Open Sub-Zone
Key A = Allowed X = Not Allowed
Zones
16 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-2E T4 Neighborhood Small Zone (T4NS)
1. Intent
a. A walkable neighborhood
environment of small-to-medium-
footprint, moderate-intensity housing
choices from Cottage Court, Multiplex
Small, Courtyard Building Small to
Townhouse, supporting and within
short walking distance of
neighborhood-serving retail and
services.
b. The following are appropriate form
elements in the zone.
(1) House-Scale Buildings
(2) Detached and Attached Buildings
(3) Small-to-Medium Design Site
Width
(4) Small-to-Medium Building
Footprint
(5) Small-to-Medium Front Setbacks
(6) Small-to-Medium Side Setbacks
(7) Up to 2.5 Stories
(8) Porch, Dooryard and Stoop
Frontage Types
2. Sub-Zone(s)
a. T4NS-Open. See Section 14-2H-3
for additional allowed uses.
Zones
Public Review Draft – June 2021 Article H: Zones and Standards 17
3. Building Types
Primary Design Site
Building Type Width Depth Standards
a. House-Scale
Cottage Court 90' min.1 120' min.2 14-2H-6H
120' max. 180' max.
Multiplex Small 60' min.1 110' min.2 14-2H-6I
100' max. 150' max.
Courtyard Building
Small
100' min.1 150' min.2 12-2H-6L
130' max 180' max.
b. Block-Scale
Townhouse5 18' min.3 100' min.2 14-2H-6K
160' max.4 180' max.
1 Min. width may be reduced by 10' if vehicle access is
provided from rear.
2 Min. depth may be adjusted as follows:
a. It may be reduced by 10' if utility easement is
relocated to alley; and/or
b. It may be reduced by 15’ if the design site fronts
new civic space (14-2H-5) not shown on the future
land use map of the comprehensive plan.
Min. depth reduction may not exceed 25’ total.
3 Represents 1 Townhouse.
4 Represents 4 Townhouses side-by-side or attached.
5 For fee simple arrangements, no side setback is required
between the units of this building type.
4. Building Form
a. Height
Primary Building1
Stories 2.5 stories max.2
To Roofline 3 30' max.
Accessory Structure(s)1
Carriage House 2 stories max.
Other 1 story max.
Ground Floor Ceiling 9' min.
b. Footprint
Depth, Ground-Floor Space 30' min.4
c. Standards
(1) Design Site Coverage defined by max. building size of
primary building type allowed and Carriage House per
Section 14-2H-6 (Building Type Standards) and Item 5
(Building Placement) standards of this zone.
1 See Section 14-2H-6 (Building Type Standards) for
refinements to massing and height standards.
2 ".5" refers to an occupiable attic.
3 Typically measured from average finished grade along the
frontage. See Building Height in 14-9A (General Definitions).
4 12' min. for Cottage Court Building Type.
Zones
18 Article H: Zones and Standards Public Review Draft – June 2021
5. Building Placement
a. Setback (Distance from ROW/Design Site Line)
Front (Facade Zone)1,2
Interior Design Site 15' min.; 30' max.
Corner Design Site 15' min.; 30' max.
Side Street (Facade Zone)1,2
Primary Building 15' min.; 25' max.
Accessory Structure(s) 15' min.
Side
Primary Building 5' min.
Accessory Structure(s) 3' min.
Rear
Primary Building 15' min.
Accessory Structure(s) 5' min.
b. Building within Facade Zone
Total length of facade required within or abutting the facade
zone, exclusive of setbacks.
Front 65% min.
Side Street 55% min.
c. Standards
(1) Facades facing a street or civic space must be designed in
compliance with Section 14-2H-7 (Architectural Element
Standards).
1 If utility easement is 10' as identified by the applicable
abutting Thoroughfare Type (14-2H-9), subtract 5' from
required setback.
2 The area between the front and side street design site lines
and the building shall not be paved (except for allowed
driveways and pedestrian routes) and is subject to the
requirements in Section 14-2H-8 (Frontage Type Standards).
6. Encroachments into Setbacks
a. Encroachment Type Front Side St. Side Rear
Architectural Features 3' max. 3' max. 5' max. 5' max.
Stairs X 3' max. 5' max. 5' max.
b. Standards
(1) Encroachments are not allowed within Utility Easement
Area, ROW, alley ROW or across a property line.
(2) Upper stories encroachments on Front and Side Street
require 8' min. of clearance.
(3) See Item 8 (Frontages) for allowed frontages and
Section 14-2H-8 (Frontage Type Standards) for further
refinements.
(4) For Porch Engaged frontage type up to 20% of the front
facade may encroach up to 5 feet into the front setback.
Key A = Allowed X = Not Allowed
Zones
Public Review Draft – June 2021 Article H: Zones and Standards 19
7. Parking
a. Required Spaces
Residential Uses
Studio or 1-2 Bedrooms 1 min. per unit
3 or More Bedrooms 1.5 min. per unit
Non-Residential Uses
≤ 1,500 None
> 1,500 2.5 min./1,000 sf.
after first 1,500 sf.
b. Setback (Distance from ROW/Design Site Line)
Front1 40' min.
Side Street 15' min.
Side 5' min.
Rear 5' min.
c. Characteristics
Curb Cut Width 12' max.2
Distance between Driveways 40' min.
d. Standards
(1) Parking may be covered or uncovered and may be
attached or detached from main body.
(2) Parking may be located in rear or side wing in compliance
with main body and wing(s) standards per Section 14-2H-6
(Building Type Standards).
(3) Porte-cochère allowed if integrated into building facade.
(4) Curb cut width along alley may exceed 12'.
(5) A driveway may be shared between adjacent design sites.
1 Front access is not allowed in corner design sites.
2 With 2' planting strip on each side.
8. Frontages
a. Private Frontage
Type Front Side St. Standards
Porch Projecting A A 14-2H-8C
Porch Engaged A A 14-2H-8D
Dooryard A A 14-2H-8E
Stoop A A 14-2H-8F
9. Signage
a. Sign Type Standards
Awning Sign1 14-5B-8C
Porch Sign1 14-5B-8H-4a
Portable Sign 14-5B-8E
Post Sign1 14-5B-8H-4b
Small Identification Sign1 14-5B-8B
Temporary Sign 14-5B-9
1 Only in Open Sub-Zone
Key A = Allowed X = Not Allowed
Zones
20 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-2F T4 Neighborhood Medium Zone (T4NM)
1. Intent
a. A walkable neighborhood
environment with medium-footprint,
moderate-intensity housing choices
from Multiplex Large, Courtyard
Building Small to Townhouse,
supporting and within short walking
distance of neighborhood-serving
retail and services.
b. The following are appropriate form
elements in the zone.
(1) Primarily House-Scale Buildings
(2) Detached and Attached Buildings
(3) Medium Design Site Width
(4) Medium Building Footprint
(5) Small Front Setbacks
(6) Small Side Setbacks
(7) Up to 3.5 Stories
(8) Porch, Dooryard, Stoop, Forecourt
and Terrace Frontage Types
2. Sub-Zone(s)
a. T4NM-Open. See Section 14-2H-3
for additional allowed uses.
Zones
Public Review Draft – June 2021 Article H: Zones and Standards 21
3. Building Types
Primary Design Site
Building Type Width Depth Standards
a. House-Scale
Multiplex Large 75' min.1 130' min.2 14-2H-6J
100' max. 150' max.
Courtyard Building
Small
100' min.1 150' min.2 12-2H-6L
130' max 180' max.
b. Block-Scale
Townhouse6 18' min.3 100' min.2 14-2H-6K
130' max.4,5 180' max..
1 Min. width may be reduced by 10' if vehicle access is
provided from rear.
2 Min. depth may be adjusted as follows:
a. It may be reduced by 10' if utility easement is
relocated to alley; and/or
b. It may be reduced by 15’ if the design site fronts
new civic space (14-2H-5) not shown on the future
land use map of the comprehensive plan.
Min. depth reduction may not exceed 25’ total.
3 Represents 1 Townhouse.
4 Represents 4 Townhouses side-by-side or attached.
5 In the Open Sub-Zone, each Townhouse may be divided
vertically into 3 units.
6 For fee simple arrangements, no side setback is required
between the units of this building type.
4. Building Form
a. Height
Primary Building1
Stories 3.5 stories max.2
To Roofline 3 40' max.
Accessory Structure(s)1
Carriage House 2 stories max.
Other 1 story max.
Ground Floor Ceiling 9' min.
b. Footprint
Depth, Ground-Floor
Space
30' min.
c. Standards
(1) Design Site Coverage defined by max. building size of
primary building type allowed and Carriage House per
Section 14-2H-6 (Building Type Standards) and Item 5
(Building Placement) standards of this zone.
1 See Section 14-2H-6 (Building Type Standards) for
refinements to massing and height standards.
2 ".5" refers to an occupiable attic.
3 Typically measured from average finished grade along the
frontage. See Building Height in 14-9A (General Definitions).
Zones
22 Article H: Zones and Standards Public Review Draft – June 2021
5. Building Placement
a. Setback (Distance from ROW/Design Site Line)
Front (Facade Zone)1,2
Interior Design Site 15' min.; 25' max.
Corner Design Site 15' min.; 25' max.
Side Street (Facade Zone)1
Primary Building 15' min.; 25' max.
Accessory Structure(s) 15' min.
Side
Primary Building 5' min.
Accessory Structure(s) 3' min.
Rear
Primary Building 15' min.
Accessory Structure(s) 5' min.
b. Building within Facade Zone
Total length of facade required within or abutting the facade
zone, exclusive of setbacks.
Front 65% min.
Side Street 55% min.
c. Standards
(1) Facades facing a street or civic space must be designed in
compliance with Section 14-2H-7 (Architectural Element
Standards).
1 If utility easement is 10' as identified by the applicable
abutting Thoroughfare Type (14-2H-9), subtract 5' from
required setback.
2 The area between the front and side street design site lines
and the building shall not be paved (except for allowed
driveways and pedestrian routes) and is subject to the
requirements in Section 14-2H-8 (Frontage Type Standards).
6. Encroachments into Setbacks
a. Encroachment Type Front Side St. Side Rear
Architectural Features 3' max. 3' max. 5' max. 5' max.
Stairs X 3' max. 5' max. 5' max.
b. Standards
(1) Encroachments are not allowed within Utility Easement
Area, ROW, alley ROW or across a property line.
(1) Upper stories encroachments on Front and Side Street
require 8' min. of clearance.
(2) See Item 8 (Frontages) for allowed frontages and
Section 14-2H-8 (Frontage Type Standards) for further
refinements.
(3) For Porch Engaged frontage type up to 20% of the front
facade may encroach up to 5 feet into the front setback.
Key A = Allowed X = Not Allowed
Zones
Public Review Draft – June 2021 Article H: Zones and Standards 23
7. Parking
a. Required Spaces
Residential Uses
Studio or 1-2 Bedrooms 1 min. per unit
3 or More Bedrooms 1.5 min. per unit
Non-Residential Uses
≤ 2,000 None
> 2,000 2.5 min./1,000 sf.
after first 2,000 sf.
b. Setback (Distance from ROW/Design Site Line)
Front1 40' min.
Side Street 15' min.
Side 5' min.
Rear 5' min.
c. Characteristics
Curb Cut Width 12' max.2
Distance between Driveways 40' min.
d. Standards
(1) Parking may be covered or uncovered and may be
attached or detached from main body.
(2) Parking may be located in rear or side wing in compliance
with main body and wing(s) standards per Section 14-2H-6
(Building Type Standards).
(3) Porte-cochère allowed if integrated into building facade.
(4) Curb cut width along alley may exceed 12'.
(5) A driveway may be shared between adjacent design sites.
1 Front access is not allowed in corner design sites.
2 With 2' planting strip on each side.
8. Frontages
a. Private Frontage
Type Front Side St. Standards
Porch Projecting A A 14-2H-8C
Porch Engaged A A 14-2H-8D
Dooryard A A 14-2H-8E
Stoop A A 14-2H-8F
Forecourt A A 14-2H-8G
Terrace A A 14-2H-8J
9. Signage
a. Sign Type Standards
Awning Sign1 14-5B-8C
Porch Sign1 14-5B-8H-4a
Portable Sign 14-5B-8E
Post Sign1 14-5B-8H-4b
Small Identification Sign1 14-5B-8B
Storefront Projecting Sign1 14-5B-8C
Temporary Sign 14-5B-9
Window Sign1 14-5B-8E
1 Only in Open Sub-Zone
Key A = Allowed X = Not Allowed
Zones
24 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-2G T4 Main Street Zone (T4MS)
1. Intent
a. A walkable, vibrant district of
medium-to-large-footprint,
moderate-intensity, mixed-use
buildings and housing choices from
Townhouse and Courtyard Building
Large to Main Street Building,
supporting neighborhood-serving
ground floor retail, food and services,
including indoor and outdoor
artisanal industrial businesses.
b. The following are appropriate form
elements in the zone.
(1) Block-Scale Buildings
(2) Attached Buildings
(3) Medium Design Site Width
(4) Medium-to-Large Building
Footprint
(5) Small-to-None Front Setbacks
(6) Small-to-None Side Setbacks
(7) Up to 4 Stories
(8) Dooryard, Stoop, Forecourt, Maker
Shopfront, Shopfront, Terrace, Gallery
and Arcade Frontage Types.
2. Sub-Zone(s)
None
General note: the illustrations above are intended to provide a brief overview of the zo ne and are descriptive in nature.
Zones
Public Review Draft – June 2021 Article H: Zones and Standards 25
3. Building Types
Primary Design Site
Building Type Width Depth Standards
a. Block-Scale
Townhouse4 18' min. 1 100' min. 14-2H-6K
220' max.2,3 180' max.
Courtyard Building
Large
100' min. 180' min. 14-2H-6M
150' max. 200' max.
Main Street
Building
25' min. 100' min. 14-2H-6N
150' max. 200' max.
b. Standards
(1) Min. depth may be reduced by 15’ if the design site
fronts a new civic space (14-2H-5) not shown on the future
land use map of the comprehensive plan.
(2) Min. depth reductions may not exceed 25’ total.
1 Represents 1 Townhouse.
2 Represents 8 Townhouses side-by-side or attached.
3 Each Townhouse may be divided vertically into 3 units.
4 For fee simple arrangements, no side setback is required
between the units of this building type.
4. Building Form
a. Height
Primary Building1
Stories 4 stories max.
To Roofline 2 45' max.
Accessory Structure(s)1
Carriage House 2 stories max.
Other 1 story max.
Ground Floor Ceiling 14' min.
b. Footprint
Depth, Ground-Floor Space 30' min.
c. Standards
(1) Design Site Coverage defined by max. building size of
primary building type allowed and Carriage House per
Section 14-2H-6 (Building Type Standards) and Item 5
(Building Placement) standards of this zone.
1 See Section 14-2H-6 (Building Type Standards) for
refinements to massing and height standards.
2 Typically measured from average finished grade along the
frontage. See Building Height in 14-9A (General Definitions).
Zones
26 Article H: Zones and Standards Public Review Draft – June 2021
5. Building Placement
a. Setback (Distance from ROW/Design Site Line)
Front (Facade Zone)
Interior Design Site 0' min.; 10' max. Corner Design Site 0' min.; 10' max.
Side Street (Facade Zone) Primary Building 0' min.; 10' max.
Accessory Structure(s) 0' min.
Side Primary Building 0' min.
Accessory Structure(s) 3' min.
Rear Primary Building 10' min.
Accessory Structure(s) 5' min.
b. Building within Facade Zone
Total length of facade required within or abutting the
facade zone, exclusive of setbacks.
Front 80% min. Side Street 70% min.
c. Standards
(1) Facades facing a street or civic space must be
designed in compliance with Section 14-2H-7
(Architectural Element Standards).
(2) Utility Easement required in Alley as identified by the
applicable abutting Thoroughfare Type (14-2H-9).
6. Encroachments into Setbacks
a. Encroachment Type Front Side St. Side Rear
Architectural Features 3' max. 3' max. 3' max. 3' max.
Stairs X 3' max. 3' max. 3' max.
b. Standards
(1) Encroachments are not allowed within Utility Easement
Area, ROW, alley ROW or across a property line.
(2) Upper stories encroachments on Front and Side Street
require 8' min. of clearance.
(3) See Item 8 (Frontages) for allowed frontages and
Section 14-2H-8 (Frontage Type Standards) for further
refinements.
Key A = Allowed X = Not Allowed
Zones
Public Review Draft – June 2021 Article H: Zones and Standards 27
7. Parking
a. Required Spaces
Residential Uses
Studio or 1-2 Bedrooms 1 max. per unit
3 or More Bedrooms 1.5 max. per unit
Non-Residential Uses
≤ 5,000 None
> 5,000 2 max./1,000 sf. after first
5,000 sf.
b. Setback (Distance from ROW/Design Site Line)
Front 40' min.
Side Street
≤ 75' from Front 25' min.
5’ min.
> 75' from Front
Side 0' min.
Rear 5' min.
c. Characteristics
Curb Cut Width 12' max.1
d. Standards
(1) Parking may be covered or uncovered and may be
attached or detached from main body.
(2) Parking may be located in rear or side wing in compliance
with main body and wing(s) standards per Section 14-2H-6
(Building Type Standards).
(3) Curb cut width along alley may exceed 12'.
(4) A driveway may be shared between adjacent design sites.
1 With 2' planting strip on each side.
8. Frontages
a. Private Frontage
Type Front Side St. Standards
Dooryard X A1 14-2H-8E
Stoop X A1,2 14-2H-8F
Forecourt A A 14-2H-8G
Maker Shopfront A A1 14-2H-8H
Shopfront A A2 14-2H-8I
Terrace A A 14-2H-8J
Gallery A A 14-2H-8K
Arcade A A 14-2H-8L
1At 60' min. from front of design site.
2Also allowed within open space in Courtyard Building Large.
9. Signage
a. Sign Type Standards
Awning Sign 14-5B-8C
Canopy Sign 14-5B-8C
Directional Sign 14-5B-8C
Masonry Wall Sign 14-5B-8E
Porch Sign 14-5B-8H-4a
Portable Sign 14-5B-8E
Post Sign 14-5B-8H-4b
Small Identification Sign 14-5B-8B
Storefront Projecting Sign 14-5B-8C
Temporary Sign 14-5B-9
Wall Mural Painted Sign 14-5B-8E
Window Sign 14-5B-8E
Key A = Allowed X = Not Allowed
Zones
28 Article H: Zones and Standards Public Review Draft – June 2021
Public Review Draft – June 2021 Article H: Zones and Standards 29
Section 14-2H-3: Use Standards
14-2H-3A Purpose
1. It is the intent of this Section to establish appropriate standards for location, design, and operation of uses
to assure that they will be developed in a manner consistent with the purpose of the Form-Based Zone
where they are allowed.
2. This Section provides additional standards for certain uses and activities to ensure compatibility with site
features and existing uses.
14-2H-3B Allowed Uses
1. Uses Allowed
a. Table 14-2H-3B-1 (Uses) indicates for each Form-Based Zone whether a principal land use is permitted
(P), allowed with provisions (PR), or allowed by special exception (S). Specific land uses are grouped into
the categories and subgroups listed in Table 14-2H-3B-1 (Uses).
b. Table 14-2H-3B-1 (Uses) includes cross-references to applicable specific use standards for each use.
Where necessary and appropriate, the cross-reference indicates the conventional zone use standards
that must be followed.
c. Each use listed in Table 14-2H-3B-1 (Uses) is defined in Chapter 4 (Use Regulations) of Title 14 (Zoning
Code). If a use is only applicable within areas established in compliance with this Article, the use is
defined in Chapter 14-9 (Definitions).
2. Accessory Uses Allowed
a. Table 14-2H-3B-2 (Accessory Uses) indicates for each Form-Based Zone where accessory uses are
allowed.
b. Table 14-2H-3B-2 (Accessory Uses) includes cross-references to applicable specific use standards for
each use. Where necessary and appropriate, the cross-reference indicates the conventional zone use
standards in Title 14 (Zoning Code) that apply.
Use Standards
30 Article H: Zones and Standards Public Review Draft – June 2021
Table 14-2H-3B-1: Uses
Use Categories T3NE T3NG T3NG-O T4NS T4NS-O T4NM T4NM-O T4MS Specific Standards
Residential Uses
Household Living Uses
Detached Single-Family
Dwellings P P P - - - - -
Detached Zero Lot Line
Dwellings PR PR PR PR PR - - - 14-4B-4A-4
Group Households PR PR PR PR PR PR PR PR2 14-4B-4A-6
Live/Work - - - PR PR PR PR PR2 14-2H-3C-2
Missing Middle
Housing P P P P P P P P 2
Group Living Uses
Assisted Group Living - - - S S S S PR 2 14-4B-4A-8(RM-44)
Independent Group
Living - - - - -S S S 2 14-4B-4A-9(RM-44)
Fraternal Group Living - - - - -S S S 2 14-4B-4A-10(RM-
44)
Commercial Uses
Eating and Drinking
Establishments - - PR/S 1 -PR/S 1 -PR/S 1 P 14-4B-4B-10(CN-1)
Office Uses
General Office - - P 1 -P 1 -P 1 P
Medical/Dental Office - - P 1 -P 1 -P 1 P
Retail Uses
Sales Oriented - - P 1 -P 1 -P 1 P
Personal Service
Oriented - - P 1 -P 1 -P 1 P
Alcohol Sales Oriented - - - - S 1 - S 1 S 14-4B-4B-15
Hospitality Oriented PR PR PR PR PR PR PR PR 14-4B-4B-18(CN-1)
Indoor Commercial
Recreational Uses - - - - - - - PR/S 14-4B-4B-7
General Animal Related
Commercial Uses - - - - S 1 -S 1 PR 14-4B-4B-2(CN-1)
Commercial Parking - - - - - - - PR 2 14-4B-4B-9
1 Max 1,500 sf per building; shall not be open to the public between the hours of 11:00 P.M. and 6:00 A.M.
2 Not allowed on the ground floor within 30' of the sidewalk. Allowed on ground floor along side streets if at least 60' from t he
front of the design site.
3 Use must be completely within enclosed building.
Use Standards
Public Review Draft – June 2021 Article H: Zones and Standards 31
Table 14-2H-3B-1: Uses (Continued)
Use Categories T3NE T3NG T3NG-O T4NS T4NS-O T4NM T4NM-O T4MS Specific Standards
Institutional and Civic
Uses
Community Service Uses
Community Service-
Long Term Housing - - - S S S S S 2 14-4B-4D-6(CO-1)
Community Service-
Shelter - - - S S S S S 2 14-4B-4D-5(RM-44)
General Community
Service - - - S S S S PR 14-4B-4D-3(CN-1)
Day-care Uses S S S PR PR PR PR PR 14-4B-4D-7
Educational Facilities
General S S S PR PR PR PR PR 14-4B-4D-10
Specialized - - - - -PR PR PR 14-4B-4D-12(CN-1)
Park and Open Space
Uses PR PR PR PR PR PR PR PR 14-4B-4D-15
Religious/Private
Group Assembly Uses S S S PR PR PR PR PR 2 14-4B-4D-16(CO-1)
Other Uses
Temporary Uses PR PR PR PR PR PR PR PR 14-4D-2
Community Garden PR PR PR PR PR PR PR PR 14-2H-3C-1
Communication
Transmission Facility Uses PR PR PR PR PR PR PR PR 14-4B-4E-4a
Basic Utility Uses - - - PR 3 PR 3 PR 3 PR 3 -14-4B-4D-1(CN-1)
1 Max 1,500 sf per building; shall not be open to the public between the hours of 11:00 P.M. and 6:00 A.M.
2 Not allowed on the ground floor within 30' of the sidewalk. Allowed on ground floor along side streets if at least 60' from t he
front of the design site.
3 Use must be completely within enclosed building.
Use Standards
32 Article H: Zones and Standards Public Review Draft – June 2021
Table 14-2H-3B-2: Accessory Uses
Use Categories T3NE T3NG T3NG-O T4NS T4NS-O T4NM T4NM-O T4MS Specific Standards
Accessory Apartments1 PR PR PR - - - - -
Accessory Retail Sales - - - - - - - PR 14-4C-2B
Accessory Uses Within
Parks and Open Spaces
Uses
PR PR PR PR PR PR PR PR 14-4C-2C
Bed and Breakfast
Homestays
PR PR PR - - - - - 14-4C-2D
Bed and Breakfast Inns PR PR PR - - - - - 14-4C-2E
Childcare Homes PR PR PR PR PR PR PR PR 14-4C-2G
Communications Towers,
Antennas, and Satellite
Receiving Devices
PR PR PR PR PR PR PR PR 14-4C-2H
(residential)
Daycare PR PR PR PR PR PR PR PR 14-4C-2I
Decks and Patios.
Uncovered
PR PR PR PR PR PR PR PR 14-4C-2J-2
Fences, Walls, and
Hedges
PR PR PR PR PR PR PR PR 14-2H-4B
Home Occupations PR PR PR PR PR PR PR PR 14-4C-2M
Mechanical Structures PR PR PR PR PR PR PR PR 14-4C-2N
Off Street Loading - - - PR PR PR PR PR 14-4C-2O
Outdoor Dumpster Areas PR PR PR PR PR PR PR PR 14-4C-2Q
Outdoor Lighting PR PR PR PR PR PR PR PR 14-4C-2R
Outdoor Service Areas
- - PR - PR - PR PR 4-3-1 (RFC-G within
100’ of a residential
zone)
Swimming Pools, Hot
Tubs, and Tennis Courts
PR PR PR PR PR PR PR - 14-4C-2T
(Residential Zones)
Signs PR PR PR PR PR PR PR PR 14-5B-8H
Small Wind Energy
Conversion Systems - - - - - - - PR 14-4C-2Y (CC-2)
Rooftop Services Areas - - - - - - - PR 14-4C-2AA (CN-1)
1 Accessory Apartments attached to the primary building must comply with 14-4C-2A. Accessory Apartments that are detached
from the primary building units must comply with the Carriage House requirements, see Sub-Section 14-2H-6C.
Use Standards
Public Review Draft – June 2021 Article H: Zones and Standards 33
14-2H-3C Standards for Specific Uses
1. Community Gardens
a. General Standards
(1) Only the following buildings and structures are allowed on-site:
(a) Stands for sale of produce grown on-site limited in size to 120 square feet;
(b) Sheds for storage of tools limited in size to 120 square feet;
(c) Greenhouses, consisting of buildings made of glass, plastic, or fiberglass in which plants are
cultivated, limited in size to 120 square feet and designed in compliance with setbacks for
accessory structures; and
(d) Other small hardscape areas and amenities (including, but are not limited to, benches, bike
racks, raised/accessible planting beds, compost or waste bins, picnic tables, seasonal farm
stands, fences, garden art, rain barrels, and children’s play areas).
(2) The combined area of all structures shall not exceed 15 percent of the community garden site area.
(3) On-site storm water systems and irrigation shall be consistent with applicable City standards.
(4) See Sub-Section 14-2H-5H (Community Garden) for additional standards.
b. Limitations on Use.
(1) Retail is allowed on-site but only for retail of produce grown on-site.
(2) Outdoor storage of tools and materials is not permitted.
c. Maintenance Required. Maintenance of community gardens shall ensure that no conditions constituting
a nuisance are created, including that water and fertilizer will not drain onto adjacent property. If
conditions constituting a nuisance are created, the owner or other individual(s) responsible for the
community garden shall ensure that it is replaced with landscaping in compliance with all applicable
standards in Title 14 (Zoning Code) and/or seeded.
Use Standards
34 Article H: Zones and Standards Public Review Draft – June 2021
2. Live/Work
a. General Standards. These standards establish regulations for the construction and operation of
live/work units and for the reuse of existing commercial and industrial buildings to accommodate
live/work opportunities where allowed in the zone. Live/work differs from home occupations in that the
“work” component of the live/work occupancy may:
(1) Include employment of persons not living in the residential portion;
(2) Function predominately as work space with limited living facilities;
(3) Have a separate designated access or private entrance specifically for the business use;
(4) Include alterations or features not customarily found in residential units;
(5) Have window displays; and
(6) Include food handling, processing, or packing.
b. Limitations on Use. The non-residential component of a live/work unit shall be one of the following
uses:
(1) Sales Oriented Retail;
(2) Personal Service Oriented Uses, except for dry cleaners, taxidermists, and crematoriums;
(3) Daycare Uses;
(4) Bed and Breakfast Homestays; or
(5) Office Uses limited to dental practices, general medical practices, insurance, real estate or travel
agencies, accounting practices and law offices.
c. Occupancy Standards. The “live” component of a live/work unit shall be the principal residence of at
least one individual employed in the business conducted within the live/work unit.
d. Operation Standards
(1) No clients or deliveries to the live/work unit are permitted before 7:00 A.M. or after 10:00 P.M.
(2) Sale or Rental of Portion of Unit. No portion of a live/work unit may be separately rented or sold as
a commercial or industrial space for any person not living in the premises or as a residential space
for any household where no members of said household work in the same unit.
(3) Noise and other standards shall be those applicable to commercial properties in the applicable
zone. However, storage of flammable liquids or hazardous materials beyond what is normally
associated with a residential use is prohibited.
(4) On-Premises Sales. On-premises retail sales must clearly be subordinate to the primary use of the
live/work unit. On-premises sales are limited to products manufactured, processed, or fabricated in
the live/work unit or associated with the principal use of the live/work unit. Occasional open studio
programs and gallery shows are also allowed.
(5) Nonresident Employees. Up to three persons who do not reside in the live/work unit may work in
the unit.
(6) Client and Customer Visits. Client and customer visits to live/work units are limited to ten (10) per
day to ensure compatibility with adjacent commercial or industrial uses, or adjacent residentially-
zoned areas.
Public Review Draft – June 2021 Article H: Zones and Standards 35
Section 14-2H-4: Site Standards
14-2H-4A Purpose
1. General. This Section is intended to ensure that development of property within Form-Based Zones
accomplishes the following:
a. Makes a positive contribution to the development pattern of the area;
b. New or altered structures are compatible with the design and use of existing structures on neighboring
properties;
c. Respects the existing conditions and safety of neighboring properties; and
d. Does not adversely affect neighboring properties, with "adversely affect" meaning to impact in a
substantial, negative manner the habitability or enjoyability of these properties.
2. Screening. Standards for screening, fences, and walls are adopted to help conserve and protect property,
assure safety and security, enhance privacy, attenuate noise, and improve the visual environment of the
neighborhood.
3. Landscaping. Standards for landscaping are adopted to help protect and enhance the environmental and
visual quality of the community, enhance privacy, and control dust.
4. Parking and Loading. Standards for and limits on the development of motor vehicle and bicycle parking,
and loading and access drives, are adopted to help ensure that development accomplishes the following:
a. Establishes and/or reinforces the character and scale of walkable, urban neighborhood environments,
where development supports and is within a short walking distance of shopping, food and services;
b. Ensures the provision of appropriately designed bicycle parking, in order to increase bicycle trips and
reduce motor vehicle trips per capita;
c. Appropriately limits, screens and landscapes motor vehicle parking, to protect and enhance the
environmental and visual quality of the community, enhance privacy, attenuate noise, and control dust;
and
d. Reduces motor vehicles trips per capita to and from development.
Site Standards
36 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-4B Screening
1. Applicability. Screening in all Form-Based Zones is subject to the standards set forth in in this this Sub-
Section and in Section 14-4C-2L (Fences, Walls, And Hedges). Standards in Article 14-5F (Screening and
Buffering Standards) only apply where stated otherwise.
2. Design Standards for Screening. Screening shall comply with the following:
a. Height Maximums. Screening shall not exceed the maximum height identified in Table 14-2H-4B-1
(Maximum Screening Height).
b. Screening Height Measurement. Screening height shall be measured as the vertical distance between
the finished grade at the base of the screen and the top edge of the screen material.
3. Screening on Retaining Walls. The total height of screens and the retaining walls that they are mounted on
or attached to is up to six feet.
4. Mechanical Equipment Screening.
a. Mechanical equipment exempt from screening:
(1) Free-standing or roof-mounted solar equipment; and
(2) Vents over 30 inches in height and located on a roof.
b. New installation or relocation of existing mechanical equipment shall be screened in compliance with
this Sub-Section.
Table 14-2H-4B-1: Maximum Screening Height
Zone Item Maximum Height Allowed
Front Side St. Side Rear
T3 Neighborhood Edge Fences 4' max. 4' max. 8' max. 8' max.
Free Standing Walls 4' max. 4' max. 8' max. 8' max.
Landscaping 4' max. 4' max. No max. No max.
T3 Neighborhood General Fences 4' max. 4' max. 8' max. 8' max.
Free Standing Walls 4' max. 4' max. 8' max. 8' max.
Landscaping 4' max. 4' max. No max. No max.
T4 Neighborhood Small Fences 4' max. 4' max. 8' max. 8' max.
Free Standing Walls 4' max. 4' max. 8' max. 8' max.
Landscaping 4' max. 4' max. No max. No max.
T4 Neighborhood Medium Fences 4' max. 4' max. 8' max. 8' max.
Free Standing Walls 4' max. 4' max. 8' max. 8' max.
Landscaping 4' max. 4' max. No max. No max.
T4 Main Street Fences X X 10' max. 10' max.
Free Standing Walls X X 10' max. 10' max.
Landscaping 3' max. 3' max. No max. No max.
Key X = Not Allowed
Site Standards
Public Review Draft – June 2021 Article H: Zones and Standards 37
(1) Roof-Mounted Equipment. Building parapets or other architectural elements in the building’s
architecture style shall screen roof-mounted equipment.
(a) New buildings shall be designed to provide a parapet or other architectural element that is as
tall or taller than the highest point on any new mechanical equipment to be located on the
roof of the building;
(b) For existing buildings with no or low parapet heights, mechanical equipment shall be
surrounded on all sides by an opaque screen wall as tall as the highest point of the equipment.
The wall shall be architecturally consistent with the building and match the existing building
with paint, finish, and trim cap detail; and
(c) All new roof screens are subject to Title 18 Site Plan Review.
(2) Wall- and Ground-Mounted Equipment:
(a) Shall not be located between the face of the building and the street;
(b) All screen devices shall be as high as the highest point of the equipment being screened.
Equipment and screening shall be in compliance with the setbacks of the zone; screening shall
be architecturally compatible and include matching paint, finish and trim cap of the building ;
and
(c) All new mechanical screens for ground or wall-mounted equipment are subject to Title 18 Site
Plan Review.
Site Standards
38 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-4C Landscaping
1. Applicability. Landscaping in all Form-Based Zones is subject to the standards set forth in this this Sub-
Section and to the general landscaping standards located in Article 14-5E (Landscaping and Tree Standards).
Standards for landscaping in parking areas shall be in combination with Sub-Section 14-2H-4D (Parking and
Loading).
2. Landscape Plan and Timing. A Landscape Plan shall be submitted for developments either at Site Plan
Review or Building Permit processes. The landscaping required by this Sub-Section shall be installed as part
of the development or improvement requiring the landscaping.
3. Design Standards.
a. Acceptable required landscaping materials are defined as follows:
(1) Shrubs, of one-gallon size or larger;
(2) Street trees, of 15-gallon size or larger, and double-staked;
(3) Ground cover; and
(4) Decorative non-living landscaping materials including, but not limited to sand, stone, gravel, wood
or water may be used to satisfy a maximum of 25 percent of required landscaping area when
approved by the Director.
b. Species Selection. Native and drought tolerant species are encouraged to increase native plants and
pollinator species. Tree diversity shall be incorporated using a maximum of 5 percent of any one species
and maximum of 10 percent of any one genus of tree unless otherwise approved by the Director. Trees
should also be spatially distributed to avoid monoculture rows or blocks of any one species or genus.
Shrubs and ground cover should also be diverse and spatially distributed to avoid large monoculture
plantings.
c. Separation. Any landscaped area shall be separated from an adjacent vehicular area by a wall or curb at
least six inches higher than the adjacent vehicular area.
d. Existing Vegetation. Every effort shall be made to incorporate mature on-site trees into the required
landscaping.
e. Maintenance. Required landscaping shall be maintained in a neat, clean and healthy condition. This
shall include pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants
when necessary, and the appropriate watering of all plantings.
Site Standards
Public Review Draft – June 2021 Article H: Zones and Standards 39
14-2H-4D Parking and Loading
1. Applicability. On-site parking is allowed in all Form-Based Zones subject to the standards set forth in this
this Sub-Section. Standards in Article 14-5A (Off-Street Parking and Loading) apply, except where
superseded by this Sub-Section or Section 14-2H-2 (Zones).
2. Number of Parking and Loading Spaces.
a. The number of motor vehicle parking spaces required is listed in Item 7 (Parking) of the zone pursuant
to 14-2H-2 (Zones).
b. On-site loading space(s) is not required.
3. General Parking Standards.
a. Sharing of Non-Residential Parking Required.
(1) If on-site parking spaces for non-residential uses are provided, such spaces shall be made available
for use by the general public during at least one of the following time periods:
(a) Monday through Friday, 8 AM to 5 PM; or
(b) Monday through Friday, 5 PM to 11 PM and all day on Saturdays and Sunday.
(2) Owners and operators of these shared spaces are required to post a sign identifying that the spaces
are shared along with other information as needed by the owner/operator.
b. Larger Vehicle Parking. Commercial vehicles more than seven and one-half feet (7 ½’) in height may
not be stored in any Form-Based Zone unless the standards of Special Vehicle Parking and Storage
Requirements are met pursuant to 14-5A-5L (Special Vehicle Parking and Storage Requirements).
c. Storage of Unregistered or Inoperable Motor Vehicles. Automotive vehicles, trailers, or vehicles of
any kind or type, requiring licenses, but without current plates or inoperable, shall be only parked within
completely enclosed buildings.
d. Cargo or Freight Container. Portable cargo or freight storage containers in any Form-Based Zone for
purposes of loading or unloading, may be parked or stored on-premise for a period not to exceed 10
days in any one calendar year.
4. Traffic-Minimizing Parking Standards.
a. Carshare Parking Spaces.
(1) Carshare spaces shall be provided in the amounts specified in Table 14-2H-4D-1 (Required
Carshare Parking Spaces).
Table 14-2H-4D-1: Required Carshare Parking Spaces
Use Carshare Parking Spaces Required
Residential
0-49 units None
50-100 units 1
101 or more units 2 + 1 per additional 200 units
Office-General, Office-Medical/Dental
≤ 10,000 sf None
> 10,000 sf 1/10,000 sf
Site Standards
40 Article H: Zones and Standards Public Review Draft – June 2021
(2) The required carshare space(s) shall be made available, at no cost, to a carshare service for
purposes of providing carshare services to its members, except as provided in this subsection. At
the election of the property owner, the carshare spaces may be provided:
(a) On the design site; or
(b) On another off-street site within 800 feet of the design site.
(3) Required carshare space or spaces shall be designed in a manner that will make the spaces
accessible to non-resident subscribers from outside the building as well as building residents.
(4) Carshare spaces shall be identified by signage approved by the City.
(5) If it is demonstrated to the satisfaction of the City that no carshare service can make use of the
dedicated carshare parking spaces, the spaces may be occupied by non-carshare vehicles; provided,
however, that upon 90 days of advance written notice to the property owner from a carshare
service, the property owner shall terminate any non-carsharing leases for such spaces and shall
make the spaces available to the carshare service for its use of such spaces.
(6) Carshare spaces shall be dedicated for current or future use by a carshare service through a deed
restriction, condition of approval, or license agreement. Such deed restriction, condition of
approval, or license agreement shall grant priority use to any carshare service that can make use of
the space, although such spaces may be occupied by other vehicles so long as no carshare
organization can make use of the dedicated carshare space(s).
b. Carpool Spaces. If parking is provided at a development, parking spaces reserved for use by
carpool/vanpool vehicles shall be designated in preferred locations (including, but not limited to closest
to building entries). The locations of these spaces shall be approved by the City through the Site Plan
Review or Building Permit processes. The required number of carpool spaces is listed in Table 14-2H-
4D-2 (Required Carpool Parking Spaces).
Table 14-2H-4D-2: Required Carpool Parking Spaces
Use Carpool Parking Spaces Required
Office-General, Office-Medical/Dental
≤ 10 parking spaces None
> 10 parking spaces 10% of the total number of spaces
All other uses
All Other Uses None
5. Parking Spaces, Design Site Design and Layout.
a. Access. Parking lot access and design is subject to the following standards:
(1) All on-site parking facilities shall be designed with an appropriate means of vehicular access to a
street or an alley to cause the least interference with traffic flow.
(2) Parking spaces in any parking lot or parking structure shall not be designed or located so as to
allow a vehicle to enter or exit a parking space directly from a public street. Ingress to and egress
from parking spaces shall be from an on-site aisle or driveway, except parking spaces within design
sites may be designed or located so as to allow a vehicle to enter or exit a parking space directly
from a public alley or rear lane.
b. Driveways.
(1) Access to Driveways.
Site Standards
Public Review Draft – June 2021 Article H: Zones and Standards 41
(a) Driveway access to and from developments of two or fewer dwelling units onto public streets
shall be where practical by forward motion of the vehicle; and
(b) Driveway access to and from developments of three or more dwelling units onto public streets
shall be by forward motion of the vehicle.
(2) Driveways shall extend to and include the area between the design site line and the edge of the
street pavement.
c. Materials.
(1) All on-site parking areas and driveways shall be surfaced with materials as approved by the City
Engineer and maintained in compliance with the City Standards.
(2) The use of pervious or semi-pervious parking area surfacing materials, include, but are not limited
to “grasscrete,” or recycled materials including, but not limited to glass, rubber, used asphalt, brick,
block and concrete, is subject to approval by the Director and City Engineer. Where possible, such
materials should be used in areas in proximity to and in combination with on-site stormwater
control devices.
d. Landscaping, Fencing, and Screening. The landscaping, fencing and screening standards identified in
Table 14-2H-4D-3 (Required Parking Lot Landscaping) shall be applied with the standards of Sub-
Section 14-2H-4B (Screening) and Sub-Section 14-2H-4C (Landscaping).
(1) Table 14-2H-4D-3 outlines required parking lot landscaping. Parking lot landscaping must include
the required minimum landscaped medians and must meet the minimum percentage landscape
requirement. The landscaped medians can count toward the minimum percentage requirement.
Table 14-2H-4D-3: Required Parking Lot Landscaping
Number of Parking Spaces Percent of Gross Parking Area Required to be Landscaped
6 or fewer Curbed, landscaped median minimum 5' in width between every 5
spaces, property line, and building(s).
7 to 15 4%; curbed, landscaped median minimum 5' in width between every
5 spaces, property line, and building(s).
13 to 30 8%; curbed, landscaped median minimum 5' in width between every
5 spaces, property line, and building(s).
31 to 70 12%; curbed, landscaped median minimum 5' in width between
every 5 spaces, property line, and building(s).
71 and over 16%; curbed, landscaped median minimum 5' in width between
every 5 spaces, property line, and building(s).
Required Shade Trees
Amount 1 tree per 2,700 sf of gross design site area, minus building coverage
(footprint).
Pot Size 15 gallon
Caliper 1.25" minimum.
Height at Installation 6'-8' minimum.
Characteristics High branching, broad headed, shading form.
Location Evenly spaced throughout parking lot to provide uniform shade.
Required Border 6" high curb or equivalent.
Border and Stormwater Curb shall include breaks every 4' to provide drainage to retention
and filtration areas.
Tree Well Size 5' min. in any direction; Any vehicle overhang requires the minimum
planter area width to be expanded by an equivalent dimension.
Car Overhangs Shall be prevented by stops.
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42 Article H: Zones and Standards Public Review Draft – June 2021
(2) Parking and loading areas in the T4MS zone shall be screened from adjacent zones by a six foot
wall, fence, or evergreen.
(3) Parking area screening is not required when adjacent to an alley.
(4) For the portion of a parking area over which photo-voltaic solar collectors are installed where they
also function as shade structures, the minimum standard for trees shall be waived, and shrubs and
ground covers shall be planted for every eight parking spaces.
e. Location. Location of on-site parking areas in all Form-Based Zones is regulated by minimum setbacks
in Section 14-2H-2 (Zones) and the following:
(1) Parking lots with 20 or fewer spaces shall include a minimum five foot wide sidewalk between the
building and parking area; and
(2) Parking lots with more than 20 spaces shall include a minimum five foot wide sidewalk, and
minimum five foot wide landscaping between the building and the parking area.
(3) The above does not apply to the rear of buildings in areas designed for unloading and loading of
materials.
f. Size of Parking Lot. Parking lots larger than one-quarter of an acre in size shall be broken down into
smaller parking areas with planted landscape areas with a minimum width of 15 feet between them to
minimize the perceived scale of the total field of stalls.
g. Tandem Parking. Tandem parking is allowed in all Form-Based Zones for all uses as follows.
(1) Tandem spaces shall comply with size requirements in Sub-Section 14-5A-5C (Parking, Stacking
Space Size, And Drive Dimensions);
(2) For residential parking, tandem parking only allowed for the spaces assigned to each unit; and
(3) For non-residential parking, tandem parking allowed subject to on-site parking management.
6. Bicycle Parking Standards.
a. Applicability. Bicycle parking standards apply in all Form-Based Zones.
b. Number of Bicycle Parking Spaces and Standards. Bicycle parking shall be provided in compliance
with the standards of Article 14-5A (Off Street Parking and Loading Standards).
(1) Buildings with three or more units are subject to the multi-family use bicycle parking standards.
(2) Bicycle parking is not required of single family and two family uses, and Cottage Court
developments, see Sub-Section 14-2H-6H (Cottage Court).
Site Standards
Public Review Draft – June 2021 Article H: Zones and Standards 43
14-2H-4E Adjustments to standards
1. Allowed Adjustments. This Sub-Section allows flexibility to adjust certain standards of this Article.
Adjustments shall be processed as part of the preliminary plat and final plat processes per Title 15 (Land
Subdivisions) or as minor adjustments during the Site Plan and/or Building Permit Review process, as
applicable. Minor adjustments may be approved where the required findings are met as identified in Table
14-2H-4E-1. Standards may be adjusted as identified in this Sub-Section.
2. Minor Modifications. Additional flexibility is provided through the minor modification process subject to
standards at 14-4B-1 (Minor Modifications).
Site Standards
44 Article H: Zones and Standards Public Review Draft – June 2021
Table 14-2H-4E-1: Adjustments to Standards
Eligible Standards and
Allowed Adjustments Required Findings
Adjustment/
Amount of Adjustment
Design Site
Design Site Dimensions (Depth/Width)
Decrease in the minimum
required or increase the
maximum allowed.
1 The adjustment accommodates an existing
feature including, but not limited, to a tree or
utility; and
Up to 10% of the standard
2 An existing or new design site can still be
developed in compliance with the standards of the
zone.
Building Setbacks
Facade within Facade Zone
Reduction of the
minimum amount of facade
required within the facade
zone.
1 The adjustment accommodates an existing
feature including, but not limited, to a tree or
utility.
Up to 20% of the standard
2 The proposed development is visually
compatible with adjacent development and the
intended physical character of the zone.
Building Footprint
Size of Main Body or
Wing(s)
Increase in the allowed
length or width.
1 The adjustment accommodates an existing
feature including, but not limited, to a tree or
utility.
Up to 10% of the standard
2 The wing(s) maintains the required 5' offset from
the main body.
3 The building complies with the setbacks of the
zone.
4 The proposed development is visually
compatible with adjacent development and the
intended physical character of the zone.
1 In compliance with Section 14-2H-8 (Frontage Standards).
2 In compliance with Section 14-2H-10 (Affordable Housing Incentives).
3 This may be combined with other reductions in Section 14-2H-2 (Zones) up to a combined maximum of 25’.
Site Standards
Public Review Draft – June 2021 Article H: Zones and Standards 45
Table 14-2H-4E-1: Adjustments to Standards (continued)
Eligible Standards and
Allowed Adjustments Required Findings
Adjustment/
Amount of Adjustment
Parking Location 1
Front setback
Reduction in the required
parking setback.
1 The adjustment accommodates an existing
feature including, but not limited, to a tree or
utility.
Up to 10% of the standard
2 If accessed from the street, the driveway
complies with the Form-Based Zone standards.
3 The ground floor space is in compliance with the
Form-Based Zone standards.
Screening
Maximum Screening Height
Increase in the total height
of screens and the retaining
walls that they are mounted
on or attached to beyond 6
feet.
1
There will be little or no impact on the adjoining
properties or the surrounding neighborhood.
Up to 33% of the standard
2
The height is necessary to achieve the objectives
of this Sub-Section or is required for health and
safety.
Affordable Housing
Zones (14-2H-2)
Select one of the
following minor
adjustments.
1
The adjustment is in a building that contains
Affordable Housing units.2
Building type design site depth
may be adjusted by up 15’;3 or
Building type design site width
may be adjusted by up to 15%; or
Minimum amount of façade
required within the façade zone
may be reduced by up to 20%.
2
The adjustment fits the characteristics of the site
and the surrounding neighborhood.
3
The adjustment is consistent with the intent of
the standard being adjusted and the goals of the
Comprehensive and District Plans.
Building Type Standards (14-2H-6)
Select one of the
following minor
adjustments.
1
The adjustment is in a building that contains
Affordable Housing units.2
Building main body and wing
standards may be adjusted by up
to 15%; or
Maximum Building Height may
be increased by up to 0.5 stories.
2
The adjustment fits the characteristics of the site
and the surrounding neighborhood.
3
The adjustment is consistent with the intent of
the standard being adjusted and the goals of the
Comprehensive and District Plans.
Additional Minor Adjustments
Select an additional minor
adjustment each for the two
sets of minor adjustments for
affordable housing described
above. 1
The Affordable Housing units are income
restricted to households making 50% or less of the
Area Median Income. 2
An additional minor adjustment to
each of the minor adjustments
described for affordable housing
above.
1 In compliance with Section 14-2H-8 (Frontage Standards).
2 In compliance with Section 14-2H-10 (Affordable Housing Incentives).
3 This may be combined with other reductions in Section 14-2H-2 (Zones) up to a combined maximum of 25’.
Site Standards
46 Article H: Zones and Standards Public Review Draft – June 2021
Public Review Draft – June 2021 Article H: Zones and Standards 47
Section 14-2H-5: Civic Space Type Standards
14-2H-5A Purpose
This Section establishes the standards applicable to land in the public realm (publicly or privately owned) for civic
gathering purposes, including civic spaces and civic buildings. These standards supplement the standards for
each Form-Based Zone.
14-2H-5B General Civic Space Type Standards
1. Standards and Characteristics. Each civic space is described as to its purpose and intent along with standards
and characteristics regarding general physical character, uses, size and location. Characteristics are considered
standards unless stated otherwise.
2. Process. Civic spaces are delineated during the subdivision process (Title 15) and are finalized in the
Neighborhood Plan (14-2H-1D). These areas shall comply with the future land use maps of the Comprehensive
Plan.
3. Open Space Required. As required by Chapter 14-5K (Neighborhood Open Space Requirements), development
sites are required to dedicate land to the City for public open space or pay a fee in-lieu to be determined with
the City. Civic space may be privately or publicly owned. However, private civic space does not satisfy
Neighborhood Open Space obligations.
4. Public Access and Visibility. Public access and visibility are required along public parks, civic uses, and natural
open spaces, including creeks and drainages and stormwater management areas as required through access
easements granted during the subdivision process. Civic spaces shall be fronted by:
a. Single-loaded frontage streets (with development on one side and open space on the other);
b. Bike and pedestrian paths; or
c. Other methods of frontage that provide similar access and visibility to the open space allowed in the zone.
5. Building Frontage Along or Adjacent to a Civic Space. The facades on building design sites attached to or
across a street from a civic space shall be designed as a "front" on to the civic space, in compliance with Item 5
(Building Placement) and Item 8 (Frontages) of the zone.
Figure 14-2H-5B-1 Building Frontage Adjacent to a Civic Space
Civic Space Type Standards
48 Article H: Zones and Standards Public Review Draft – June 2021
6. Stormwater Management Through Civic Space. Civic spaces in Form-Based Zones should serve the additional
purpose of helping to contribute to stormwater management of new development. This may be accomplished as
follows:
a. Stormwater is to be directed to civic space(s).
b. Except for Plazas, Playgrounds, and Passages, each civic space should accommodate stormwater while
primarily being designed as a gathering space for people.
7. Commercial Uses and Civic Spaces. Commercial use of civic spaces may be allowed for Outdoor Service Areas
(4-3-1).
8. Photos. All photos are illustrative, not regulatory.
Civic Space Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 49
14-2H-5C Greenway
1. Description
A linear space three or more blocks in length for community
gathering, bicycling, running, or strolling, defined by tree-lined
streets typically forming a one-way couplet on its flanks and by
the fronting buildings across the street. Versions of this civic
space type have a street only on one side in response to site
conditions that prevent the one-way couplet. Greenways serve
an important role as a green connector between destinations.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2. General Character
a. Formal or informal dominated by landscaping and trees with
integral stormwater management capacity.
b. Hardscape path
c. Spatially defined by tree-lined streets and adjacent buildings.
d. Typical uses include passive recreation, walking/running, and
formal or informal seating
e.
3. Standards
a. Size Min. 3 continuous blocks in length
b. Width 50' min.
c. Shall be flanked by one-way streets on two longest sides. This
standard is not required where the Greenway is adjacent to an
existing arterial.
Greenway with formal design.
Communit y
Gar den
PassagePlaygroundPocket Par kPocket
Plaza
PlazaSquareGreenGreenwayCommunity
Pa rk
Spor ts
Complex
Reg ional
Pa rk
Wide Greenway with informal design.
Civic Space Type Standards
50 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-5D Green
1. Description
A large space available for unstructured and limited amounts
of structured recreation.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2. General Character
a. Accessory Structure(s) <5,000 gsf; fountains,
benches
b. Informal or formal with integral stormwater management
capacity.
c. Primarily planted areas with paths to and between
recreation areas and civic buildings.
d. Spatially defined by tree-lined streets and adjacent
buildings.
e. Typical uses include unstructured passive and active
recreation, civic uses, and temporary commercial uses
3. Standards
a. Size 300' x 300' min.
b. Streets required on at least two sides of the Green.
c. Facades on design sites attached to or across a street shall
"front" on to the Green.
Civic Space Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 51
14-2H-5E Plaza
1. Description
A community-wide focal point primarily for civic purposes
and commercial activities.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2. General Character
a. Accessory Structure(s) <1,500 gsf; fountains,
benches
b. Formal, urban
c. Hardscaped and planted areas in formal patterns.
d. Spatially defined by buildings and tree-lined streets.
e. Typical adjacent uses include civic uses and commercial
uses in support of civic uses. Typical uses include civic uses
and passive recreation.
3. Standards
a. Size 100' x 100' min.
b. Streets required on two of the Plaza's sides.
c. Facades on design sites attached to or across a street shall
"front" on to the Plaza.
Civic Space Type Standards
52 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-5F Pocket Park/Plaza
1. Description
A small-scale space, serving the immediate neighborhood,
available for informal activities in close proximity to
neighborhood residences, and civic purposes, intended as
intimate spaces for seating or dining.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2. General Character
a. Accessory Structures <200 gsf
b. Informal or Formal, with integral stormwater management
capacity.
c. Combination of planted areas and hardscape.
d. Spatially defined by building frontages and adjacent street
trees.
e. Walkways along edges or across space.
f. Typical adjacent uses include civic uses, commercial uses in
support of civic uses, and residential uses. Typical uses include
civic uses and passive recreation and outdoor seating.
3. Standards
a. Size 50' x 100' min.
Public Review Draft – June 2021 Article H: Zones and Standards 53
14-2H-5G Playground
1. Description
A small-scale space designed and equipped for the recreation
of children. These spaces serve as quiet, safe places protected
from the street and typically in locations where children do not
have to cross any major streets. An open shelter, play
structures, or interactive art and fountains may be included.
Playgrounds may be included within all other civic space types.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2. General Character
a. Focused toward children
b. Play structure, interactive art, and/or fountains
c. Shade and seating provided
d. May be fenced
e. Spatially defined by trees with integral stormwater
management capacity.
f. Typical uses include active and passive recreation and
casual seating.
3. Standards
a. Size 40' x 60' min.
Civic Space Type Standards
54 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-5H Community Garden
1. Description
A small-scale space designed as a grouping of garden plots
available to nearby residents for small-scale cultivation.
Community gardens may be fenced and may include a small
accessory structure for storage. Community Gardens may be
included within all other civic space types.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2. General Character
a. Accessory Structures <2,000 gsf
b. Plant beds (in-ground or raised)
c. Decorative fencing, when fencing is present
d. Spatially defined by adjacent buildings and
street trees.
e. Typical uses include food production, passive creation.
3. Standards
a. Size No minimum; within any design site as
allowed by the zone.
b. See Section 14-2H-3C-1 (Community Garden) for use
standards.
Civic Space Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 55
14-2H-5I Passage
1. Description
A pedestrian pathway that extends from the public sidewalk
into a civic space and/or across the block to another public
sidewalk. The pathway is lined by non-residential Shopfronts
and/or residential ground floors and pedestrian entries as
allowed by the zone.
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
2. General Character
a. Formal, urban
b. No accessory structure(s)
c. Combination of hardscape and landscape planters
d. Spatially defined by building frontages
e. Trees and shrubs in containers and/or planters
f. Typical adjacent uses include civic uses and commercial uses
in support of civic uses in T4MS or ground floor residential
uses in T3NE, T3NG, T4NS, T4NM; moveable seating and/or
outdoor dining may be used in T4NM-O and T4MS.
3. Standards
a. Size 20' min. overall with 15' min. clear width between or
through buildings
b. Dooryards, porches, patios, and sidewalk dining not allowed
to encroach into the minimum required width.
c. See Sub-Section 14-2H-9L (Passage) for additional standards.
d. Ground floor residential in T3NE, T3NG, T4NS, T4MS (side
street only and 60' min. from front of design site.
Passage between lower intensity housing types.
Communit y
Gar den
PassagePlaygroundPocket Par kPocket
Plaza
PlazaSquareGreenGreenwayCommunity
Park
Sports
Complex
Regional
Park
Civic Space Type Standards
56 Article H: Zones and Standards Public Review Draft – June 2021
Public Review Draft – June 2021 Article H: Zones and Standards 57
Section 14-2H-6: Building Type Standards
14-2H-6A Purpose
This Section sets forth standards for development of individual building types to achieve the intended physical
character of each zone and provide housing choices and small businesses as amenities within walkable
neighborhoods.
14-2H-6B General Building Type Standards
1. Scale. Building Types are categorized into House-Scale buildings and Block-Scale buildings. The individual types
within these two categories are determined by the intended physical character of each Form-Based Zone. See
Figure 14-2H-6B-1 (Example of House-Scale and Block-Scale Buildings) for further details.
2. Design Site Size. The design site size standards for each building type in 14-2H-2 (Zones) generate pedestrian-
oriented buildings that accommodate the automobile while not letting it visually dominate the fronts of buildings
and streetscapes. The design site size standards identify the range of design site sizes on which the given
building type is allowed to be built.
3. Building Types Per Design Site. Each design site shall contain only one primary building type, except as follows:
A. Where allowed by the zone and as allowed in 14-2H-6C (Carriage House), one Carriage House is allowed in
addition to the primary building type;
B. Certain building types may consist of multiple individual buildings per design site as specified in Item 2 of
each building type. For an example of a building type where a design site may include multiple individual
buildings, see Cottage Court (14-2H-6H).
4. Building Types Per Parcel. More than one building type is allowed on a parcel that contains multiple design
sites that meet the standards of this Section. See Figure 14-2H-6B-2 (Example of Multiple Design Sites on an
Existing Parcel).
5. Location of Frontage. Each building type shall have at least one frontage type along the front street, side street
or a civic space. The Cottage Court building is only required to have a frontage type on the court. The primary
building entrance shall be through said frontage type.
6. Diversity of Building Types. Except in the T4 MS zone, there shall be a mix of at least 2 different building types
within each block, using only the types allowed in the zone.
Building Type Standards
58 Article H: Zones and Standards Public Review Draft – June 2021
Figure 14-2H-6B-1: Example of House-Scale and Block-Scale Buildings
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 59
Figure 14-2H-6B-2: Example of Multiple Design Sites on an Existing Parcel
Building Type Standards
60 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6C Carriage House
1. Description
a. An accessory structure located at the rear of a design site,
above the garage, that provides a small residential unit
(accessory apartment), home office space, or other small
commercial or service use, as allowed by the zone.
b. Not allowed with a Cottage Court (14-2H-6H)
2. Number of Units
Units per Primary Building 1 max.
Primary Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 61
3. Building Size and Massing
a. Height T3NE T3NG T4NS T4NM T4MS
Max.
Number
of Stories
2 2 2 2 2
b. Main Body1
Width 32’ max.
Depth 24' max.
Separation from Primary
Building2
15' min.
c. Standards
(1) Carriage House shall not be taller or have a larger
footprint than the primary building to which it is
accessory.
(2) Carriage House must comply with the ownership and
occupancy standards of 14-4C-2A (Accessory Apartments).
1 Includes garage story.
2 Carriage House may be connected to primary building by
an uninhabitable space including, but not limited to a
breezeway.
4. Allowed Frontage Types
Frontage type not required
5. Pedestrian Access
a. Main Entrance Location at Side Street, alley or internal
to design site.
b. The main entrance shall not be through a garage.
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
7. Open Space
a. Private Open Space
Not required.
Building Type Standards
62 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6D House Large
1. Description
a. A medium-to-large-sized detached building with one unit,
medium-to-large setbacks, a rear yard, and located in a low-
intensity walkable neighborhood.
2. Number of Units
Units per Primary Building 1 max.
Primary Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 63
3. Building Size and Massing
a. Height T3NE
Max. Number of Stories 2.5
b. Main Body1
Width 55’ max.
Depth2 55' max.
c. Wing(s)1
Width 20' max.
Depth 20' max.
Separation between wings 15' min.
Offset from Main Body 5' min.3
d. Standards
(1) Facades facing a street or civic space must be designed in
compliance with 14-2H-7 (Architectural Element
Standards).
(2) Maximum one Carriage House is allowed per
14-2H-6C (Carriage House).
(3) Rooftop Room allowed on uppermost roof per
14-2H-7F (Rooftop Room).
1 In compliance with the standards of the zone.
2 When a porch is designed to extend the full width of the
front facade (excluding garages), the maximum main body
depth may be increased by five feet
3 Except when used for parking, front parking setback shall
comply with standards in Item 7 (Parking) of the zone.
4. Allowed Frontage Types
Porch Projecting 14-2H-8C
Porch Engaged 14-2H-8D
Dooryard 14-2H-8E
Stoop 14-2H-8F
5. Pedestrian Access
a. Main Entrance Location at Front street, Side Street or
Passage.
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
7. Open Space
a. Private Open Space
Area Per Unit 400 sf min.
b. Standards
(1) Driveways shall not be included in private open space
calculation.
(2) Required private open space shall be located behind the
main body of the building.
(3) Required private open space may only be paved with
decorative paving.
F
C BB
AA
G
ROW / Design Site Line
Setback Line
Building Type
Accesso r y St r uctur e
Key
G
H H
D
ROW / Design Site Line
Setback Line
Frontage Type
Pr ivate Open Sp ace
Key
Front FrontSide StreetSide StreetD C
CD
F
E
Building Type Standards
64 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6E House Small
1. Description
a. A small-to-medium-sized detached building with one unit,
small-to-medium setbacks, a rear yard, and located within a
low-intensity walkable neighborhood.
2. Number of Units
Units per Primary Building 1 max.
Primary Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 65
3. Building Size and Massing
a. Height T3NG
Max. Number of Stories 2.5
b. Main Body1
Width 35’ max.
Depth2 45' max.
c. Wing(s)1
Width 20' max.
Depth 20' max.
Separation between wings 15' min.
Offset from Main Body 5' min.3
d. Standards
(1) Facades facing a street or civic space must be designed
in compliance with 14-2H-7 (Architectural Element
Standards).
(2) Maximum one Carriage House is allowed per
14-2H-6C (Carriage House).
(3) Rooftop Room allowed on uppermost roof per
14-2H-7F (Rooftop Room).
1 In compliance with the standards of the zone.
2 When a porch is designed to extend the full width of the
front facade (excluding garages), the maximum main body
depth may be increased by five feet
3 Except when used for parking, front parking setback shall
comply with standards in Item 7 (Parking) of the zone.
4. Allowed Frontage Types
Porch Projecting 14-2H-8C
Porch Engaged 14-2H-8D
Dooryard 14-2H-8E
Stoop 14-2H-8F
5. Pedestrian Access
a. Main Entrance Location at Front street, Side Street or
Passage.
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
7. Open Space
a. Private Open Space
Area Per Unit 300 sf min.
b. Standards
(1) Driveways shall not be included in private open space
calculation.
(2) Required private open space shall be located behind the
main body of the building.
(3) Required private open space may only be paved with
decorative paving.
Front FrontSide StreetSide StreetBB
AA
HH
ROW / Design Site Line
Setback Line
Frontage Type
Pr ivate Open Sp ace
Key
D
ROW / Design Site Line
Setback Line
Building Type
Accesso r y St r uctur e
Key
F
G
G F
C
D
D
C
E
C
Building Type Standards
66 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6F Duplex Side-by-Side
A distinct gable roof gives variety to this Duplex Side-by-Side.
This Duplex's raised porch sits between two bay windows
Example of Duplex Side-by-Side.
1. Description
a. A small-to-medium-sized detached building with small-
to-medium setbacks and a rear yard. The building consists of
two side-by-side units, both facing the street and within a
single-building massing. This type has the appearance of a
small-to-medium single-family home and is scaled to fit
within lower-intensity neighborhoods.
2. Number of Units
Units per Primary Building 2 max.
Primary Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 67
3. Building Size and Massing
a. Height T3NE T3NG
Max. Number of Stories 2.5 2.5
b. Main Body1
Width 48’ max.
Depth2 40' max.
c. Standards
(1) Facades facing a street or civic space must be designed in
compliance with 14-2H-7 (Architectural Element
Standards).
(2) Maximum one Carriage House is allowed per
14-2H-6C (Carriage House).
(3) Rooftop Room allowed on uppermost roof per
14-2H-7F (Rooftop Room).
1 In compliance with the standards of the zone.
2 When a porch is designed to extend the full width of the
front facade (excluding garages), the maximum main body
depth may be increased by five feet
4. Allowed Frontage Types
Porch Projecting 14-2H-8C
Porch Engaged 14-2H-8D
Dooryard 14-2H-8E
Stoop 14-2H-8F
5. Pedestrian Access
a. Main entrance location at Front Street, Side Street, or
Passage.
b. Each unit shall have an individual entry facing the street
on, or within 10' of the front facade.
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
7. Open Space
a. Private Open Space
Area Per Unit 225 sf min.
Dimension 15’ min.
b. Standards
(1) Open space not required if building is located within 1,500
linear feet of a civic space.
(2) Driveways shall not be included in private open space
calculation.
(3) Required private open space shall be located behind the
main body of the building.
(4) Required private open space may only be paved with
decorative paving.
Private Open Space
Building Type Standards
68 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6G Duplex Stacked
1. Description
a. A small-to-medium-sized detached building with small-
to-medium setbacks and a rear yard. The building consists of
two stacked units, both facing the street and within a single-
building massing. This type has the appearance of a small-
to-medium single-family home and is scaled to fit within
lower-intensity neighborhoods.
2. Number of Units
Units per Primary Building 2 max.
Primary Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 69
3. Building Size and Massing
a. Height T3NG
Max. Number of Stories 2.5
b. Main Body1
Width 36’ max.
Depth2 40' max.
c. Wing(s)1
Width 15' max.
Depth 20' max.
Separation between wings 15' min.
Offset from Main Body 5' min.
d. Standards
(1) Facades facing a street or civic space must be designed in
compliance with 14-2H-7 (Architectural Element
Standards).
(2) Maximum one Carriage House is allowed per
14-2H-6C (Carriage House).
(3) Rooftop Room allowed on uppermost roof per
14-2H-7F (Rooftop Room).
1 In compliance with the standards of the zone.
2 When a porch is designed to extend the full width of the
front facade (excluding garages), the maximum main body
depth may be increased by five feet
4. Allowed Frontage Types
Porch Projecting 14-2H-8C
Porch Engaged 14-2H-8D
Dooryard 14-2H-8E
Stoop 14-2H-8F
5. Pedestrian Access
a. Main entrance location at Front Street, Side Street, or
Passage .
b. Each unit shall have an individual entry facing the street
on, or within 10' of the front facade.
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
7. Open Space
a. Private Open Space
Area Per Unit 225 sf min.
Dimension 15’ min.
b. Standards
(1) Open space not required if building is located within 1,500
linear feet of a civic space.
(2) Driveways shall not be included in private open space
calculation.
(3) Required private open space shall be located behind the
main body of the building.
(4) Required private open space may only be paved with
decorative paving.
Private Open Space
Building Type Standards
70 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6H Cottage Court
1. Description
a. A grouping of 3 to 9 small, detached buildings arranged
to define a shared court open to the street. The shared court
is common, private open space and takes the place of a
private rear yard, thus becoming an important community-
enhancing element. This type is scaled to fit within low-to-
moderate-intensity neighborhoods and in non-residential
contexts.
b. Synonym: Bungalow Court
2. Number of Units
Units per Primary Building 1 max.1
Primary Buildings per Design Site 3 min.; 9 max.
1 Most Rear Cottage (i.e. Cottage furthest from the street
and located at the rear of the design site) may be a building
with up to 3 units
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 71
3. Building Size and Massing
a. Height T3NE T3NG T4NS
Max. Number of Stories 1.5 1.5 1.5
Max. Height to Mid-Point of Roof 18' 18' 18'
b. Main Body1
All Cottages
Width 32’ max.
Depth 24' max.
Most Rear Cottage
Width 40' max.
Depth 24' max.
Separation between Cottages 10' min.
c. Standards
(1) Facades facing a street or civic space must be designed
in compliance with 14-2H-7 (Architectural Element
Standards).
(2) Maximum one Carriage House is allowed per
14-2H-6C (Carriage House).
1 In compliance with the standards of the zone.
4. Allowed Frontage Types
Porch Projecting 14-2H-8C
Dooryard 14-2H-8E
Stoop 14-2H-8F
5. Pedestrian Access
a. Shared court shall be accessible from front street.
b. Main entrance location to units from shared court, Front
Street, Side Street, or Passage.
c. Pedestrian connections shall link all buildings to the public
ROW, shared court, and parking areas.
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
c. Spaces may be individually accessible by the units and/or
a common parking area located at rear side of design site.
7. Open Space
a. Private Open Space
Width 15' min.
Depth 60' min. (3-4 units);
Size 70' min. (5-9 units)
b. Standards
(1) Driveways shall not be included in private open space
calculation.
(2) Shared court(s) may be used for stormwater
management if designed as integral site element (rain
garden or bioswale) and does not visually detract from
the frontage of each cottage facing the court.
(3) Required private open space may only be paved with
decorative paving.
Private Open Space
Building Type Standards
72 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6I Multiplex Small
1. Description
a. A medium-sized detached building that consists of 3 to 6
side-by-side and/or stacked units, typically with one shared
entry or individual entries along the front. This type has the
appearance of a medium-sized single-family house and is
scaled to fit as a small portion of low- to moderate-intensity
neighborhoods.
b. Synonym: Triplex to Sixplex
2. Number of Units
Units per Primary Building 3 min.; 6 max.
Primary Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 73
3. Building Size and Massing
a. Height T3NG T4NS
Max. Number of Stories 2.5 2.5
b. Main Body1
Width 50' max.
Depth2 50' max.
c. Wing(s)1
Width 20' max.
Depth 30' max.
Separation between wings 15' min.
Offset from Main Body 5' min.
d. Standards
(1) Facades facing a street or civic space must be designed in
compliance with 14-2H-7 (Architectural Element
Standards).
(2) Maximum one Carriage House is allowed per
14-2H-6C (Carriage House).
1 In compliance with the standards of the zone.
2 When a porch is designed to extend the full width of the
front facade (excluding garages), the maximum main body
depth may be increased by five feet
4. Allowed Frontage Types
Porch Projecting 14-2H-8C
Porch Engaged 14-2H-8D
Dooryard 14-2H-8E
Stoop 14-2H-8F
5. Pedestrian Access
a. Main Entrance Location at Front street, Side Street or
Passage
b. Each unit may have an individual entry from the sidewalk
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
7. Open Space
a. Private Open Space
Area 225 sf min.
Dimension 15’ min.
b. Standards
(1) Open space not required if building is located within 750
linear feet of a civic space.
(2) Driveways shall not be included in private open space
calculation.
(3) Required private open space shall be located behind the
main body of the building.
(4) Required private open space may only be paved with
decorative paving.
Private Open Space
Building Type Standards
74 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6J Multiplex Large
1. Description
a. A medium-to-large-sized detached building that consists
of 7 to 12 side-by-side and/or stacked units, typically with
one shared entry or individual entries along the front for the
ground floor units. This type is scaled to fit in within
moderate-intensity neighborhoods or as a small portion of
lower-intensity neighborhoods.
b. Synonym: Mansion Apartment
2. Number of Units
Units per Primary Building 7 min.; 12 max.
Primary Buildings per Design Site 1 max.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 75
3. Building Size and Massing
a. Height T4NM
Max. Number of Stories 3.5
b. Main Body1
Width 60' max.
Depth2 60' max.
c. Wing(s)1
Width 20' max.
Depth 40' max.
Separation between wings 15' min.
Offset from Main Body 5' min.
d. Standards
(1) Facades facing a street or civic space must be designed in
compliance with 14-2H-7 (Architectural Element
Standards).
(2) Maximum one Carriage House is allowed per
14-2H-6C (Carriage House).
1 In compliance with the standards of the zone.
2 When a porch is designed to extend the full width of the
front facade (excluding garages), the maximum main body
depth may be increased by five feet
4. Allowed Frontage Types
Porch Projecting 14-2H-8C
Stoop 14-2H-8F
Forecourt 14-2H-8G
Terrace 14-2H-8J
5. Pedestrian Access
a. Main Entrance Location at Front street, Side Street or
Passage
b. Units located in the main body shall be accessed by a
common entry along the front street.
c. On corner design sites, units in a secondary wing may
enter from the side street.
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
7. Open Space
a. Private Open Space
Area 225 sf min.
Dimension 15' min.
b. Standards
(1) Open space not required if building is located within 750
linear feet of a civic space.
(2) Driveways shall not be included in private open space
calculation.
(3) Required private open space shall be located behind the
main body of the building.
(4) Required private open space may only be paved with
decorative paving.
Private Open Space
Building Type Standards
76 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6K Townhouse
1. Description
A small-to-large-sized, typically attached, building with a rear
yard that consists of 3 to 8 Townhouses placed side-by-side.
Each Townhouse consists of 1 unit or, up to 3 stacked units as
allowed by the zone. As allowed by the zone, this type may
also be detached with minimal separations between
buildings. This type is typically located within moderate-to-
high intensity neighborhoods, or near a neighborhood main
street.
Synonym: Rowhouse
2. Number of Units
Units per Primary Building 1 max.
3 max. in T4NM-O; T4MS
Primary Buildings per Design Site 1 max.
House-Scale Building, 2-3 individual Townhouses max. per row
T3NE T3NG T4NS T4NM T4MS
Block-Scale Building, 4-8 individual Townhouses max. per row
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 77
3. Building Size and Massing
a. Height T3NG T4NS T4NM T4MS
Max. Number of
Stories
2.5 2.5 3.5 3.5
b. Main Body1
Width 18' min.; 30' max.
Depth2 50' max.
Max. Width per
building
90' 120' 100' 200'
c. Wing(s)1
Width 15' max.
Depth 15' max.
Separation between wings 8' min.
d. Standards
(1) Facades facing a street or civic space must be designed in
compliance with 14-2H-7 (Architectural Element Standards).
(2) Maximum one Carriage House is allowed per
14-2H-6C (Carriage House).
(3) In T4NM-O and T4MS, each Townhouse may be divided
vertically into 3 units.
1 In compliance with the standards of the zone.
2 When a porch is designed to extend the full width of the
front facade (excluding garages), the maximum main body
depth may be increased by five feet
4. Allowed Frontage Types
Porch Projecting 14-2H-8C
Porch Engaged 14-2H-8D
Dooryard 14-2H-8E
Stoop 14-2H-8F
Terrace 14-2H-8J
5. Pedestrian Access
a. Main Entrance Location at Front street, Side Street or
Passage
b. Each unit shall have an individual entry facing a street.
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
7. Open Space
a. Private Open Space
Area Per Primary Building 64 sf min.
Dimension 8' min.
b. Standards
(1) Driveways shall not be included in private open space
calculation.
(2) Required private open space shall be located behind the
main body of the building.
(3) Required private open space may only be paved with
decorative paving.
Front Street
G G G
C
B
AAA
ROW / Design Site Line
Setback Line
Building Type
Accesso r y St r uctur e
Key
I
ROW / Design Site Line
Setback Line
Frontage Type
Pr ivate Open Sp ace
Key
E
Front Street
F
D
H
I I
Building Type Standards
78 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6L Courtyard Building Small
1. Description
a. A building that consists of multiple attached and/or
stacked units, accessed from a shared courtyard. The shared
court is common, private open space and takes the place of
a rear yard. This type is typically integrated as a small
portion of lower-intensity neighborhoods or more
consistently into moderate-to-high-intensity neighborhoods.
b. Synonym: Courtyard Apartment
2. Number of Units
Units per Primary Building 10 min.; 16 max.
Primary Buildings per Design Site 1 max.1
1 Primary building may be designed as up to two adjacent
buildings not more than 15' apart.
House-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 79
3. Building Size and Massing
c. Height T4NS T4NM
Max. Number of Stories 2.5 3.5
d. Main Body1
Width 100' max.
Depth2 100' max.
e. Standards
(1) Facades facing a street or civic space must be designed
in compliance with 14-2H-7 (Architectural Element
Standards).
(2) Maximum one Carriage House is allowed per
14-2H-6C (Carriage House).
(3) Rooftop Room allowed on uppermost roof per
14-2H-7F (Rooftop Room).
1 In compliance with the standards of the zone.
2 When a porch is designed to extend the full width of the
front facade (excluding garages), the maximum main body
depth may be increased by five feet
4. Allowed Frontage Types
Porch Projecting 14-2H-8C
Porch Engaged 14-2H-8D
Stoop 14-2H-8F
Terrace 14-2H-8J
The above frontage types are also allowed within
courtyard(s) in compliance with courtyard size requirements.
5. Pedestrian Access
a. Main Entrance Location at Courtyard, Front street, Side
Street or Passage
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
7. Open Space
a. Private Open Space
Width 30' min.
Depth 50' min.
b. Standards
(1) Courtyard(s) shall be accessible from the front street.
(2) Multiple courtyards are required to be connected via a
passage through or between buildings.
(3) Building shall define at least three sides of the courtyard.
(4) Courtyard(s) may be used for stormwater management if
designed as integral site element (rain garden or
bioswale) and does not visually detract from the frontage
of each building facing the courtyard.
(5) Required private open space may only be paved with
decorative paving.
Private Open Space
Building Type Standards
80 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6M Courtyard Building Large
1. Description
a. A building that consists of multiple attached and/or
stacked units, accessed from one or more shared courtyards.
The shared court is common, private open space. This type is
typically integrated into moderate-to-high-intensity
neighborhoods and on Main Streets contexts.
b. Synonym: Courtyard Apartment
2. Number of Units
Units per Primary Building 18 min.; 24 max.
Primary Buildings per Design Site 1 max.1
1 Primary building may be designed as up to three adjacent
buildings not more than 15' apart.
Block-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 81
3. Building Size and Massing
a. Height T4MS
Max. Number of Stories 3.5
b. Main Body1
Width 100' max.
Depth 140' max.
c. Standards
(1) Facades facing a street or civic space must be designed
in compliance with 14-2H-7 (Architectural Element
Standards).
(2) Maximum one Carriage House is allowed per
14-2H-6C (Carriage House).
1 In compliance with the standards of the zone.
4. Allowed Frontage Types
Stoop 14-2H-8F
Shopfront 14-2H-8I
Terrace 14-2H-8J
Gallery 14-2H-8K
The above frontage types are also allowed within
courtyard(s) in compliance with courtyard size requirements.
5. Pedestrian Access
a. Main Entrance Location at Courtyard, Front street, Side
Street or Passage
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
7. Open Space
a. Private Open Space
Width 30' min.
Depth 70' min.
b. Standards
(1) Courtyard(s) shall be accessible from the front street.
(2) Multiple courtyards are required to be connected via a
passage through or between buildings.
(3) Building shall define at least three sides of the courtyard.
(4) Courtyard(s) may be used for stormwater management if
designed as integral site element (rain garden or
bioswale) and does not visually detract from the frontage
of each building facing the courtyard.
(5) Required private open space may only be paved with
decorative paving.
(6) Ground floor of building(s) shall align with at least 75%
of the courtyard(s) perimeter.
Private Open Space
Building Type Standards
82 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-6N Main Street Building
1. Description
a. A small-to-large-sized building, typically attached, but
may be detached, intended to provide a vertical mix of uses
with ground-floor retail, office or service uses and upper-
floor service or residential uses. This type makes up the
primary component of neighborhood and downtown main
streets, therefore being a key component to providing
walkability.
2. Number of Units
Units per Primary Building Unrestricted1
Primary Buildings per Design Site 1 max.
1 Number of units restricted by Iowa City’s adopted Building
Code, Fire Code , and Housing Code standards.
Block-Scale Building
T3NE T3NG T4NS T4NM T4MS
Key T# Allowed T# Not Allowed
Building Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 83
3. Building Size and Massing
a. Height T4MS
Max. Number of Stories 3.5
b. Main Body1
Width 200’ max.
Depth 120' max.
c. Standards
(1) Facades facing a street or civic space must be designed
in compliance with 14-2H-7 (Architectural Element
Standards).
(2) Maximum one Carriage House is allowed per
14-2H-6C (Carriage House).
1 In compliance with the standards of the zone.
4. Allowed Frontage Types
Dooryard1 14-2H-8E
Stoop1 14-2H-8F
Forecourt 14-2H-8G
Maker Shopfront1 14-2H-8H
Shopfront 14-2H-8I
Terrace 14-2H-8J
Gallery 14-2H-8K
Arcade 14-2H-8L
1 Only on Neighborhood (side) streets and min. 60' from
front of design site.
5. Pedestrian Access
a. Upper floor units shall be accessed by a common entry
along the front street.
b. Ground floor units may have individual entries along the
Neighborhood (side) street if min. 60' from Main Street.
c. On corner design sites, units may enter from the side
street.
6. Vehicle Access and Parking
a. Driveway and parking location shall comply with
standards in Item 7 (Parking) of the zone.
b. Alley access is required if alley exists.
7. Open Space
a. Private Open Space
Not required
Building Type Standards
84 Article H: Zones and Standards Public Review Draft – June 2021
Public Review Draft – June 2021 Article H: Zones and Standards 85
Section 14-2H-7: Architectural Element Standards
14-2H-7A Purpose
This Section establishes standards that supplement the zones standards to further refine the intended building form
and physical character.
14-2H-7B Overview
1. Massing and Facade Articulation Standards. Facades on a street or civic space shall be designed in compliance
with the standards of this Section.
2. General Standards.
a. On corner buildings, front and side street facades shall have equal architectural treatment.
b. Ground floor glazing on residential buildings shall be 30% minimum and on Shopfronts 75% minimum.
c. Stairs must be integrated into the conditioned floor area of the building, as defined in the Iowa City Building
Code, and cannot protrude beyond the building footprint. In addition, stairs must be designed in
compliance with Section 14-2H-8 (Frontage Types).
3. Photos. All photos are illustrative, not regulatory.
Architectural Element Standards
86 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-7C Tripartite Facade Articulation
1. Description
Tripartite architecture uses architectural elements to
delineate the base, middle and top. The ground floor façade
composes the base. The building element and features
above or including the uppermost occupied floor, including
parapet walls and eaves, compose the top.
2. Applicability
Buildings of at least 2 stories
3. Standards / General Character
Requires three distinct sections:
a. Base. The base of a building shall be distinguished
from the middle through the use of string courses,
cornice expression, or installation or awnings or
canopies.
b. Middle. For a building that is 2 stories or less, a
middle section is not required; only a top and a
base.
c. Top. For a building that is 3 or more stories, the top
shall be delineated with some form of cornice
expression, either with trim material, brackets and
panels, eave details, or accentuated masonry.
d. Where the exterior wall material changes along the
vertical plane of a building, the materials must be
separated by a horizonal band, such as a belt
course, soldier course, or band board or other trim
appropriate to the building materials being used.
.
Figure 14-2H-7C-1: Diagram of Tripartite Façade Articulation
Architectural Element Standards
Public Review Draft – June 2021 Article H: Zones and Standards 87
14-2H-7D Architectural Recession(s)
1. Description
Architectural recessions modulate the apparent size and scale
of a building by recessing a portion(s) of the facade as an
architectural element(s) or space(s) from the plane(s): a
recessed entry from the sidewalk, a loggia or recessed
balcony cut into the plane of the facade.
2. Applicability
Buildings of at least 2 stories and over 50' long, except for the
House Large (14-2H-6D), House Small (14-2H-6E,) Duplex
Side-by-Side (14-2H-6F), and Duplex Stacked (14-2H-6G)
building types.
3. Standards / General Character
Recession Height If ground floor is recessed,
recession shall extend through
the building mass
Recession Width
Buildings 50'-100' long 12' min. (distributed in up to 2
locations)
Buildings > 100' long 20' min. (distributed in at least 2
locations)
Depth 16" min.
Figure 14-2H-7D-1: Diagram of Architectural Recessions
Architectural Element Standards
88 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-7E Corner Element
1. Description
A corner element gives visual importance to corner and
further shape the public realm.
2. Applicability
Optional architectural element for Main Street Building
Types (14-2H-6N) where the building is over 75' long
3. Standards / General Character
Footprint 10' x 10' min.
Projection from façade 3' min.
Top story height 14' max.1
1 Corner element may exceed maximum height allowed by
the zone by up to 10'. when the highest story on the
building is at the maximum height allowed by the zone.
Figure 14-2H-7E-1: Diagram of Corner Element
Architectural Element Standards
Public Review Draft – June 2021 Article H: Zones and Standards 89
14-2H-7F Rooftop Room
1. Description
A Rooftop Room is a small enclosed or unenclosed room on
the uppermost roof of house-scale buildings.
2. Applicability
Optional architectural element as allowed by Item 3
(Building Size and Massing) of the building type.
3. Standards / General Character
a. Standards
Interior clear dimensions 12' max.
Floor-to-Ceiling Height 10' max.
Overall Height 14' max.
Side setback from building edge 5' min.
Rear setback from building edge 15' min.
Opening or glazing on each side
of room
75% min.
b. General Character
(1) Materials shall be consistent with the primary building.
(2) Exterior access allowed in compliance with Title 17
Building and Housing Code, and Title 7, the Fire Code,
Chapter 7-1 of the Iowa City Code of Ordinances.
(3) Roof shall be consistent with roof style of primary
building.
(4) Openings shall be vertically proportioned or square.
(5) Openings may be glazed.
(6) Shutters, when present, shall be of sufficient width to
cover the adjacent opening.
Figure 14-2H-7E-1: Diagram of Rooftop Room
Architectural Element Standards
90 Article H: Zones and Standards Public Review Draft – June 2021
Public Review Draft – June 2021 Article H: Zones and Standards 91
Section 14-2H-8: Frontage Type Standards
14-2H-8A Purpose
This Section establishes standards for all frontages. Frontages are the components of a building that provide the
transition and interface between the public realm (street and sidewalk) and the private realm (yard or building).
14-2H-8B General Frontage Type Standards
1. Nomenclature. The names of the frontage types indicate their particular configuration or function and are not
intended to limit uses within the associated building. For example, a porch may be used by non-residential uses
including, but not limited to a restaurant or office as allowed by the zone.
2. Allowable Frontage Types.
a. Frontage types not listed in Item 8 (Frontages) of the zone are not allowed in that zone.
b. Each building may have multiple frontage types in compliance with the allowed types in Item 4 (Allowed
Frontage Types) of each building type. Frontage types not listed in Item 4 (Allowed Frontage Types) of the
building type are not allowed on that building type.
3. Location. Each frontage type shall be located in compliance with the facade zone per Item 5 (Building Placement)
of the zone (14-2H-2) and with the building type location of frontage standard (14-2H-6B-5).
4. Entries and Access.
a. Along street frontages and passages, sliding doors are prohibited as building entries. Sliding doors may not
be used as a primary means of entrance to any building or residential unit.
b. Access to entrance doors of individual dwelling units located above the ground floor level must be provided
from an enclosed lobby or corridor and stairway. Unenclosed or partially enclosed exterior stairways are not
allowed as the primary means of access to dwelling units located above the ground level floor of the
building. This provision does not preclude the use of fire egress structures.
c. Dwelling units on the ground floor and their entrances must be connected to adjacent public right of ways,
and to parking areas and other on-site facilities.
5. Diversity of Frontage Types. Except in the T4MS zone, there shall be a mix of at least two different frontage
types within each block, using only the types allowed in the zone.
6. Standards. Standards are stated for the front of a design site and are to be adjusted for side street facades in
compliance with the setbacks of the zone.
Frontage Type Standards
92 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-8C Porch Projecting
1. Description
The main facade of the building is set back from the front
design site line with a covered structure encroaching into the
front setback. The resulting setback area can be defined by a
fence or hedge to spatially define the edge of the street. The
Porch may be one or two stories and is open on three sides.
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General Note: Photos on this page are illustrative, not
regulatory.
Example of a Projecting Porch.
Example of a glassed-in Projecting Porch.
Frontage Type Standards
Chapter 8 - Page 93
2. Size
Width, Clear 15' min.1
Depth, Overall
Elevated <12" from average finish grade 8' min.
Elevated ≥12" from average finish grade 6' min.
Height, Clear 8' min.
Stories 2 stories max.1
Pedestrian Access Width 3' min.
Utility Easement Area as identified by the applicable
abutting Thoroughfare Type (14-2H-9).
1 Clear width reduce to 8' when applied to Cottage
Court (14-2H-6H) building type. Story height maximum
reduced to 1 story.
3. Miscellaneous
a. Porch shall be open on three sides and have a roof. Clear
glass may be installed between the porch columns if the
minimum size of individual panes is 12".
Frontage Type Standards
94 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-8D Porch Engaged
1. Description
A portion of the main facade of the building is set back from
the front design site line to create an area for a covered
structure that projects from the facade that is set back. The
Porch may project into the front setback. The resulting yard
may be defined by a fence or hedge to spatially define the
edge of the street. The Porch may be one or two stories and
may have two or three adjacent sides that are engaged to
the building with at least one side open.
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General Note: Photos on this page are illustrative, not
regulatory.
Frontage Type Standards
Chapter 8 - Page 95
2. Size
Width, Clear 15' min.
Depth, Overall
Elevated <12" from average finish grade 8' min.
Elevated ≥12" from average finish grade 6' min.
Height, Clear 8' min.
Stories 2 stories max.
Pedestrian Access Width 3' min.
Utility Easement Area as identified by the applicable
abutting Thoroughfare Type (14-2H-9).
3. Miscellaneous
a. Up to 20% of the building facade and porch may project
beyond the front setback line into the encroachment area
for the zone.
b. Porch shall be open at least on one side and have a roof.
c. Clear glass may be installed between the porch columns if
the minimum size of individual panes is 12".
Frontage Type Standards
96 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-8E Dooryard
1. Description
The main facade of the building is set back from the front
design site line, which is defined by a low wall, hedge, or
other allowed screening, creating a small private area
between the sidewalk and the facade. Each Dooryard is
separated from adjacent Dooryards. The Dooryard may be
raised or at grade.
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General Note: Photos on this page are illustrative, not
regulatory.
Frontage Type Standards
Chapter 8 - Page 97
2. Size
Depth, Clear 10' min.1
Length 15' min.
Distance between Glazing 4' max.
Depth of Recessed Entries 12” max.
Pedestrian Access Width 3' min.
Height of Dooryard Fence/Wall
above Finish Level
36" max.
Utility Easement Area as identified by the applicable
abutting Thoroughfare Type (14-2H-9).
1 Reduce to 8' when applied to Cottage Court (14-2H-6H)
building type.
3. Miscellaneous
a. For live/work, retail, service, and restaurant uses, the
Shopfront Frontage Type is to be applied.
b. Each Dooryard shall provide access to only one ground
floor entry.
Frontage Type Standards
98 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-8F Stoop
1. Description
The main facade of the building is near the front design site
line with steps to an elevated entry. The Stoop is elevated
above the sidewalk to provide privacy along the sidewalk-
facing rooms. Stairs or ramps from the Stoop may lead
directly to the sidewalk or may be parallel to the sidewalk.
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General Note: Photos on this page are illustrative, not
regulatory.
Frontage Type Standards
Chapter 8 - Page 99
2. Size
Width, Clear 5' min.
Depth, Clear 3' min.
Height, Clear 8' min.
Stories 1 story max.
Finish Level above Sidewalk 12" min.
Depth of Recessed Entries 12” max.
Utility Easement Area as identified by the applicable
abutting Thoroughfare Type (14-2H-9).
3. Miscellaneous
a. Stairs may be perpendicular or parallel to the building
facade.
b. Ramps shall be parallel to facade or along the side of the
building.
c. Entry doors are covered or recessed to provide shelter
from the elements.
d. Gates are not allowed.
e. All doors shall face the street.
Frontage Type Standards
100 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-8G Forecourt
1. Description
The main facade of the building is at or near the front design
site line and a portion is set back, extending the public realm
into the design site for an entry court or shared garden
space for housing, or as an additional shopping or restaurant
seating area within retail and service areas.
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General Note: Photos on this page are illustrative, not
regulatory.
Example of a Forecour t in a mixed-use building.
Example of a Forecour t.
Frontage Type Standards
Chapter 8 - Page 101
2. Size
Width, Clear 15' min.
Depth, Clear 15' min.
Ratio, Height to Width 2:1 max.
Height from Sidewalk 12” max.
Utility Easement Area as identified by the
applicable abutting Thoroughfare Type (14-2H-9).
3. Miscellaneous
a. May be utilized to group several entries at a common
elevation in compliance with the zone ground floor finish
level standards.
b. The proportions and orientation of these spaces shall
comply with Figure 14-2H-8G-1 below for solar orientation
and user comfort.
c. Other frontage types as allowed in the zone may be
applied to the front of the building and/or within the
Forecourt.
Figure 14-2H-8G-1: Diagram for Solar Orientation
Frontage Type Standards
102 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-8H Maker Shopfront
1. Description
The main facade of the building is at or near the front design
site line with an at-grade or elevated entrance from the
sidewalk. This type is only allowed on side streets from the
adjacent main street and is intended for industrial artisan
businesses to show their activity to people passing by on the
sidewalk, as well as for retail sales of products made on-site.
The Maker Shopfront may include a decorative roll-down or
sliding door, including glazing and an awning that overlaps
the sidewalk.
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General Note: Photos on this page are illustrative, not
regulatory.
Example of a Maker Shopfront.
Example of a Maker Shopfront.
Frontage Type Standards
Chapter 8 - Page 103
2. Size
Distance between Glazing 10” max.
Ground Floor Glazing between
Sidewalk and Finished Ceiling Height
50% min.
Depth of Recessed Entries No max.
3. Awning
Depth 5' min.
Setback from Curb 2' min.
Height, Clear 8' min.
4. Miscellaneous
a. Rounded and hooped awning are not allowed.
b. Glazing shall be clear and highly transparent. Reflective
(mirrored) or colored glass is not permitted. Low-E glazing
will reduce transparency, so is discouraged, but if used, the
glass chosen should have a high visible light transmittance
and low reflectivity. Such windows must allow views into the
interior space
Frontage Type Standards
104 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-8I Shopfront
1. Description
The main facade of the building is at or near the front
design site line with at-grade entrance along the sidewalk.
This type is intended for service, retail, or restaurant use and
includes substantial glazing between the Shopfront base
and the ground floor ceiling and may include an awning that
overlaps the sidewalk.
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General Note: Photos on this page are illustrative, not
regulatory.
Frontage Type Standards
Chapter 8 - Page 105
2. Size
Distance between Glazing 2” max.
Ground Floor Glazing between
Sidewalk and Finished Ceiling Height
75% min.
Depth of Recessed Entries 5' max.
Shopfront Base 6" min.; 30" max.
3. Awning
Depth 5' min.
Setback from Curb 2' min.
Height, Clear 8' min.
4. Miscellaneous
a. Residential types of windows are not allowed.
b. Rounded and hooped awning are not allowed.
c. Glazing shall be clear and highly transparent. Reflective
(mirrored) or colored glass is not permitted. Low-E glazing
will reduce transparency, so is discouraged, but if used, the
glass chosen should have a high visible light transmittance
and low reflectivity. Such windows must allow views into the
interior space
Frontage Type Standards
106 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-8J Terrace
1. Description
The main facade is at or near the front design site line with
steps leading to an elevated area providing public circulation
along the facade. This type is used to provide outdoor areas
along the sidewalk for housing or to accommodate an
existing or intended grade change for retail, service or office
uses.
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General Note: Photos on this page are illustrative, not
regulatory.
Frontage Type Standards
Chapter 8 - Page 107
2. Size
Depth of Terrace
Residential 8' min.
Non-residential 12' min.
Finish Level above Sidewalk 24" max.
Distance between Stairs 25' max.
Utility Easement Area as identified by the
applicable abutting Thoroughfare Type (14-2H-9).
3. Miscellaneous
a. Terrace shall also follow the standards for the Shopfront
Frontage Type, when the Shopfront Frontage Type is an
allowed frontage type in the zone.
b. Where the frontage type requires the ground floor to be
flush with the sidewalk, the terrace shall be considered to be
the sidewalk.
c. Low walls used as seating are allowed.
Frontage Type Standards
108 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-8K Gallery
1. Description
The main facade of the building is setback from the front
design site line and an at-grade covered structure, typically
articulated with colonnade or arches, covers an area not in
the right-of-way. This type may be one or two stories. When
used in nonresidential settings, the Shopfront Type is
included; when used in residential settings, Stoops,
Dooryards, and Forecourts are included.
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General Note: Photos on this page are illustrative, not
regulatory.
Example of a Gallery.
A two-story Gallery with second story uncovered.
Frontage Type Standards
Chapter 8 - Page 109
2. Size
Depth, Clear 8' min.
Ground Floor Height, Clear 12' min.
Height 2 stories max.
3. Miscellaneous
a. Galleries shall also follow the standards for the
Shopfront Frontage Type.
b. Habitable space
c. Second story of Gallery may be used as deck and may be
covered by a roof.
d. Galleries shall have a consistent depth.
e. Galleries are not allowed to project over the sidewalk in the
public right-of-way.
Frontage Type Standards
110 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-8L Arcade
1. Description
The main facade of the building is setback from the front
design site line and the upper floor(s) contain habitable
space overlapping the area below not in the right-of-way.
When used in nonresidential settings, the Shopfront Type is
included; when used in residential settings, Stoops,
Dooryards, and Forecourts are included.
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General Note: Photos on this page are illustrative, not
regulatory.
Example of an Arcade.
Example of an Arcade.
Frontage Type Standards
Chapter 8 - Page 111
2. Size
Depth, Clear 10' min.
Ground Floor Height, Clear 12' min.
Height 3 stories max.
3. Miscellaneous
a. Arcades shall also follow the standards for the
Shopfront Frontage Type.
b. Habitable space
c. Arcades shall have a consistent depth.
d. Arcades are not allowed to project over the sidewalk in
the public right-of-way.
Frontage Type Standards
112 Article H: Zones and Standards Public Review Draft – June 2021
Public Review Draft – June 2021 Article H: Zones and Standards 113
Section 14-2H-9: Thoroughfare Type Standards
14-2H-9A Purpose
1. The provisions of this Section are established to accomplish the following:
2. Provide a range of thoroughfare types to support the intended physical character of each zone.
3. Provide only thoroughfares that are multi-modal and interconnected in a network that disperses vehicular traffic
with multiple routes to destinations.
4. Ensure that streets serve the needs of all users (automobiles, transit and service vehicles, pedestrians, and
cyclists).
14-2H-9B General Thoroughfare Type Standards
1. This Section identifies the allowed thoroughfare types consistent with the intended physical character of each
Form-Based Zone.
2. The individual standards of each thoroughfare type in this Section may be adjusted as part of the subdivision
process. In considering adjustments, the Director of Public Works and the Director shall find that the proposed
adjustment meets the following criteria:
a. Supports the intended physical character of the zone abutting the thoroughfare(s).
b. Maintains multiple modes of transportation (transit, pedestrians, bicycles, automobiles).
c. Maintains sidewalks at least six feet wide.
d. Maintains on-street parking for a majority of each block face.
e. Maintains regularly spaced street trees.
3. Street trees shall be installed in the right-of-way by the owner.
a. Where adjacent property will remain undeveloped, street trees shall be planted prior to acceptance of public
improvements.
b. Where adjacent property will be developed, trees shall be planted prior to issuance of a certificate of
occupancy for each adjacent lot, with the following exception:
(1) Where street trees cannot be installed prior to occupancy or commencement of a use due to seasonal
conditions that may reduce survivability, the building official may grant a delay of installation until the
seasonal calendar dates of June 1 or November 1, whichever occurs first, and the property owner must
place in an escrow account, established with the City, an amount which will cover one hundred ten
percent (110%) of the estimated cost of plants and installation.
Thoroughfare Type Standards
114 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-9C Main Street with Median
1. Application
Movement Type Slow
2. Overall Widths
ROW Width 100'
Pavement Width 50' (25' each side)
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3. Lane Assembly
Traffic Lanes 2 @ 10'
Bicycle Lanes 2 @ 7'
Parking Lanes 2 @ 8', marked
Median/Turn Pocket 10'
4. Public Frontage
Assembly
Drainage Collection Type Curb and gutter
Planter Type 7' x 10' tree well
Landscape Type Trees at 30' o.c. avg.
Walkway Type 20' min. sidewalk
Curb Type Raised
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Thoroughfare Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 115
14-2H-9D Main Street without Median
1. Application
Movement Type Slow
2. Overall Widths
ROW Width 80'
Pavement Width 36'
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3. Lane Assembly
Traffic Lanes 2 @ 10'
Bicycle Lanes None
Parking Lanes 2 @ 8', marked
Median/Turn Pocket None
4. Public Frontage
Assembly
Drainage Collection Type Curb and gutter
Planter Type 7' x 10' tree well
Landscape Type Trees at 30' o.c. avg.
Walkway Type 20' min. sidewalk
Curb Type Raised
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Thoroughfare Type Standards
116 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-9E Avenue 2 without Parking
1. Application
Movement Type Slow
2. Overall Widths
ROW Width 100'
Pavement Width 35' (17'-6" each side)
3. Lane Assembly
Traffic Lanes 2 @ 11'
Bicycle Lanes 2 @ 6'
Parking Lanes None
Median/Turn Pocket 20'
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4. Public Frontage
Assembly
Drainage Collection Type Curb and gutter
Planter Type Continuous planter;
15'-6" min. one side;
11'-6" min. one side
Landscape Type Trees at 30' o.c. avg.
Walkway Type Sidewalk;
6' min. one side1;
10' min. one side1
Curb Type Raised
Utility Easement 15' from ROW
1 Plus 1' clearance from utility easement.
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Thoroughfare Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 117
14-2H-9F Avenue 2 with Future Parking
1. Application
Movement Type Slow
2. Overall Widths
ROW Width 100'
Pavement Width 50' (25' each side)
3. Lane Assembly
Traffic Lanes 2 @ 11'
Bicycle Lanes 2 @ 6'
Parking Lanes (Future) 2 @ 7'
Median/Turn Pocket 20'
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4. Public Frontage
Assembly
Drainage Collection Type Curb and gutter
Planter Type Continuous planter;
8' min. one side;
4' min. one side
Landscape Type Trees at 30' o.c. avg.
Walkway Type Sidewalk;
6' min. one side1;
10' min. one side1
Curb Type Raised
Utility Easement 15' from ROW
1 Plus 1' clearance from utility easement.
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Thoroughfare Type Standards
118 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-9G Avenue 3
1. Application
Movement Type Slow
2. Overall Widths
ROW Width 100'
Pavement Width 34'
3. Lane Assembly
Traffic Lanes 2 @ 11'
Bicycle Lanes 2 @ 6'
Parking Lanes None
Median/Turn Pocket None
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4. Public Frontage
Assembly
Drainage Collection Type Curb and gutter
Planter Type Continuous planter;
24' min. one side;
18' min. one side
Landscape Type Trees at 30' o.c.
avg.
Walkway Type Sidewalk;
10' min. one side;
5' min. one side
Sidewalk/Planting 1 34' min. one side;
20'-6" min. one side
Curb Type Raised
Utility Easement 15' from ROW
1 Plus 2' clearance from utility easement.
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Thoroughfare Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 119
14-2H-9H Avenue 4
1. Application
Movement Type Free
2. Overall Widths
ROW Width 87'
Pavement Width 33'
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3. Lane Assembly
Traffic Lanes 2 @ 11'
Bicycle Lanes None
Parking Lanes None
Median/Turn Pocket 11', painted
4. Public Frontage Assembly
Drainage Collection Type Swale
Planter Type 24' min. continuous
planter
Landscape Type Trees at 30' o.c. avg.
Walkway Type Sidewalk;
10' min. one side;
5' min. one side
Curb Type None
Utility Easement 15' from ROW
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Thoroughfare Type Standards
120 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-9I Neighborhood Street 1 with Parking both sides
1. Application
Movement Type Yield
2. Overall Widths
ROW Width 70'
Pavement Width 28'
3. Lane Assembly
Traffic Lanes 1 @ 12'
Bicycle Lanes None
Parking Lanes 2 @ 8', unmarked
Median/Turn Pocket None
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4. Public Frontage Assembly
Drainage Collection Type Curb and gutter
Planter Type 14' min. continuous
planter
Landscape Type Trees at 30' o.c. avg.
Walkway Type 5' min. sidewalk1
Curb Type Raised
Where required, one side is open space without
buildings in compliance with the Regulating Plan
maps in the comprehensive plan.
Utility Easement 10' from ROW
1 Plus 2' clearance from utility easement.
2 6 feet minimum if near park, civic space or school.
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Thoroughfare Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 121
14-2H-9J Neighborhood Street 2 with Parking one side
1. Application
Movement Type Yield
2. Overall Widths
ROW Width 70'
Pavement Width 26'
3. Lane Assembly
Traffic Lanes 1 @ 18'
Bicycle Lanes None
Parking Lanes 1 @ 8', unmarked
Median/Turn Pocket None
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4. Public Frontage
Assembly
Drainage Collection Type Curb and gutter
Planter Type 14' min. continuous
planter
Landscape Type Trees at 30' o.c. avg.
Walkway Type 5' min. sidewalk1
Curb Type Raised
Where required, one side is open space without
buildings in compliance with the Regulating Plan
maps in the comprehensive plan.
Utility Easement 10' from ROW
1 Plus 2' clearance from utility easement.
2 6 feet minimum if near park, civic space or school.
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Thoroughfare Type Standards
122 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-9K Alley
1. Application
Movement Type Yield
2. Overall Widths
a. Widths
ROW Width 20'
Pavement Width 20'
b. Additional Standards
(1) A chamfered corner of 5' is required where two alleys
connect.
(2) Garage doors shall be setback min. 3' from ROW; max. 5'
(3) Pedestrians share 20' section with vehicles and bicycles.
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3. Lane Assembly
Traffic Lanes 1 @ 20'
Bicycle Lanes None
Parking Lanes None
Median/Turn Pocket None
4. Public Frontage
Assembly
Drainage Collection Type Valley gutter
Planter Type Planter min. 5' x 10'
between driveways
Landscape Type Trees at 50' o.c.
avg.
Walkway Type None
Curb Type Rolled or flush
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2 0 '-0 "
2 0 '-0 "
Right of way
Yield Lane
1 0 '-0 "
ut ilie s
1 0 '-0 "
u tilies IOWA CITY FBC
Alley
Thoroughfare Type Standards
Public Review Draft – June 2021 Article H: Zones and Standards 123
14-2H-9L Passage
1. Application
Movement Type Pedestrian/Bicycle
2. Overall Widths
a. Widths
ROW Width 20'
Pavement Width 10'
b. Additional Standards
(1) Side/front street adjoining design sites to comply with
Section 14-2H-9 (Frontage Standards).
(2) Pedestrians share 10' section with bicycles.
(3) See Sub-Section 14-2H-6J (Passage) for additional
standards.
(4) Passage shall be open to the public at all times.
T3NE T3NG T4NS T4NM T4MS
3. Lane Assembly
Traffic Lanes None
Bicycle Lanes 10', unmarked
Parking Lanes None
Median/Turn Pocket None
4. Public Frontage
Assembly
Planter Type Continuous planter
min. 5' wide between access
to design sites
Landscape Type Trees at 50' o.c.
Walkway Type Multipurpose path
Key T# Allowed T# Not Allowed
Thoroughfare Type Standards
124 Article H: Zones and Standards Public Review Draft – June 2021
Public Review Draft – June 2021 Article H: Zones and Standards 125
14-2H-10: Affordable Housing Incentives
14-2H-10A Purpose
The purpose of this section is to:
1. Create a more inclusive, just and sustainable Iowa City;
2. Encourage the distribution of affordable housing throughout all areas of the City;
3. Promote the construction of housing that is affordable to the community's workforce;
4. Promote a balanced community that provides housing for people with diverse income levels;
5. To reduce the number of housing cost-burdened households; and
6. Promote household stability and reduce the threat of homelessness.
Affordable Housing Incentives
126 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-10B Eligibility and Incentive Provisions
Notwithstanding any contrary provisions in this Title, the provisions of this Section shall apply in all Form-
Based Zones that allow residential uses. Owners that provide Affordable Housing not required pursuant to
the Affordable Housing Annexation Policy or the Tax Increment Financing (TIF) Policies may utilize the
following incentives:
1. Parking Reduction. No parking spaces shall be required for Affordable Housing.
2. Density Bonus. For building types that allow 4 or more dwelling units, the maximum number of dwelling
units may be increased by 25% if all additional units are Affordable Housing.
3. Minor Adjustments to certain “Zone Standards” (14-2H-2). One of the following adjustments may be
administratively approved in buildings that contain Affordable Housing units where the proposed
adjustment fits the characteristics of the site and the surrounding neighborhood, and is consistent with
the intent of the standard being adjusted and the goals of the Comprehensive and District Plans:
a. Building type design site depth standards may be adjusted by up 15’. This provision may be
combined with reductions for relocation of utility easement or addition of new Civic Space not
shown in the future land use map up to a combined maximum of 25’.
b. Building type design site width may be adjusted by up to 15%.
c. Minimum amount of façade required within the façade zone may be reduced by up to 20%.
4. Minor Adjustments to certain “Building Type Standards” (14-2H-6). One of the following adjustments
may be administratively approved for buildings that contain Affordable Housing units where the
proposed adjustment fits the characteristics of the site and the surrounding neighborhood, and is
consistent with the intent of the standard being adjusted and the goals of the Comprehensive and
District Plans:
a. Building main body and wing standards may be adjusted by up to 15%.
b. Maximum Building Height may be increased by up to 0.5 stories.
5. Additional Minor Adjustments. An additional minor adjustment each to “Zone Standards” described in
subsection B2c and “Building Type Standards” described in subsection B2d may be administratively
approved where Affordable Housing units are income restricted to households making 50 percent (50%)
or less of the Area Median Income.
Affordable Housing Incentives
Public Review Draft – June 2021 Article H: Zones and Standards 127
14-2H-10C Definitions
For purposes of this section, the following definitions shall apply to these terms:
1. AFFORDABLE HOUSING: The collective reference to "owner-occupied affordable housing" and/or
"affordable rental housing", as those terms are defined herein.
2. AFFORDABLE RENTAL HOUSING: Housing that is rented for no more than the HUD fair market rent for
the Iowa City, Iowa, HUD metro FMR area, as adjusted annually, and rented to an income eligible
household, or housing that has received Low Income Housing Tax Credits (LIHTC) through the Iowa
Finance Authority and rented for no more than the LIHTC rent limits for Johnson County, as adjusted
annually, and rented to an income eligible household.
3. INCOME-ELIGIBLE HOUSEHOLD: Except as set forth herein, a household is an income eligible household
for purposes of purchasing an owner-occupied affordable housing dwelling unit if that household has
an annual income equal to or less than eighty percent (80%) of the area median income (AMI) for Iowa
City, as adjusted annually. Except as set forth herein, a household is an income eligible household for
leasing affordable rental housing if that household has an annual income equal to or less than sixty
percent (60%) of the AMI for Iowa City, as adjusted annually. Households with greater than one hundred
thousand dollars ($100,000) in assets, excluding Retirement Assets, are not income eligible households.
4. OWNER-OCCUPIED AFFORDABLE HOUSING: Housing that is sold at a price no greater than the most
current published housing and urban development (HUD) homeownership sale price limit for existing
and new homes to an income eligible household.
5. RETIREMENT ASSETS: Financial assets whose liquidity is limited or penalized until a person reaches
retirement age, including, but not limited to 401(k)s, IRAs, pension accounts, IPERS, and TIAA-CREF, not
including distribution of or income from the assets.
14-2H-10D General Requirements
1. Methods of Achieving Affordable Housing. Affordable Housing may be provided through one or both
of the following methods:
a. Onsite owner-occupied affordable housing; or
b. Onsite affordable rental housing.
2. Affordable Housing Agreement and Deed Restriction. Upon approval of an affordable housing incentive,
the property owner shall enter into an agreement with the City establishing which method(s) it will
utilize and detailing how it will satisfy the obligations of this code, including details of the applicable
programming and development requirements. This agreement must be executed prior to issuance of a
building permit for the project receiving the affordable housing incentive. The City Manager is hereby
given the authority to execute such an agreement, which shall be recorded in the Office of the Johnson
County Recorder at owner's expense. A deed restriction memorializing these obligations and limitations
shall be recorded contemporaneously therewith at the Owner’s cost.
3. Term of Affordability. An Affordable Housing dwelling unit shall remain so for no less than twenty (20)
years from the issuance of the certificate of occupancy for the dwelling unit and recording of the deed
restriction described below.
4. Remedy. Failure by the owners to verify income in accordance with the provisions and rules of this
Article is a violation of this Article.
Affordable Housing Incentives
128 Article H: Zones and Standards Public Review Draft – June 2021
14-2H-10E Owner-Occupied Affordable Housing
Owner-occupied affordable housing must satisfy the general requirements set forth in Section 14-2H-10D
and the following requirements:
1. Development Requirements.
a. Dwelling Unit Size and Quality: The affordable housing dwelling unit size shall be at least eighty
percent (80%) of the floor area for the market rate dwelling units of the same type, shall have the
same number of bedrooms, and shall be of similar quality, or as approved by the City Manager or
designee. Where a housing development contains a variety of bedroom counts per dwelling unit,
the percentage of affordable dwelling units with a particular number of bedrooms shall be equal to
the percentage of non-set-aside dwelling units with the same number of bedrooms.
b. Location: Affordable housing dwelling units shall be distributed throughout the development to
achieve integration and avoid concentration or segregation of the affordable housing dwelling
units, unless approved by the City Manager or designee.
c. Timing of Construction: The affordable housing dwelling units shall be constructed and issued a
certificate of occupancy concurrently with or prior to the market rate dwelling units in the
development.
2. Program Requirements.
a. Occupancy. An affordable housing dwelling unit shall, at all times during the term of affordability,
be occupied by an income eligible household as the household's primary residence.
b. Income Verification. The Owner shall determine annual household income according to the HUD
part 5, section 8 regulations on annual income codified in 24 CFR 5.609, as amended, and verified
by the City prior to close of the sale.
c. Rental Restriction. An owner-occupied affordable housing unit may not be rented, except an owner
may rent or lease a bedroom in the unit.
d. Sale Restrictions. The following sales restrictions apply to all owner-occupied affordable housing,
compliance with which shall be verified by the City Manager, or designee, prior to closing on the
sale.
(1) Approved Purchasers: A seller of an affordable dwelling unit must sell the unit only to an
income-eligible household. Seller shall determine a potential buyer’s annual household
income according to the HUD part 5, section 8, regulations on annual income codified in 24
CFR 5.609, as amended.
(2) Sale Price: The sale price of any owner-occupied affordable housing dwelling unit shall not
exceed the purchase price paid by the original income-eligible household purchaser or the
HUD homeownership sale price limit, whichever is greater, with the following exceptions:
(a) Closing Costs: Customary closing costs and costs of sale.
(b) Real Estate Commissions: Costs of real estate commissions paid by the seller to a
licensed real estate agent.
(c) Permanent Capital Improvements: Reasonable value added to the dwelling unit due
to permanent capital improvements installed within the unit by the seller pursuant to
a properly issued building permit.
(d) Special Fees: The seller shall not levy or charge any additional fees or any finder's fee,
nor demand any other monetary consideration other than provided in this chapter.
Affordable Housing Incentives
Public Review Draft – June 2021 Article H: Zones and Standards 129
14-2H-10F Affordable Rental Housing
Affordable rental housing must satisfy the general requirements set forth in Section 14-2H-10D, the
development requirements for owner-occupied affordable housing set forth in subsection E1 of this section,
and the following:
1. Program Requirements.
a. Rental Rate: The monthly rental rate shall be either:
(1) no more than the fair market rents as published by HUD for the Iowa City, Iowa, HUD metro
FMR area, as adjusted annually; or
(2) for projects that have been awarded LIHTC through the Iowa Finance Authority, no more than
the LIHTC rent limits for Johnson County, as adjusted annually.
b. Occupancy. Affordable rental units must be rented to income eligible households. If a tenant
household is initially deemed an income-eligible household, but is subsequently deemed to no
longer be income-eligible upon annual examination of household income, that tenant household
shall still be considered an income-eligible household until they vacate that unit. However, upon
the vacation of that unit, the subsequent tenant must be an income-eligible household.
c. Income Verification. Owner shall annually verify that the affordable rental housing units are
occupied by income-eligible households. Prior to the commencement of a lease, Owner shall
determine a potential tenant's annual household income according to the HUD part 5, section 8,
regulations on annual income codified in 24 CFR 5.609, as amended. Upon extension or renewal of
a lease, Owner may determine a tenant's annual household income based upon federal income tax
returns for all adults in the household.
d. Owner Verification of Compliance. The owner must annually verify to the City that it is in
compliance with these program requirements, and provide any documentation as deemed
necessary by the City to determine compliance, which may include examination of the documents
used to verify tenant income. Any violation of this requirement may result in immediate suspension
of any rental permit issued for the applicable unit.
14-2H-10G Administrative Rules:
The City Manager or designee is hereby authorized to establish administrative rules deemed necessary to
assure that the purposes of this section are accomplished. A copy of the rules shall be on file with the City
Clerk and available on the City website.
Affordable Housing Incentives
130 Article H: Zones and Standards Public Review Draft – June 2021
14-1B
TITLE 14. ZONING CODE
CHAPTER 1. INTRODUCTORY PROVISIONS
ARTICLE B. INTERPRETATION AND SCOPE
14-1B-1: INTERPRETATION AND APPLICATION OF PROVISIONS:
A. In interpreting and applying the provisions of this title, such provisions shall be
held to be the minimum requirements for the promotion of the public safety, health,
convenience, order, prosperity and general welfare.
B. This title is not intended to interfere with, abrogate or annul any easements,
covenants or other agreements between parties, except if this title imposes a greater
restriction, this title shall control.
C. In case of any inconsistency between the text of this title and any heading,
drawing, table, figure, or illustration, the text shall control.
D. If the provisions of this title are inconsistent with those of the state or federal
government, the more restrictive provision will control to the extent permitted by law.
E. If the provisions of this title are inconsistent with one another or if they conflict with
provisions found in other adopted ordinances, resolutions, or regulations of the city, the
provision that is more specific to the situation will control. When regulations are equally
specific or when it is unclear which regulation to apply, the more restrictive provision will
control.
F. Whenever reference is made to a resolution, ordinance, statute, regulation, or
document, it shall be construed as a reference to the most recent edition of such
regulation (as amended), resolution, ordinance, statute, regulation or document, unless
otherwise specifically stated.
G. Whenever a provision appears requiring the head of a department or another
officer or employee of the city to perform an act or duty, that provision shall be
construed as authorizing the department head or officer to delegate that responsibility to
others over whom they have authority.
H. The applicable standards of this Title apply so as to not require stating the
phrase “and all applicable standards” throughout this Title.
14-1B-2: RULES OF WORD CONSTRUCTION:
A. Unless otherwise specifically indicated, lists of items or examples that use terms
such as "including", "such as", or similar language are intended to provide examples,
not to be exhaustive of all possibilities.
B. Words in the present tense include the future tense. The reverse is also true.
Words in the singular include the plural. The reverse is also true, unless the
context clearly indicates the contrary.
14-1B
C. The words "shall", "shall not", "must", "must not", "will", "will not", and "may not"
are mandatory. The word "may" is permissive. The word “should” is advisory and
identifies guidance provided by the City in implementation of these standards.
D. Unless the context clearly indicates otherwise, the following conjunctions
shall be interpreted as follows:
1. “And” indicates that all connected items or provisions apply;
2. “Or” indicates that the connected items or provisions may apply; and
3. “Either/or” indicates that the connected items or provisions apply singly
but not in combination.
14-1B-3: SCOPE:
Except as otherwise provided in this title, the use of premises and structures in the city
shall be in accordance with the minimum standards hereinafter established:
A. No use shall be established nor shall any structure be installed, converted,
enlarged, reconstructed or structurally altered, except in conformity with the regulations
and standards of this title.
B. No land shall be used or divided, and no structure shall be occupied, constructed,
installed, converted, enlarged, reconstructed, moved, or structurally altered until:
1. All applicable review and approval procedures have been followed;
2. All applicable approvals have been obtained; and
3. All required permits or authorizations to proceed have been issued.
C. The lot area required for one structure or use under this title cannot be used to
meet the requirements for another structure or use.
D. Every use established or structure installed or structurally altered shall be located
on a "lot" as defined in this title. The number of principal uses and structures permitted
on a lot shall be as follows:
1. In RS zones and the RNS-12 zone, there shall not be more than one principal
use or building per lot, except as permitted through a board of adjustment approval of a
special exception to establish or expand an educational facility or religious/private group
assembly use.
2. In all other zones, there may be more than one principal use, building or
structure on a lot.
3. In the RR-1 zone, there shall not be more than one principal dwelling per lot.
E. Except as specifically allowed by this title, no use permitted as a special exception
under this title shall be established or enlarged except as permitted by the board of
adjustment.
14-1B-4: ZONING MAP; DETERMINATION OF ZONING BOUNDARIES:
…
14-2H
TITLE 14. ZONING CODE
CHAPTER 2. BASE ZONES
ARTICLE H. FORM-BASED ZONES AND STANDARDS
[INSERT ARTICLE H (FORM-BASED ZONES AND STANDARDS) HERE]
14-5A
TITLE 14. ZONING CODE
CHAPTER 5. SITE DEVELOPMENT STANDARDS
ARTICLE A. OFF STREET PARKING AND LOADING
STANDARDS
14-5A-2: USE AND RESTRICTIONS:
A. The use of required off street parking is reserved for vehicle parking. Other uses
of a required parking area are not permitted, except as approved for a temporary use.
(See chapter 4, article D of this title.)
B. Unless otherwise exempted, motor vehicles must be parked on an improved
surface, as specified in this article.
C. The storage of merchandise, materials, equipment, refuse containers, obsolete or
junk vehicles or the major repair of vehicles in required off street parking and stacking
spaces is prohibited.
D. Except for the purpose of making local deliveries, vehicles designed for the
shipment of detonable or flammable solids, liquids or gases may not be parked or
stored in any residential zone.
E. Commercial vehicles more than seven and one-half feet (71/2') in height may not
be stored in any residential zone.
14-5A-5: CONSTRUCTION AND DESIGN STANDARDS:
L. Special Vehicle Parking And Storage Requirements In Single- Family Zones, T3
Neighborhood Edge Zone, and T3 Neighborhood General Zone: The provisions of
this subsection apply in all single-family residential zones and the above listed Form-
Based Zones. For purposes of this subsection, a "special vehicle" is defined as any
device, more than seven and one-half feet (7.5') in height and more than twenty feet
(20') in length, which is or may be transported or drawn upon a highway, street, or body
of water, including, without limitation, any motor vehicle, truck, trailer, tractor, wagon,
watercraft or any combination thereof exceeding these dimensions. A storage area for a
special vehicle includes any space equal in size to the outer perimeter of the subject
special vehicle that is used for storage of such a vehicle. The following provisions apply
to all such special vehicles:
1. A special vehicle may be stored inside any building, provided it is not stored in a
required parking space.
2. A special vehicle stored outside a building must comply with the following
standards:
a. The vehicle must be in operational condition and properly licensed as required
by state and federal law.
14-5A
b. The special vehicle must belong to the owner or tenant of the property on
which the vehicle is located, except for special vehicles of guests, as provided in
subsection L2c of this section.
c. A special vehicle may not be used for dwelling purposes except as temporary
lodging for guests of the property owner or tenant. Such temporary lodging may occur
for no more than twenty one (21) consecutive days nor may temporary lodging exceed a
total of forty five (45) days in any calendar year. An extension may be approved by the
city manager or designee.
d. The special vehicle may not be used for storage of items other than those
considered to be part of the unit.
e. The storage area must be surfaced with crushed rock, asphalt, concrete or a
similar surface designed and maintained to prevent muddy conditions, erosion from the
flow of water onto adjoining property and weed growth. In cases where crushed rock is
used, the perimeter of a storage area must be lined with bricks, landscape timbers or
similar material that will effectively contain the crushed rock.
f. (1) A special vehicle may not be parked or stored on a vacant residential lot.
(2) No special vehicle may be stored in a front setback, except on a regularly
constructed aisle for a period of no more than four (4) days for the purpose of loading
and unloading.
(3) A special vehicle may be stored in the required rear setback or the required
side setback, provided the outer edge of the storage area is no closer than three feet
(3') to a side lot line or to a rear lot line of a reversed corner lot.
(4) The city manager or designee may permit outside storage of a special
vehicle in the required front setback or the required side setback along a street,
provided:
(A) Storage space is not available in the side or rear setback or there is no
access to either the side or rear setback. For purposes of this provision, a corner lot will
always be deemed to have access to the rear setback. Accessory structures and
buildings less than one hundred sixty (160) square feet in area and vegetation that is
transplantable are not deemed to prevent access.
(B) Inside storage is not possible because the size of the special vehicle
exceeds either the space available or the size of the entrance available in any existing
building, or both.
(C) The special vehicle is parked perpendicular to the street.
(D) The special vehicle storage area is screened from view of the street using
landscaping, a fence or a wall. Fences, walls, and hedges must meet the applicable
standards specified in chapter 4, article C, "Accessory Uses And Buildings", of this title.
(E) No part of the special vehicle extends beyond the property line or over a
public right of way.
14-5B
ARTICLE B. SIGN REGULATIONS
SECTION:
14-5B-1: Findings, Purpose And Interpretation
14-5B-2: General Rules And Applicability
14-5B-3: General Location Standards
14-5B-4: Construction And Maintenance Requirements
14-5B-5: Nonconforming Situations
14-5B-6: Prohibited Signs
14-5B-7: Measurement Standards
14-5B-8: Signs Permitted By Zone
14-5B-9: Off Premises And Temporary Signs
14-5B-10: Privately Owned Signs In Public Places
14-5B-1: FINDINGS, PURPOSE AND INTERPRETATION:
Signs can obstruct views, distract motorists, displace alternative uses for land and pose
other problems that legitimately call for regulation.
The purpose of this article is to regulate the size, illumination, movement, materials,
location, height and condition of all signs placed on private property meant to be visible
to the public from a street or other public right of way thus enhancing and protecting the
physical appearance and safety of the community, protecting property values and the
character of the various neighborhoods, and preserving Iowa City's areas of natural,
historic and scenic beauty.
These regulations are intended to reduce distractions and obstructions contributing to
traffic accidents; reduce hazards caused by signs projecting over the public right of way;
provide a reasonable opportunity for all sign users to display signs without interference
from other signage.
These regulations are further intended to provide fair and equitable treatment for all sign
users; to allow for creative design; to encourage economic development; to distinguish
between areas designed primarily for auto oriented commerce and areas designed for
residential living or pedestrian oriented commerce; and to establish a reasonable period
of time for the elimination of nonconforming signs.
This article allows adequate communication through signage while encouraging
aesthetic quality and creativity in the design, location, size and purpose of all signs. This
article must be interpreted in a manner consistent with the first amendment guarantee of
free speech. A sign placed on land or on a building for the purpose of identification,
protection or directing persons to a use conducted therein must be deemed to be an
integral but accessory and subordinate part of the principal use of land or building.
Therefore, the intention of this article is to establish limitations on signs in order to
14-5B
ensure they are appropriate to the land, building or use to which they are appurtenant
and are adequate for their intended purpose while balancing the individual and
community interests identified above. These regulations are intended to promote signs
that are compatible with the use of the property to which they are appurtenant,
landscape and architecture of surrounding buildings, are legible and appropriate to the
activity to which they pertain, are not distracting to motorists, and are constructed and
maintained in a structurally sound and attractive condition.
The regulations are not intended to and do not apply to signs erected, maintained or
otherwise posted, owned or leased by the city, state or federal government.
A sign displaying a noncommercial message of any type is allowed anywhere that
commercial signs are allowed, subject to the same regulations applicable to such
commercial signs to prevent any inadvertent favoring of commercial speech over
noncommercial speech, or favoring of any particular commercial message over any
other noncommercial message. (Ord. 16-4685, 11-15-2016)
14-5B-2: GENERAL RULES AND APPLICABILITY:
A. Applicability: All signs on private property must be installed, maintained, and/or
removed according to the provisions of this article, unless specifically exempted or
superseded by more specific provisions of this title.
B. Permit Required:
1. No sign requiring a permit in accordance with the requirements of this article
shall be installed, altered, moved, improved or converted without first obtaining a sign
permit from the building official or designee according to the procedures specified in
chapter 8, "Review And Approval Procedures", of this title. A permit is not required for
incidental repairs or routine maintenance.
2. Certain types of signs are allowed without a permit and such exemption from the
sign permit requirements is clearly specified in the tables included in sections 14-5B-
8 and 14-5B-9 of this article. A permit is required for any sign that is not specifically
exempted from the permit requirements.
C. Sign Installer's License Required:
1. Except for those signs not requiring a permit, as listed in sections 14-5B-
8 and 14-5B-9 of this article, it shall be unlawful for any person to install, alter, move,
improve, remove or convert any sign without having a sign installer's license in good
standing issued by the city. A onetime sign installer's license shall be available to a
tenant or owner of a building to permit the tenant's or owner's own sign to be installed.
2. The license to install, alter, move, improve, remove or convert any sign as
required herein shall be known as a "sign installer's license" and shall be issued by the
city to the person desiring to perform the work indicated above. No such license shall be
issued to any person until such person shall have paid to the city a license fee as
established by resolution of city council and shall have filed with the department of
housing and inspection services a copy or a certificate of a contractor's public liability
insurance policy with coverage limits as set out in this code. The city shall be
14-5B
designated as an additional insured, and the policy shall provide that the city is to be
notified thirty (30) days in advance of the termination of the policy. The license shall
indemnify and save harmless the city from any and all damage, judgment, cost or
expense which the city may incur or suffer by reason of said license issuance.
3. All sign installer's licenses shall expire on December 31 of each year. Renewal
fees and reinstatement fees shall be as established by resolution of the city council. Any
license that has expired may be reinstated within sixty (60) calendar days after the
expiration date upon payment of an additional reinstatement fee.
4. A onetime sign installer's license shall be valid for thirty (30) days from the date
of issuance.
5. The building official or designee is responsible for enforcement of these
provisions and is empowered to suspend or revoke a sign installer's license for a
violation of the sign regulations or if the license was obtained by fraud or if the license
allows any person not employed by the sign installer without a valid installer's license to
do or cause to be done any work requiring a license.
6. A person aggrieved by the revocation, suspension or denial of a license may
appeal said action to the board of adjustment.
7. If a license is revoked for any reason, another installer's license shall not be
issued to such person for twelve (12) months after revocation.
D. Application Of State Law: In any case in which the code of Iowa, as amended,
contains more restrictive requirements than the regulations contained herein, the code
of Iowa, as amended, will govern. (Ord. 08-4319, 11-3-2008; amd. Ord. 20-4833, 11-17-
2020)
14-5B-3: GENERAL LOCATION STANDARDS:
A. Location Standards For All Zones:
1. No sign shall be located in violation of the intersection visibility standards set
forth in article D of this chapter.
2. All nonbuilding signs, and all parts thereof, must be set back at least five feet (5')
from any property line, with the following exception: Signs may be located closer than
five feet (5') to a property line at ten feet (10') or more above grade, provided no part of
the sign or sign support overhangs any property lines. In addition, freestanding wide
base signs must not be located closer than ten feet (10') to any right of way or closer
than thirty feet (30') to any street curb.
3. Building signs must comply with the building setback requirements of the base
zone. No part of a building sign or sign support may overhang a property line, unless
specifically allowed in this article.
4. For any sign that is allowed to project over the public right of way according to
the provisions of this article, a use of public right of way agreement must be signed by
the property owner as a part of the permitting process.
14-5B
5. No sign shall obstruct ingress to or egress from any door, window or fire escape.
No sign shall be attached to a standpipe or fire escape.
B. Signs Adjacent To Residential Zones:
1. Any sign located in a nonresidential zone, but within one hundred feet (100') of a
residential zone is subject to the standards and limitations of subsection 14-5B-8C,
"Sign Standards In CO-1, CN-1 And MU Zones", of this article.
2. Electronic changeable copy signs are not allowed within one hundred feet (100')
of a residential zone, except for allowed time and temperature signs, as defined in
chapter 9, article C, "Sign Definitions", of this title.
3. In nonresidential zones, except for fascia signs, no sign shall be located in the
required front building setback area within fifty feet (50') of a residential zone.
4. Fascia signs located in nonresidential zones and within fifty feet (50') of a
residential zone on the same side of the street shall not be placed on the wall of the
building facing the residential zone. (Ord. 08-4319, 11-3-2008)
14-5B-4: CONSTRUCTION AND MAINTENANCE REQUIREMENTS:
A. Construction: All signs, except for temporary signs, shall be designed and
constructed to withstand a wind pressure of not less than thirty (30) pounds per square
foot of area and loads as required by the building code. (Ord. 08-4319, 11-3-2008)
B. Minimum Clearance Height: The minimum clearance height is measured from
ground level to the lowest point on the sign. The minimum clearance height for
freestanding, banner, and time and temperature signs is ten feet (10'). For freestanding
wide base signs, the bottom of the sign face must be a minimum of ten feet (10') above
ground level, except if the sign is fifteen feet (15') or less in height. For these shorter
wide based signs, the bottom of the sign face must be a minimum of three feet (3')
above ground level. For storefront projecting signs and canopy signs, the minimum
clearance height is eight feet (8'). Minimum clearance height is ten feet (10') for
entranceway signs across driveways and eight feet (8') for entranceway signs across
walkways. (Ord. 16-4685, 11-15-2016)
C. Maintenance: All signs shall be maintained in such a manner as to avoid
becoming a hazardous sign.
D. Changeable Copy:
1. Copy Changed Manually: Any sign may contain copy that is changed manually,
unless precluded by definition or specifically prohibited herein.
2. Copy Changed Electronically: Signs where the copy is changed by electronic
means are only allowed as specified below:
a. The sign must be located in a commercial zone or in a public zone. However,
electronic changeable copy signs are not allowed within one hundred feet (100') of a
residential zone, except for allowed time and temperature signs, as defined in chapter 9,
article C, "Sign Definitions", of this title. On properties zoned public, electronic
14-5B
changeable copy signs are not allowed where said sign would be visible from any
adjacent residential zone. (Ord. 08-4319, 11-3-2008)
b. Electronic changeable copy is allowed on only one sign per lot. In the CH-1,
CI-1, CC-2, CB-2, CB-5 and CB-10 zones, a "time and temperature sign", as defined
in chapter 9, article C, "Sign Definitions", of this title, shall not count toward the one sign
limit. (Ord. 08-4319, 11-3-2008; amd. Ord. 16-4685, 11-15-2016)
c. The changeable copy may not be animated. (See definition of "animated sign"
in chapter 9, article C, "Sign Definitions", of this title.) The copy may be changed no
more than once per hour, except for designation of the time and temperature, which
may be changed more frequently.
d. The sign may not contain images or be of a brightness that will interfere with,
obstruct the view of, or confuse traffic. The sign may not contain images that may be
confused with any authorized traffic sign, signal or device. The sign may not make use
of the words, "stop", "go slow", "caution", "drive-in", "danger", or any other word, phrase,
symbol or character in such a way as to interfere with, mislead or confuse traffic.
e. The sign must comply with the illumination standards as specified in
subsection E of this section. (Ord. 08-4319, 11-3-2008)
f. In the MU, CO-1, and CN-1 zones, electronic changeable copy is only allowed
on a time and temperature sign. (See definition of "time and temperature sign"
in chapter 9, article C of this title.) The electronic changeable copy portion of the sign is
limited to the display of the time and/or temperature and may not exceed forty percent
(40%) of the area of the sign face. (Ord. 08-4319, 11-3-2008; amd. Ord. 16-4685, 11-
15-2016)
g. In public zones and in CH-1, CI-1, and CC-2 Zones, electronic changeable
copy is only allowed on time and temperature signs, freestanding signs, freestanding
wide base signs, and monument signs. On time and temperature signs, the electronic
changeable copy portion of the sign is limited to the display of the time and/or
temperature and may not exceed forty percent (40%) of the area of the sign face. On
freestanding and freestanding wide base signs, the electronic changeable copy portion
of the sign may not exceed forty percent (40%) of the area of the sign face. For
monument signs, the electronic changeable copy portion of the sign may not exceed
fifty percent (50%) of the area of the sign face.
h. In the CB-2 and CB-5 Zones, electronic changeable copy is only allowed on
time and temperature signs and monument signs. On time and temperature signs, the
electronic changeable copy portion of the sign is limited to the display of the time and/or
temperature and may not exceed forty percent (40%) of the area of the sign face. On
monument signs, the electronic changeable copy portion of the sign may not exceed
seventy five percent (75%) of the area of the sign face. (Ord. 08-4319, 11-3-2008)
i. In the CB-10 Zones, electronic changeable copy is only allowed on time and
temperature signs and window signs as permitted for indoor recreational uses in
section 14-5B-8, table 5B-4 of this article. (Ord. 16-4685, 11-15-2016)
14-5B
E. Illumination Requirements: Illuminated signs must conform to the following
requirements: (Ord. 08-4319, 11-3-2008)
1. Except for signs in the ID and Residential Zones, all permitted signs may be
internally or externally illuminated. All signs permitted in the ID and Residential Zones
may only be externally illuminated with white light, except that institutional uses in the
PRM Zone may have one sign internally illuminated. (Ord. 18-4735, 1-2-2018)
2. Illumination through the use of exposed lamps or inert gas tubes is allowed,
provided the exposed lamp does not exceed eleven (11) watts or that an inert gas tube
does not draw more than sixty (60) milliamps. When inside frosted lamps or exposed
lamps with a diffusing screen are used, no lamp shall exceed twenty five (25) watts.
3. Illumination through the use of LEDs is allowed only as specified for electronic
changeable copy. All signs using LEDs must have installed ambient light monitors and
must at all times allow such monitors to automatically adjust the brightness level of the
electronic sign based on ambient light conditions. At no time shall the sign be operated
at a brightness level greater than the manufacturer's recommended levels. The
electronic changeable copy must be monochromatic. It must utilize a dark background
with only the message or image lit in a single color.
4. Artificial external light sources used to illuminate a sign face must be located
and shielded such that the bulb is not directly visible from any adjacent residentially
zoned property or public right-of-way and must use a narrow cone of light that does not
extend beyond the illuminated sign face.
5. Illumination on a property, including illumination from signs, must not exceed 0.5
initial horizontal foot-candle and 2.0 initial maximum foot-candles as measured at any
point along a property boundary that is adjacent to or across the street from properties
that are zoned residential, CN-1, or CO-1.
6. All illuminated signs are subject to the provisions of the Electrical Code,
including any permit fees.
7. Permit applications for electronic changeable copy signs must include a copy of
the manufacturer's operating manual, including any recommended standards for
brightness and other display operations.
8. For electronic changeable copy signs, whether the sign is programmed from the
site or from a remote location, the computer interface that programs the sign shall be
made available to City staff for inspection upon request. If the computer interface is not
immediately available, the sign shall cease operation until such program can be
provided. (Ord. 08-4319, 11-3-2008)
14-5B-5: NONCONFORMING SITUATIONS:
A. Nonconforming Signs: All legally nonconforming signs must comply with the
provisions specified for nonconforming signs in chapter 4, article E, "Nonconforming
Situations", of this title. Signs deemed "historic" may be eligible for a special exception
according to the provisions specified in chapter 4, article E, "Nonconforming Situations",
of this title. (Ord. 08-4319, 11-3-2008)
14-5B
B. Signs For Nonconforming Uses: A nonconforming use is permitted to have the
same amount and type of signage as would be allowed for such use in the most
restrictive zone in which such use is allowed. (Ord. 16-4685, 11-15-2016)
14-5B-6: PROHIBITED SIGNS:
A. Regulations Are Exclusionary: These regulations are intended to be exclusionary.
Any type of sign not specifically listed in this article is prohibited. In addition, the
following signs are specifically prohibited in all zones:
1. Animated signs, except for barbers' poles and three- dimensional storefront
projecting signs as expressly permitted by this article.
2. Hazardous signs.
3. Obsolete signs.
4. Painted wall signs except for wall mural painted signs.
5. Portable signs, including signs on wheels, trailers, and truck beds, but excepting
those portable signs expressly permitted by this article.
6. Roof signs.
7. Searchlights.
8. Spinners, balloons, pennants, or other similar devices.
9. Swinging signs except for storefront projecting signs.
10. Banners except for banner projecting signs as expressly permitted in this
article and banners permitted in section 14-5B-8, table 5B-4 of this article.
11. No vehicle, including trailers, shall be parked so that it functions primarily as a
sign. A vehicle will be considered in violation of this provision if the questions in
subsections A11a through A11c of this section can be answered in the affirmative, and
there is no compelling answer to the question in subsection A11d of this section to
justify the parking location as opposed to some less conspicuous location.
a. Is the vehicle parked at a prominent location?
b. Can people driving by the sign easily read the sign?
c. Is the vehicle in the same or similar locations for several hours during the
same day or for several days during the same week?
d. Are there any stated or apparent reasons, other than for signage purposes,
that justify the vehicle being at that location? (Ord. 16-4685, 11-15-2016)
B. Removal Of Prohibited Or Illegal Signs: In accordance with the following
procedure, the building official or designee is authorized to require the removal of any
illegal or prohibited sign:
14-5B
1. Before taking action to require the removal of any illegal or prohibited sign, the
building official or designee will provide written notice to the owner or operator of the
business to which the sign relates.
2. The notice will specify that the illegal or prohibited sign must be removed or
brought into compliance with this article within a reasonable time of such notice.
3. If the sign is not removed or repaired, as the case may be, within the time
allowed, the building official or designee is hereby authorized to have the sign removed
to be used as evidence and assess the costs of removal against the property for
collection in the same manner as a Property Tax. (Ord. 08-4319, 11-3-2008)
14-5B-7: MEASUREMENT STANDARDS:
A. Maximum Sign Area:
1. Where the size of a sign is regulated by the area of a wall, an awning or a
canopy, the maximum sign area is calculated as a percentage of the total area of the
wall, the awning, or the canopy on which the sign is affixed.
2. For entranceway signs located on the front elevation of the subject archway, the
maximum sign area is calculated as a percentage of the total area delineated by the
archway. For entranceway signs located on the side of the archway, the maximum sign
area is calculated as a percentage of the surface area of the side of the archway
support on which the sign is located. Figure 5B.1 of this section illustrates how to
measure the total area delineated by the archway and the surface area of the side of
the archway support. The total area delineated by the archway in figure 5B.1 of this
section equals x(y). The surface area of the side of the archway support in figure
5B.1 of this section equals a(b).
FIGURE 5B.1
3. The total building signage on a wall, canopy, or awning shall not exceed the
maximum sign allowance for that wall, canopy, or awning, regardless of the number of
14-5B
uses or occupants in the building. For example, if the maximum sign area for fascia
signs is fifteen percent (15%), then no more than fifteen percent (15%) of any single
wall of the building may be covered by fascia signs, regardless of how many businesses
are located in the building.
B. Measuring Sign Area: The area of each sign, regardless of shape, shall be
computed by determining the area of a triangle, rectangle or circle that completely
encloses the outer perimeter of the sign face. In the case of a sign composed of
characters or words that are attached directly to a building, an appurtenance to a
building, or a masonry wall, the area of the sign will be computed by determining the
area of a triangle, rectangle, or circle that completely encloses the whole group of
characters or words.
C. Measuring Sign Height: The maximum height of a sign shall be the measurement
from grade to the highest point on the sign. In the case where a minimum height is
established, the minimum height shall be measured from grade to the lowest point on
the sign. (Ord. 08-4319, 11-3-2008)
14-5B-8: SIGNS PERMITTED BY ZONE:
A. Sign Standards For ID And OPD Zones:
1. Permitted Signs:
a. Single-family uses and two-family uses are not allowed to install permanent
signs, except for one small identification building sign and one integral sign, as specified
in table 5B-1 of this section. (Ord. 08-4319, 11-3-2008; amd. Ord. 16-4685, 11-15-2016)
b. Institutional uses in ID-RS and ID-RM Zones are permitted two (2)
identification signs from the following types: fascia, awning, canopy, monument or
masonry wall sign. One sign for an institutional use may also include copy announcing
its services or activities. All other nonresidential uses in the ID-RS and ID-RM Zones are
permitted one identification sign from the following types: fascia, awning, canopy or
monument sign. (Ord. 18-4735, 1-2-2018)
c. Signage for nonresidential uses in the ID-C, ID-I, and ID-RP Zones must
comply with the sign regulations contained in subsection C, "Sign Standards In CO-1,
CN-1 And MU Zones", of this section.
d. Residential uses in any OPD Zone are permitted signage in accordance with
the requirements of the underlying residential zone. Nonresidential uses approved as
part of a planned development are permitted signage in accordance with the sign
regulations contained in subsection C, "Sign Standards In CO-1, CN-1 And MU Zones",
of this section.
2. Sign Specifications And Provisions:
a. All signs for residential uses in the ID and OPD Zones are subject to the
standards specified in table 5B-1 of this section.
b. All signs in the ID-RS and ID-RM Zones are subject to the standards specified
in table 5B-1 of this section.
14-5B
c. All signs for nonresidential uses in the ID-C, ID-I, and ID-RP Zones are subject
to the standards specified in table 5B-2 of this section.
d. In the OPD Zone, all signs for nonresidential uses approved as part of a
planned development are subject to the standards specified in table 5B-2 of this section.
(Ord. 08-4319, 11-3-2008)
B. Sign Standards For All Residential Zones:
1. Permitted Signs:
a. Principal uses, other than single-family uses and two-family uses, are
permitted one identification sign from the following types: fascia, awning, canopy or
monument sign. Institutional uses are permitted two (2) identification signs from the
following sign types: fascia, awning, canopy, monument or masonry wall sign. One sign
for an institutional use may also include copy announcing its services or activities. (Ord.
18-4735, 1-2-2018)
b. Parks and open space uses are permitted entranceway signs as specified
in table 5B-1 of this section.
c. Single-family uses and two-family uses are not allowed to install permanent
signs, except for one small identification building sign and one integral sign as specified
in table 5B-1 of this section.
d. One monument sign is permitted at each street entrance of a subdivision or
development of two (2) acres or more. The maximum sign area is thirty two (32) square
feet per side - may be double faced for a total of sixty four (64) square feet - maximum
height is five feet (5'). All other monument signs are permitted as specified in table 5B-
1 of this section. (Ord. 16-4685, 11-15-2016)
2. Sign Specifications And Provisions: All signs in residential zones are subject to
the standards specified in table 5B-1 of this section.
14-5B
Table 5B-1: Sign Specifications And Provisions In Residential And The ID And OPD Zones
Permitted
Signs
Zone Maximum Sign Area Maximum Height And Special Provisions
Awning
signs1
ID-RS, RR-1, RS-5, RS-
8, RS-12, RNS-12, ID-
RM, RM-12, RM-20,
RNS-20, RM-44, PRM
12 sq. ft. or 25% of awning
surface, whichever is less
Maximum height: Top of first story
Limited to identification only
Not allowed for single-family and two-family uses
Canopy
signs1
ID-RS, RR-1, RS-5, RS-
8, RS-12, RNS-12, ID-
RM, RM-12, RM-20,
RNS-20, RM-44, PRM
Sign cannot exceed 90% of
street-facing canopy length
and no more than 15 inches
in height
Signs may be mounted on the face of the canopy, upright on
the top of the canopy or underneath the canopy. Signs
mounted on the face of the canopy may not extend beyond
the edges of the canopy. Signs mounted on the top of the
canopy or underneath the canopy must consist of individual
letter forms and may not extend more than 15" in height
above or below the canopy. The bottom of the canopy or
any letter forms attached underneath the canopy must be, at
minimum 8' above the level of the adjacent grade
Canopy signs may not be illuminated
Directional
signs
ID-RS, RR-1, RS-5, RS-
8, RS-12, RNS-12, ID-
RM, RM-12, RM-20,
RNS-20, RM-44, PRM
2 sq. ft. per face
May be double faced for
total area of 4 sq. ft.
--
Entranceway
signs
Allowed for parks and
open space uses in any
residential zone, ID Zone,
or OPD Zone
For signs located above or
across the top of the
subject archway, the area
of the sign may not exceed
25% of the area delineated
by the subject archway
Maximum height: 20'
Up to 1 sign per facade of the subject archway
The sign may not contain changeable copy
For a sign located on the
side of the archway, the
Sign copy may not extend beyond the edges of the
entranceway structure
14-5B
area of the sign may not
exceed 33% of the surface
area of the side of the
archway support on which
the sign is located. (See
section 14-5B-7,
"Measurement Standards",
of this article.)
Minimum clearance height is 10' for entranceway signs
across driveways and 8' for entranceway signs across
walkways
Entranceway signs are not allowed if the subject lot or
tract already has a monument sign located at the subject
entrance
Fascia signs1 ID-RS, RR-1, RS-5, RS-
8, RS-12, RNS-12
4 sq. ft., except
institutional uses are
allowed 12 sq. ft.
Maximum height: Top of first story
Limited to identification only, except as allowed for
institutional uses
Not allowed for single-family and two-family uses
ID-RM, RM-12, RM-20,
RNS-20, RM-44, PRM
12 sq. ft.
Integral
signs
ID-RS, RR-1, RS-5, RS-
8, RS-12, RNS-12, ID-
RM, RM-12, RM-20,
RNS-20, RM-44, PRM
2 sq. ft. Up to 1 of these signs is allowed per building
No permit is required
Masonry
wall signs
ID-RS, RR-1, RS-5, RS-
8, RS-12, RNS-12, ID-
RM, RM-12, RM-20,
RNS-20, RM-44, PRM
12 sq. ft. 1' less than the height of the masonry wall
Limited to institutional uses
Monument
signs1
ID-RS, RR-1, RS-5, RS-
8, RS-12, RNS-12
12 sq. ft. per sign face
May be double faced for a
total area of 24 sq. ft.
Maximum height: 5'
Limited to identification only, except as allowed for
institutional uses
Not allowed for single-family and two-family uses
ID-RM, RM-12, RM-20,
RNS-20, RM-44, PRM
24 sq. ft. per sign face
May be double faced for a
total area of 48 sq. ft.
Maximum height: 5'
Limited to identification only, except as allowed for
institutional uses
14-5B
Not allowed for single-family and two-family uses
Small
identification
signs
ID-RS, RR-1, RS-5, RS-
8, RS-12, RNS-12, ID-
RM, RM-12, RM-20,
RNS-20, RM-44, PRM
2 sq. ft. The sign must be a building sign
Up to 1 of these signs is allowed per building
No permit is required
Note:
1. See subsections A1b and B1a of this section for the number of signs allowed.
(Ord. 16-4685, 11-15-2016; amd. Ord. 18-4735, 1-2-2018)
14-5B
C. Sign Standards In CO-1, CN-1 And MU Zones:
1. All signs in the CO-1, CN-1, and MU Zones are subject to the standards
specified in table 5B-2 of this section, except signage for residential uses must comply
with the requirements for residential uses in the RM Zones as stated in table 5B-1 of
this section.
14-5B
Table 5B-2: Sign Specifications And Provisions In The CO-1, CN-1, And MU Zones
Permitted
Signs
Maximum Sign Area Maximum
Height
Provisions
Awning
signs
25% of awning surface Top edge of
first story
awning
Each storefront is allowed up to a total of 3 signs from the
following sign types: canopy signs, awning signs, and projecting
signs. Awning signs are only allowed on first story awnings
Barbers'
poles
-- -- Maximum diameter: 9"
Maximum length: 3'
Canopy
signs
Sign cannot exceed 90% of street-
facing canopy length and no more
than 24" in height
Top edge of
first story
canopy
Each storefront is allowed up to a total of 3 signs from the
following sign types: canopy signs, awning signs, and projecting
signs
Signs may be mounted on the face of the canopy, upright on the
top of the canopy or underneath the canopy. See applicable
dimensional provisions for each type
Signs mounted under a canopy with the face perpendicular to the
building will be considered storefront projecting signs and
regulated accordingly. Said signs may not project beyond the
outer edge of the canopy
Signs mounted on the face of the canopy may not project beyond
the edges of the canopy
Signs mounted on the top of the canopy must consist of
individual letter forms and may not extend more than 24" in
height above the canopy
Canopy signs may be internally or externally illuminated or halo
backlit
Directional
signs
3 sq. ft. per sign face
May be double faced for total area
of 6 sq. ft.
-- --
14-5B
Entranceway
signs
For signs located above or across
the top of the subject archway, the
area of the sign may not exceed
25% of the area delineated by the
subject archway
For a sign located on the side of the
archway, the area of the sign may
not exceed 33% of the surface area
of the side of the archway support
on which the sign is located. (See
section 14-5B-7, "Measurement
Standards", of this article.)
20' Up to 1 sign per facade of the subject archway
The sign may not contain changeable copy
Sign copy may not extend beyond the edges of the entranceway
structure
Minimum clearance height is 10' for entranceway signs across
driveways and 8' for entranceway signs across walkways
Entranceway signage as specified herein will count as 1 sign
toward the total limit for monument signs on a lot or tract.
Entranceway signs are not allowed if the subject lot or tract
already has a monument sign located at the subject entrance
Fascia signs 15% of sign wall area Top of first
story
Parapet signs are allowed only on one-story buildings
Flags -- -- 1 additional flag may be displayed in conjunction with any city,
county, state or federal flags
No permit is required
Identification
and integral
signs
2 sq. ft. except as allowed in
provisions
-- No permit is required
A larger integral sign may be allowed when said sign delineates
the name of the building. Size shall be regulated as a fascia sign.
A permit is required
Monument
signs
Up to 2 sq. ft. of sign area per linear
foot of lot frontage, not to exceed
50 sq. ft. per sign face
May be double faced for a total area
of 100 sq. ft. per sign
5' 2 or more uses on a single lot may share a common monument
sign
The number of monument signs on a lot or tract is limited as
follows:
14-5B
• For lots or tracts with less than 160' of frontage on a single
street, only 1 monument sign is permitted along that frontage
• For lots or tracts with 160 to 300' of frontage along a single
street, up to 2 monument signs are permitted. The monument
signs must be at least 150' apart as measured along the frontage
• For lots or tracts with frontage in excess of 300' along a single
street, up to 3 monument signs are permitted, provided the signs
are at least 150' apart as measured along the frontage
• For lots or tracts with frontage along more than 1 street, each
frontage is allowed signs based on the formulas stated above up
to a maximum of 5 signs. Any sign that is located within 25' of a
corner (at the point where property lines intersect) will count as
2 signs; 1 toward the sign allowance for each frontage
Storefront
projecting
signs
9 sq. ft.
May be double faced for a total of
18 sq. ft.
The size may be increased up to 18
sq. ft. (may be double faced for a
total area of 36 sq. ft.) if the sign
and storefront meet the following
criteria: The floor to ceiling height
of the ground level floor is a
minimum of 18' and the sign is
vertically proportioned
Top of the
first story,
located
below any
second floor
windowsill
Each storefront is allowed up to a total of 3 signs from the
following sign types: canopy signs, awning signs, and projecting
signs. There must be at least 12' between projecting signs
May not project more than 4' from the building wall
Allowed to be a three- dimensional model of an object, such as a
globe or book. If three-dimensional, the sign may rotate
External illumination is permitted provided there are no more
than 2 spotlights of no more than 2000 lumens shining directly
on the sign and provided they meet the light trespass standards in
article G of this chapter
Internal illumination is allowed for halo backlit or neon letters.
Internally illuminated plastic trim cap letters and internally
illuminated cabinet signs where the entire face of the cabinet is
illuminated are prohibited
Shall not project more than 6' into public right of way
If located on or in required storefront windows, window signs
shall be displayed or affixed in a manner that does not block
14-5B
views into the interior of the storefrontTime and temperature
signs25 sq. ft. per sign face
May be double faced for a total of 50 sq. ft.--
Window
signs
25% of window area --
14-5B
D. Sign Standards In CH-1, CC-2 And CI-1 Zones:
1. All signs in the CH-1, CC-2, and CI-1 Zones are subject to the standards
specified in table 5B-3 of this section except that signage for residential uses must
comply with the requirements for residential uses in the RM Zones as stated in table 5B-
1 of this section.
2. The total number of freestanding signs, freestanding wide base signs and
monument signs on a lot or tract is limited as follows. Any combination of these three (3)
types of signs is allowed within the stated limits.
a. For lots or tracts with less than one hundred sixty feet (160') of frontage on a
single street, only one (1) such sign is permitted along that frontage. Freestanding wide
base signs are not permitted on lots or tracts with less than one hundred sixty feet (160')
of frontage. The City Engineer will determine that the location of a wide base
freestanding sign will not obstruct the visibility of vehicles entering or exiting the
property.
b. For lots or tracts with one hundred sixty feet to three hundred feet (160' - 300')
of frontage along a single street, up to two (2) such signs are permitted, provided the
signs are at least one hundred fifty feet (150') apart as measured along the frontage.
c. For lots or tracts with three hundred one feet to six hundred feet (301' - 600') of
frontage along a single street, up to three (3) such signs are permitted, provided the
signs are at least one hundred fifty feet (150') apart as measured along the frontage.
d. For lots or tracts with frontage in excess of six hundred feet (600') along a
single street, up to three (3) such signs are permitted, provided the signs are at least
one hundred fifty feet (150') apart as measured along the frontage. One (1) additional
monument sign is allowed, provided the sign is at least one hundred fifty feet (150') from
any other monument, freestanding, or freestanding wide base sign.
e. For lots or tracts with frontage along more than one (1) street, each frontage is
allowed signs based on the formulas stated in subsections D2a through D2d of this
section. However, a maximum of five (5) such signs are allowed on any one (1) lot or
tract. Any sign that is located within twenty five feet (25') of a corner (the point where
property lines intersect) will count as two (2) signs; one (1) toward the sign allowance
for each frontage.
14-5B
Table 5B-3: Sign Specifications And Provisions In The CH-1, CC-2, And CI-1 Zones
Permitted
Signs
Maximum Sign Area Maximum
Height
Provisions
Awning
signs
25% of awning surface Top edge of first
story awning
Each storefront is allowed up to a total of 3 signs from the
following sign types: canopy signs, awning signs, and
projecting signs. Awning signs are only allowed on first story
awnings
Barbers'
poles
-- -- Maximum diameter: 9"
Maximum length: 3'
Canopy
signs
Signs cannot exceed 90% of
street-facing canopy length and
be no more than 24" in height
Top edge of first
story canopy
Each storefront is allowed up to a total of 3 signs from the
following sign types: canopy signs, awning signs, and
projecting signs
Signs may be mounted on the face of the canopy, upright on
the top of the canopy or underneath the canopy. See
applicable dimensional provisions for each type
Signs mounted under a canopy with the face perpendicular to
the building will be considered storefront projecting signs and
regulated accordingly. Said sign may not project beyond the
outer edge of the canopy
Signs mounted on the face of the canopy may not project
beyond the edges of the canopy
Signs mounted on top of the canopy must consist of
individual letter forms and may not extend more than 24" in
height above the canopy
Canopy signs may be internally or externally illuminated or
halo backlit
Directional
signs
3 sq. ft. per sign face
-- --
14-5B
May be double faced for total
area of 6 sq. ft.
Entranceway
signs
For signs located above or
across the top of the subject
archway, the area of the sign
may not exceed 25% of the area
delineated by the subject
archway
For a sign located on the side of
the archway, the area of the sign
may not exceed 33% of the
surface area of the side of the
archway support on which the
sign is located. (See section 14-
5B-7, "Measurement
Standards", of this article.)
20' Up to 1 sign per facade of the entranceway arch
The sign may not contain changeable copy
Sign copy may not extend beyond the edges of the
entranceway structure
Minimum clearance height is 10' for entranceway signs across
driveways and 8' for entranceway signs across walkways
Entranceway signage as specified herein will count as 1 sign
toward the total limit for freestanding, freestanding wide base
signs and monument signs on a lot or tract. Entranceway signs
are not allowed if the subject lot or tract already has a
monument sign, freestanding sign, freestanding wide base
sign, or masonry wall sign located at the subject entrance
Fascia signs 15% of sign wall area -- --
Flags -- -- 1 additional flag may be displayed in conjunction with any
city, county, state or federal flags
No permit is required
Freestanding
signs
Individual sign in CC-2 and CI-
1:
Up to 2 sq. ft. per linear foot of
lot frontage, not to exceed 125
sq. ft. per sign face
May be double faced for a total
area of 250 sq. ft.
25', however, in
the CH-1 District,
property within
1,000' of an
interstate highway
right-of-way may
have 1
freestanding sign
with a maximum
When 2 or more uses are located on a lot, a common sign may
be installed
14-5B
Individual sign in CH-1: For
property within 1,000' of an
interstate highway right-of-way,
1 of the property's allotted
freestanding signs is allowed to
be up to 250 sq. ft. per sign
face, which may be double
faced for a total area of 500 sq.
ft.
Common sign: The maximum
area of a common sign may be
50% larger than the area of the
maximum individual sign
allowed
height not to
exceed 65'
Freestanding
wide base
signs
Individual sign: Up to 2 sq. ft.
per linear foot of lot frontage,
not to exceed 125 sq. ft. per
sign face
May be double faced for a total
of 250 sq. ft.
Common sign: The maximum
area of a common sign may be
50% larger than the area of the
maximum individual sign
allowed
26' Maximum width: 10'
When 2 or more uses are located on a lot, a common sign may
be installed
Identification
and integral
signs
2 sq. ft. except as allowed in
provisions
-- No permit is required
14-5B
A larger integral sign may be allowed when said sign
delineates the name of the building. Size shall be regulated as
a fascia sign. A permit is required
Masonry
wall signs
Up to 1 sq. ft. per linear foot of
lot frontage, not to exceed 50
sq. ft. per sign
In addition, the sign may not
exceed 15% of the total area of
the face of the masonry wall
1' less than the
height of the
masonry wall, not
to exceed 12'
1 masonry wall sign is allowed in lieu of a monument,
freestanding, or freestanding wide base sign
Monument
signs
Individual sign: Up to 2 sq. ft.
per linear foot of lot frontage,
not to exceed 50 sq. ft. per sign
face
May be double faced for a total
area of 100 sq. ft.
Common sign: The maximum
area of the common sign may
be 50% larger than the area of
the maximum individual sign
allowed
5' When 2 or more uses are located on a lot, a common sign may
be installed
Storefront
projecting
signs
9 sq. ft.
May be double faced for a total
of 18 sq. ft.
The size of a storefront
projecting sign may be
increased up to 18 sq. ft. (may
be double faced for a total area
Top of the first
story located
below any second
floor windowsill
Each storefront is allowed up to a total of 3 signs from the
following sign types: canopy signs, awning signs, and
projecting signs. There must be 12' between projecting signs
May not project more than 4' from the building wall
External illumination is permitted provided there are no more
than 2 spotlights of no more than 2000 lumens shining
14-5B
of 36 sq. ft.) if the sign and
storefront meet the following
criteria: The floor to ceiling
height of the ground level floor
is a minimum of 18' and the
sign is vertically proportioned
directly on the sign and provided they meet the trespass
standards in article G of this chapter
Internal illumination may be permitted for halo backlit or
neon letters. Internally illuminated plastic trim cap letters and
cabinet signs where the entire face of the cabinet is
illuminated are prohibited
Permitted to be a three- dimensional model of an object, such
as a globe or book. If three-dimensional, the sign is permitted
to rotate
Time and
temperature
signs
25 sq. ft. per sign face
May be double faced for a total
area of 50 sq. ft.
-- Permitted only in the CC-2 Zone
Signs must not project more than 6' into the public right-of-
way
Upper level
projecting
signs
2 story: 30 sq. ft. with
maximum 4' projection from the
face of the building
3 story: 80 sq. ft. with
maximum 5' projection from the
face of the building
4 story and taller: 150 sq. ft.
with a maximum of 6' from the
face of the building
May be double faced
Cannot extend
above the bottom
of the cornice
and/or roofline at
the top of the
building and no
lower than the
bottom of the
second floor
windowsill
Only permitted when the use occupies the entire building and
the building frontage is greater than 60' or when the use is an
indoor commercial recreational use or hospitality oriented
retail use
Sign can be no closer than 5' from adjacent buildings and no
closer than 15' from adjacent upper level and storefront
projecting signs
Internal and external illumination is allowed except internally
illuminated plastic trim cap letters and internally illuminated
cabinet signs are prohibited
Window
signs
25% of window area -- If located on or in required storefront windows, window signs
shall be displayed in a manner that does not block views into
the interior of the storefront
14-5B
E. Sign Standards In CB-2, CB-5 And CB-10 Zones:
1. All signs in the CB-2, CB-5 and CB-10 Zones are subject to the standards
specified in table 5B-4 of this section.
2. The maximum sign area for each type of sign, special provisions, and any
restrictions on the number of signs allowed are specified in table 5B-4 of this section.
Unless specifically limited in table 5B-4 of this section, any number of signs may be
installed.
3. Signage for residential uses must comply with the requirements for residential
uses in the RM Zones as stated in table 5B-1 of this section. (Ord. 16-4685, 11-15-
2016)
4. Cabinet signs where the entire face of the cabinet is internally illuminated are
prohibited. Internally illuminated plastic trim cap letters are prohibited, except as
specifically allowed in table 5B-4 of this section. (Ord. 18-4735, 1-2-2018)
14-5B
Table 5B-4: Sign Specifications And Provisions In The CB-2, CB-5 And CB-10 Zones
Permitted
Signs
Maximum Sign Area Maximum Height Provisions
Awning signs 25% of awning surface Top edge of first story
awning
Each storefront is allowed up to a total of 3 signs
from the following sign types: canopy signs,
awning signs, and projecting signs. Awning signs
are only allowed on first story awnings
Note: See subsection 14-3C-3C of this title for
awning and canopy design standards
Banner
projecting signs
Same allowances as upper
level projecting signs
Same restrictions as upper
level projecting signs
Only permitted on multiuse buildings where
access to uses is primarily through a common
lobby from the street such as an indoor shopping
mall or where a single use occupies a large multi-
story building with more than 100' of frontage
Banners must be mounted perpendicular to the
building with permanent brackets at both top and
bottom
Banners can be no closer than 5' from adjacent
buildings and no closer than 15' from adjacent
upper level and storefront projecting signs
A minimum of 3 banners is required to establish a
consistent rhythm and visual impact
Barbers' poles -- -- Maximum diameter: 9"
Maximum length: 3'
14-5B
Canopy signs Sign cannot exceed 90% of
street-facing canopy length
and no more than 24" in
height
Top edge of first story
canopy
Each storefront is allowed up to a total of 3 signs
from the following sign types: canopy signs,
awning signs, and projecting signs
Signs may be mounted on the face of the canopy,
upright on the top of the canopy or underneath the
canopy. See applicable dimensional provisions for
each type
Signs mounted under a canopy with the face
perpendicular to the building facade will be
considered storefront projecting signs and
regulated accordingly. Said signs may not project
beyond the outer edge of the canopy
Signs mounted on the face of the canopy may not
project beyond the edges of the canopy
Signs mounted on the top of the canopy must
consist of individual letter forms and may not
extend more than 24" in height above the canopy
Canopy signs may be internally or externally
illuminated or halo backlit
Directional signs 3 sq. ft. per sign face
May be double faced for total
area of 6 sq. ft.
-- --
Entranceway
signs
For signs located above or
across the top of the subject
archway, the area of the sign
may not exceed 25% of the
20' Up to 1 sign per facade of the entranceway arch
The sign may not contain changeable copy
14-5B
area delineated by the subject
archway
For a sign located on the side
of the archway, the area of the
sign may not exceed 33% of
the surface area of the side of
the archway support on which
the sign is located. (See
section 14-5B-7,
"Measurement Standards", of
this article.)
Sign copy may not extend beyond the edges of the
entranceway structure
Minimum clearance height is 10' for entranceway
signs across driveways and 8' for entranceway
signs across walkways
An entranceway sign is not allowed if the property
has a masonry wall sign, monument sign, or
freestanding sign
Fascia signs Square footage equal to 1.5
times the length of the sign
wall
-- No longer than 90% of the length of the sign wall,
sign band or storefront, whichever is most
applicable to the location of the sign
Back lit cabinet signs, where the entire face is
illuminated, are prohibited
Internally illuminated plastic trim cap letter forms
are prohibited except for buildings of more than 5
stories when the sign is above the 5th story.
Limited to identification only
Flags -- -- 1 additional flag may be displayed in conjunction
with any City, County, State or Federal flags
No permit is required
Freestanding
signs
2 sq. ft. per linear foot of lot
frontage, not to exceed 40 sq.
ft. per sign face
20' Allowed only in the CB-2 Zone
Only 1 freestanding sign is allowed per lot
14-5B
Allowed only through approval of a minor
modification. Applicant must provide convincing
evidence that the existing configuration of the site
and location of the building or buildings on the site
make it practically difficult to install a monument
sign and that other types of allowed signage would
not be readily visible from the street due to the
location of building(s) or other unique site
characteristics
A freestanding sign is not allowed if the property
has a monument sign, entranceway sign, or
masonry wall sign
Identification
and integral
signs
2 sq. ft. except as allowed in
provisions
-- No permit is required
A larger integral sign 1.5 times the length of the
street-facing facade may be allowed when said
sign delineates the name of the building. A permit
is required
Masonry wall
signs
1 sq. ft. per linear foot of lot
frontage, not to exceed 50 sq.
ft.
In addition, the sign may not
exceed 15% of the total area
of the face of the masonry
wall
1' less than the height of the
masonry wall, not to exceed
12'
Only 1 masonry wall sign is allowed per lot
A masonry wall sign is not allowed if the property
has a monument sign, entranceway sign or
freestanding sign
Monument signs 24 sq. ft. per sign face
May be double faced for a
total area of 48 sq. ft.
5' Only 1 monument sign is allowed per lot or tract
When 2 or more uses are located on a lot, a
common monument sign may be installed. A
14-5B
common monument sign may identify up to 4 uses
per sign face
A monument sign is not allowed if the property
has a freestanding sign, an entranceway sign, or a
masonry wall sign
Portable signs 6 sq. ft. per sign face
May be double faced for a
total area of 12 sq. ft.
4' Up to 1 nonilluminated portable sign is allowed
per storefront. A maximum of 1 additional sign is
allowed for businesses not located on the ground
floor, which may be for 1 or more of those
businesses
The entire sign must be placed: 1) on private
property; 2) within or on the fenced delineated
area of a sidewalk cafe; or 3) on City right-of-way
within an area no more than 30" from the front
facade wall and/or front property line of the
building containing the business
The sign may not block access to any doorway
When placed on City right-of- way, a clear,
unobstructed 8' path between the sign and any
streetscape amenities, planters, delineated
sidewalk cafe areas or obstructions must be
maintained
The sign must be moved inside the business when
the business is closed
The sign must be constructed of durable materials
and weighted to provide stability in all weather
conditions. Plastic signs are prohibited
14-5B
External weights separate from the sign itself, such
as sandbags, are not permitted
A maximum of 2 sign faces are allowed per sign.
Sign faces can be separated if placed on a fence
for sidewalk cafe permitted
Storefront
projecting signs
9 sq. ft.
May be double faced for a
total of 18 sq. ft.
The size of a storefront
projecting sign may be
increased up to 18 sq. ft. (may
be double faced for a total
area of 36 sq. ft.) if the sign
and storefront meet the
following criteria: The floor
to ceiling height of the ground
level floor is a minimum of
18' and the sign is vertically
proportioned
Top of the first story located
below any second floor
windowsill
Each storefront is allowed up to a total of 3 signs
from the following sign types: canopy signs,
awning signs, and projecting signs. There must be
at least 12' between projecting signs
A projecting sign may not project more than 4'
from the building wall
Storefront projecting signs are permitted to be a
three- dimensional model of an object, such as a
globe or book. If three- dimensional, the sign is
permitted to rotate
External illumination is permitted provided there
are no more than 2 small spotlights of no more
than 2000 lumens shining directly on the sign and
provided they meet the light trespass standards in
article G of this chapter
Internal illumination may be permitted for halo
backlit or neon letters
Time and
temperature
signs
25 sq. ft. per sign face
May be double faced for a
total area of 50 sq. ft.
-- Signs must not project more than 6' into the public
right-of- way
14-5B
Upper level
projecting signs
2 story: 30 sq. ft. with
maximum 4' projection from
the face of the building
3 story: 80 sq. ft. with
maximum 5' projection from
the face of the building
4 story and taller: 150 sq. ft.
with a maximum of 6' from
the face of the building
May be double faced
Cannot extend above the
bottom of the cornice and/or
roofline at the top of the
building and no lower than
the bottom of the second
floor windowsill
Only permitted when a use occupies the entire
building and the building frontage is greater than
60' or when the use is an indoor commercial
recreational use or a hospitality oriented retail use
Sign can be no closer than 5' from adjacent
buildings and no closer than 15' from adjacent
upper level and storefront projecting signs
Internal and external illumination is allowed
except as set forth in subsection E4 of this section
Wall mural
painted sign
1.5 times the length in feet of
the street- facing facade of the
building
-- Sign must be incorporated into a larger mural and
can only be placed on an alley facade or a
nonstreet-facing facade when it contains a public
entrance to a business
Window signs 25% of window area -- Only permitted in first floor windows
If located on or in required storefront windows,
window signs shall be displayed or affixed in a
manner that does not block views into the interior
of the storefront
In CB-10 Zones, an indoor recreational use may
have an electronic changeable copy window sign.
Maximum size permitted is 75 sq. ft. or 25% of the
window area, including all other window signs,
whichever is less. Subject to all regulations found
in section 14-5B-4 of this article
(Ord. 16-4685, 11-15-2016; amd. Ord. 17-4702, 4-18-2017; Ord. 18-4735, 1-2-2018)
14-5B
F. Sign Standards In Industrial And Research Park Zones:
1. All signs in the I-1, I-2, RDP, and ORP Zones are subject to the standards
specified in table 5B-5 of this section.
2. The total number of freestanding signs and monument signs on a lot or tract is
limited as follows. Any combination of these types of signs is allowed within the stated
limits.
a. For lots or tracts with less than one hundred sixty feet (160') of frontage on a
single street, only one such sign is permitted along that frontage.
b. For lots or tracts with frontage in excess of one hundred sixty feet (160') of
frontage along a single street, up to two (2) such signs are permitted, provided the signs
are located at least one hundred fifty feet (150') apart as measured along the frontage.
c. For lots or tracts with frontage along more than one street, each frontage is
allowed signs based on the formulas stated in subsections F2a and F2b of this section.
3. Masonry wall signs and entranceway signs are limited according to the
provisions specified in table 5B-5 of this section.
4. Other than for the types of signs listed in subsections F2 and F3 of this section,
any number of signs may be installed, provided the maximum sign area for each type of
sign is not exceeded and the provisions specified in table 5B-5 of this section, are met.
(Ord. 08-4319, 11-3-2008)
14-5B
Table 5B-5: Sign Specifications And Provisions In The Industrial And Research Park Zones
Permitted
Signs
Maximum Sign Area Maximum
Height
Provisions
Awning
signs
Must not exceed 25% of awning
surface or 12 sq. ft. per sign,
whichever is less
Top of first
story
--
Canopy
signs
Sign cannot exceed 90% of street-
facing canopy length and no more
than 24" in height
Top of first
story
Signs may be mounted on the face of the canopy, upright on the
top of the canopy or underneath the canopy. See applicable
dimensional provisions for each type
Signs mounted under a canopy may not project beyond the outer
edge of the canopy
Signs mounted on the face of the canopy may not project beyond
the face of the canopy and must not extend above or below the top
and bottom edges of the canopy
Signs mounted on the top of the canopy must consist of individual
letter forms and may not extend more than 24" in height above the
canopy
Canopy signs may be internally or externally illuminated or halo
backlit
Directional
signs
In industrial zones: 15 sq. ft. per
sign face
May be double faced for total
area of 30 sq. ft.
In research park zones: 3 sq. ft.
per sign face
May be double faced for total
area of 6 sq. ft.
-- --
14-5B
Entranceway
signs
For signs located above or across
the top of the subject archway, the
area of the sign may not exceed
25% of the area delineated by the
subject archway
For a sign located on the side of
the archway, the area of the sign
may not exceed 33% of the
surface area of the side of the
archway support on which the
sign is located. (See section 14-
5B-7, "Measurement Standards",
of this article.)
20' Up to 1 sign per facade of the entranceway arch
The sign may not contain changeable copy
Sign copy may not extend beyond the edges of the entranceway
structure
Minimum clearance height is 10' for entranceway signs across
driveways and 8' for entranceway signs across walkways
An entranceway sign is not allowed if the property has a masonry
wall sign
Fascia signs 15% of sign wall area -- --
Flags -- -- 1 additional flag may be displayed in conjunction with city,
county, state and federal flags
No permit is required
Freestanding
signs
1 sq. ft. per linear foot of lot
frontage, not to exceed 50 sq. ft.
except as allowed in provisions
for common signs
May be double faced for a total of
100 sq. ft. or as allowed in
provisions for common signs
25' When 2 or more uses are located on a lot, a common sign may be
installed. The maximum area of the common sign may be 50%
larger than the area of the maximum individual sign allowed
Freestanding signs are limited to identification only
Identification
and integral
signs
2 sq. ft. -- Up to 1 of these signs is allowed per building
No permit is requiredMasonry wall signsUp to 2 sq. ft. per linear
foot of lot frontage, not to exceed 75 sq. ft. per sign face
14-5B
May be double faced for a total area of 150 sq. ft.
In addition, the sign may not exceed 15% of the total area of the
face of the masonry wall1' less than the height of the masonry
wallAt each entranceway, up to 2 masonry wall signs may be
established, if no freestanding, entranceway, monument or other
nonbuilding signs are located at that entranceway
In the ORP Zone, masonry wall signs up to 12' in height may be
established in the required front setback, provided the signs are
located a minimum of 20' back from street right-of-way lines
Monument
signs
Up to 2 sq. ft. per linear foot of
lot frontage, not to exceed 75 sq.
ft. per sign face
May be double faced for a total
area of 150 sq. ft.
5' When 2 or more uses are located on a lot, a common sign may be
installed. The maximum area of the common sign may be 50%
larger than the area of the maximum individual sign allowed
Monument signs are limited to identification only
Window
signs
25% of window area -- --
(Ord. 16-4685, 11-15-2016)
G. Sign Standards For Riverfront Crossings And Eastside Mixed Use Zones:
1. In the South Downtown, University, Central Crossings, Park, South Gilbert Subdistricts of
Riverfront Crossings and Eastside Mixed Use Zone, signage on mixed use and nonresidential
buildings shall be allowed according to the standards that apply in the CB-10 Zone, except that in the
South Gilbert Subdistrict the maximum sign area for fascia signs for Cottage Industries and
associated uses located in existing buildings that are legally non-compliant with storefront frontage
standards is fifteen percent (15%) of the sign wall.
2. In the Gilbert Subdistrict, signage for mixed use and nonresidential buildings shall be allowed
according to the standards that apply in the CN-1 Zone.
3. In the West Riverfront Subdistrict, signage on mixed use and nonresidential buildings shall be
allowed according to the standards that apply in the CC-2 Zone, except that new freestanding signs
shall be limited to fifteen feet (15') in height.
4. Signage for residential buildings shall be allowed according to the standards that apply in
residential zones. For multi- family buildings, the larger sign area for fascia and monument signs as
specified in multi-family zones applies.
5. Signs shall be integrated into the architectural design of the building and not dominate the
facade or interfere with adjacent buildings. For buildings with multiple storefronts, a sign plan is
required at the time of development that ensures that signage allowances are fairly apportioned
according to the relative width of the individual storefronts and that the signage type and designs are
consistent and complementary along the building frontage.
6. On storefront and urban flex frontages, storefront level signs shall be primarily oriented to
pedestrians and scaled appropriately. Window signs and temporary signs in windows shall not block
views into the interior and shall not cover more than twenty five percent (25%) of the storefront
window area.
7. Sign installations shall comply with all other generally applicable sign regulations, standards,
and requirements as set forth in this article. (Ord. 17-4702, 4-18-2017)
H: Sign Standards and Types for Form-Based Zones
1. Purpose: This Section ensures that all signs installed in Form-Based Zones subject to
Article 14-2H are compatible with the intended physical character, and in compliance with all
applicable plans of the City. This Section promotes public health, safety, and welfare through
a comprehensive system of reasonable, effective, consistent, content-neutral, and
nondiscriminatory sign standards to:
a. Promote and accomplish the goals, policies, and actions of applicable City plans;
b. Balance public and private objectives by allowing adequate avenues for effective
messaging;
c. Improve pedestrian, bicycle, and traffic safety from injury or property damage caused by, or
which may be fully or partially attributed to, cluttered or distracting signage;
d. Prevent property damage, personal injury, and litter caused by signs that are improperly
constructed or poorly maintained;
e. Protect property values, improve the local economy and quality of life by preserving and
enhancing the appearance of the streetscape; and
f. Provide clear and unambiguous sign standards that enable fair and consistent enforcement
of these sign standards.
2. The sign types established in this Section are intended to be viewed from the public right-
of-way and from outdoors in areas of public and private property used for public pedestrian
access.
3. Sign Types: Table 14-5B-8H-1 (Sign Types Allowed in Form-Based Zones) establishes the
allowed sign types and standards for the identified zones. Any allowed sign type may be
established on any design site within the zone, subject to a Sign Permit in compliance with
Section 14-8B-9 (Sign Permit).
4. Certain sign types are only allowed in Form-Based Zones Those sign types and their
applicable standards are as follows.
Table 14-5B-8H-1: Sign Types Allowed in Form-Based Zones
Sign Type T3 T4 Sign Standards
NE NG NG-O NS NS-O NM NM-O MS
Awning Sign - - P1 - P1 - P1 P2 14-5B-8C
Canopy Sign - - - - - - - P2 14-5B-8C
Directional Sign - - - - - - - P2 14-5B-8C
Masonry Wall Sign - - - - - - - P2 14-5B-8E
Monument Sign - - - - - - - - Not Applicable
Porch Sign - - P1 - P1 - P1 P2 14-5B-8H-4a
Portable Sign - P1 P1 P1 P1 P1 P1 P2 14-5B-8E
Post Sign - - P1 - P1 - P1 P2 14-5B-8H-4b
Small Identification Sign - - - - P1 - P1 P2 14-5B-8B
Storefront Projecting Sign - - - - - - P1 P2 14-5B-8C
Temporary Sign P1 P1 P1 P1 P1 P1 P1 P2 14-5B-9
Wall Mural Painted Sign - - - - - - - P2 14-5B-8E
Window Sign - - - - - - P1 P2 14-5B-8E
1 Illumination shall be consistent with Section 14-5B-4E (Illumination Requirements) and the applicable
provisions in Table 5B-1 (Sign Specifications And Provisions In Residential And The ID And OPD
Zones).
2 Illumination shall be consistent with Section 14-5B-4E (Illumination Requirements) and the applicable
provisions in Table 5B-2 (Sign Specifications And Provisions In The CO-1, CN-1, And MU Zones).
Key P = Allowed with a Sign Permit - = Not Allowed
a. Porch Sign
1. Description
A sign that is mounted on a porch parallel to
the main facade, pedestrian-scaled, and
intended for viewing from the sidewalk.
2. Size
Signable Area 6 sf max. total
Width 4' max.
Height 2' max.
Max 1 sign per building.
3. Location
a. Mounted on a beam of other structure
parallel to the face of the building.
Clear Height 6' 8" min.
If located above a
pedestrian walkway
8' min.
General Note: Photos on this page are illustrative,
not regulatory.
Example of a Porch Sign.
Example of a Porch Sign.
b. Post Sign
1. Description
A sign that is mounted on a porch parallel to the
main facade, pedestrian-scaled, and intended
for viewing from the sidewalk.
2. Size
Signable Area 12 sf max. per side;
2 sides max
Width 4' max.
Height 3' max.
Overall Height 5' max.
Signs per building. 1 max.
3. Location
Clear Height 2' min.
Setback from sidewalk
T4MS 5' min.
T3NG-O1 15' min.
T4NS-O1 15' min.
T4NM-O1 15' min.
1 If utility easement along alley, 8' min.
General Note: Photos on this page are illustrative,
not regulatory.
14-5B-9: OFF PREMISES AND TEMPORARY SIGNS:
A. In addition to the signage permitted in each zone, as described in section 14-5B-
8 of this article, the following signs may be installed in any zone according to the
specifications and provisions contained in table 5B-6 of this section. These signs shall
not be applied toward the maximum sign area specified in section 14-5B-8 of this article,
except as otherwise indicated in table 5B-6 of this section. (Ord. 08-4319, 11-3-2008)
Table 5B-6: Sign Specifications And Provisions For Off Premises And Temporary Signs
Permitted
Signs
Maximum Sign Area Maximum Height Provisions
Billboards
and other
off
premises
signs
Not to exceed the maximum
sign area for the subject sign
type as specified in the
applicable zone and will be
deducted from the maximum
sign allowance for the subject
property
Billboards: 72 sq. ft.
May be double faced for a
total area of 144 sq. ft.
Not to exceed the
maximum sign height
for the subject sign
type as specified in
the applicable zone
Billboards: 25'
Not permitted in residential, CO-1, CN-1, CB-5, CB-10, ORP
and RDP Zones
May take the form of any type of sign allowed in the zone in
which the sign is located and must comply with all other
provisions specified for the subject zone
Only 1 off premises sign is allowed per lot or tract
2 or more uses may install a common off premises directional
sign
Shall not be located within 300' of another off premises sign
Shall not be located within 120' of a residential zone, parks and
open space use, educational facility, religious/private group
assembly use, public museum or government administrative or
judicial office
Billboard signs shall not apply toward maximum sign
allowance for the lot or tract
Temporary
signs
-- -- No permit is required
No illumination is allowed
In ID and residential zones: 4
sq. ft.
In all other zones: 32 sq. ft.
In residential zones:
5'
In all other zones: 10'
1 sign may be located on a lot and/or parcel when being
advertised for sale or lease
Must be displayed in yard or window. Cannot be affixed to
building
May be double faced for a
total of 8 sq. ft. and 64 sq. ft.
respectively
Must be removed 48 hours after the sale or lease of property
All zones: 32 sq. ft.
May be double faced for a
total of 64 sq. ft.
In residential zones:
5'
In all other zones: 10'
1 sign may be located on a lot and/or parcel when construction
and/or development is occurring on said lot or parcel. Must be
removed upon issuance of certificate of occupancy or upon
completion of construction
All zones: 32 sq. ft.
May be double faced for a
total of 64 sq. ft.
In residential zones:
5'
In all other zones: 10'
1 sign may be located on a development area of 2 acres or
more. Must be removed upon the sale or lease of 50% of the
lots or units in the development
100 sq. ft. allowed in all
zones except residential
zones
10' 1 sign may be located on a lot and/or parcel for a period not to
exceed 60 days when a business has recently opened or is in
the process of closing or when events of civic interest, a
philanthropic or nonprofit organization are occurring on the
property
Banners are permitted for these situations
4 sq. ft.
May be double sided for a
total of 8 sq. ft.
In all zones: 5' 1 sign may be located on a lot and/or parcel for a period not to
exceed 14 days and no more than 2 occasions in any calendar
year
Temporary
signs in
windows
-- -- No permit is required
Posters and other nonpermanent signs in windows are allowed,
but may only be displayed for a temporary period of time, not
to exceed 60 days. If located in or on required storefront
windows, window signs shall be displayed in a manner that
does not block views into the interior of the storefront
(Ord. 16-4685, 11-15-2016)
14-5B-10: PRIVATELY OWNED SIGNS IN PUBLIC PLACES:
A. Purpose: In order to promote the health, safety and general welfare of the population, no
privately owned signs shall be placed on or over a "public place", as defined in chapter 9, article C of
this title, except as permitted by this Code.
B. Removal: Existing privately owned signs currently located on or over a public place that are not
in compliance with this Code shall be eliminated and removed. If the sign owner fails to remove the
sign after so ordered by the City, the City may remove the sign and assess the costs against the sign
owner.
C. Special Provisions:
1. Signs associated with parades, marches, public entertainment, public demonstrations, or the
commercial use of sidewalks that are located on or over a public place are subject to the provisions of
title 10, chapters 1, 2, and 3 of this Code. Any signs located on or over the City Plaza are subject to
the provisions of title 10, chapter 5 of this Code.
2. The City Manager or designee may approve and execute applications on the City's behalf for
the placement of privately owned signs on or over a public place upon finding that the signs:
a. Provide information and guidance to locations of general public interest; and
b. Will not create a hazard to movement along or within a public place, restrict access to a
public place, or interfere with the convenience and tranquility of the area adjacent to a public place.
(Ord. 08-4319, 11-3-2008)
14-5G
ARTICLE G. OUTDOOR LIGHTING STANDARDS
14-5G-1: PURPOSE:
…
14-5G-2: APPLICABILITY:
…
14-5G-3: STANDARDS FOR SINGLE-FAMILY AND TWO-FAMILY USES:
…
14-5G-4: PHYSICAL CONTROLS:
A. Height Limitations:
1. Light fixtures located within three hundred feet (300') of a residential zone,
Neighborhood Form-Based Zone, riverfront crossings zone, or the eastside mixed
use district must be mounted no higher than twenty five feet (25') above grade.
2. Light fixtures located farther than three hundred feet (300') from a residential
zone, Neighborhood Form-Based Zone, riverfront crossings zone, or the eastside
mixed use district must be mounted no higher than thirty five feet (35') above grade.
B. Glare Control:
1. All bulbs that exceed two thousand (2000) lumens must be fully shielded as
installed.
2. Unshielded or partially shielded bulbs that are two thousand (2000) lumens or
less must be frosted glass or be installed behind a translucent cover.
3. All under canopy lights or lights mounted in eaves must either be recessed into
the canopy/eave and fully shielded or use flat lenses instead of drop lenses.
4. The city may permit the use of light reflectors, refractors or house shields as a
substitute for fully shielded light fixtures on lower wattage or low voltage ornamental or
pedestrian light fixtures. The shielding on such fixtures must control for uplighting.
These substitute shielding options are not permitted for general illumination of large
areas, such as parking, service, or outdoor product display areas. Fixtures used to
illuminate such areas must be fully shielded.
C. Light Trespass: The trespass standards are intended to prevent light from one
property extending beyond the property line onto adjacent properties. Compliance with
this subsection is achieved with fixture shielding, directional control designed into the
fixture, fixture location, fixture height, fixture aim, or a combination of these methods.
1. Except for lighting of loading areas, service areas, and for architectural
emphasis, floodlighting is prohibited. Floodlights are not permitted for the illumination of
parking or outdoor product display areas.
2. Floodlights, when permitted, are exempt from subsection B2 of this section, but
must be aimed no higher than forty five degrees (45°) from vertical. Floodlights must
also comply with subsections C3, C4 and C5 of this section.
14-5G
3. Lighting fixtures must be located and shielded such that the bulb is not directly
visible from any adjacent residential use or public right of way. The right of way trespass
standard does not apply in the CB-2, CB-5, or CB-10 zones.
4. Illumination must not exceed 0.5 initial horizontal foot- candle and 2.0 initial
maximum foot-candles as measured at any point along a property boundary that is
adjacent to or across the street from properties that are zoned residential, CN-1, or CO-
1, or is adjacent to or across the street from a Neighborhood Form-Based Zone.
The city may increase the maximum up to 1.0 horizontal foot- candle for building code
required lighting on buildings located on or close to the property line. However, lighting
must be located and shielded in a manner that will be least obtrusive to any abutting
residential properties.
5. On any property containing multi-family uses or group living uses, lighting
fixtures must be located and shielded such that the bulbs are not visible from any
residential window on the property.
6. Light fixtures used to illuminate flags, statues, or objects mounted on a pole or
pedestal must use a narrow cone of light that does not extend beyond the illuminated
object. Lights that are intended to architecturally highlight a building or its features must
use a limited pattern of light that does not extend beyond the wall of the building.
14-5G-5: TOTAL OUTDOOR LIGHT OUTPUT STANDARDS:
A. Maximum Outdoor Light Output:
1. Total Outdoor Light Output Defined: The "total outdoor light output" on a
property is the total amount of light, measured in initial lumens, from all bulbs used in
outdoor light fixtures. It includes all lights and luminous tubing used for display lighting,
general illumination, architectural/accent lighting, and lights used for external
illumination of signs, but does not include lights used to illuminate internally illuminated
signs or luminous tubing used in neon signs. For bulb types that vary in their output as
they age, such as high pressure sodium, fluorescent and metal halide, the initial lumen
output, as defined by the manufacturer, is the value to be considered when calculating
total outdoor light output.
2. Applicability: The total outdoor light output on any property that is subject to the
provisions of this article may not exceed the limits in table 5G-1 of this section, except
for those that are exempted in subsection A3 of this section and in section 14-5G-7 of
this article. The values in this table are upper limits and not design goals; design goals
should be the lowest light levels that meet the requirements of the task.
3. Exemptions:
a. Seasonal decorations, permitted between Thanksgiving and the end of
January, are not counted toward the total outdoor light output.
b. In the E2 and E3 districts, properties where the building coverage is eighty
percent (80%) or greater are exempt from the maximum total outdoor light output
standard, but are subject to the limitation on unshielded fixtures, as stated in table 5G-
1 of this section.
14-5G
B. Lighting Environment Districts: All zones, except public (P) zones, are grouped
into three (3) lighting environment districts that control lighting output on applicable lots
in each zone. Uses, for which the lighting standards are applicable, located within the
public (P) zone must comply with the lighting requirements of the adjacent zone; those
on the border between two (2) or more zones must comply with the standards of the
strictest adjacent zone. Zones are grouped into the lighting environment districts as
follows:
1. Low illumination district, E1: Areas of low ambient lighting levels. This district
includes single-family and low density multi-family residential zones. This district applies
to the following zones: ID-RS, ID-RM, RR-1, RS-5, RS-8, RS-12, RM-12, and RNS-12,
T3NE, T3NG, T4NS, and T4NM.
2. Medium illumination district, E2: Areas of medium ambient lighting levels. This
district includes higher density multi- family zones and lower intensity commercial and
office zones. This district applies to the following zones: ID-C, ID-I, ID-RP, CN-1, CO-1,
PRM, RM-20, RM-44, RNS-20, MU, T4MS, EMU, and all RFC zones, except the RFC-
WR.
3. High illumination district, E3: Areas of high ambient lighting levels. This district
includes higher intensity commercial, industrial, and research zones. This district
applies to the following zones: CC-2, CH-1, CI-1, CB-2, CB-5, CB-10, I-1, I-2, RDP,
ORP, and the RFC-WR.
C. Measuring Total Outdoor Light Output:
1. The maximums in table 5G-1 of this section are based on a calculation of initial
lumens per net acre. The lot size less the total building coverage of the lot determines
the number of net acres used for this calculation.
2. Lumen output from an under canopy or under eave light fixture mounted fifteen
(15) or more feet from any edge of the eave or canopy will be measured at 0.5 its full
value.
Table 5G-1: Maximum Outdoor Light Output Standards
Shielding Combinations Lighting Environment District
E1, Low Ambient
Lighting (In Initial
Lumens Per Acre)
E2, Medium
Ambient Lighting
(In Initial Lumens
Per Acre)
E3, High Ambient
Lighting (In Initial
Lumens Per Acre)
Maximum total outdoor light
output (including both fully
shielded and unshielded fixtures)
50,000 100,000 200,000
Maximum outdoor light output
from unshielded fixtures
4,000 10,000 10,000
14-5G
14-5G-6: PROHIBITED LIGHTING AND BULBS:
The following types of lighting are prohibited:
…
14-5G-7: EXEMPTIONS FOR SPECIAL USES:
…
14-5G-8: MEASUREMENT:
…
14-5I
ARTICLE I. SENSITIVE LANDS AND FEATURES
14-5I-9C. Woodland Retention And Replacement Requirements: Regulated woodlands
must be retained according to the following provisions. The percentage of the regulated
woodland that must be retained is specified in table 5I-1 of this section according to the
underlying base zone.
Table 5I-1: Woodland Retention Requirements
Base Zone Retention Requirement
ID, RR-1 70 percent
RS-5, RS-8, RS-12, RNS-12, T3NE, T3NG, T4NS, T4NM 50 percent
RM-12, RM-20, RM-44, RNS-20, T4MS 20 percent
RDP, ORP 20 percent
C and I 10 percent
1. The required woodland area to be retained must include a buffer area that
extends fifty feet (50') outward from the trunks of the trees to be preserved, unless
otherwise allowed by subsection C2 of this section. This buffer area is intended to
protect the trees within the specified retention area. Since trees within this buffer area
may be prone to damage during construction, they may not be included when
calculating the required retention area.
2. Alternatively, a fifty foot (50') buffer area need not be provided if an on site tree
survey is completed and the construction limit line is established at least five feet (5')
beyond the drip line of trees to be preserved. The tree survey must identify the species,
size and location of trees at the perimeter of the woodland to be protected. Said on site
tree survey and a map delineating the drip line of the trees located near the construction
limit line must be submitted to the city for verification by the city forester or designee.
Additional spacing from the drip line (beyond the minimum 5 feet) may be required if
needed to protect the health of trees specified for protection, as determined by the city
forester or designee.
3. All efforts shall be made during construction to protect the woodlands and
groves designated for retention, including placement of durable fencing or other sturdy
barrier along the designated construction limit line.
4. If the city determines that the required woodland area cannot be retained due to
site constraints or infrastructure requirements, replacement trees must be planted. At
the discretion of the city, replacement trees may also be allowed in cases where
woodlands are determined to be of low quality, such that planting replacement trees
would improve the health of a wooded area or create a new grove or wooded area of
14-5I
higher quality. One tree must be planted for every two hundred (200) square feet of
woodland removed from the otherwise required retention area. Existing healthy trees
(not located within the woodland) may be counted as replacement trees, at the
discretion of the city, based on the health, species, maturity, location, and likelihood of
survival during and after construction. Existing trees approved for preservation will count
toward the required replacement trees at the ratio of substitution stated in table 5E-
2 within article E, "Landscaping And Tree Standards", of this chapter. (Ord. 13-4530, 5-
14-2013)
5. Where it is not feasible to replace trees on site, replacement trees may be
planted to supplement reforestation of an off site woodland approved by the city. Any
designated off site woodland must be either publicly owned property or property subject
to a conservation easement.
6. Replacement trees must be approved by the city, and to the extent possible,
should be of the same or equivalent species as the trees being removed, unless it is
determined that the trees being removed are of a species that is considered low quality.
In such a case, alternative tree species will be considered by the city.
7. Replacement trees must meet the specifications set forth in general tree planting
requirements contained in article E, "Landscaping And Tree Standards", of this chapter,
and must be secured by a performance guarantee for a period of twelve (12) months.
D. Design Standards For Wooded Areas:
1. Woodlands, groves, and existing trees designated for protection according to the
approved sensitive areas site development plan, shall be protected from construction
activity with durable fencing or other sturdy barrier approved by the city. Said protective
fencing shall be placed a minimum of five feet (5') beyond the drip line of the tree or
trees to be preserved. Additional spacing of protective fencing from the drip line (beyond
the minimum 5 feet) may be required if needed to protect the health of trees specified
for protection, as determined by the city forester or designee. The drip line is an
imaginary circle that could be drawn on the soil around a tree directly under the tips of
its outermost branches. The drip line encompasses the ground area under the entire
spread of the tree canopy.
2. Measures must be taken to protect and retain groves of trees, as defined in this
title, to the extent practicable.
3. Trees preserved within groves may be counted as replacement trees, if it is
determined that the required woodland retention ratio on a site cannot be met as
allowed in subsection C4 of this section. Preserved trees within groves may count
toward replacement trees at the ratio of substitution stated in table 5E-2 within article E,
"Landscaping And Tree Standards", of this chapter.
4. When other environmentally regulated sensitive features are present in
combination with a regulated woodland, the regulations related to all the sensitive areas
contained on the property will be considered, with the most stringent regulations
applying.
14-5I
5. To the extent possible, woodlands located on steep or critical slopes or within
100-year floodplains must be given the highest retention priority when meeting the
woodland retention and replacement requirements.
6. Street right of way, public utility corridors and building sites should be located so
as to minimize their impact on woodlands and groves.
7. Where possible, woodlands and groves to be protected should be located within
designated public or private open space, either through dedication, a conservation
easement, or control by a homeowners' association.
14-9A
CHAPTER 9: DEFINITIONS
ARTICLE A. GENERAL DEFINITIONS
SECTION:
14-9A-1: Definitions
14-9A-1: DEFINITIONS:
Except when alternate definitions apply as specified in articles B through F of this
chapter, the following definitions shall apply to terms used in this title. Descriptions and
definitions of land use categories are set forth in chapter 4, article A, "Use Categories",
of this title; although, where it is deemed necessary for clarification, more specific
definitions of certain land use category subgroups and specific land uses are defined in
this section.
ABUT/ABUTTING: Contiguous; having a common boundary, wall, or property line.
ACCESS: The place, means or way by which pedestrians or vehicles have ingress
and egress to a property or parking area.
ACCESSORY APARTMENTS: A temporary accessory dwelling unit located within an
owner occupied, single-family home or in an accessory building and meeting the
requirements of this title.
ACCESSORY BUILDING/USE/STRUCTURE: A building, structure, or use which:
A. Is subordinate to the principal use of the property and contributes to the comfort,
convenience or necessity of occupants, customers, or employees of the principal use;
and
B. Is under the same ownership as the principal use or uses on the property; and
C. Does not include structures, structural features, or activities inconsistent with the
uses to which they are accessory; and
D. Except for off street parking located on a separate lot as approved through a
special exception, is located on the same lot as the principal use or uses to which it is
accessory.
ADDITION: An extension or increase in floor area or height of a building or structure.
ADULT: A person that is eighteen (18) years of age or older.
ADULT BUSINESS USE: See "adult business use", as defined in chapter 4, article A,
"Use Categories", of this title.
ADULT DAYCARE: An organized program of short term supportive daycare in a
group environment for adults who need supervision, assistance or both. Services may
include, but shall not be limited to, nursing and rehabilitative services, personal care,
transportation services, social or recreational activities and preventative or restorative
services. See "daycare uses", as defined in chapter 4, article A, "Use Categories", of
this title.
14-9A
AGRICULTURE USE: See "agricultural uses", as defined in chapter 4, article A, "Use
Categories", of this title.
AISLE: A permanent, durable surface connected directly to a parking or loading space
and designed to permit ingress or egress of a vehicle. An "aisle" is not the same as a
drive. (See definition of drive/driveway.)
ALCOHOL SALES ORIENTED RETAIL USE: See "retail uses" as defined in chapter
4, article A, "Use Categories", of this title.
ALLEY: An open public way intended for use as a means of vehicular access to
abutting property.
ALTER/ALTERATION: A structural alteration, enlargement or remodeling of a building
or the moving of a building from one location to another.
ANIMAL DAYCARE: A nonresidential facility offering care for domestic animals during
daytime hours, not during overnight hours.
ANIMAL RELATED COMMERCIAL USE: See "animal related commercial use", as
defined in chapter 4, article A, "Use Categories", of this title.
APARTMENT HOUSE: See "household living, multi-family uses", as defined
in chapter 4, article A, "Use Categories", of this title.
ARCADE: A continuous, covered passageway parallel to and open to a street, private
or public open space, or building, and typically accessible and open to the public.
ARCHITECTURAL FEATURES. Exterior building elements intended to provide
ornamentation to the building massing, including, but not limited to: eaves,
cornices, bay windows, window and door surrounds, light fixtures, canopies, and
balconies.
ARCHITECTURAL TREATMENT. Exterior finish(es) applied to a building facade
and intended for ornamentation or to reduce the visual size and scale of a
building.
ARTERIAL STREET: See definition of street, arterial.
ARTISANAL INDUSTRIAL BUSINESS. A business that makes food and/or
products by hand.
ASSESSED VALUE: The value of real property as established by the City Assessor. It
is the value upon which the next fiscal year's Real Estate Taxes are based.
AVIATION RELATED USE: See "aviation related uses", as defined in chapter 4,
article A, "Use Categories", of this title.
BALCONY: A covered or uncovered platform area projecting from the wall of a
building, enclosed by a railing, accessible from above grade and not attached to the
ground.
14-9A
BASEMENT: A portion of a building located partially underground but having three
and one-half feet (3.5') or more of its floor to ceiling height above grade. A "basement"
is counted as a story for the purpose of height and setback regulations.
BASIC UTILITIES: See "basic utility uses", as defined in chapter 4, article A, "Use
Categories", of this title.
BAY WINDOW. A window that projects from the building facade or elevation that
begins on the ground floor and can extend to upper floors.
BED AND BREAKFAST HOMESTAY: An accessory use within an owner occupied,
single-family dwelling unit, in which no more than three (3) bedrooms are provided to
guests who stay for periods not to exceed fourteen (14) consecutive days.
BED AND BREAKFAST INN: An accessory use within an owner occupied, single-
family dwelling unit with a maximum of five (5) bedrooms provided to guests who stay
for periods not to exceed fourteen (14) consecutive days.
BLOCK FACE. The aggregate of all the building facades on one side of a block.
BLOCK LENGTH. The horizontal distance measured from one end of the block to
the other end along the same street. Typically measured from one right-of-way to
another right-of-way.
BLOCK PERIMETER. The aggregate of all sides of a block measured along the
adjacent streets.
BLOCK SCALE, BUILDING. A building that is individually as large as a block or
individual buildings collectively arranged along a street to form a continuous
facade running the length of most or all of a block.
BOARD OF ADJUSTMENT: A quasi-judicial board, the creation of which is authorized
by the Code of Iowa, as amended. The "Board of Adjustment" is authorized to grant
variances and special exceptions and is authorized to hear appeals of administrative
decisions of the City Manager or designee in the enforcement of this title or of any
ordinance adopted pursuant thereto.
BUILD: To construct, assemble, install, convert, enlarge, reconstruct or structurally
alter a building or structure.
BUILDABLE AREA: The area remaining on a lot after the minimum open space
requirement for setbacks has been met.
BUILDING: Any structure with a roof and designed or intended to support, enclose,
shelter or protect persons, animals or property.
BUILDING AREA: Sometimes referred to as building footprint The area of a
building within its largest outside dimensions, computed on a horizontal plane at the first
floor level, exclusive of open porches, breezeways, terraces and exterior stairways.
BUILDING COVERAGE: The amount of land covered or permitted to be covered by
building area, usually measured in terms of lot percentage.
14-9A
BUILDING, DETACHED: A building that is not connected to another building.
BUILDING FACADE. The exterior wall of a building adjacent to a street, the front
or side along a private street, or civic space.
BUILDING FORM. The overall shape and dimensions of a building.
BUILDING FRONTAGE. The length of the design site line of any one premises
parallel to and along each street and/or open space which it borders.
BUILDING HEIGHT:
1.General: The vertical distance from grade to the roofline. (See definitions of grade
and roofline.)
2. In Form-Based Zones subject to Article 14-2H: The vertical distance between
the point of elevation of the finished surface of the ground, paving, or sidewalk
within the area between the building and the streetside property line(s), or when
the streetside property line is more than five feet (5') from the building, between
the building and a line five feet (5') from the building, and the roofline. (See
definition of roofline.) Grade shall be calculated measuring the level of the
surface of the ground at least every 20' along the entire frontage of the property.
BUILDING LINE: The front setback line as specified for principal buildings.
BUILDING OFFICIAL: The city employee designated to enforce this title.
BUILDING PERMIT: Official certification that a proposed improvement complies with
the provisions of this title and other applicable ordinances. A "building permit" is
required for new construction, demolition, and for alterations or additions to existing
structures, prior to commencement of construction or demolition. (See title 17, "Building
And Housing", of this code.)
BUILDING TYPE. A structure defined by its combination of configuration,
disposition and function.
CARSHARE PARKING SPACE. A parking space dedicated for use by a carshare
service.
CARSHARE SERVICE. A service that provides a network of motor vehicles
available to rent by members by reservation on an hourly basis, or in smaller
intervals.
CEILING HEIGHT, UPPER FLOOR(S). The height from finished floor to finished
ceiling of primary rooms on the floor(s) above the ground floor, not including
secondary rooms including, but not limited to: bathrooms, closets, utility rooms,
and storage spaces.
CELLAR: A portion of a building located partially or wholly underground and having
less than three and one-half feet (3.5') of its floor to ceiling height above grade. A
"cellar" is not counted as a story for the purpose of height and setback regulations.
14-9A
CERTIFICATE OF OCCUPANCY: Official certification that a premises conforms to
provisions of this title and other applicable ordinances and may be used or occupied. A
"certificate of occupancy" is granted upon completion of new construction or completion
of alterations or additions to existing structures.
CHAMFERED CORNER. An external wall of a building joining two perpendicular
exterior walls, typically at a symmetrical, 45 degree angle creating a beveled edge
to the building rather than a 90 degree corner.
CHILDCARE CENTER: A nonresidential daycare use which provides less than twenty
four (24) hours' per-day care or supervision for twelve (12) or more children, and is
licensed by the state. (See "daycare", as defined in chapter 4, article A, "Use
Categories", of this title.)
CHILDCARE HOME: A daycare use that is accessory to a household living use, which
provides less than twenty four (24) hours' per- day care or supervision in a residence for
a maximum of sixteen (16) children at any one time. (See "daycare", as defined
in chapter 4, article A, "Use Categories", of this title.)
CITY: The city of Iowa City, Iowa.
CITY COUNCIL: The city council of Iowa City, Iowa.
CIVIC. A term defining not-for-profit organizations that are dedicated to arts,
culture, education, religious activities, recreation, government, transit, and public
parking facilities.
CIVIC BUILDING. A structure operated by governmental or not-for-profit
organizations and limited to civic and related uses.
CIVIC SPACE. Open space that is accessible and dedicated for public use. Civic
spaces may be privately or publicly maintained.
CIVIC SPACE TYPE. One of the allowed types in Section 14-2H-5 (Civic Space
Types Standards) of this Article.
COLLECTOR STREET: See definition of Street, Collector.
COLLEGES AND UNIVERSITIES: See "colleges and universities", as defined
in chapter 4, article A, "Use Categories", of this title.
COMMERCIAL PARKING: See "commercial parking uses", as defined in chapter 4,
article A, "Use Categories", of this title.
COMMERCIAL RECREATIONAL USE: See "commercial recreational uses", as
defined in chapter 4, article A, "Use Categories", of this title.
COMMUNICATIONS/BROADCAST TOWER: A structure that is intended to support
equipment used to transmit or receive telecommunications signals. Examples of such
towers include monopoles and lattice steel structures. (See "communication
transmission facility uses", as defined in chapter 4, article A, "Use Categories", of this
title.)
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COMMUNICATIONS TRANSMISSION FACILITY USES: See "communications
transmissions facility uses", as defined in chapter 4, article A, "Use Categories", of this
title.
COMMUNITY SERVICE USE: See "community service uses", as defined in chapter 4,
article A, "Use Categories", of this title.
CONFINEMENT FEEDING OPERATIONS: One or more roofed or partially roofed
enclosures intended to confine animals for feeding and growth prior to slaughter and
which are designed to contain liquid or semiliquid animal waste.
CONSERVATION DISTRICT: See section 14-3B-2, "Conservation District Overlay
Zone", of this title for a detailed definition of a "conservation district".
CONSIGNMENT STORE: A retail establishment engaged in selling used
merchandise, such as clothing, furniture, books, shoes or household appliances, on
consignment, or a retail establishment engaged in selling donated used merchandise
which is operated by an organization granted federal tax exemption pursuant to section
501(c)(3) of the internal revenue code, as amended. Merchandise is brought to the
establishment and processed by marking, cleaning, sorting and storing as a major part
of the principal use. Such stores do not include those selling vehicles, auto parts, scrap
or waste.
CONVERSION: Any change from one principal use to a principal use in another use
category. "Conversion" also includes any change from one principal use to another
principal use in a different use category subgroup. For example, it is considered a
"conversion" if the use of a site is changed from a single-family use to a multi-family use
or if a sales oriented retail use is changed to a repair oriented retail use.
CORNER ELEMENT. A physical distinction in a building at the corner of two
streets or a street and public space. The physical distinction is from the ground
floor through the top of the facade.
COTTAGE INDUSTRY: A firm that manufactures and/or assembles goods that are
intended for retail sale to the general public. The goods may also be sold at wholesale
to other outlets or firms, but retail sales is a significant component of the operation. The
manufacturing component for such a firm is small in scale. Size limitations may apply to
such uses in commercial zones to keep the uses in scale and character with
surrounding land uses.
COURTYARD. An unroofed area that is completely or partially enclosed by walls
or buildings on at least two sides and often shared by multiple residential units or
non-residential suites.
CREMATORIUM/CREMATORY: A furnace or establishment for the cremation of
corpses. "Crematoriums" for human corpses are sometimes established as accessory
uses to a cemetery, mortuary, funeral home, or hospital; however, if established as a
principal use on a property, will be considered a personal service oriented retail use for
purposes of this title. "Crematoriums" for pets are sometimes established as an
accessory use to a cemetery, mortuary, funeral home, or veterinary clinic; however, if
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established as a principal use on a property, will be considered a general animal related
commercial use for purposes of this title.
CUL-DE-SAC: See definition of Street, Cul-De-Sac.
DAYCARE: See "daycare uses", as defined in chapter 4, article A, "Use Categories",
of this title.
DECK: A covered or uncovered platform area abutting the wall of a building,
accessible at or from above grade and attached to the ground.
DELAYED DEPOSIT SERVICE USE: An individual, group of individuals, partnership,
association, corporation, or any other business unit or legal entity, who for a fee accepts
a check dated subsequent to the date it was written or a check dated on the date it was
written and holds said check for a period of time prior to deposit or presentment
pursuant to an agreement with, or any representation made to, the maker of the check,
whether express or implied. For purposes of this title, this definition includes only those
individuals and entities to which Iowa Code chapter 533D is applicable. For the
purposes of this title, "check" means a check, draft, share draft, or other instrument for
the payment of money.
DENSITY, GROSS: The number of dwelling units per unit area of land, usually
expressed as "dwelling units per acre".
DEPTH, GROUND-FLOOR SPACE. The distance from the street-facing facade to
the rear interior wall of the ground-floor space available to an allowed use.
DESIGN REVIEW DISTRICT: An area designated by the city council that contains
contiguous parcels of real property, the built portions of which:
A. Are expressive of the defining architectural and other physical and aesthetic
properties that give evidence to the physical traditions of Iowa City and/or unique
features of the area; or
B. Lack any defining physical or aesthetic qualities but constitute areas in which the
city wishes to establish such qualities.
DESIGN SITE. A portion of land delineated on a preliminary plat and
neighborhood plan from others to accommodate no more than one primary
building type (except as allowed by Article 14-2H). A lot may have multiple design
sites when each design site meets the minimum width and depth required by the
zone.
DESIGN SITE DEPTH. The horizontal distance between the front design site line
and rear design site line measured perpendicular to the front design site line.
DESIGN SITE LINE. The perimeter and geometry of a parcel of property
demarcating one design site from another.
DESIGN SITE LINE, FRONT. The design site line that abuts a civic space or
thoroughfare other than an alley and is the narrowest of the design site’s sides.
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DESIGN SITE WIDTH. The horizontal distance between the design site lines
measured parallel to the front design site line.
DETENTION FACILITIES: See "detention facilities", as defined in chapter 4, article A,
"Use Categories", of this title.
DEVELOPMENT/DEVELOPMENT ACTIVITY: Any humanmade change to improved
or unimproved property, including, but not limited to, placement of manufactured
housing, buildings or other structures, construction, demolition, clearing, mining,
dredging, filling, grading, paving, excavating or drilling. "Development activity" does not
include transfer of ownership.
DIRECTOR. Director of Neighborhood and Development Services, or designee.
DISABILITY/HANDICAP: With respect to an individual person, a verifiable physical or
mental impairment that substantially limits one or more of such person's major life
activities and is expected to be long continued and of indefinite duration.
DOWNZONING: A change in the zoning classification of land to a classification
permitting less intensive or less dense development, such as from a multi-family zone to
a single-family zone or from a commercial or industrial zone to a residential zone.
DRINKING ESTABLISHMENT: See "eating and drinking establishments" as defined
in chapter 4, article A, "Use Categories", of this title.
DRIVE/DRIVEWAY: A permanent, durable surface designed to provide vehicular
access from a street to a lot or to provide vehicular access between different parts of a
lot or parking area. A drive that is internal to a parking area is not the same as an aisle.
(See definition of aisle.)
DWELLING: A building wholly or partially used or intended to be used for residential
occupancy.
DWELLING, DETACHED SINGLE-FAMILY: A single-family use that is not attached to
any other dwelling unit. (See "single-family use", as defined in chapter 4, article A, "Use
Categories", of this title.)
DWELLING, DUPLEX: A "two-family use", as defined in chapter 4, article A, "Use
Categories", of this title. Or as outlined in Sub-Section 14-2H-6F (Duplex Side-by-
Side) or Sub-Section 14-2H-6G (Duplex Stacked).
DWELLING, FARM: A detached single family dwelling located on a farm and occupied
by the household that maintains and operates, owns or leases the farm on which the
dwelling is located.
DWELLING, MULTI-FAMILY: See "multi-family uses", as defined in chapter 4, article
A, "Use Categories", of this title.
DWELLING, SINGLE-FAMILY: See "single-family uses", as defined in chapter 4,
article A, "Use Categories", of this title.
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DWELLING UNIT: Any habitable room or group of adjoining habitable rooms located
within a dwelling and forming a single unit with facilities used or intended to be used by
one household for living, sleeping, cooking and eating meals. Multiple dwelling units
exist if there is more than one meter for any utility, more than one address to the
property, more than one kitchen, and/or if there is a lockable, physical separation
between rooms within the dwelling unit such that a room or rooms on each side of the
separation could be used as a dwelling unit.
DWELLING UNIT, EFFICIENCY: A dwelling unit within a multi-family use consisting of
one principal room, in addition to a bathroom, hallway and closets, which serves as the
occupant's living room and bedroom. The kitchen may be located in this principal room
or may be located in a separate room.
DWELLING, ZERO LOT LINE: A single-family use with one or more walls located on
a side lot line that is not a street or alley right-of-way line. Zero lot line dwellings may be
attached or detached. (See "single-family uses", as defined in chapter 4, article A, "Use
Categories", of this title.)
EASEMENT: A right given by the owner of land to another person or persons for
specific limited use of that land, e.g., to allow access to another property or for utilities.
EATING ESTABLISHMENT: See "eating and drinking establishments" as defined
in chapter 4, article A, "Use Categories", of this title.
EDUCATIONAL FACILITIES, GENERAL: Elementary and secondary schools below
university grade (ordinarily grades 1 through 12), including denominational and
sectarian schools, kindergartens and military academies. (See "educational facilities",
as defined in chapter 4, article A, "Use Categories", of this title.)
EDUCATIONAL FACILITIES, SPECIALIZED: Schools primarily engaged in offering
specialized trade, business, or commercial courses, but not academic training. Also
specialized nondegree granting schools, such as music schools, dramatic schools,
dance studios, martial arts studios, language schools and civil service and other short
term examination preparatory schools. (See "educational facilities", as defined
in chapter 4, article A, "Use Categories", of this title.)
ELDER: A person at least fifty five (55) years old.
ELDER APARTMENT HOUSING: A multi-family use intended for use and occupancy
by elders and persons with disabilities.
ELDER FAMILY HOME: A group household that is managed or owned by a
responsible party and offers a social living arrangement for at least two (2), but for no
more than eight (8), persons living in the residence, the majority of whom are elders,
who are essentially capable of physical self-care.
ELDER GROUP HOME: A group household that is the residence of a person who is
providing room, board and personal care for up to five (5) elders who are not related to
the caregiver. Personal care, in this case, means assistance with the essential activities
of daily living which the recipient can perform personally only with difficulty, and may
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include bathing, personal hygiene, dressing, grooming and the supervision of self-
administered medications, but does not include the administration of medications.
ELDERLY HOUSING: A multi-family use, group household use, or group living use
intended for use and occupancy by elders and persons with disabilities.
ENCROACHMENT. Any architectural feature, structure, or structural element that
breaks the plane of a vertical or horizontal regulatory limit extending into a
setback, or beyond the build-to-line into the public frontage, or above a height
limit.
ENLARGEMENT/EXPANSION: An increase in the volume of a building, an increase
in the area of land or building occupied by a use, an increase in the number of
bedrooms within a dwelling unit or an increase in the number of dwelling units. For
nonresidential buildings, an increase in the occupancy load of a building is considered
an enlargement/expansion. For alcohol sales oriented retail uses, any change in the
type of liquor license that would increase the types of alcohol or alcoholic beverages
that can be sold is considered an enlargement/expansion of the use. For group living
uses, any alteration that allows an increase in the number of residents is considered an
enlargement/expansion of the use. For nonconforming drinking establishments, neither
sidewalk cafes nor any alteration or addition to a commercial kitchen that does not
result in an increase in the allowable occupancy load shall be considered an
enlargement/expansion of the use.
EXTRACTION USE: See "extraction uses", as defined in chapter 4, article A, "Use
Categories", of this title.
FACADE. See Building Facade.
FACADE ZONE. The area between the minimum and maximum setback lines
along the front of a design site and along the side street of a corner design site
where a specified amount of the building facade is required to be placed.
FAMILY: One person or two (2) or more persons related by blood, marriage, adoption
or placement by a governmental or social service agency, occupying a dwelling unit as
a single housekeeping organization. A "family" may also include the following:
A. Two (2), but not more than two (2), persons not related by blood, marriage or
adoption; or
B. Up to eight (8) persons with verifiable disabilities, as defined by the fair housing
amendments act of 1988, who are occupying a dwelling unit as a single housekeeping
organization.
FAMILY CARE HOME: A type of group household, such as a residential care facility,
a child foster care facility, a supervised apartment living arrangement or other small
group residential arrangement for not more than eight (8) persons with verifiable
disabilities, as defined by the federal fair housing act, as amended, that are occupying a
dwelling unit as a single housekeeping unit. Certain types of "family care homes" may
require a government license or approval and may provide room and board, personal
care, rehabilitation services, and supervision by counselor(s) or a resident family. An
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individual foster care family home licensed under chapter 237 of the code of Iowa, as
amended, is not considered a "family care home"; such a living arrangement would be
considered a "family" under this title. Alternatives to incarceration, such as halfway
houses, where residents of the facility are placed by order of the court and are under
twenty four (24) hour supervision of employees or contractees of the Iowa department
of corrections are classified under this title as "detention facilities" and not as "family
care homes".
FARM: An area of not less than ten (10) acres for which the principal use is growing
farm products, such as vegetables, fruits and grain, for sale and storing those products
on the land. The term "farm" includes the necessary accessory uses and buildings for
treating and storing the food produced.
FEEDLOT: A lot, yard, corral or other area where livestock are confined, primarily for
the purposes of feeding and growth prior to slaughter. The term does not include areas
which are used for raising crops or other vegetation or upon which livestock are allowed
to graze.
FINISH LEVEL, GROUND FLOOR. Height difference between the finished floor on
the ground floor and the adjacent sidewalk. In the case of a terrace frontage that
serves as the public right-of-way, the floor finish level is the height of the walk
above the adjacent street. Standards for ground floor finish level for ground floor
residential uses do not apply to ground floor lobbies and common areas in
buildings.
FLOOR AREA: The total area of all floors of a building, or a portion of a building,
measured to the outside surface of exterior walls or to the centerline of walls of attached
buildings or uses. Floor area includes all space within the building, including space in
the basement or cellar, if such space is used for a principal or accessory use. However,
floor area does not include the area of porches, balconies and other appurtenances.
When calculating the floor area of a principal dwelling, the area of any attached garage
is excluded. Floor area of basements and cellars is excluded from the calculation of
FAR. (See definition of Floor Area Ratio.)
FLOOR AREA RATIO (FAR): The numerical value obtained by dividing the floor area
within a building or buildings on a lot by the area of such lot. The floor area of a
basement or cellar is not included in this calculation.
FORM-BASED ZONES: Zones listed in Article 14-2H “Form-Based Zones and
Standards”. It does not include Article 14-2G “Riverfront Crossings and Eastside
Mixed Use Districts Form Based Development Standards”. Neighborhood Form-
Based Zones include the T3NE, T3NG, T4NS, and T4NM zones.
FRATERNITY/SORORITY: A fraternal group living use used as a residence and as a
center for activities and operations by a chapter of a nonprofit fraternity or sorority
recognized by a "college" or "university", as defined in chapter 4, article A, "Use
Categories", of this title. This definition does not include a rooming house.
FREE STANDING WALL. A wall that is separate from a building and supported by
independent means.
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FRONT. See Design Site Line, Front.
FRONTAGE: The distance as measured along a right of way line from one
intersecting street to another, from one intersecting street to the end of a dead end
street or from one intersecting street to the end of a cul-de-sac.
FRONTAGE, PRIVATE. The area between the building facade and the back of the
sidewalk abutting a street or public open space.
FRONTAGE, PUBLIC. The area between the on-street parking and the back of the
sidewalk.
FRONTAGE TYPE. Physical element(s) configured to connect the building facade
to the back of the sidewalk abutting a street or public open space.
FUNERAL HOME: A personal service oriented retail use where the deceased are
prepared for burial, funerals are conducted, and which provides for viewing of the
deceased. Funeral homes may include crematoriums as an accessory use subject to
compliance with any state or federal regulation.
GABLE. A vertical wall in the shape of a triangle formed between the cornice or
eave and the ridge of the roof.
GARAGE, PRIVATE: An accessory building that is used primarily for storing motor
vehicles and which is under the control of and used by the occupants of the principal
building on the site.
GLAZING. Openings in a building in which glass is installed.
GRADE (Adjacent Ground Elevation): The average point of elevation of the finished
surface of the ground, paving or sidewalk within the area between the building and the
property line or, when the property line is more than five feet (5') from the building,
between the building and a line five feet (5') from the building. When the finished
surface of the ground has been raised by adding fill to create a higher grade around a
building, the slope of the fill within twenty feet (20') of the building shall not exceed four
(4) horizontal to one vertical or twenty five percent (25%).
GROSS FLOOR AREA. The total floor area inside the building envelope, including
the external walls, but not including the roof.
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GROUND FLOOR/FIRST FLOOR: The lowest floor of a building having its floor to
ceiling height at or above the grade.
GROUP CARE FACILITY: An assisted group living use that is government licensed or
approved and that provides services in a residential setting to more than eight (8)
individuals, not including resident staff. These individuals are persons with one or more
disabilities, as defined by the Federal Fair Housing Act, as amended, who are in need of
adult supervision and who are provided services in accordance with their individual
needs. This definition also includes facilities, such as nursing homes, that provide
residential services and skilled care to convalescents or the elderly.
GROUP HOUSEHOLD: A "family care home", "elder family home", "parental group
home", or "elder group home", as defined in this title, wherein a collective number of
individuals live together in one dwelling unit as a single housekeeping unit, where the
relationship between the individuals is of a regular and permanent nature and has a
distinct domestic character, similar to a family.
GROUP LIVING USE: See "group living uses", as defined in chapter 4, article A, "Use
Categories", of this title. "Group living uses" include assisted group living uses,
independent group living uses, and fraternal group living uses.
GUEST: An individual who shares a dwelling on a temporary basis for not more than
thirty (30) days in any given calendar year; or a person who stays in a hospitality
oriented retail use.
GUESTHOUSE: A small hospitality oriented retail use containing nine (9) or fewer
bedrooms providing lodging for guests, which is licensed as a hotel by the State and
subject to City inspection and compliance with the Iowa City Housing Code.
HEDGE: A boundary formed by a row of closely planted shrubs or bushes.
HEIGHT. See “Building Height”.
HISTORIC DISTRICT: See definition of "historic districts" in section 14-3B-1, "Historic
District Overlay Zone", of this title.
HISTORIC LANDMARK: See definition of "historic landmark" in section 14-3B-1,
"Historic District Overlay Zone", of this title.
HOME OCCUPATION: An accessory use consisting of an occupation or profession
carried on by a person residing on the premises.
HOSPITAL: See "hospitals", as defined in chapter 4, article A, "Use Categories", of
this title.
HOSPITALITY ORIENTED RETAIL USE: See "retail uses, hospitality oriented", as
defined in chapter 4, article A, "Use Categories", of this title.
HOTEL: A hospitality oriented retail use that is licensed by the State and occupied
and used principally as a place of lodging for guests. "Hotels" may or may not provide
meals and there are usually no cooking facilities in the guestrooms.
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HOUSE SCALE, BUILDING. A building that is the size of a small-to-large house
and detached from other buildings, typically ranging from 24 feet to as large as 80
feet overall, including secondary wings.
HOUSEHOLD: An individual or group of individuals that reside within a single family
dwelling or within a dwelling unit of a two family dwelling or multi-family dwelling as a
single housekeeping organization, where the responsibilities and expenses of
maintaining the household are shared among the members; also a group of individuals
that meet the definition of a group household, as defined in this title.
HOUSEHOLD LIVING USE: See "household living uses", as defined in chapter 4,
article A, "Use Categories", of this title.
INDOOR ANIMAL RECREATION: An indoor facility used for the exercise, recreation,
or training of domestic animals.
INDUSTRIAL SERVICE USE: See "industrial service uses", as defined in chapter 4,
article A, "Use Categories", of this title.
KENNEL: An establishment where small animals are bred, raised, trained, groomed,
or boarded for compensation, sale or other commercial purposes.
LIVE/WORK. A unit that combines and accommodate both residential and the
place of business for the resident(s) of the unit. Typically characterized with
having the “work” function at the ground level and the “live” function on upper
levels.
LIVESTOCK: Cattle, sheep, swine, poultry and other animals or fowl that are
produced primarily for use as food or food products for human consumption.
LOADING SPACE, OFF STREET: Space logically and conveniently located and
designed for bulk pick ups and deliveries and accessible to delivery vehicles from
aisles.
LOCAL STREET: See definition of Street, Local.
LODGING HOUSE: See definition of Rooming House.
LONG TERM CARE FACILITY: See definition of Group Care Facility.
LOT: A plot, separate tract or parcel of land with fixed boundaries suitable for
occupancy by a use.
LOT AREA: The total area within the lot lines of a lot, excluding any public or private
street rights of way.
LOT, CORNER: A lot located at the intersection of two (2) or more streets.
LOT COVERAGE: The percentage of the lot area covered by certain specified
elements of development. There are a number of lot coverage standards within this title,
including building coverage standards, setback coverage standards, and standards
related to the amount of land that can be covered by accessory uses.
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LOT DEPTH: The average horizontal distance between the front lot line and the rear
lot line or the distance between the midpoint of the front lot line and the midpoint of the
rear lot line. On a double frontage lot, lot depth is the average horizontal distance
between the two parallel or approximately parallel front lot lines.
LOT, DOUBLE FRONTAGE: A lot having frontage on two (2) parallel or approximately
parallel streets.
LOT FRONTAGE: The continuous width of a lot measured along the street right of
way line.
LOT, INTERIOR: A lot bounded by a street on only one side.
LOT LINE: A line oriented by stable points of reference which establishes one
boundary of a lot.
LOT LINE, FRONT: A lot line separating a lot from the street right of way. On corner
lots, the front lot line is the shortest street dimension, unless the lot is square or almost
square, having dimensions at a ratio between three to two (3:2) and three to three (3:3).
In that case, the front lot line may be along either street. On double frontage lots, there
are two (2) front lot lines.
LOT LINE, REAR: The lot line opposite and most distant from the front lot line. In the
case of a triangular shaped lot, it is an imaginary line within the lot, ten feet (10') long,
parallel to and farthest from the front lot line. However, on a double frontage lot, there is
no rear lot line.
LOT LINE, SIDE: Any lot line that is not a street-side lot line, front lot line or rear lot
line.
LOT LINE, STREET-SIDE: Any lot line that separates a lot from a public or private
street (not including alleys or private rear lanes).
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LOT, REVERSED CORNER: A corner lot, the rear of which abuts the side of another
lot.
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LOT WIDTH: The length of the front setback line. On corner and double frontage lots,
the "lot width" is measured along the shortest street frontage, unless the lot is square or
almost square, having dimensions at a ratio between three to two (3:2) and three to
three (3:3). In that case, the lot width may be measured along either street.
MAIN BODY. The primary massing of a main building.
MAIN FACADE. The front facade of a primary building.
MAIN ENTRANCE (To A Residential Use): The primary entrance located on the
exterior wall of a building used by residents of a dwelling to gain access to their dwelling
unit. Such an entrance is typically located on a street-facing wall of the dwelling. An
entrance to a dwelling from a parking garage is not a "main entrance".
MANUFACTURED HOME: A detached single-family dwelling which is manufactured
or constructed under the authority of 42 USC section 5403, federal manufactured home
construction and safety standards, as amended, which is not constructed with a
permanent hitch or other device allowing it to be moved other than for the purpose of
moving to a permanent site and which does not have permanently attached to its body
or frame any wheels or axles. A mobile home constructed to the federal manufactured
home construction and safety standards, as amended, is not a "manufactured home"
unless it has been converted to real property and is taxed as a site built dwelling as
provided in the code of Iowa, as amended.
MANUFACTURED HOUSING LEASE LOT: A plot of ground in a manufactured
housing park designed to accommodate one dwelling unit and which is leased to the
owner or tenant of the dwelling unit.
MANUFACTURED HOUSING PARK: A tract of land which has been planned and
improved for the placement of manufactured homes, mobile homes or modular homes
on leased lots.
MANUFACTURING AND PRODUCTION USE: See "manufacturing and production
uses", as defined in chapter 4, article A, "Use Categories", of this title.
MASSING. The overall shape or arrangement of the bulk or volume of a building.
MISSING MIDDLE HOUSING. House-scale buildings with multiple units in
walkable neighborhoods.
MIXED USE BUILDING: A building that contains a mix of residential dwelling units
and commercial or institutional uses.
MOBILE HOME: Any vehicle without motive power used, manufactured or constructed
so as to permit its conveyance upon the public streets and highways and designed,
constructed or reconstructed so as to permit its use for year round occupancy as a
dwelling. The vehicle must contain water supply, waste disposal, heating and electrical
conveniences. A "mobile home" is factory built housing built on a chassis. A "mobile
home" shall not be construed to be a travel trailer or other form of recreational vehicle. A
"mobile home" shall be construed to remain a "mobile home", subject to all regulations
applying thereto, whether or not wheels, axles, hitch or other appurtenances of mobility
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are removed and regardless of the nature of the foundation provided. "Mobile homes"
are classified as detached single-family dwellings if converted to real property and taxed
as a site built dwelling, as provided in the code of Iowa, as amended, or if they are
located within a manufactured housing park approved through a planned development
overlay rezoning process.
MODEL DWELLING UNIT: A permanent structure within a residential zone, which is
primarily intended to be used as a dwelling unit, but which is temporarily being used for
marketing purposes as an example of other units to be built in the same development.
"Model dwelling units" are considered provisional temporary uses as set forth in chapter
4, article D, "Temporary Uses", of this title.
MODULAR HOME: Any detached single-family dwelling manufactured, in whole or in
components, at a place other than the location where it is to be placed; which is
assembled, in whole or in components, at the location where it is to be permanently
located; which rests on a permanent foundation or slab; which does not have wheels or
axles affixed as a part of its normal construction; and which does not require a license
by any agency as a motor vehicle, special equipment, trailer, motor home or mobile
home.
MOTEL: A hospitality oriented retail use that is licensed by the State, usually located
along highways, occupied by and used principally as a place of lodging for guests. The
term "motel" includes "motor hotel".
MUNICIPAL PARKING FACILITY: A commercial parking facility owned and operated
by the City, and designed to accommodate the off street parking of motor vehicles as a
capital improvement. Such parking may be located in a structured parking facility, a
surface lot or a combination thereof.
NEAR SOUTHSIDE PARKING FACILITY DISTRICT: That area of Iowa City bounded
by Burlington Street on the north, Gilbert Street on the east, the Iowa Interstate Railway
Main Line on the south and Madison Street on the west, except for Blocks 10 and 21 of
County Seat Addition; Lots 5 and 6 of Block 13, County Seat Addition; Lots 3, 4, 5, the
east 50 feet of Lot 6, and the south 40 feet of Lot 2, Block 11, County Seat Addition; and
Lots 10-15, Lyon's First Addition.
NEIGHBORHOOD CENTER: A use owned and operated by a nonprofit organization,
as defined by section 501(c)(3) of the Internal Revenue Code, as amended, providing a
place for social services, such as childcare, supervised recreation, counseling referral
for children and adults or support groups for children and adults. Such services should
be intended primarily, though not exclusively, for those persons living within a mile
radius of the center.
NONCONFORMING DEVELOPMENT: An element of a development, such as a
parking area, a loading area, outdoor lighting, landscaping, screening, or signage, that
was established in conformance with this title, but which subsequently, due to a change
in the zoning or to the requirements of this title, is no longer in conformance with the
current applicable standards.
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NONCONFORMING LOT: A lot of record that was established in conformance with
the minimum lot area, width, and frontage requirement of this title, but which
subsequently, due to a change in the zone or the requirements of this title, is no longer
in conformance with one or more of these requirements.
NONCONFORMING STRUCTURE: A structure or portion of a structure that was
established in conformance with the setback, building height, building width, and lot
coverage standards, or other requirements or standards of this title that relate to the
design of the building or structure, but which subsequently, due to a change in the zone
or to the requirements of this title, is no longer in conformance with one or more of these
standards.
NONCONFORMING USE: A use that, when established, was a permitted use, was
allowed as a provisional use, or was approved as a special exception, but which
subsequently, due to a change in the zone or to the requirements of this title, is no
longer allowed. This definition includes residential uses that exceed the allowable
residential density of a zone (minimum lot area per unit requirements) and uses that
exceed the maximum floor area ratio or maximum floor area standards specified for a
particular use or zone.
NURSING HOME: See definition of group care facility.
OFFICIALLY APPROVED PLACE: A private street permitted prior to 1984. Such
streets were established either by the City Council or by the Board of Adjustment as a
variance to the requirement that a lot front on a public street.
OPEN SPACE, PRIVATE: Open space used by occupants of the dwelling unit or units
on one lot or design site. Such open space and any private recreational facilities
located therein are considered an accessory use to the principal use of the property.
OPEN SPACE, PRIVATE, SHARED: Open space, the use of which is shared by
occupants of an entire subdivision or planned development, but which is not generally
open to the public. Such open space is typically managed and maintained by an owners'
association.
OPEN SPACE, PUBLIC: Open space that has been dedicated for public use or for
which an easement has been granted for public use.
OPEN SPACE USE: See "parks and open space uses", as defined in chapter 4,
article A, "Use Categories", of this title.
ORIEL WINDOW (Syn Upper Story Bay Window). A window that projects from the
building facade or elevation, located on upper floors and may extend for multiple
stories.
OUTDOOR DISPLAY: Includes the outdoor display of products, vehicles, equipment,
and machinery for sale or lease. "Outdoor display" is an outdoor showroom for
customers to examine and compare products. There is variety or a distinction among
the goods on display, through different products, brands, or models. The display area
does not have to be visible to the street. "Outdoor display" does not include goods that
are being stored or parked outside. It does not include damaged or inoperable vehicles,
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vehicles or equipment being serviced, bulk goods and materials, and other similar
products. Examples of uses that often have "outdoor display" are car and boat sales,
and plant nurseries. See also definition of outdoor storage.
OUTDOOR STORAGE: Includes the outdoor storage of goods that generally have
little or no differentiation by type or model. The goods may be for sale or lease, but if so,
they are the type that customers generally do not inspect and compare. "Outdoor
storage" includes the storage of raw or finished goods (packaged or bulk), including
gravel; mulch; building materials, packing materials, salvage goods; machinery, tools
and equipment; and other similar items. Examples of uses that often have "outdoor
storage" are lumberyards, vehicle repair; tool and equipment rental, bark chip and
gravel sales, salvage yards; and recycling processing facilities. See also definition of
outdoor display.
OUTDOOR STORAGE AND DISPLAY ORIENTED RETAIL: See "retail uses, outdoor
storage and display oriented", as defined in chapter 4, article A, "Use Categories", of
this title.
OVERLAY ZONE: A set of zoning requirements imposed in addition to those of the
underlying base zone. Development in overlay zones must conform to the requirements
of the overlay zone as well as those of the underlying base zone, unless modifications
to base zone requirements are approved as a part of the overlay rezoning process.
OWNER: The person holding fee simple or equitable title to the property.
PARAPET. A wall along the edge of a roof or the portion of a wall that extends
above the roof line.
PARCEL: See definition of lot.
PARENTAL GROUP HOME: A type of group household containing not more than
three (3) teenagers or adults and up to four (4) children under five (5) years of age,
each of whom is related by blood to at least one of said teenagers or adults, placed in a
residential dwelling unit by a government or social service agency and occupying said
dwelling unit as a single housekeeping unit for purposes of social and/or economic
support.
PARKING AREA: An off street facility intended and designed for the parking of more
than four (4) motor vehicles. A parking area includes parking spaces, aisles, landscaped
islands and medians, and drives that provide circulation within a parking area or around
the perimeter of a parking area. Drives that are external to a parking area are not
considered a part of the parking area.
PARKING DRIVEWAY WIDTH. The horizontal measurement of an access driveway
to a parking area, beginning at the sidewalk, measured perpendicular to the
direction of travel.
PARKING SPACE: A permanent, durable surface intended for off street vehicular
parking.
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PARKING, SHARED. Any parking spaces assigned to more than one user, where
different persons utilizing the spaces are unlikely to need the spaces at the same
time of day.
PARKS AND OPEN SPACE USES: See "parks and open space uses", as defined
in chapter 4, article A, "Use Categories", of this title.
PATIO: A covered or uncovered, surfaced outdoor living area located at grade,
adjacent to and accessible from a dwelling.
PEDESTRIAN ORIENTED: "Pedestrian oriented" streets and developments are those
that are designed to provide a safe, comfortable environment for pedestrians. Important
elements include sidewalks that are separated and buffered from vehicular traffic with
limited interruption from driveways; the provision of street trees and appropriate street
furniture; and buildings that visually address the street with visible entranceways and
windows, and, in the case of commercial buildings, may include awnings or canopies
that protect pedestrians from the weather. Buildings with blank facades along the street,
long stretches of repetitive building designs, entranceways that are difficult to find or
identify, unscreened surface parking lots, and other expanses of paving are contrary to
a "pedestrian oriented" design.
PERFORMANCE STANDARD: Regulatory language stating the minimum
requirement or the maximum allowable limit on the effects or characteristics of a use.
PERMITTED USE: A principal use allowed in the zone in which it is listed, subject to
compliance with the dimensional requirements, development standards, and any other
special requirement of the zone and the general requirements of this title.
PERSON: Any individual or group of individuals, corporation, partnership, association
or any entity, including state and local governments and agencies.
PERSONAL SERVICE: See "retail uses, personal service oriented", as defined
in chapter 4, article A, "Use Categories", of this title.
PLANTING AREA: An unpaved pervious area intended or used for the placement of a
tree or other required landscaping elements.
PLANTING STRIPS. A landscaped or grassy area located between a street and a
sidewalk.
PORCH: A covered entrance to a building consisting of a platform area, with open or
enclosed sides, projecting from the wall of a building.
PREMISES: See definition of Lot.
PRIMARY BUILDING. The building that serves all activities related to the
principal use of the design site.
PRIMARY STREET FRONTAGE: The frontage of a lot to which the address is
assigned.
PRINCIPAL BUILDING: A building containing the principal use.
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PRINCIPAL USE: The primary use of land or a structure as distinguished from an
accessory use, e.g., a dwelling is a principal use on a lot in a residential zone, while a
garage or pool is an accessory use.
PRIVATE OUTDOOR ANIMAL RECREATION: An outdoor facility used for the
exercise, recreation, or training of domestic animals.
PROJECTIONS (INTO SETBACKS): Parts of buildings, such as architectural
features, which protrude into required setback areas.
PROVISIONAL USE: A principal use allowed in the zone in which it is listed, subject
to compliance with the specific requirements mentioned with the use and all other
dimensional and development requirements and special requirements, if any, of the
zone as well as the general requirements of this title.
PUBLIC REALM. The combined area along the front and side street portions of
design sites, visible to the pedestrian, that is between the facades of buildings on
both sides of a thoroughfare or between the facades on one side of the
thoroughfare and the edge of the adjacent open or civic space.
PUBLIC RIGHT OF WAY: Property dedicated to public use and intended for the
movement of the public.
PUBLIC UTILITY: A system owned and operated by a licensed public utility company
or by a railroad company. Such systems do not include those owned and operated by
the city of Iowa City or other governmental agency.
PUBLIC VIEW, WITHIN: Visible from a public street, public sidewalk, public access
easement, or other public way, or from a public park or other public open space area.
QUARRY: Land used for excavating stone or slate.
QUICK VEHICLE SERVICING USES: See "quick vehicle servicing uses", as defined
in chapter 4, article A, "Use Categories", of this title.
REAL ESTATE SALES CENTER: A provisional temporary use consisting of an on site
office within a model dwelling unit that is used as a real estate office for the sale of
dwelling units or lots within the same subdivision or development in which the sales
center is located.
REAR. Opposite of front.
REAR-LOADED (REAR ACCESS). Design sites that provide vehicular access from
the rear of the design site.
RECESSED ENTRY. An entrance to a building that is set back from the facade of
the building.
RECYCLABLE MATERIALS: Reusable materials including, but not limited to, metal,
glass, plastic, cardboard, and paper products which are intended for reuse,
remanufacture or reconstitution for the purpose of using the altered form. "Recyclable
materials" does not include automobiles or other vehicles or machinery and their
components, structural steel materials and equipment, hazardous chemicals or
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materials such as used motor oil and discarded automobile batteries, or biodegradable
materials such as yard waste.
RECYCLING PROCESSING FACILITY: A waste related use where recyclable
materials are collected, stored, and processed for efficient shipment, or to an end user's
specifications, by such means as baling, briquetting, compacting, flattening, grinding,
crushing, sorting, shredding or cleaning, but not by processes involving heat for melting,
smelting or burning. A "recycling processing facility" does not include "salvage
operations", as defined in this title.
RELIGIOUS INSTITUTION: Any religious/private group assembly use primarily
intended to provide a place of assembly for the practice of religion, which has been
granted a federal tax exemption as a section 501(c)(3) organization under the internal
revenue code, as amended. For purposes of this title, not all facilities, businesses, and
institutions owned and operated by a "religious institution" are categorized as
religious/private group assembly. (See "religious/private group assembly uses",
"educational facilities", "hospitals", "colleges and universities", as defined in chapter 4,
article A, "Use Categories", of this title.)
RELIGIOUS/PRIVATE GROUP ASSEMBLY USE: See "religious/private group
assembly uses", as defined in chapter 4, article A, "Use Categories", of this title.
REMODEL/REPAIR: Any improvement in a building that is not a structural alteration.
RESPONSIBLE PARTY: A person who resides in and provides room and board in an
elder family home. The "responsible party" may be, but is not required to be, an elder.
RESTAURANT: An eating establishment as defined in chapter 4, article A, "Use
Categories", of this title.
RETAIL ESTABLISHMENT: See "retail uses", as defined in chapter 4, article A, "Use
Categories", of this title.
REZONING: An amendment to the text of this title, including any amendment or
change to any maps, graphic representations, or tables incorporated herein; and/or an
amendment to the zoning map, i.e., a change in the zoning designation of a particular
parcel or parcels of land. Overlay rezonings are considered a type of "rezoning".
ROOF: The top covering of a building constructed to shield the area beneath from the
weather. The term "roof" includes the term "canopy".
ROOFLINE: The highest point of the coping of a flat roof, the deck line of a mansard
roof or the midpoint between the eaves and ridge of a saddle, hip, gable, gambrel or
ogee roof.
ROOFTOP ROOM. A room, with or without a roof, limited in size that is located on
the uppermost roof of certain house-scale buildings to provide views across a
neighborhood or the community. See Sub-Section 14-2H-7F (Rooftop Room).
ROOFTOP SERVICE AREA (RSA): An accessory use to an eating or drinking
establishment, commercial recreational use, hospitality oriented retail use or similar
principal use that is designed as an outdoor seating or gathering space located on a
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rooftop or upper floor terrace of a building, and that is open to the public for events,
entertainment, meetings, and/or as a food and beverage service area. Rooftop patios or
upper floor terraces intended for private use by the residents or occupants of a building
are not considered RSAs. If the RSA is accessory to an establishment that is licensed
by the State to sell alcoholic beverages, it is considered a type of "outdoor service area"
as defined in section 4-1-1 of this Code, and is subject to the applicable regulations in
title 4, "Alcoholic Beverages", of this Code.
ROOMER: An individual who leases and resides within a rooming unit of a group
living use. Staff, including live-in staff of an assisted group living use, are not considered
"roomers".
ROOMING HOUSE: Any dwelling containing two (2) or more rooming units in which
space is let by the owner or operator to four (4) or more roomers. A rooming house is
categorized as an independent group living use.
ROOMING HOUSE COOPERATIVE: A fraternal group living use that is organized as
a nonprofit entity and that is an active member of North American Students of
Cooperation (NASCO) or one of its affiliates, whose primary mission is to provide a
cooperative living environment for its members. Said use is governed by a board that is
democratically elected by members of the cooperative, with all members and board
members having as their primary residence a rooming unit governed by the cooperative.
ROOMING UNIT: Any habitable room or group of adjoining habitable rooms that form
a single, private residential unit intended to be used primarily for living and sleeping, but
not for cooking, located within a group living use.
SALVAGE OPERATION: See "salvage operations", as defined in chapter 4, article A,
"Use Categories", of this title.
SCREENING: Structures and/or plantings that obscure an area from public view or
from view of neighboring properties.
SELF-SERVICE STORAGE: See "self-service storage uses", as defined in chapter 4,
article A, "Use Categories", of this title.
SERVICE STATION: See "quick vehicle servicing uses", as defined in chapter 4,
article A, "Use Categories", of this title.
SETBACK: The distance between a specified object, such as a building, and another
point. "Setbacks" are usually measured from lot lines to a specified object. Unless
otherwise indicated, an unspecified setback refers to a building setback.
SETBACK AREA: A required area on a lot unoccupied by structures above grade,
except for projections and specific accessory uses or structures allowed in such area
under the provisions of this title. A "setback area" extends from the grade upward.
SETBACK (AREA), FRONT: The area on a lot between the street-side lot line(s) and
the front setback line.
SETBACK (AREA), REAR: On an interior lot, the rear setback is the area extending
from one side lot line to another side lot line and between the rear setback line and rear
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lot line. On a corner lot, the rear setback is the area extending from the side lot line to
the front setback line between the rear lot line and rear setback line. On a double
frontage lot, there is no rear setback.
SETBACK (AREA), SIDE: Any setback area between a side lot line and a side
setback line that is not a front setback area or a rear setback area.
SETBACK LINE: The line beyond which a specified use, object, building or structure
shall not project, except as specified in this title.
SETBACK LINE, FRONT: A line drawn parallel to the street and as far back from the
street as specified for the principal building, front setback.
SETBACK LINE, REAR: A line drawn parallel to the rear lot line and as far forward
from the rear lot line as specified for the principal building, rear setback.
SETBACK LINE, SIDE: A line drawn parallel to the side lot line and as far from the
side lot line as specified for the principal building, side setback.
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SETBACK, PARKING. The mandatory clear distance between a design site line
and parking.
SHOPFRONT BASE. A very low wall , that does not include glass, between the
display window(s) of a shopfront and the adjacent sidewalk.
SHRUB: Any woody, perennial, bushy plant that branches into several stems or trunks
at the base and is smaller than a tree. "Shrubs" are important features in permanent
landscape planting, being used for formal decorative groups, hedges, screens, and
background plantings, to which they contribute pattern, color, fragrance, or utility.
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SOLAR ENERGY SYSTEM: A device, array of devices, or structural design feature,
the purpose of which is to provide for generation of electricity, the collection, storage
and distribution of solar energy.
SPECIAL EXCEPTION: A principal or accessory use allowed in a particular zone only
upon showing that such use in a specified location will comply with all the general and
specific approval criteria for such a use as specified in this title and as approved by the
board of adjustment. A "special exception" may also mean an adjustment or waiver of
certain zoning requirements allowed in certain circumstances specifically enumerated in
this title, subject to compliance with all the general and specific approval criteria for such
an adjustment or waiver as specified in this title and as approved by the board of
adjustment.
STACKING SPACE: A permanent, durable surface designed to accommodate a
motor vehicle waiting for entry to part of a development or use, such as a loading or
unloading area, drive- through, car wash, or other auto oriented use.
STOREFRONT: The ground level frontage of a building in which there is located a
single business directly behind the frontage. A building may have more than one
storefront. The length of the storefront is measured from the outside edge of the exterior
walls of the building, or if there are multiple storefronts located in a single building, from
the centerline of the wall that separates the business from another business, public
area, or other area not occupied by the subject business. Narrow storefronts are those
that are less than or equal to forty feet (40') in width. Medium storefronts are those that
are greater than forty feet (40') and less than or equal to sixty feet (60') in width. Wide
storefronts are those greater than sixty feet (60') in width.
STORY: The portion of a building included between the upper surface of any floor and
the upper surface of the next floor above. The topmost "story" shall be that habitable
portion of a building included between the upper surface of the topmost floor and the
ceiling above.
STORY, HALF. A conditioned space that rests primarily underneath the slope of
the roof, usually having dormer windows. The half story is identified by the ".5" in
the description of maximum height (2.5). A half-story becomes a full story when
its top wall plates, on at least two opposite exterior walls, are four feet or more
above the floor of such story.
STREET, ARTERIAL: A street, the principal function of which is to provide for through
traffic and which is designed to carry large volumes of traffic. Arterial streets, as
referenced in this title, are those streets shown on the Iowa City arterial street map as
provided in chapter 5, article C, "Access Management Standards", of this title.
STREET, COLLECTOR: A street, the principal function of which, is carrying traffic
from local streets to arterial streets.
STREET, CUL-DE-SAC: A local street terminating in a turnaround.
STREET, FRONT. Street located along the front design site line.
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STREET FRONTAGE, PRINCIPAL. The horizontal area of a design site parallel to
and along the public right-of-way which it borders and which is identified by an
officially assigned street address. On rectangular design sites at a street corner,
the Principal Street Frontage shall have the narrower width in comparison to the
other street frontage.
STREET FURNITURE: Manmade objects, other than buildings, which are part of the
streetscape. Examples include, but are not limited to, benches, litter containers, planting
containers, sculptures, and bus shelters.
STREET, LOCAL: A street used primarily for access to abutting property and for
moving local traffic.
STREET, PRIVATE: A way that is intended to afford a means of access to abutting
lots and for moving local traffic. A private street is not owned or controlled by a
government entity.
STREET, PUBLIC: A right of way, dedicated to and accepted for public use, which
affords a means of access to abutting property and a means of vehicular travel. A public
street is owned or controlled by a government entity.
STREET, SIDE. Street located along a design site line that is not the front design
site line.
STREET TREE. A tree of any species or size planted in open spaces, parkways,
sidewalk areas, easements, and streets.
STREETSCAPE: The scene of a street or way composed of natural and manmade
elements, including buildings, paving, plantings, street furniture and miscellaneous
structures.
STRUCTURE, ACCESSORY BUILDING/USE. A building, structure, or use which:
a. Is subordinate to the principal use of the property and contributes to the
comfort, convenience or necessity of occupants, customers, or employees
of the principle use;
b. Is under the same ownership as the principal use or uses on the property;
c. Does not include structures, structural features, or activities inconsistent
with the uses to which they are accessory; and
d. Except for off street parking located on a separate design site as approved
through a special exception, is located on the same design site as the
principal use or uses to which it is an accessory.
STRUCTURAL ALTERATION: Any change in the configuration of the exterior walls,
foundation or roof of a building that results in an increase in the area, height or volume
of the building.
STRUCTURE: Anything constructed or installed on the ground or which is attached to
something located on the ground. "Structures" include buildings, radio and TV towers,
sheds and permanent signs. "Structures" exclude vehicles, sidewalks and paving.
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SUBSTANDARD LOT: See definition of Nonconforming Lot.
SURFACE PASSENGER SERVICES: See "surface passenger services", as defined
in chapter 4, article A, "Use Categories", of this title.
TAILGATING: A home football game day informal social gathering that is
noncommercial and may include eating and drinking beverages (alcoholic or
nonalcoholic) as part of the activities. Temporary parking on unimproved surfaces
located on private property is allowed during tailgate events. No alcohol is sold at a
tailgate, nor is any admission fee charged, goods sold or given away, nor services
provided for a fee.
TANDEM PARKING. A parking space deep enough to allow two cars to park, one
behind the other.
TOWNHOUSE: Attached single-family dwellings containing not less than three (3)
side by side, attached dwelling units (townhouse units), with each dwelling unit being
located on a separate lot. Or as outlined in Sub-Section 14-2H-6K (Townhouse).
TOWNHOUSE STYLE APARTMENTS/CONDOMINIUMS: A multi-family dwelling
containing not less than three (3) side by side, attached dwelling units, each with its own
exterior entrance, and with all dwelling units located on the same lot.
TRACT: An abutting group of lots developed for a use or uses which share common
facilities, e.g., off street parking, loading and driveways. A "tract" shall be considered a
single lot in the application of the requirements of this title.
TRANSIENT HOUSING: A community service shelter use owned and operated by a
nonprofit organization, as defined by section 501(c)(3) of the internal revenue code, as
amended, providing a temporary residence, for a period of not more than ninety (90)
days, for persons in need of emergency shelter and temporarily unable to pay for
housing. (See "community service - shelter", as defined in chapter 4, article A, "Use
Categories", of this title.)
TREE: Perennial woody plant with a single main stem (the trunk or bole) from which
branches and twigs extend to form a characteristic crown of foliage. "Trees" are
important features in permanent landscape planting, being used to define street edges,
to lessen heat island effects through shading, and by contributing pattern, color and
utility. Small trees generally attain a height at maturity of up to fifty feet (50'). Large trees
generally attain a height at maturity greater than forty feet (40'). See the list of
recommended "trees" for Iowa City, available through the city forester's office.
TRUCK TERMINAL FACILITY: A warehouse and freight movement use intended to
provide storage of truck trailers, and for the loading and unloading and temporary
storage of goods and materials.
UPPER FLOOR. A floor in a building containing habitable space that is located
above the ground floor.
UPZONING: The opposite of downzoning. (See definition of Downzoning.)
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USE: A purpose or activity for which land, structures, or a portion thereof, are
designed, occupied and maintained.
USE, ACCESSORY: See definition of Accessory Building/Use/Structure.
USE, PERMITTED: See definition of Permitted Use.
USE, PRINCIPAL: See definition of Principal Use.
USE, PROVISIONAL: See definition of Provisional Use.
UTILITY-SCALE GROUND-MOUNTED SOLAR ENERGY SYSTEM: A solar energy
system that is structurally mounted on the ground and is not roof mounted, and the
system's footprint is at least 1 acre in size. Utility-scale ground-mounted solar energy
systems may be used for both on-site and off-site consumption of energy.
UTILITY SUBSTATION FACILITY: An assemblage of equipment used for the purpose
of changing the strength, volume, or configuration of the utility flow from a bulk quantity
to smaller quantities to be used in the local distribution system. "Utility substation
facilities" include, but are not limited to, electric substations, gas regulator stations,
telecommunications switching and relay facilities, and water and sewer pumps or lift
stations. A "utility substation facility" is classified as a "basic utility use" for purposes of
this title.
VACATION: The process by which the city discontinues the use of a street, alley or
easement as a public way.
VARIANCE: A means of granting a property owner relief from certain provisions of this
title where, owing to special conditions, a literal enforcement of the provisions of this title
will result in unnecessary hardship, and so that the spirit of this title shall be observed
and substantial justice done. The authority to grant "variances" is vested in the board of
adjustment pursuant to the code of Iowa, as amended.
VEHICLE: Every device in, on or by which any person or property is or may be
transported or drawn upon a street or highway.
VEHICLE REPAIR USE: See "vehicle repair uses", as defined in chapter 4, article A,
"Use Categories", of this title.
VEHICLE STORAGE: A vehicle or portion thereof which is parked in the same
position for a period of forty eight (48) hours or more.
WALKABLE NEIGHBORHOOD. Areas that are pedestrian-oriented in nature, with
a highly interconnected network of streets, where bicycling and walking are
viable daily options because services, shopping, or food uses are within a short
walking distance of most dwellings.
WALKABILITY. The condition when an area is highly interconnected to other
areas and appeals to pedestrians for recreational walking or for walking to work,
transit, errands, shopping, or restaurants.
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WAREHOUSE AND FREIGHT MOVEMENT USE: See "warehouse and freight
movement uses", as defined in chapter 4, article A, "Use Categories", of this title.
WASTE RELATED USE: See "waste related uses", as defined in chapter 4, article A,
"Use Categories", of this title.
WING. A structure physically attached to, and smaller in footprint and height to,
the Main Body of a building.
WHOLESALE SALES USE: See "wholesale sales uses", as defined in chapter 4,
article A, "Use Categories", of this title.
YARD/COURTYARD, INTERIOR: An open area on a lot, which is bounded on at least
three (3) sides by the exterior walls of one or more buildings and is not open toward a
street-side lot line. An interior courtyard is not a side yard.
YARD, FRONT: The area on a lot between the street-side lot line(s) and a line drawn
parallel to and flush with the plane of any building facade of a principal building that
faces a street- side lot line. On lots with multiple buildings, there is no front yard
adjacent to buildings that are behind or surrounded by other buildings, such that there is
no facade directly facing the street.
YARD, REAR: On an interior lot, the rear yard is the area extending from one side lot
line to another side lot line and between the rear lot line and a line drawn parallel to and
flush with the plane of the rear building facade(s) of the principal building(s) on a lot. On
a corner lot, the rear yard is the area extending from the side lot line to the front yard
line that is opposite the side lot line and between the rear lot line and a line drawn
parallel to and flush with the plane of any building facade(s) of the principal building(s)
that faces a rear lot line. On a double fronting lot there is no rear yard.
YARD, SIDE: The area on a lot bounded by any facade of the principal building that
faces a side lot line and that same side lot line and excluding any area that is front yard,
rear yard, or interior courtyard.
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ZONING CODE INTERPRETATION PANEL: A staff panel designated by the City
Manager to interpret the provisions of this title in such a way as to carry out its intent
and purpose.
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ZONING MAP: The map delineating the boundaries of zoning districts, which, along
with the zoning text, comprises this title.
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ARTICLE C. SIGN DEFINITIONS
SECTION:
14-9C-1: Definitions
14-9C-1: DEFINITIONS:
As used in chapter 5, article B, "Sign Regulations", of this title, the following definitions
shall apply. The general definitions contained in article A of this chapter shall apply to all
terms used in chapter 5, article B of this title that are not defined in this section.
ANIMATED SIGN: Any sign or part of a sign which, through the use of moving
structural elements, flashing or sequential lights, lighting elements, or other automated
method, results in movement, or the appearance of movement.
AWNING SIGN: A building sign placed on the surface of an awning.
BALLOON: An inflatable bag filled with gas or hot air and displayed in such a way as
to attract attention to the premises on which it is located.
BANNER: A strip of flexible material, such as cloth, paper or plastic, securely fastened
on all corners to a building or structure.
BILLBOARD: An off premises sign on which poster panels or bulletins are mounted.
For purposes of this title, billboard signs are not considered freestanding signs or
monument signs.
BUILDING SIGN: Any sign attached to a building or to an appurtenance of a building
in any way.
CABINET SIGN: A sign constructed like a cabinet with a flat translucent face and
structural and lighting components located within the cabinet.
CANOPY SIGN: A building sign attached to or in any way incorporated with the face,
underside or roof of a canopy, marquee or any other similar building projection.
Extensions of a flat topmost roof past a building wall are not considered canopies for
purposes of this section.
14-9C
CHANGEABLE COPY/CHANGEABLE COPY SIGN: A sign, or part of a sign, such as
a reader board, where the copy is easily changed manually or by electronic means as
specified in chapter 5, article B, "Sign Regulations", of this title.
COMMON SIGN: A sign that serves two (2) or more uses.
DIRECTIONAL SIGN: A sign designed to guide or direct pedestrian or vehicular
traffic.
ELECTRONIC SIGN: A sign that displays a changing message through the use of an
electronically controlled and illuminated medium. An "electronic sign" is considered an
animated sign.
ENTRANCEWAY SIGN: A nonbuilding sign incorporated into or mounted on the face
of, or affixed above or below an entranceway arch that extends over a walkway or
driveway. Said sign type is intended to identify and direct traffic to a place, grounds, or
parking lot.
FASCIA SIGN: A single faced building sign parallel to or at an angle of not more than
forty five degrees (45°) from the wall of the building on which it is mounted. Such signs
do not extend more than one foot (1') out from vertical walls nor more than one foot (1')
out at the sign's closest point from nonvertical walls.
FLAG: A generally rectangular piece of fabric or vinyl displaying a name, insignia,
logo or emblem.
FREESTANDING SIGN: A sign supported by one or more uprights or braces firmly
and permanently anchored in or on the ground and not attached to any building or wall.
14-9C
FREESTANDING WIDE BASE SIGN: A freestanding sign in which the uprights or
braces are clad in a permanent material such that the entire base has a monolithic or
columnar line that maintains essentially the same contour.
HAZARDOUS SIGN: A sign which, because of its construction or state of disrepair,
may fall or cause possible injury to passersby, as determined by the city; a sign which,
because of its location, color, illumination or animation, interferes with, obstructs the
view of or is confused with any authorized traffic sign, signal or device; or a sign which
makes use of the words "stop", "go slow", "caution", "drive in", "danger" or any other
word, phrase, symbol or character in such a way as to interfere with, mislead or confuse
traffic.
IDENTIFICATION SIGN: A sign displaying the name, address, crest, insignia or
trademark, occupation or profession of an occupant of a building or the name of any
building on the premises.
ILLUMINATED SIGN: Any sign in which a source of light is used to make the
message readable. An "illuminated sign" need not be an electronic sign.
14-9C
INTEGRAL SIGN: A sign carved into stone, concrete or other building material or
made of bronze, aluminum or other permanent type of construction and made a part of
the building to which it is attached.
MASONRY WALL SIGN: An identification sign mounted on the face or inset into a
fence or wall constructed of masonry materials. Such identification sign or set of two (2)
signs shall identify one entity or one group of entities, such as identifying an office
research park or industrial park.
MONUMENT SIGN: A permanent sign, not attached to a building, which is mounted
low to the ground and does not exceed five feet (5') in height.
NONCONFORMING SIGN: A sign, other than a prohibited sign, that does not comply
with the regulations of the zone in which it is located by reason of these or any other
regulations adopted after the installation of the sign.
OBSOLETE SIGN: A sign, or any portion of a support for that sign, that advertises an
activity, business, product or service no longer conducted.
OFF PREMISES SIGN: A sign that directs attention to a use conducted off the lot on
which the sign is located.
ON PREMISES SIGN: A sign with the primary purpose of identifying or directing
attention to the lot on which the sign is located.
PAINTED WALL SIGN: A sign painted directly on an exterior surface of a building
other than the windows.
PARAPET SIGN: A fascia sign installed on a parapet or a parapet wall.
PERMITTED SIGN: A sign allowed in the zone in which it is listed, subject to
compliance with the requirements of the sign regulations.
PLASTIC TRIM CAP LETTERS: A three-dimensional channel letter with a plastic or
acrylic face affixed to the channel with a plastic trim piece.
POLITICAL SIGN: A sign promoting candidates seeking public office, a political issue
or containing other election information, such as "vote today". "Political signs" shall not
be considered off premises signs.
PORCHSIGN: A sign that is mounted on a porch parallel to the main facade,
pedestrian-scaled, and intended for viewing from the sidewalk.
14-9C
PORTABLE SIGN: A sign not firmly and permanently anchored or secured to either a
building or the ground and not expressly permitted in chapter 5, article B, "Sign
Regulations", of this title.
Example of a Porch Sign.
14-9C
POSTSIGN: A sign that is mounted on a porch parallel to the main facade,
pedestrian-scaled, and intended for viewing from the sidewalk.
14-9C
POSTER: A temporary sign on a card or sheet of paper, plastic or other similar
material.
PROHIBITED SIGN: A sign, other than a nonconforming sign, not permitted by this
title.
PROJECTING SIGN: A building sign extending more than one foot (1') out from the
wall of the building on which it is mounted. Subtypes include:
Banner: A fabric projecting sign located above the second floor windowsill and
below the bottom of the roofline cornice or roofline if no cornice exists.
Storefront: A projecting sign installed on the ground floor street-facing facade of a
building and located below the second floor windowsill.
Upper Level: A projecting sign made of solid durable materials located above the
second floor windowsill and below the bottom of the roofline cornice or roofline if no
cornice exists.
14-9C
PUBLIC ART: Any work of art exposed to public view from any street right of way
which does not contain any advertising, commercial symbolism, such as logos and
trademarks, or any representation of a product.
PUBLIC PLACE: Any public street, way, place, alley, sidewalk, square, plaza,
pedestrian mall or city owned right of way, or any other public property owned or
controlled by the city and dedicated for public use.
ROOF SIGN: A sign installed on or above a roof of a building and affixed to the roof.
SEASONAL DECORATION: A display, which does not constitute a sign, pertaining to
recognized national, state or local holidays and observances.
SIGN: Any structure or medium, including its component parts, visible to the public
from a street or public right of way and used or intended to be used to direct attention to
a business, product, service, subject, idea, premises or thing. "Signs" shall not include
buildings or landscaping. The term "sign" includes, but is not limited to, all reading
matter, letters, numerals, pictorial representations, emblems, trademarks, inscriptions
and patterns, whether affixed to a building or separate from a building. This definition
does not include public art, seasonal decorations and directional symbols on paved
surfaces.
SIGN FACE: The surface of the sign on which reading material, letters, numerals,
pictorial representations, emblems, trademarks, inscription or patterns are affixed.
14-9C
SIGN WALL: The wall of a building on which a sign is mounted, including elements of
the wall or any member or group of members which defines the exterior boundaries of
the side of the building on which the sign is mounted and which has a slope of forty five
degrees (45°) or greater with the horizontal plane.
SPINNER: A device shaped like a propeller and designed to rotate in the wind to
attract attention to the premises on which it is located.
SWINGING SIGN: A sign that, because of its design, construction, suspension or
attachment, is free to swing or move noticeably because of pressure from the wind.
TEMPORARY SIGN: Temporary signs are constructed of temporary materials, such
as paper, cardboard, wallboard or plywood, with or without a structural frame, and are
intended for a temporary period of display.
TIME AND TEMPERATURE SIGN: A projecting identification sign that shows the
current time and temperature in an electronic, changeable copy format in a manner
similar to the following illustration:
WALL MURAL PAINTED SIGN: An identification sign painted directly on an alley wall
or on a nonstreet-facing building wall that contains the main entrance to a business and
is incorporated into a larger painted mural.
WINDOW SIGN: A sign affixed to a window, embedded in a window, or hanging
adjacent to a window and obviously intended to be viewed by the public through the
window. This type of sign is designed to be more permanent in nature and is intended to
be displayed for an extended and indeterminate period of time. This definition does not
include merchandise or product displays, posters, temporary signs painted on windows
or other temporary signs. (Ord. 16-4685, 11-15-2016)
15-2-1
TITLE 15. LAND SUBDIVISION
CHAPTER 2: PLATS AND PLATTING PROCEDURES
15-2-1: Concept Plan
15-2-2: Preliminary Plat
15-2-3: Final Plat
15-2-1: CONCEPT PLAN:
A. Applicability: Whenever the owner of any tract or parcel of land within the corporate limits
of the city or within two (2) miles thereof wishes to make a subdivision of the same, the owner or
the owner's representative shall submit a concept plan to the department of plan ning and
community development for review prior to submission of a preliminary plat.
B. Submission Requirements: The concept plan must include the following information:
1. The proposed layout of streets, lots, location of stormwater facilities, and open space.
2. General topography, based on existing topographic maps or other resources. The
property is not required to be surveyed at the concept plan stage.
3. Approximate footprints of any existing aboveground manmade features located on the
subject property, including buildings and other structures, streets, sidewalks, etc.
4. Surrounding land uses and approximate location of building footprints on abutting
properties.
5. Sensitive features, including streams, wooded areas, known wetlands or potential
wetlands, known archeological sites, etc.
6. Other necessary information pertaining to the existing conditions of the property, as
requested by the city.
C. Review oOf Concept Plan:
1. Upon receipt of a concept plan the department of Neighborhood and Development
Services planning and community development shall review the concept plan in the context of
the standards of this title, other requirements of this code, and comprehen sive plan policies, and
will have the discretion to solicit comments from other city departments.
2. The dDepartment of planning and community developmentNeighborhood and
Development Services will provide general written comments to the applicant within twenty (20)
business days of receipt of the concept plan based on the information submitted by the
applicant. These comments are intended to provide guidance to the applicant in preparing the
preliminary plat and are not to be construed as comprehens ive with regard to compliance with
this code.
3. The preliminary plat shall not be filed until said written comments regarding the concept
plan are provided to the applicant. (Ord. 08-4313, 8-26-2008)
15-2-2
15-2-2: PRELIMINARY PLAT:
A.Submission Required; Waiver:
1.After conferring with the Ddepartment of Neighborhood and Development Services
planning and community development on the concept plan, the owner or owner's representative
shall submit to the city clerk twelve (12) copies same Department of a a preliminary plat and
supporting materials on application forms as provided by the City for consideration. This
submission must include accurate and complete information as set forth in subsection B of this
section.
2.The cCity mManager or designee(s) will check the application for accuracy and
completeness. A "complete application" shall mean the following:
a.A plat with accurate measurements and dimensions and easements identified; and
b.All information as specified in subsection B of this section, has been submitted.
3.The applicant will be notified of deficiencies and/or discrepancies or if an application is
incomplete. If an application is found to be incomplete, the cCity will inform the applicant and
reserves the right to discontinue staff review until a complete and accurate application is filed.
The start date for any applicable time limitations for the application under review will be the date
when a complete application is submitted.
4.The cCity may waive submission of the preliminary plat if the final plat includes all the
requirements of the preliminary plat.
B.Plat Specifications aAnd Accompanying Information:
1.The preliminary plat shall be drawn to the scale of one inch to fifty feet (1" = 50');
however, if the resultant drawing would be larger than twenty four inches by thirty six inches
(24" x 36"), the plat shall be submitted at a scale of one inch to one hundred feet (1" = 100'). In
addition, a digital version of the plat must be submitted as per cCity specifications. Each plat
must include the following information:
a.Legal description, acreage and name of proposed subdivision.
b.Name(s) and address(es) of owner(s) and subdivider.
c.Names of the persons who prepared the plat, owner's attorney, representative or
agent, if any, and date of preparation.
d.North point and graphic scale.
e.Contours at five foot (5') intervals or less.
f.Locations of existing lot lines, streets, public utilities, water mains, sanitary sewers,
storm sewers, drainpipes, culverts, watercourses, bridges, railroads, buildings, stormwater
detention facilities and any other public improvements in the proposed subdivision.
g.The existing streets and cCity utilities on adjoining properties.
h.Layout of proposed blocks (if used) and lots, including the dimensions of each, and the
lot and block number in numerical order. For lots where the lot width is different from the lot
frontage, the lot width must be indicated on the plat.
i.Location of any proposed outlot(s), identified with progressive letter designations, and
the purpose of said outlot(s) clearly specified on the plat.
15-2-2
j. Proposed location of clustered mailboxes.
k. Location and widths, other dimensions and names of the proposed streets, alleys,
roads, utility and other easements, parks and other open spaces or reserved areas.
l. Grades of proposed streets and alleys.
m. A cross section of the proposed streets showing the roadway locations, the type of
curb and gutter, the paving and sidewalks to be installed.
n. The proposed layout and size of water mains and sanitary sewers.
o. Proposal for drainage of the land, including proposed storm sewers, ditches, swales,
bioswales, rain gardens, culverts, bridges, stormwater management facilities and other
structures.
p. A signature block for endorsement by the cCity cClerk certifying the cCity cCouncil's
approval of the plat.
q. Where the area is subject to Article 14-2H (Form-Based Zones and Standards), the
following shall be identified on the preliminary plat:
(1) Proposed design sites (if used), including the dimensions of each. For design sites
where the design site width is different from the design site frontage, the design site
width must be indicated on the plat.
(2) Proposed thoroughfare types (14-2H-9) and the dimensions for each street, sidewalk,
alley, or passage.
(3) Proposed civic space types (14-2H-5) for each public or private civic space. and
(4) Proposed building types (14-2H-6) for each lot and design site.
(5) Notation that all stubs are to connect with future thoroughfares on adjoining property
and shall be designed to appropriately transition, and that that specified civic space and
building types may be substituted with other civic space and building types in
compliance with Article 14-2H (Form-Based Zones and Standards) during the site plan or
building permit process.
2. The preliminary plat shall be accompanied by the following information:
a. A location map with north point showing an outline of the area to be subdivided.
b. A grading plan, including proposed methods for the prevention and control of soil
erosion, pursuant to the grading ordinance, title 17, chapter 8 of this code.
c. If access to state routes is proposed, the plat must be submitted to the Iowa
dDepartment of tTransportation for review. Comments from the Iowa dDepartment of
tTransportation must be submitted with the proposed plat.
d. For properties containing regulated sensitive features as specified in title 14, chapter
5, article I of this code, a sensitive areas development plan must be submitted as set forth in
title 14, chapter 5, article I of this code.
C. Fees: A fee shall be paid at the time ofthe preliminary plat application or any combination
of preliminary plats and/or plans are applied for is submitted to the cCity clerk, in the amount
established by resolution of the cCity cCouncil.
15-2-2
D. Review oOf Plat; Approval Or Disapproval:
12. The dDepartment of Neighborhood and Development Services planning and
community development shall distribute said copies to the appropriate cCity departments for
review as designated by the cCity mManager.
23. Said designee(s) shall examine the plat and application to ensure compliance with the
requirements of this title, other relevant provisions of this code, comprehensive plan policies and
with state law. Upon completion of examination, the dDepartment of Neighborhood and
Development Services planning and community development shall forward a written report,
including recommendations, to the pPlanning and zZoning cCommission. No plat shall be
forwarded to the pPlanning and zZoning cCommission with more than six (6) deficiencies.
4. Following staff evaluation, the owner or owner's representative must submit ten (10)
revised copies of the plat as requested by the City for distribution to the pPlanning and zZoning
cCommission.
5. The Ccommission shall study the revised preliminary plat, review the application of the
owner and review the report from the dDepartment of planning and community
developmentNeighborhood and Development Services.
56. The cCommission shall recommend approval or disapproval of the plat within forty five
(45) calendar days of the date the cCity receives a complete application, or the preliminary plat
shall be deemed to be approved by the cCommission. The owner or owner's representative
may, however, agree to an extension of time.
6. Following staff evaluation, the owner or owner's representative shall submit
copies of the revised preliminary plat as requested by the City with the signatures of the
surveyor and the respective utility companies to the City Clerk.
7. After receipt of the recommendation of the cCommission or after the time of any
extension has passed, the cCity cCouncil shall, by resolution, approve or disapprove the
preliminary plat.
E. Effect Of Approval: Approval of a preliminary plat by the cCity cCouncil does not constitute
approval of the subdivision but merely authorizes the subdivider to proceed with the preparation
of the final plat. In the event the cCity cCouncil approves the preliminary plat and the final plat
submitted does not materially and substantially deviate from the preliminary plat and if
inspection by the cCity reveals that all plans and specifications for construction of
improvements, as required by the Ccity, have been met, the final plat shall be approved by the
cCity cCouncil. Approval of the preliminary plat shall be effective for a period of twenty four (24)
months unless, upon written request of the owner or subdivider, the cCity cCouncil, by
resolution, grants an extension of time. If the final plat is not filed with the cCity cClerk within
twenty four (24) months, all previous actions of the cCity cCouncil with respect to the plat shall
be deemed null and void.
15-2-3
15-2-3: FINAL PLAT:
A. Submission Required:
1. After approval of a preliminary plat or if the requirement for preliminary plat has been
waived by the cCity cCouncil, the owner or owner's representative shall submit to the city clerk
twelve (12) copies of file with the Department of Neighborhood and Development Services an
application for final plat approval on a form provided by the City, along with athe final plat for
reviewand supporting materials set forth below for review on application forms provided by the
City. Said final plat must be submitted to the cCity clerk within twenty four (24) months of
approval of the preliminary plat, unless an extension has been approved by the cCity cCouncil.
This submission must include accurate and complete information as set forth in subsections B
and C of this section.
2. The dDepartment of Neighborhood and Development Services planning and community
development will check the application for accuracy and completeness. A "complete application"
shall mean the following:
a. A final plat with accurate measurements and dimensions, and with easements
correctly identified;
b. An accurate legal description;
c. All required legal documents and accompanying instruments as specified in
subsections B and C of this section;
d. Construction plans according to the specifications of the Ccity eEngineer.
3. The applicant will be notified of deficiencies and/or discrepancies or if an application is
incomplete. If an application is found to be incomplete, the cCity will inform the applicant and
reserves the right to discontinue staff review until a complete and accurate application is filed.
The start date for any applicable time limitations for the application under review will be the dat e
when a complete application is submitted.
4. Upon approval by the cCity, a final plat may include only a portion of the development
illustrated on the preliminary plat if that portion can function as a separate development,
including access and utilities, and if no essential public infrastructure extensions are delayed.
Whether or not said infrastructure is essential in nature shall be determined by the cCity.
5. The applicant shall note any variations from the approved preliminary plat. Requests for
minor changes that do not constitute substantive changes may be approved administratively
without requiring an amendment to the preliminary plat. Substantive changes, including, but not
limited to, the layout and location of streets, lots, and outlots, changes to the proposed uses of
the various lots and outlots, and other similar changes that would result in a substantive change
to the character of the subdivision may result in the necessity to file an amended preliminary
plat.
B. Specifications: The final plat shall meet the following specifications:
1. The plat shall be drawn to the scale of one inch to fifty feet (1" = 50'); provided, however,
if the resultant drawing would be of larger dimension than twenty four inches by thirty six inches
(24" x 36"), the plat shall be submitted at a scale of one inch to one hundred feet (1" = 100').
2. Twelve (12) prints of Tthe final plat shall be submitted showing the following information:
15-2-3
a. Accurate property boundary lines, with dimensions and bearings or angular
dimensions, which provide a land survey of the tract, closing with an error of not more than one
foot (1') in ten thousand feet (10,000').
b. Accurate references to known permanent monuments, giving the bearing and distance
from some corner of a lot or block in the cCity to some corner of the congressional division of
which the cCity or the addition thereto is a part.
c. Accurate locations of all existing and recorded streets intersecting the property
boundaries of the tract.
d. Accurate legal description of the property boundaries.
e. Street names and street right of way widths.
f. Complete curve notes for all curves included in the plat.
g. Street centerlines with accurate dimensions in feet and one-hundredths of feet with
bearings or angular dimensions to street, alley and lot lines.
h. Lot numbers and lot line dimensions. For lots where the lot width is different from the
lot frontage, the lot width must be indicated on the plat.
i. Block numbers, if used.
j. Accurate dimensions for any property to be dedicated or reserved for public, semipublic
or community use.
k. Location, type, material and size of all markers.
l. Name and street address of the owner and subdivider.
m. Name and street address of owner's or subdivider's attorney, names of persons who
prepared the plat and the date of preparation.
n. North point, scale and date.
o. Certification of the accuracy of the plat by a registered land surveyor of the state.
p. Location and width of easements for utilities.
q. Certification by the utility companies that utility easements are properly placed for the
installation of utilities.
r. A signature block for endorsement by the Ccity cClerk certifying the cCity cCouncil's
approval of the plat.
s. A note on the plat stating:
Notes on this plat are not intended to create any vested private interest in any stated use
restriction or covenant or create any third party beneficiaries to any noted use restriction or
covenant.
3. The applicant shall submit a digital version of the final subdivision plat as part of the
application process. Once the final subdivision plat has been approved by the Ccity Ccouncil, a
final copy of the digital version of the plat shall be submitted to the Department of Public
Workscity engineering department. Said final digital copy shall be compatible with the Johnson
County geographic information system and city of Iowa City mapping system. Specific formats,
15-2-3
procedures, and methods needed to meet this requirement will be updated as changes in
technology occur.
C. Accompanying Documents: The final plat shall also be accompanied by the following
documents:
1. Owner's Statement: An acknowledged statement from the owner and the owner's
spouse, if any, that the subdivision as it appears on the plat is with their free consent and is in
accordance with the desires of the proprietor and the proprietor's spouse. This statement may
include the dedication to the public.
2. Dedications: Dedication of streets and other public property, including perpetual
easements for the installation, operation and maintenance of cCity utilities.
3. Mortgage Holder's Oor Lien Holder's Statement: An acknowledged statement from
mortgage holders or lien holders that the plat is prepared with their free consent and in
accordance with their desire, as well as a release of mortgage for any areas dedicated to the
public.
4. Encumbrance Certificates: If there is no consent from the mortgage holders or lien
holders as specified in subsection C3 of this section, and if the land being platted is
encumbered in the manner set out in the code of Iowa, as amended, a certificate shall be filed
with the Johnson Ccounty rRecorder showing an encumbrance bond in an amount double the
amount of the encumbrance and approved by the recorder and clerk of the district court. The
bond shall run to the county for the benefit of the purchasers of the land subdivided.
5. Attorney's Opinion: An opinion from an attorney at law showing that the fee title is in the
owner and that the land platted is free from encumbrance or if encumbered, listing the
encumbrances and the bonds securing the encumbrances.
6. Construction Plans: A complete set of construction plans for all public improvements,
meeting Ccity specifications, must be submitted to the Ccity Eengineer's office.
7. County Treasurer's Certificate: A certified statement from the Ccounty tTreasurer that
the land being platted is free from taxes.
8. County Auditor's Certificate: A certified statement from the Ccounty Aauditor approving
of the name or title of the subdivision as succinct and unique to Johnson County.
9. Subdivider's Agreement:
a. An agreement executed by the subdivider which agrees, as a covenant running with
the land, that the Ccity shall not issue a building permit for any lot in the subdivision until the
subdivider installs the public improvements, except sidewalks, according to plans and
specifications approved by the Ccity Eengineer and until the cCity eEngineer approves
subdivision erosion control measures. If the subdivider desires a building permit prior to
installing the improvements, the owner must deposit with the cCity fFinance dDepartment an
escrow equal to the cost of improvements plus ten percent (10%) thereof in cash or an
irrevocable letter of credit payable to the cCity in a form approved by the cCity aAttorney. At the
cCity's discretion, this escrow may be divided by the number of lots in the subdivision and
collected on a per lot basis prior to the issuance of a building permit. Subdivider must further
agree, as a covenant running with the land, that subdivider will install sidewalks abutting each
lot in the subdivision as set forth in this title, that the obligation to install the sidewalks remains a
lien on the lots abutting the sidewalk until released by the cCity and that, in the event subdivider
fails to install the sidewalks, the cCity may install the sidewalks and assess the total cost against
15-2-3
the property without meeting the requirements of notice, benefit or value required by state law
for assessing improvements.
b. The subdivider's agreement shall state that the subdivider, including its grantees,
assignees and successors in interest, agrees that public services, including, but not limited to,
street maintenance, snow and ice removal and solid waste collection, will not be extended to
such subdivision until the pavement is completed and accepted by the cCity cCouncil by
resolution.
c. The subdivider's agreement shall state:
Plat notes and surveyor's notes on plats serve to provide notice of how a subdivision is
expected to develop. Said notes are not intended to create any vested private interest in any
stated use restriction or covenant, or create any third party beneficiaries to any no ted use
restriction or covenant. The City reserves the right, in its sole discretion, subject to any
applicable public notice and approval process required by law, to alter or amend any plat note,
or to sell or vacate any right-of-way, street, alley, park, easement, open area or other land set
apart and dedicated for public use within the plat. The City further reserves the right, upon
request of the owner or successor in interest, to vacate the plat and/or relocate any easement,
alter lot boundaries or allow said land to be replatted subject to any applicable public notice and
approval process required by law.
d. The subdivider's agreement may include other conditions peculiar to the subdivision
as allowed by law.
10. Iowa Department oOf Transportation Permits: Approved IDOT permits must be
submitted, if required.
11. Neighborhood Plan: Where subject to Article 14-2H (Form-Based Zones and
Standards), a Neighborhood Plan shall be submitted that complies with the standards in
14-2H-1E (Neighborhood Plan) and includes the full geographic scope of the area being
platted.
D. Review; Approval oOr Disapproval:
1. Upon the filing of the final plat as set forth above, the city clerk Department of
Neighborhood and Development Services shall submit eleven (11) copies of the final plat and
the application to the department of planning and community development.
2. The department of planning and community development shall distribute said copies of
the final plat and the application to the appropriate cCity departments for review as designated
by the cCity mManager.
32. Said designee(s) shall examine the application, the plat, the construction plans, and the
legal documents to ensure compliance with the requirements of this code, state law, and the
preliminary plat.
43. The costs of engineering examination of final plat and construction plans shall be paid
by the subdivider and shall be the actual costs of the engineering examination and review as
incurred by the cCity.
54. Upon completion of said review staff shall recommend approval or disapproval of the
plat within forty five (45) calendar days of the date the Ccity received a complete application, or
the final plat shall be deemed to be approved by the staff. The owner or subdivider may,
however, agree in writing, to an extension of time.
15-2-3
65. Following staff evaluation, the owner or owner's representative shall submit a digital
version, a transparent reproducible copy and eight (8) prints of copies of the revised final plat as
requested by the City with the signatures of the surveyor and the respective utility companies to
the cCity cClerk.
76. After receipt of the recommendation of the staff or after the time of any extension, the
Ccity cCouncil shall, by resolution, approve or disapprove the final plat. The cCity cCouncil must
take action on the final plat within sixty (60) calendar days of submission of a complete
application for a final plat to the cCity cClerk. If the cCity cCouncil does not approve or
disapprove the plat within sixty (60) calendar days, the final plat shall be deemed approved. The
owner or subdivider may, however, agree in writing, to an extension of time.
15-3-1
TITLE 15. LAND SUBDIVISION
CHAPTER 3: DESIGN STANDARDS AND REQUIRED
IMPROVEMENTS
15-3-1: General Requirements
15-3-2: Streets aAnd Circulation
15-3-3: Sidewalks, Trails, And Pedestrian Connections
15-3-4: Layout oOf Blocks And Lots
15-3-5: Neighborhood Open Space Requirements
15-3-6: Energy aAnd Communications Distribution Systems
15-3-7: Sanitary Sewers
15-3-8: Stormwater Management
15-3-9: Water Systems
15-3-10: Clustered Mailboxes
15-3-11: Markers
15-3-12: Specifications
15-3-13: Inspections
15-3-14: Off Site Costs fFor Public Improvements
15-3-1: GENERAL REQUIREMENTS:
A. Design of the subdivision shall comply with the standards of this chapter, provide for the
orderly growth and development of the city, demonstrate consistency with the Iowa City
comprehensive plan and any specific adopted district plans, and take into consideration the
natural features of the site and patterns of adjacent development.
B. The subdivider of property shall be responsible for constructing all public improvements
associated with the proposed subdivision according to this code, unless exempted from such
requirements according to the provisions herein.
C. "Public improvements", as defined in this title, shall be constructed and installed according
to the standards established by the city. Copies of said standards are on file in the office of the
city engineer. (Ord. 08-4313, 8-26-2008)
15-3-2
15-3-2: STREETS AND CIRCULATION:
A. Connectivity oOf Streets, Sidewalks, And Trails: Subdivisions shall provide for
continuation and extension of arterial, collector and local streets, sidewal ks and trails in
accordance with the following standards:
1. Arterial streets must be located and extended in general accordance with the JCCOG
Metropolitan Planning Organization of Johnson County arterial street plan and Iowa City
comprehensive plan.
2. All streets, sidewalks, and trails should connect to other streets, sidewalks, and trails
within the development, and to the property line to provide for their extension to adjacent
properties. Each subdivision must contribute to the larger interconnected street pattern of the
city to ensure street connectivity between neighborhoods, multiple travel routes resulting in the
diffusion and distribution of traffic, efficient routes for public and emergency services, and to
provide direct and continuous vehicular and pedestrian travel routes to neighborhood
destinations.
3. The road system shall be designed to permit the safe, efficient, and orderly movement of
vehicular and pedestrian traffic; to meet the needs of the present and future population served;
to have a simple and logical pattern and allow that pattern to continue through adjacent
properties; and to respect natural features and topography.
4. Use of cul-de-sacs and other roadways with a single point of access should be avoided.
Cul-de-sacs will be considered where it can be clearly demonstrated that environmental
constraints, existing development, access limitations along arterial streets, or other unusual
features prevent the extension of the street to the property line or to interconnect with other
streets within or abutting the subdivision.
5. Where the area is subject to Article 14-2H (Zones and Standards), thoroughfares are to
create walkable neighborhoods with redundant routes for vehicular, bicycle and
pedestrian circulation. The arrangement of thoroughfares shall provide for the alignment
and continuation of existing or proposed thoroughfares into adjoining lands where the
adjoining lands are undeveloped and intended for future development, or where the
adjoining lands are undeveloped and include opportunities for such connections.
(1) Thoroughfare rights-of-way shall be extended to or along adjoining property
boundaries to provide a roadway connection or thoroughfare stub for development, in
compliance with 15-3-4 (Layout of Blocks and Lots), for each direction (north, south,
east, and west) in which development abuts vacant land.
(2) All stubs for thoroughfares are to connect with future thoroughfares on adjoining
property and be designed to transition appropriately.
B. Minimum Access Standards: Adequate street access to an area or neighborhood is
required as part of subdivision approval or prior to the approval of additional subdivision lots.
The standards in this subsection are intended as minimum standards in areas where
connectivity is limited by topography, previous development patterns, or other unusual features
and shall not be used as a means of circumventing the street connectivity standards set forth in
subsection A of this section. The following guidelines will be used by the city in determining
whether additional street access is a prerequisite to additional lots or developable parcels being
approved by the city.
1. Additional access may be required if a proposed development will result in any portion of
a street that provides a single means of access to an area being overburdened with traffic.
15-3-2
"Overburdened" shall be defined as a projected volume which exceeds the midpoint design
volume as follows:
a. Local street: Five hundred (500) vehicles per day.
b. Collector street: Two thousand five hundred (2,500) vehicles per day.
2. Projected traffic volumes shall be determined by using the most recent average daily
traffic count when available, and adding it to projected traffic generation as determined by the
city. In the absence of a recent traffic count, projected traffic volumes shall be calculated by
using projected traffic generation for both existing and proposed development.
3. Additional means of access may also be required if any of the following conditions exist
or will exist if additional lots or developable parcels are approved:
a. There are physical features that may increase the probability of blockages along the
single means of access to the development. These physical features include, but are not limited
to: slopes eight percent (8%) or greater; floodplains as designated by the federal emergency
management agency; a bridged or culverted roadway; trees adjacent to the roadway with trunk
diameter greater than four inches (4"); a grade separated highway; or a railroad.
b. The existing access is insufficient to provide efficient, safe, and/or cost effective routes
for the provision of public and emergency services for the proposed development.
c. The street, which provides a single means of access to the area, is a local or collector
street along which there are existing or proposed facilities that may increase the probability of
pedestrian-motor vehicle conflicts. These facilities include, but are not limited to, schools,
daycare centers and parks.
d. There are land uses located along the subject street that serve special populations,
which may increase the volume of emergency vehicle trips. These uses include, but are not
limited to, adult daycares, facilities serving elderly persons, or persons with disabilities.
4. For a situation requiring additional means of access based on the above criteria, a single
means of access may be permitted as a temporary condition. A temporary condition is one in
which there is secured, written assurance from the private subdivider that the road, which will
provide the necessary access, will be constructed within three (3) years of development or,
alternatively, said access is scheduled for construction no later than the third year of the then
current capital improvements program of the city.
C. Street Types:
1.Table 15-1, "Standards For Street Rights Of Way", of this section provides a summary of
various street types. The information in this table is intended to provide guidance for the design
of the street network within a subdivision, except for those subdivisions regulated by Article
14-2H (Form-Based Zones and Standards). When designing a subdivision, street types
should be chosen based on the intended function of the street and anticipated level of traffic.
The Ccity will review the proposed streets and determine the appropriate street type based on
the factors set forth in this section.
15-3-2
TABLE 15-1: STANDARDS FOR STREET RIGHTS OF WAY
Minimum Right
oOf Way Width Pavement
Width Number
Travel Lanes Parking Maximum Grade Sidewalk
Width
Residential alley/ rear lane 20 feet 16 feet 2 No 12% n/a
Commercial alley/ rear
lane
20 feet
minimum/ varies
20 feet/varies 2 No 10% n/a
Loop street1 100 feet
minimum/ varies
22 feet 1 shared Yes, on
1 side
10% 4 feet
residential side
of street only
Low volume cul-de-sac2 50 feet 22 feet 1 shared Yes, on
1 side
10% 4 feet both
sides
Cul-de-sac 60 feet 26 or 28 feet 2 Yes3 10% 5 feet both
sides
Local residential street 60 feet 26 or 28 feet 2 Yes3 12% 5 feet both
sides
Local
commercial/industrial
street
60 feet 28 feet 2 Yes 8% 5 feet both
sides
Collector street (all land
uses)
66 feet 31 feet 2 Yes 10% for residential;
8% for commercial
or industrial
5 feet both
sides
Collector street with bike
lanes
66 feet 34 feet 2 No 8 % 5 feet both
sides
2 lane arterial street 100 feet
minimum
31 feet 2 No 8 % 8 feet one
side/5 feet one
side
Arterial street with bike
lanes
100 feet
minimum
34 feet 2 No 8 % 8 feet one
side/5 feet one
side
15-3-2
4 lane arterial street 100 feet
minimum
54 feet/ varies
depending if
median is
included
4 No 8 % 8 feet one
side/5 feet one
side
Arterial street with parking 100 feet
minimum; more
may be required
depending on
parking
configuration
Varies, based
on number of
lanes and
whether parking
is parallel or
angled
2 Yes 8 % 8 feet one
side/5 feet one
side
3 lane arterial street 100 feet
minimum
46 feet/varies
depending if
median is
included
3 No 8 % 8 feet one
side/5 feet one
side
Notes:
1. Loop streets provide access for 12 or fewer dwellings.
2. Low volume cul-de-sacs provide access to 10 or fewer single-family dwellings.
3. For residential streets with less than 28 feet of pavement width, parking is restricted to one side.
15-3-2
2. Where a subdivision is regulated by Article 14-2H (Form-Based Zones and Standards),
streets shall meet the following thoroughfare standards.
a. Thoroughfares shall conform with allowed thoroughfare types and shall comply with
14-2H-9 (Thoroughfare Type Standards).
b. Thoroughfares that pass from one Form-Based Zone to another may transition in their
streetscape along the thoroughfare's edges. For example, a thoroughfare in a more
urban zone (e.g.,T4 Main Street) with commercial uses may have wide sidewalks with
trees that transitions to narrower sidewalks with a planting strip in a less urban zone
(e.g., T4 Neighborhood Medium) with residential uses.
c. Thoroughfares shall substantially comply with the Form-Based Code Future Land Use
map in the comprehensive plan. Variations from the future land use map may be
approved for thoroughfares where sensitive areas are present, or where the following
standards are met:
(1) Thoroughfare types may be substituted with other thoroughfare types allowed by the
zone, except for the following streets: South Gilbert Street, Sand Road SE, McCollister
Boulevard, Sycamore Street, Sycamore Street SE, and Lehman Avenue.
(2) The alignment of thoroughfares may change where connections to existing street
stubs are retained, the new alignment complies with 15-3-4 (Layout of Blocks and Lots),
and single-loaded streets continue to abut civic or open space.
(3) A Passage (14-2H-9L) may replace another thoroughfare type shown on the Form-
Based Code Future Land Use map where all affected design sites retain direct street or
alley access. A Passage may be removed or replaced by another thoroughfare type
where all abutting design site(s) retain direct street access.
(4) An Alley (14-2H-9K) may be added in compliance with 15-3-4 (Layout of Blocks and
Lots). An Alley may be removed from locations identified on the Form-Based Code
Future Land Use map where the Alley is not in a T4MS zone and all design sites abutting
the Alley have direct street access to a street other than the following: McCollister
Boulevard and South Gilbert Street.
D. Dedication oOf Right Of Way: Land shall be dedicated to the city for all public street rights
of way within the development and for any public street right of way that is needed for streets
that abut or will abut the development.
E. Measurements aAnd Construction Standards:
1. All right of way improvements must be designed and constructed according to the
design and construction standards established by the city. Said standards are on file in the
office of the city engineer.
2. All street widths shall be measured back of curb to back of curb.
3. The minimum outside radius of the pavement of cul-de-sac bulbs and loop streets is
thirty nine feet (39'). A center median is required at the center of the cul-de-sac bulb with a
minimum radius of eleven feet (11'). For loop streets a median is also required with a minimum
width of thirty feet (30'). In residential areas, center medians for cul-de-sacs and loop streets are
required to be landscaped to at least the S1 standard as described in title 14, chapter 5, article
F, "Screening And Buffering Standards", of this code. The subdivider's agreement shall
designate and set forth procedures for property owners or a homeowners' association to
15-3-2
maintain the landscaped area within the center median of loop streets and cul-de-sacs. Said
instrument shall provide that if said services are not provided as required therein, the city shall
have the right to perform said services, and the cost thereof shall be a lien and charge against
all of the subject lots.
F. Street Intersections:
…
G. Traffic Calming Features:
…
H. Street Names:
…
I. Private Streets:
…
J. Cost Sharing For Pavement Overwidth:
...
K. Cost Sharing For Street Upgrades:
…
15-3-3
15-3-3: SIDEWALKS, TRAILS, AND PEDESTRIAN CONNECTIONS:
Public sidewalks, trails, and pedestrian connections shall be constructed in the public right of
way according to the following standards:
A.Sidewalks, trails, and pedestrian connections shall be constructed according to city
standards. Said standards are on file in the office of the city engineer.
B.Five foot (5') wide concrete sidewalks must be constructed along both sides of all local
and collector streets, except for connections to existing sidewalks as provided in su bsection D
of this section. For low volume and loop streets, as described in table 15-1 of section 15-3-2 of
this chapter, the required sidewalk width may be reduced to four feet (4').
C.Along arterial streets, a five foot (5') sidewalk is required on one side of the street and an
eight foot (8') sidewalk on the other side, except as allowed in subsection D of this section. The
city will determine on which side of the street the eight foot (8') sidewalk will be placed. When an
eight foot (8') sidewalk is required, the city, at its discretion, will either pay for the excess
pavement required for the developer to install an eight foot (8') sidewalk rather than a five foot
(5') sidewalk, or collect the estimated cost of the five foot (5') sidewalk from the developer and
apply said cost to construction of an eight foot (8') sidewalk by the city. Any payment of excess
pavement costs by the city shall be pursuant to state law.
D.In cases where the proposed sidewalk provides a connection between existing sidewalks
that are less than the required width, the proposed sidewalk may be constructed to match the
width of the adjacent sidewalks. However, this modification is not allowed in cases where one
end of the proposed sidewalk will provide a connection to future sidewalks for new
development. In such a case, the sidewalk should be tapered to provide a transition between
differing sidewalk widths. The city will determine where along the street the transition should
occur.
E.All sidewalks and trails must connect to other sidewalks and trails within the development
and to the property line to provide for their extension to adjacent properties.
F.The subdivider will be responsible for the construction of a public sidewalk along the
frontage of private open space, public open space required to be dedicated to the city according
to title 14, chapter 5, article K, "Neighborhood Open Space Requirements", of this code and
along the frontage of other outlots as necessary for a continuous sidewalk system to be created.
G.In residential subdivisions, blocks longer than six hundred feet (600') must have midblock
pedestrian connections between adjacent streets, unless said connection is deemed to be
unnecessary and is waived by the city. At the time of subdivision, these connections mus t be
platted as minimum fifteen foot (15') wide easements; if the connecting sidewalk is greater than
five feet (5') in width, the easement must be at least twenty feet (20') wide. Within this easement
a sidewalk must be constructed to city standards that is equal in width to the sidewalks to which
it provides a connection. If the midblock sidewalk connects to sidewalks of two (2) different
widths, the midblock sidewalk must be equal in width to the wider sidewalk. The area and
sidewalk within the pedestrian easement must be maintained by adjacent property owners
according to the subdivider's agreement in a manner similar to maintenance requirements for
public sidewalks.
H.Where a trail extension, as identified in the comprehensive plan or an adopted t rails plan,
is located on the subject property, the city may require an easement or alternatively, may
require dedication of an outlot for the trail. Construction of the trail or portion of a trail may also
be required in instances where said trail or portion of a trail primarily serves the needs of the
proposed subdivision/development. In this situation, the trail will be treated as a public
15-3-3
improvement. Dedication of land for a trail extension shall count toward the open space
requirement for the development, provided said land is consistent with the standards for open
space as set forth in title 14, chapter 5, article K of this code and provided said land dedication
is acceptable to the city. (Ord. 08-4313, 8-26-2008)
15-3-4
15-3-4: LAYOUT OF BLOCKS AND LOTS:
A. Blocks:
1. Blocks should be limited in size and be laid out in a pattern that ensures the connectivity
of streets, provides for efficient provision of public and safety services, and establishes efficient
and logical routes between residences and nonresidential destinations and public gathering
places.
2. Block Lengths
a. Except as required by Article 14-2H (Form-Based Zones and Standards), Tto provide
multiple travel routes within and between neighborhoods, block faces along local and collector
streets should range between three hundred (300) and six hundred feet (600') in length and for
residential subdivisions have a width sufficient to accommodate two (2) tiers of lots. Longer
block faces may be allowed in cases of large lot commercial, industrial, or rural residential
development, or where topography, water features, or existing development prevents shorter
block lengths, although midblock pedestrian connections may be required (see section 15-3-3 of
this chapter). Block faces are measured from centerline to centerline.
b. Where the area is subject to Article 14-2H (Form-Based Zones and Standards), the
block network shall substantially comply with the Form-Based Code Future Land Use
map in the Comprehensive Plan and shall meet the following standards:
(1) Individual block lengths and the total block perimeter shall comply with the standards
in Table 15-3-4A-1 (Block Size Standards). Where a block contains multiple Form-Based
Zones, the most intense zone is to be used to establish the standards for block size.
Blocks may exceed the maximum allowed length if a compliant Passage (14-2H-9L) is
provided to break up the block.
Table 15-3-4A-1: Block Size Standards
Zone Length (max.) Length (max.) With
Passage1
Perimeter
Length
Perimeter Length
With Passage1
T3 NE 500' max. 800' max. 1,600' max. 2,200' max.
T3 NG 500' max. 800' max. 1,600' max. 2,200' max.
T3 NS 360' max. 600' max. 1,440' max. 1,950' max.
T4 NM 360' max. 600' max. 1,440' max. 1,950' max.
T4 MS 360' max. 500' max. 1,440' max. 1,750' max.
1 In compliance with the standards for a Passage in Sub-Section 14-2H-9L (Passage).
15-3-4
(2) Blocks shall be a minimum width to result in two halves of developable design sites in
compliance with the minimum design site depth standards of the allowed building types
in the Form-Based Zone. When the zone has a range of minimum design site depths, the
applicant may show the shortest minimum design site depth with an acknowledgement
that the selected depth may not accommodate the full range of building types allowed by
the zone. A single half is allowed when adjoining an existing half-block.
(3) The size, shape, length, location, and design of blocks may vary from the Future
Land Use map where required to accommodate sensitive areas, or where the variation
complies maintains street connectivity, complies with Table 15-3-4A-1 (Block Size
Standards, minimizes changes to Form-Based Zones on each block, and adjusts all
blocks affected by the proposed change(s). Where this affects the location, shape, or
design of civic space, the variation shall maintain civic space of a similar size in a nearby
location within the subdivision.
3. Block faces along arterial streets should be at least six hundred feet (600') in length.
Intersecting collector streets should be spaced in a manner that provides adequate connectivity
between neighborhoods, but also maintains the capacity of the street for the safe and efficient
movement of traffic. Longer block faces may be required along high capacity or higher speed
arterial streets where the interests in moving traffic outweigh the connectivity between areas of
development. The city may approve shorter block faces in high density commercial areas or
other areas with high pedestrian counts.
4. Cul-de-sacs may not exceed nine hundred feet (900') in length. The length of a cul-de-
sac is measured from the centerline of the street from which it commences to the center of the
bulb.
B. Lots:
1. Lots must be platted in a manner that will allow development that meets all requirements
of title 14, "Zoning Code", of this code. Lots and design sites must be of sufficient size to
accommodate an adequate buildable area and area for required setbacks, off street parking,
and service facilities required by the type of use and development anticipated.
2. Lots with multiple frontages must be platted large enough to accommodate front setback
requirements along street side lot lines.
3. If a property with frontage along an arterial street is proposed to be subdivided,
developed or redeveloped for any multi-family, group living, commercial, institutional or
industrial use, a cross access easement must be provided by the property owner to all adjoining
properties that front on the same arterial street that are or may be developed as multi-family,
group living, commercial, institutional use, or industrial uses according to the cross access
standards set forth in section 14-5C-7 of this code.
4. In residential areas, double and triple frontage lots shall be avoided. Where such lots are
necessary to overcome specific disadvantages of topograph y, land features, or access
restrictions, the following standards apply:
a. Lots with multiple frontages shall be one hundred twenty five percent (125%) of the
required lot area for the zone in which the lot is located. The additional required lot area shall be
used to increase the depth of the lot between street frontages. Corner lots with only two (2)
frontages are exempt from this requirement, however, said corner lots should be platted with
enough land area to accommodate the required front setback area along both frontages.
b. Double and triple frontage lots where dwellings will have side or rear building facades
oriented toward an arterial street shall provide a minimum twenty foot (20') wide landscaped
15-3-4
buffer area along the arterial street frontage. The buffer area shall be planted with a mixture of
coniferous and deciduous vegetation approved by the city forester. The vegetation shall be
required along with other public improvements for the property. Lots where dwellings will hav e
front building facades oriented toward an arterial street are exempt from this requirement. If a
buffer area was required during subdivision, no solid fences will be allowed within this buffer
area. This restriction must be noted in the subdivider's agre ement and on the plat. On corner
lots, the landscaping within the buffer must be planted and maintained to comply with
intersection visibility standards.
5.Side lot lines shall approximate right angles to straight street lines or be approximately
radial to curved street lines, except where a variation will provide a better street and lot layout.
For purposes of this subsection, "approximate right angles" means angles between eighty
degrees (80°) and one hundred degrees (100°).
6.Residential lots shall not be designed with irregular shapes such as a flag or panhandle
shape where the structure on the lot may be hidden from the street behind another structure.
7.In residential subdivisions, lots must be arranged to allow easy access to public open
space. The subdivision layout should be designed so that the location and access to public
open space is readily apparent to the public. Subdivision layouts where public open space is
surrounded by private lots that back up to the public open space are discouraged. Techniques,
such as single loaded streets along park edges or along segments of park edges and well
marked trail easements are to be utilized to satisfy this requirement.
C.Provisions To Minimize The Effect Of Highway Noise: Subdivisions adjacent to or within
three hundred feet (300') of the Interstate 80 and/or the Highway 218 rights of way shall comply
with the following provisions, intended to reduce the effect of highway noise on residential
areas:
1.Any portion of a residential lot that is within three hundred feet (300') of the Interstate 80
or Highway 218 right of way shall be identified as a noise buffer, and no residential structure will
be permitted within this three hundred foot (300') buffer area. The buffer area shall be planted
with a mixture of coniferous and deciduous vegetation approved by the city forester. The
vegetation shall be required along with other public improvements for the property. Existing
trees and vegetation may be used to comply with this requirement as approved by the city
forester. Accessory structures and yards are permitted within the three hundred foot (300')
buffer area provided the required vegetative buffer is maintained.
2.The three hundred foot (300') buffer for residential structures may be reduced with
approval by the city if the subdivider constructs an earthen berm, decorative wall, or other
similar structure and demonstrates that the highway noise just outside the proposed residential
structures will be no more than sixty (60) dB.
3.The three hundred foot (300') buffer for residential structures may also be reduced with
approval by the city if the subdivider demonstrates that existing topography results in highway
noise being no more than sixty (60) dB just outside the proposed residential structures. (Ord.
08-4313, 8-26-2008)
15-3-5 through 15-3-14
15-3-5: NEIGHBORHOOD OPEN SPACE REQUIREMENTS:
A. Intent And Purpose: The neighborhood open space requirements are intended to ensure
provision of adequate usable neighborhood open space, parks and recreation facilities in a
manner that is consistent with the neighborhood open space plan, as amended, by using a fair
and reasonably calculable method to equitably apportion the costs of acquiring and/or
developing land for those purposes. Active, usable neighborhood open space includes
pedestrian/bicycle trails preferably located within natural greenway systems, and also includes
neighborhood parks that serve nearby residents. Portions of community parks may be adapted
for neighborhood use, but this chapter is not intended to fund the acquisition of community
parks or large playing fields for organized sports.
B. Dedication Of Land Or Payment Of Fees In Lieu Of Land Required: As a condition of
approval for residential subdivisions and commercial subdivisions containing residential uses,
the applicant shall dedicate land or pay a fee in lieu of land, or a combination thereof, for park,
greenway, recreational and open space purposes, as determined by the Ccity and in
accordance with the provisions of title 14, chapter 5, article K, "Neighborhood Open Space
Requirements", of this code.
15-3-6: ENERGY AND COMMUNICATIONS DISTRIBUTION SYSTEMS:
…
15-3-7: SANITARY SEWERS:
…
15-3-8: STORMWATER MANAGEMENT:
A. The developer shall provide the subdivision with adequate drains, ditches, culverts, complete
bridges, storm sewers, intakes and manholes to provide for the collection, management, and
removal of all surface waters as set forth in title 16, chapter 3, article G, "Stormwater Collection,
Discharge And Runoff", of this code. These improvements shall extend to the boundaries of the
subdivision and beyond, as necessary to provide for extension by adjoining properties, as
determined by the cCity.
15-3-9: WATER SYSTEMS:
…
15-3-10: CLUSTERED MAILBOXES:
…
15-3-11: MARKERS:
…
15-3-12: SPECIFICATIONS:
…
15-3-13: INSPECTIONS:
…
15-3-14: OFF SITE COSTS FOR PUBLIC IMPROVEMENTS:
…
ATTACHMENT 6
Staff's Summary of Stakeholder Input on the
Public Review Drafts
STAKEHOLDER INPUT ON THE PUBLIC REVIEW DRAFTS
Prepared by: Anne Russett, Senior Planner
South District Plan Amendment
Proposed Amendment/Questions Date Commenter Explanatory Notes Staff Recommendation
1
Concern that there is a lack of transition
to the existing neighborhood (McCollister
Court) on the proposed Future Land Use
Map. Requested that the proposed land
use designations be changed from T4 to
T3 categories.
7/22/2021 Sandhill Estates HOA Staff met with two members of the HOA to discuss all their concerns. Please also
see the comment letter from the HOA.
Staff incorporated transitions from existing single-family into the Future Land Use
Map in two ways: 1) designating the adjacent land T3-NE, or 2) designating the
adjacent land as new open space.
The transition proposed for the area adjacent to McCollister Court includes an
approximately 40' wide area of open space that includes an existing trail and a
proposed 70' of public right-of-way. Due to the proximity of two major streets (S.
Gilbert St. & McCollister Blvd), staff is proposing T4NM along McCollister Blvd,
which allows Multiplex Large, Courtyard Building Small, and Townhouse building
types at a max. height of 3.5 stories. North of McCollister Blvd, staff is proposing
T4NS, which allows Cottage Court, Multiplex Small, Courtyard Building Small, and
Townhouse building types at a max. height of 2.5 stories.
Here's a summary of the building types:
Multiplex Large - allows up to 12 units (not allowed in T4NS)
Cottage Court - one-story buildings facing an interal courtyard, 3-9 units
Multiplex Small - allows up to 6 units
Courtyard Building Small - allows up to 16 units that access a shared courtyard
Townhouse - Up to 4-8 individual townhomes per row
Additionally, the proposed land use map is not a significant change from the current
land use policy direction for this area. The current Future Land Use Map shows this
area as appropriate for Low Density Mixed Residential (8-13 du/ac) and Multi-Family
along McCollister Blvd, which allows 12-24 du/ac.
No changes recommended.
2
Concern with how the plan will impact
education.
7/22/2021 Sandhill Estates HOA Staff had many discussions with the Iowa City Community School District throughout
the process. They informed staff that no additional land would be needed in the
planning area for an additional school.
No changes recommended.
3
Concern with access to emergency
services.
7/22/2021 Sandhill Estates HOA The City recently purchased land for a new fire station at the intersection of S.
Gilbert St. and Cherry Avenue. Based on conversations with Fire staff, they do not
anticipate needing more land in the proposed planning area for providing timely
emergency response.
No changes recommended.
4
Would like to see indoor recreation
space somewhere in the South District.
7/27/2021 South District
Neighborhood
Association Leadership
Group
The Parks and Rec Department are about to embark on the development of a Rec
Facilities and Program Master Plan, which will analyze the needs of indoor facilities.
Public outreach is anticipated to start in the Fall of 2021 and a representative from
the South District Neighborhood Association has been identified for the steering
committee.
No changes recommended.
5
Request from land owners to remove
their property from the form-based code
area.
8/3/2021 Steve Gordon & Aleda
Feuerbach
Staff does not support removing this land (south of Lehman Avenue and east of the
Sycamore Greenway) from the planning area, as it would undermine all of the work
that has gone into this planning effort over the past 2.5 years. In order to achieve
complex policy goals related to equity and sustainability, the City needs to think
about growth differently, especially at the fringe of our community.
No changes recommended.
Revised Draft Form-Based Codes and Standards
Proposed Amendment/Questions Date Commenter Explanatory Notes Staff Recommendation
1
The affordable housing plan is unlikely to
result in new affordable housing in part
because it is voluntary but more because
of setting the rent ceiling at Fair instead
of 30% of a selected AMI
7/10/2021 Cheryl Cruise
No changes recommended.
2
HUD Fair Market Rent is volatile.
No affordable housing programs use
FMR (unverified)
Private developers should not be
expected to produce units with lower
rents than LIHTC
7/21/2021 Cheryl Cruise
No changes recommended.
3
Concern about safety for children
walking or biking to Alexander
Elementary (types of commercial uses in
the Main Street, traffic calming on
Sycamore)
7/15/2021 Kelcey Patrick-Ferree Staff met with Patrick-Ferree and others associated with the South District
Neighborhood Association and discussed these concerns. No changes recommended.
4
Design sites being administratively
changed after approval.
7/22/2021 Sandhill Estates HOA Regardless of being able to administratively alter design sites, developers will be
able to change proposed building types as long as the proposed type meets the
standards in the code. Staff would like to keep the proposed flexibility in the code;
however, we do not anticipate it being used often. We anticipate most developers
will plat lots that will be coterminous with design sites (as opposed to multiple design
sites on one lot).
No changes recommended.
5
Concern with the proposed reduction in
parking.
7/22/2021 Sandhill Estates HOA Staff proposed slight reductions to minimum parking standards in order to align with
important City goals, especially for non-residential uses. Where minimum parking
standards are too high, housing affordability can be negatively impacted, which can
especially affect low- and moderate-income households which are more sensitive to
the price of housing. In addition, requiring more off-street parking encourages car
dependence by making development less compact which leads to destinations that
are further away, thus increasing the likelihood of requiring a personal vehicle. In
addition, minimum parking standards are typically more important where sufficient
on-street parking is not available. In neighborhoods on the fringe of the City, on-
street parking is almost always available on either one or both sides of the street,
which becomes underutilized in areas with higher parking minimums. For these
reasons, the draft code proposed a modest reduction in the minimum off-street
parking required. However, buildings can still provide higher amounts of off-street
parking where they feel it is necessary due to market conditions. Additional
discussion on this topic is available in the staff memo to P&Z, dated July 15, 2021,
that follows up on questions about the code.
No changes recommended.
Housing is affordable if a household spends 30% or less of its income on housing
costs. The voluntary affordable housing standards are income-restricted to low
income households (60% AMI for rentals and 80% AMI for owners). The code
offsets revenue loss by allowing more density, decreased parking costs, and
flexibility from certain standards. Staff has structured the proposed requirements
similar to the City's other affordable housing policies to create consistent
expectations and simplify ongoing monitoring. These incentives will not solve
housing affordability, but they may encourage additional affordable units which is
important in an area that will be entirely new construction. Additional discussion on
this topic is available in the staff memo to P&Z, dated August 5, 2021, that follows
up on questions about the code.
6
Would like to see more wayfinding
signage to points of interest (parks, main
street, etc.)
7/27/2021 South District
Neighborhood
Association Leadership
Group
Staff from the MPO plan to add more bike wayfinding signs within the South District
as part of the 4-3 lane conversion of Keokuk.
Staff likes the idea of incorporating more wayfinding
signage into new communities. Currently, the City
does not have a comprehensive approach to
wayfinding, which may be something that needs to be
explored as part of a separate planning process.
No changes recommended.
7
Questions on commercial uses. Not
interested in more liquor stores and gas
stations.
7/27/2021 South District
Neighborhood
Association Leadership
Group
The proposed code does not include any zones that allow gas stations.
Liquor stores would be allowed either provisionally or through a special exception in
the T4NS-O, T4NM-O, and T4MS zones. The maximum size is capped at 1,500 sq
ft.
Based on this comment, staff is proposing two
changes:
1) Alcohol sales oriented uses (i.e. liquor stores) are
only allowed through a special exception in the T4NS-
O, T4NM-O, and T4MS zones.
2) For the open zones, staff recommends adding
limitations on operating hours for non-residential uses.
Specifically, non-residential uses shall not be open to
the public between the hours of 11:00 PM and 6:00
AM.
8
Would like to see some opportunities and
some spaces that local entrepreneurs
could lease.
7/27/2021 South District
Neighborhood
Association Leadership
Group
The proposed code carries forward the City's current home occupation standards,
but it also incorporates some opportunities for live/work, which are not provided in
most other areas of the city. The code also provides areas for neighborhood
commercial. That said, the entire area will be newly constructed and rental costs
may be a factor in providing affordable spaces.
No changes recommended.
9 Consider revising parking requirements
to require or incentivize Electric Vehicle
(EV) charging stations
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
10 Concern that required minimum parking
standards are reduced.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
11
Concern that the fee in-lieu of affordable
housing does not lead to affordable
housing.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
12
Requested clarification on how the draft
code ensures a multi-modal
transportation system.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
13
Concern with the specificity of the Future
Land Use Map and impacts deviations
from the map will have on how the area
develops.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
14
How does the code work with the
Housing Code and the City's regulation
of rental housing?
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
15 Concern that the code does not require
native species or stormwater to be
incorporated into open space areas.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
16 Consider requiring development to
incorporate local materials.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
17
Concern that the plan lacks green space
and requested clarify on how the
provision of green space would be
ensured.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
18 Concern that the draft code will not lead
to neighborhood/commercial nodes.
7/1/2021 Planning & Zoning
Commission See staff's response in memo dated July 15, 2021 No changes recommended.
19
Many concerns and questions were
raised regarding the proposed regulatory
incentives for voluntary affordable
housing
7/15/2021 Planning & Zoning
Commission See staff's response in memo dated August 5, 2021 No changes recommended.
20 Do any of the proposed zones allow gas
stations?
7/15/2021 Planning & Zoning
Commission See staff's response in memo dated August 5, 2021 No changes recommended.
21 Please clarify how form and use are
regulated in the draft code.
7/15/2021 Planning & Zoning
Commission See staff's response in memo dated August 5, 2021 No changes recommended.
22
Parking minimums will not ensure the
area has less parking; explore parking
maximums.
8/5/2021 Planning & Zoning
Commission The draft includes parking maximums for the T4MS (main street) zone, but not the
other more residential zone districts. Staff has received other concerns related to
the slight reduction in the minimums. Staff would recommend keeping the slight
reduction, but not requiring a max for the other T3 and T4 zones.
No changes recommended.
ATTACHMENT 7
Stakeholder Comments Received as of August 12, 2021
1
Kirk Lehmann
From:Cheryl Cruise <cherylcruise@aol.com>
Sent:Saturday, July 10, 2021 11:50 AM
To:Anne Russett; Kirk Lehmann
Cc:mhensch@johnsoncountyiowa.gov
Subject:Input regarding draft form based code
Attachments:We sent you safe versions of your files; Inclusionary_Housing_US_v1_0.pdf; ATT00001.txt
Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files.
Staff,
The affordable housing plan in the new draft is worth comment. It is unlikely to result in new affordable housing in part
because it is voluntary but more because of setting the rent ceiling at Fair Market Rent (which is 40‐45% AMI level)
instead of 30% of a selected AMI. You will see in the attached article that in 1,019 affordable housing plans in the
country NO ONE USES FAIR MARKET RENT for rent ceilings. 87% of plans use 51%‐80% AMI income AND rent limits. 2%
use 50% AMI income and rent limit. All others plans are higher than 80% AMI. The majority use a mixed income
approach such as 25% of affordable units at 50% AMI and 75% at 80%AMI.
HUD has issued tables for 30%, 40%, 50%, 60%, 80% AMI paying 30% of income for as long as LIHTCs have existed
though the math is easy to calculate. The new draft plan continues the dichotomy of private developers using FMR and
LIHTCs using 60% AMI paying 30% of income even though the latter are highly subsidized. Using FMR for new
construction would cause rental housing owners to lose hundreds of dollars a month in addition to all the expenses for
every affordable unit produced. Agreeing to lose money for 20 years seems unlikely. The added density allowed would
all go to money losing units. Less parking would not be much incentive in out lying areas that are likely to need a car.
Inclusionary housing plans work in high growth areas where incentives and density bonus will allow market rate units to
cover the cost of the affordable units. Otherwise it will not pencil out and will not be built. (Note we are not in a high
growth area now, in fact we lost population from 2019 to 2020.) The objective of inclusionary housing is to provide for
low‐moderate income households at 60% AMI‐100% AMI who do not qualify for Federal programs. Very low and
extremely low income require a public subsidy.
Fair Market Rent should only be used for Housing Choice Vouchers, CDBG, and HOME projects. It is volatile as adjusted
annually because it is based on the 40th percentile of a tiny number of survey takers who are renting a 2 bedroom unit
and moved recently. Median income is not as volatile.
Best regards,
Cheryl Cruise
Iowa City IA
https://groundedsolutions.org/sites/default/files/2021‐01/Inclusionary_Housing_US_v1_0.pdf
1
Kirk Lehmann
From:Kelcey Patrick-Ferree <kelcey.patrickferree@gmail.com>
Sent:Thursday, July 15, 2021 12:08 PM
To:AJ
Cc:Anne Russett; Kirk Lehmann; Megan Alter; Jessica Bovey; Elinor Levin; Eric Harris; Tatiana Washington;
South District
Subject:Re: Revised Draft Form-Based Code Available for Public Review
Anne and Kirk,
I'm starting to look through this, but the odds of me finding time for 140 pages of highly detailed information are low.
The map on the first page has no key, so I can't tell what the plan is quickly and easily. I am glad that this level of thought
and detail is available, but find it nearly impossible to wade through in a helpful or timely fashion. Is there a better high
level summary available?
Preliminary feedback:
One thing I was able to figure out from the newspaper: Part of the plan is to build a "main street" district on the circle on
Sycamore north of Alexander Elementary. I am concerned with the idea of elementary school children having no option
but to walk through a commercial district, even a small one, on their way home from school. If it's ice cream and dry
goods shops, that's one thing. If it's more liquor stores (which seem to be proliferating at an alarming rate in our area),
that's quite another. I see on p. 82 that the uses of "Main street" areas are unrestricted. So that's a big concern for me.
I'd also like to know what traffic calming measures along Sycamore are built into this plan. People speed there, even
(and if they're late, especially) on their way to drop off kids at the elementary school. This plan appears to add housing
on the far side of Sycamore, and depending on what ICCSD does, that could mean more children having to cross
Sycamore to get to school.
TLDR: I want the plan to consider safety issues for Alexander Elementary children walking or biking to and from school.
Warm regards,
Kelcey
--
And biannual time changes must be abolished. #LockTheClock
1
Kirk Lehmann
From:Kelcey Patrick-Ferree <kelcey.patrickferree@gmail.com>
Sent:Thursday, July 15, 2021 12:08 PM
To:AJ
Cc:Anne Russett; Kirk Lehmann; Megan Alter; Jessica Bovey; Elinor Levin; Eric Harris; Tatiana Washington;
South District
Subject:Re: Revised Draft Form-Based Code Available for Public Review
Anne and Kirk,
I'm starting to look through this, but the odds of me finding time for 140 pages of highly detailed information are low.
The map on the first page has no key, so I can't tell what the plan is quickly and easily. I am glad that this level of thought
and detail is available, but find it nearly impossible to wade through in a helpful or timely fashion. Is there a better high
level summary available?
Preliminary feedback:
One thing I was able to figure out from the newspaper: Part of the plan is to build a "main street" district on the circle on
Sycamore north of Alexander Elementary. I am concerned with the idea of elementary school children having no option
but to walk through a commercial district, even a small one, on their way home from school. If it's ice cream and dry
goods shops, that's one thing. If it's more liquor stores (which seem to be proliferating at an alarming rate in our area),
that's quite another. I see on p. 82 that the uses of "Main street" areas are unrestricted. So that's a big concern for me.
I'd also like to know what traffic calming measures along Sycamore are built into this plan. People speed there, even
(and if they're late, especially) on their way to drop off kids at the elementary school. This plan appears to add housing
on the far side of Sycamore, and depending on what ICCSD does, that could mean more children having to cross
Sycamore to get to school.
TLDR: I want the plan to consider safety issues for Alexander Elementary children walking or biking to and from school.
Warm regards,
Kelcey
--
And biannual time changes must be abolished. #LockTheClock
From:Sandhill Estates
To:Anne Russett
Subject:South District Plan - Letter of Concerns
Date:Wednesday, July 28, 2021 11:30:16 PM
Attachments:We sent you safe versions of your files.msg
sandhill-estates-south-district-plan-concerns.pdf
Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files.
Hi Anne,
Attached you will find a document highlighting some concerns our Home Owners Association
and residents share regarding the South District Plan. We request you please include the
attachment in the packet provided to Planning and Zoning Commission members in advance
of the August 5th meeting. The attachment contains a letter of concern drafted by HOA
members, signatures of support from our neighborhood residents, and maps highlighting (in
yellow) those households where signatures were obtained.
We look forward to learning more about the South District Plan and to our discussion with you
on August 3rd.
Sincerely,
Robert Domsic
Director-at-Large
Sandhill Estates Homeowners Association
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
AUGUST 5, 2021 – 7:00 PM
FORMAL MEETING
THE CENTER – ASSEMBLY ROOM
MEMBERS PRESENT: Mark Nolte, Maria Padron, Mark Signs, Billie Townsend
MEMBERS ABSENT: Susan Craig, Mike Hensch, Phoebe Martin
STAFF PRESENT: Sara Hektoen, Kirk Lehmann, Anne Russett
OTHERS PRESENT: Caleb Wilson, Brian Hoel, Angie Jordan, Robert Domsic
RECOMMENDATIONS TO COUNCIL:
By a vote of 4-0 the Commission recommends that the Zoning Code be amended to allow self-
storage uses in the Community Commercial (CC-2) zone by special exception, subject to the
specific approval criteria outlined in the agenda packet.
CALL TO ORDER:
Signs called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
COMPREHENSIVE PLAN AND ZONING CODE AMENDMENT ITEMS:
CASE NO. REZ21-0007:
Consideration of Zoning Code Amendment (REZ21-0007) to allow self-service storage uses in
Community Commercial (CC-2) zones by special exception.
Russett stated this is a proposed text amendment that was presented to staff by Southgate
Companies to allow self-service storage uses in the Community Commercial (CC-2) zones.
Southgate is specifically looking for this use at 947 Highway 6 East, which is the former
Slumberland store, to allow for an indoor self-service storage use and small retail uses in the
front of the building. Currently in the Code, self-service storage uses are only allowed in CI-1
zones, General Industrial zones and Heavy Industrial zones, they are not allowed in CC-2 zones.
However, due to the changing retail landscape and structure of the proposed project, staff
supports the text amendment, and the proposed amendment would be allowed by special
exception.
Russett reiterated the proposed amendment is to allow self-storage uses and all CC-2 zones
throughout the City through the special exception process and as a special exception, the Board
Planning and Zoning Commission
August 5, 2021
Page 2 of 13
of Adjustment would need to approve the use. In order to be approved, the proposed project
would need to meet both general approval criteria and specific approval criteria and as part of
this amendment staff has developed specific approval criteria that's related to maintaining a
variety of goods and services in the CC-2 zone to ensure high quality active building facades and
to minimize any potential negative visual impacts.
The general approval criteria is not changing through this proposed text amendment as it is the
approval criteria that's required of all special exceptions. It includes that the use would not be
detrimental or endanger public health, safety or welfare, that it would not be injurious to the use
and enjoyment of other property in the immediate vicinity, it would not impede the normal and
orderly development and improvement of the surrounding property, that there's adequate utilities,
access and drainage, that adequate measures have been taken to provide ingress or egress to
minimize traffic congestion, and that it would meet the requirements of the Code and consistency
with the Comprehensive Plan.
Staff is proposing the following specific approval criteria for this proposed amendment. The first
is that self-storage units shall be completely within a conditioned space and that no outdoor
storage would be allowed, second the self-service storage units would not individually be
accessed from the outside, and that no more than two garages or overhead doors could be
provided, and they must be at the rear of the building. Third criteria is that a substantial
proportion of the front building facade must accommodate other allowable commercial uses and
the self-serve storage use must not be allowed within the first 30 feet of the front building depth,
the primary entrance to the self-storage area could be located there but it could not exceed 30%
of the building width. Lastly, the building must meet the site development standards for large
retail uses.
Russett next went through those site development standards that are currently in the Code for
large retail uses that would be applied to future self-service storage uses in CC-2 and a lot of
them are design related standards. Public facing facades and exterior walls would have to have
some projections and articulation recessed every 100 feet, that there has to be visual interest
along 60% of the front facade which includes entry areas, awnings, and windows. At least three
of the following must exist, there must be a change in color or texture or material or plane. In
terms of roof details if it's a flat roof, the building must include corporate parapets to conceal
rooftop equipment. Building materials must be high quality that includes brick, masonry, or
stucco for at least 75% of the walls and smooth face unadorned surfaces cannot exceed 25% of
the walls and entryways also must be prominent so people walking to those buildings know
where the entry is and if there are multiple stores in one building each store requires at least one
exterior customer entrance and these entrances must include a feature that helps define that
entrance such as an overhang, an arcade or a projection.
Russett noted when staff completed an analysis as part of this text amendment, they realized
that the retail landscape has changed in the recent years and there's many large national brick
and mortar retailers that are closing as ecommerce is expanding so businesses are being forced
to adapt. These trends negatively impact the demand for large retail spaces resulting in vacant
big box stores, which can lead to deferred maintenance and depressed property values. Finding
Planning and Zoning Commission
August 5, 2021
Page 3 of 13
an alternative uses for these spaces is beneficial especially if it's paired with opportunities to
support other small businesses.
Russett showed a map of the City showing property that is currently zoned CC-2 noting that if
this Code Amendment is approved self-storage uses would be allowed through special exception
and all of those areas. A few areas of interest are the Walden Square on the west side, the
Highway 1/218 interchange, Towncrest area and the Old Town Village on Scott Boulevard. There
are also some areas in the center of Riverfront Crossings that are CC-2 and also Pepperwood
Plaza and Iowa City Marketplace (Sycamore Mall). So these are some of the areas
where self-storage uses would be allowed and some of these areas may be appropriate for self-
storage uses and others may not be as appropriate for self-storage uses which is why the
amendment really relies on the general and specific criteria. The specific criteria focuses on
encouraging an active pedestrian friendly facade and requiring accommodation of other
commercial uses. The general criteria ensures that it's a good fit by considering impacts on
surrounding properties and also making sure it's consistent with the City's Comprehensive Plan,
District Plan. Southgate’s proposed reuse of this particular property proposes small retail
storefronts along the front façade. However, it is also possible for new self-storage uses to be
developed in new commercial areas.
As staff reviewed the concept for Pepperwood Plaza and the former Slumberland space that was
provided to staff they also looked at other nearby cities and how they regulate self-storage uses.
They looked at Des Moines, Cedar Rapids and Davenport and they allow self-storage uses in a
wider variety of zones. Some distinguish between indoor and outdoor, and indoor self-storage
uses are generally allowed in more zones and a lot of these cities also use specific criteria
similar to what staff is proposing to ensure that these uses fit into their community and some of
the design requirements that their community envisions.
In terms of consistency with the Comprehensive Plan, Russett noted this supports several goals,
including increasing and diversifying the property tax base by encouraging the retention and
expansion of existing businesses, encouraging a healthy mix of independent and locally owned
businesses, promoting economic activity and supports an active and attractive front facade. Also
with the high unmet demand for storage, the use can drive traffic to the site and serve nearby
residences. Lastly, the 2020-2021 Strategic Plan includes a goal to promote an inclusive and
resilient economy throughout the City and the City is seeking to invigorate neighborhood
commercial districts and create new neighborhood commercial zones and allowing more flexible
uses that can increase the resiliency of existing commercial areas.
Padron asked about how the goals of the Comprehensive Plan will be met. Russett replied by
increasing and diversifying the property tax base by encouraging the retention and expansion of
existing businesses and also to encourage a healthy mix of locally owned businesses and
national businesses. As part of this amendment, the specific criteria would require additional
uses besides the self-storage use because the front of this facade cannot be used for that self -
storage use.
Planning and Zoning Commission
August 5, 2021
Page 4 of 13
Russett noted staff did receive one piece of correspondence regarding this text amendment
today and was distributed to the Commission. There were some concerns expressed relating to
a concentration of self-storage uses in this area, the size of the commercial spaces along the
facade, and a concern that the use would discourage investment in the area.
In terms of next steps, after the Planning and Zoning Commission's recommendation, staff would
ask City Council to set a public hearing in order to consider the proposed text amendment.
Staff recommends that the Zoning Code be amended to allow self-storage uses in the
Community Commercial (CC-2) zone by special exception, subject to the specific approval
criteria outlined in the agenda packet.
Nolte asked if there was a layout of how the building might be broken out as he was just curious
how big these retail spaces might be. Russett replied the applicant can discuss that but she
believes the proposed spaces are between 800-1500 square feet.
Townsend asked since these are enclosed storage units will there be regulations on what cannot
be stored in those units. Russet replied the City does have regulations related to the storage of
flammable equipment that wouldn't be allowed in this area.
Nolte stated that Quality Care has like a list of what can and can't be put in their spaces and
they're pretty diligent about that. Townsend noted those are mostly outdoor spaces and these
are indoor spaces and there'll be other retail establishments there and she is concerned if fumes
could be a problem.
Signs opened the public hearing.
Caleb Wilson (Southgate Companies) noted they have been working with Brian with Rancho
Storage out of Cedar Rapids. Southgate has been working with Brian on this project as
Southgate has a long track record of development in this community but self-storage is Brian's
expertise. Wilson noted they are requesting this amendment as this shopping center was
developed by Southgate a long time ago and obviously retail has changed dramatically. This
building was occupied by Slumberland for quite some time as a retail space. They also owned
the L shaped building beside it for a long time which was sold to Parkview Church and has been
repurposed for other uses within the community. Slumberland notified Southgate last fall that
they would be moving out of that building to Coralville and at that point Southgate reached out to
the City to let them know Slumberland was going to be leaving and that Southgate would be
looking for a new user for that space. The building is roughly 38,000 square feet, so it is a large
space with no walls dividing it up with within it. So it is large shell space and it's also a very deep
space which are not being built very much anymore unless there is a very specific company or
specific user. This building was originally built for Econo Foods back in the 1980s. Wilson stated
the City referred Southgate to a company called Retail Consultants out of Texas to help them
assess what could be a good future use of this building. They had conversations with potential
users, followed a lot of leads but received no real interest from any of that work. Therefore, that
led them to continue exploring other paths on how this building can be repurposed for use as it
Planning and Zoning Commission
August 5, 2021
Page 5 of 13
stands today, that will be a long-term viable business for the community, and what are the needs
of the community that can be met by this building. They continued to try to find tenants who
would fill either the whole space or smaller portions of it but again the orientation of the building
is not set up in a way that is really desirable to a lot of tenants because of the depth and how far
it goes back. Self-storage was something that they became aware of as they saw other projects
like this throughout the country when older buildings like this have been vacated and been
redeveloped and been really successful. So they started to explore converting this building into
self-storage and met with community folks and the feedback they got was they were really
concerned about losing the retail character of this shopping center and if the whole building was
self-storage that it would no longer feel like retail shopping center and other businesses around it
would impacted negatively. However, the idea was presented to look at carving off the front and
creating retail spaces to retain that retail character of the shopping center. Brian helped them find
a design firm who has done projects like this before, converting buildings like this into this kind of
a use, and that's how they came up with these concepts today. Currently on the front of the
building there is unused outdoor space that is covered and then the rest of the front of the
building is just one big facade so what they want to do is create smaller retail spaces that are
actually in demand and to use that outdoor space to make it visually attractive and something
that folks can use and enjoy. For example, they have an interest for a coffee shop there. Wilson
acknowledged Angie Jordan is here tonight and she has been working with the proposed SSMID
and the South District Neighborhood Association and she had been sending them a lot of
different businesses who are interested in space down in this area and Southgate has been
working with them over the past several months. The average lease space people want is about
800 square feet, maybe up to 1500 square feet, so it is a small space, but a permanent location.
These are often newer businesses who want to have a permanent physical location, but they
can't find space that has an attractive storefront, especially having an outdoor amenity like the
patio. Southgate can deliver this to them affordably as well if they can use the rest of the building
for self-storage, which is a long-term sustainable use financially. He stated there is a demand for
these smaller spaces, but they are not largely available in the market. One business specifically
he wanted to mention was Evelyn Casada has a new business called Choco Fresa, which is a
coffee and dessert shop, she wants in this area so bad, the South District Community, and is
very excited about this concept. Southgate is really tried to engage a variety of different folks in
the community to understand what the actual needs are and try to find a good long-term use for
this building that is again sustainable. They don't want to put something in here that three to five
years from now is going to be obsolete but they're confident that the demand for self-storage is
going to be persistent and is growing in other cities.
Brian Hoel reiterated they will have very rigorous requirements for what can and cannot be
stored inside there, so nothing with an engine, no flammable materials, etc.
Nolte asked how many little spaces they foresee being able to create on the front there. Wilson
replied they have just kind of blocked out the front and it's maybe 4000 square feet, but they can
really set it up depending on what the demand is and can accommodate the size a business
would need.
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August 5, 2021
Page 6 of 13
Signs noted there are a lot of small retail spaces vacant around the area, but they're not
affordable to a new small business, so how are Southgate confident they can offer these retail
spots less than market rate. Wilson replied there's multiple issues that exist in making any new
space today, the biggest one being the cost of construction in general so what they have going
for them is it's an existing building that's been around for a long time and they have a project that
is attached to it that they view as being a financially viable project. The self-storage will be able
to subsidize what's on the front so they can make those spaces very affordable, compared to
what a new construction project would be.
Signs also had a question about the outdoor space, noting there's been attempts to use that
outdoor space previously with limited success. Additionally, there's maintenance issues, that
area is like a vortex for every leaf in that neighborhood in the fall, so thoughts on how that's
going to be maintained and who's responsible. Wilson replied there will be fencing and things
like that around it which would probably keep some of that away, but things used to accumulate
there because nobody cared and it was an unoccupied space, with this being an activated space
there'll be many people that have a vested interest in it being a nice presentable space. If the
businesses there are utilizing it, especially a coffee shop and maybe one of the other spaces as
a small restaurant, he is confident they'll keep it looking nice.
Padron asked about the number of storefronts. Wilson noted they are just showing a rendering
but they feel it can be divided up into probably three to four spaces, depending on the demand
and the size that they want.
Hektoen reminded the Commission they are considering amending the text to allow this kind of
use and then the Board of Adjustment would actually examine the specific application for the
specific use.
Padron noted this is another concern because if they allow this change, it will affect all CC-2
zones and another developer could come and not have small stores on the front but just all
completely storage. Russett replied they cannot do that. Again, looking at the specific approval
criteria the text amendment would only allow self-storage uses in the CC-2 zone through special
exception and there are the specific criteria those uses would be reviewed by and one is that a
substantial portion of the front building facade must accommodate other allowable commercial
uses and that the self-storage use is not allowed within the first 30 feet of the building façade and
the entrance to the self-storage use on the front of the building can only occupy 30% of the front
of that building facade. All of that would be evaluated at the time of the special exception and
they would need plans showing the other retail spaces and the specific square footage and that
detail to ensure that the entrance to the self-storage unit is not more than 30% of the width of the
facade.
Angie Jordan (1125 Apple Court) works with the South District Neighborhood but she is not
representing any organization but as a resident she just wanted to say how excited she is about
this proposal. She is also extremely excited in how it was collaboratively reached and about the
prospects of this long-term opportunity to invest in inclusivity around entrepreneurs, business
engagement, and neighborhood revitalization. She did acknowledge like Commissioner Signs
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August 5, 2021
Page 7 of 13
she is concerned about ensuring affordability and looks forward through the Good Neighbor
Meeting process that the City does to bring more residents into this discussion as residents have
really great ideas, some curiosity and concerns that she believes can continue to inform
Southgate. Overall, she just wanted to express excitement on this collaborative approach for
existing commercial property and taking into account what they've been trying to do in that
neighborhood at the grassroots level.
Robert Domsic, (816 McCollister Court) asked about the building on the far right, the United
States Postal Service, and is wondering if this particular plan includes that part of the facade or
does it exclude that. Russett confirmed it will not impact the United States Postal Office.
Signs closed the public hearing.
Nolte moved to recommend that the Zoning Code be amended to allow self-storage uses
in the Community Commercial (CC-2) zone by special exception, subject to the specific
approval criteria outlined in the agenda packet.
Townsend seconded the motion.
Signs stated he is a resident of the South District and is fairly involved in the South District
Association and he has not had any conversations with anyone about this project. He just
wanted to make that clear.
Nolte stated he thinks this is a creative use, he’s been trying to help a friend who wants to open a
restaurant in that area and it's tough to find affordable, smaller spaces that will allow that type of
use so he thinks there'll be a lot of demand for this and he trusts the language created by staff
around the special exception, there's good criteria for when and how they can be designed.
Townsend added it is one of the few places in town where there is parking.
Padron stated she really likes the idea of having stores in the front, and then the storage in the
back and also thinks that 30%/70% is a good balance to have little shops in the front. She
believes this is the best solution.
Signs also understands the concerns of the letter writer and the gist of it being the area's
changing which is true but there's nothing to stop that movement. Obviously, bricks and mortar
retailers are on the way out and small local businesses are always hungry looking for space to
start up. The particular thing about this part of this building is it sets back quite away from the
from the Highway, and the landscape along the Highway is changing. Any opportunity to use a
space to increase the tax base that is otherwise empty space makes him supportive of the
project and of the of the change of the zoning.
A vote was taken and the motion passed 4-0.
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August 5, 2021
Page 8 of 13
CASE NO. CPA21-0001:
A request to set a public hearing for August 19, 2021, on a proposed amendment to the South
District Plan.
Russett said this item is just for the Commission to set the hearing.
Nolte moved to set a public hearing on August 19, 2021, on a proposed amendment to the
South District Plan.
Townsend seconded the motion.
A vote was taken and the motion passed 4-0.
CASE NO. CPA21-0001/REZ21-0005:
Discussion on the proposed South District Plan Amendment (CPA21-0001) and draft form-based
zones and standards (REZ21-0005)
Russett stated this is a continuation of the discussion that the Commission has had at the
previous two meetings regarding the proposed amendment to the Comprehensive Plan, the
South District Plan and the proposed Form-Based Code. Tonight’s agenda item is an opportunity
for the Commission to ask questions and bring up items that they'd like staff to look into and
present at the hearing on the 19th.
For the August 19 meeting, staff will be preparing a comprehensive memo going over the Form-
Based Code, it'll be the written version of staff’s oral presentations and will be included in the
agenda packet for the 19th. Staff will also go over all of the comments that they've received to
date, some of those were included in this agenda packet for tonight and there will be more that
will be included in the August 19 agenda packet. After the presentation they will hold the public
hearing and at that meeting staff is recommending that the Commission make a recommendation
to Council. The Commission tonight may discuss amongst themselves what they’ve heard or ask
questions.
Signs had a question about the public transit issues with the transit changes and staff did supply
the Commission with the information on the upcoming changes which was appreciated. He said
it was his impression that there were some routes being curtailed in the South District so is the
City going to be able to accommodate all this new development. Russett noted staff believes
that through the proposed plan amendment and the changes to the Code that they will have
regulations that will create an incentive for transit to provide service in this area. The
development is going to be more compact, there's going to be more residents, and there will be a
need for transit. Additionally, they think based on how it's being proposed to be developed, the
City could serve this area with transit more easily than some of the more suburban type
development that is currently at the fringes of the community. There is a proposed extension to
the Gilbert line, which will now serve Terry Trueblood, which is just to the west of the proposed
planning area.
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August 5, 2021
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Signs believes there was a question for some information about form versus use and was hoping
to get a little clarification on that and what that means in practicality. Russett said the Code
actually regulates both form and use but this is a new way of approaching zoning from the
conventional zoning code which is a use-based code. The purpose of this Code is to really focus
on the physical form of the buildings but allow different types of uses both residential and
nonresidential in those building types in areas that are appropriate. So for the proposed
amendment to the Comprehensive Plan, the areas that would allow commercial uses are the
open zones and these are located in the walkable neighborhood nodes. Russett showed on the
map areas that would only allow residential uses and commercials uses. The Form-Based Code
also includes a new type of use, the live/work use, but only certain types of uses are allowed in
those zones. Signs asked then in a residential zone, if someone were to build a single-family
structure or a duplex they could open a dentist shop or an attorney office. Russett confirmed
they could if it was an open zone.
Padron asked about parking and the Code proposing a reduction of the minimum requirement for
parking. Russett replied that depends on the use, but a developer will likely determine the
parking based on what the market is asking for. Padron asked if they could put a cap on the
maximum number of parking spaces because that would be more restrictive, instead of reducing
the minimum. Russett replied the only zone that has a parking max is the T4 Main Street Zone,
the area in the center of the community, but the rest of the zones have a minimum so they could
provide more. Padron stated when Lehmann provided his presentation, he was trying to convey
the idea that they wanted to have less parking spaces in this whole new area but she notes
reducing the minimum parking will not meet that goal.
Townsend noted however they are seeing that more people have more vehicles so they're going
to need more parking spaces. Padron said the goal is to get away from cars. And there is the
transportation hub issue, if the City wants less vehicular travel is the City providing
transportation, are they providing bike lanes, or safe sidewalks so people can walk. Right now
there is no Sunday service.
Signs shares the concern and for his entire tenure on this Commission he has spoken against
reducing parking and the parking reduction falls in the category of if they don't build it, they won't
come and he doesn’t think that's true. The reality is they live in a mobile country, a mobile state
and mobile city. Bike lanes are going unused throughout the community and in neighborhoods
where they have reduced the parking it is just bumper to bumper cars in the streets and a lot of
those are in the near downtown areas making it hard for people coming to downtown. He
understands the desire but doesn’t know how practical reducing parking really is.
Signs stated he does love the concept of the missing middle and the mixed neighborhoods. He
lived in the Sherman Hill area of Des Moines for a while and it's an old neighborhood, just to the
west of downtown. It was where all the rich people lived back in the 1800s and it was a mixed-
use development with the corner grocery store, some other business and fourplexes and
duplexes sitting next to big Victorian homes. It was a delightful neighborhood, and it was very
walkable and a lot of people who have lived in that neighborhood chose that neighborhood
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August 5, 2021
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because it had that character. He loves the concept of the missing middle but doesn’t know that
this plan 100% addresses that. This is probably a step in the right direction but his is concerned
that it doesn’t fully takes on the heart and soul of that concept.
Townsend is still hung up on the affordable housing and the fair market rate and the area
medium income and none of it is making much sense as to what's actually affordable. They need
to address that whole segment of what is affordable housing, and how can they make things
more affordable. Those people that really need a home can't afford most of the stuff in Iowa
City.
Signs has been involved in in the Affordable Housing Coalition for a number of years and one of
the things that happens is affordable versus more affordable and what a mixed neighborhood
provides is potentially more affordable units. With this they can put two or four units on a lot as
opposed to just one house, which significantly lowers the development cost of each unit. From
the affordable housing standpoint, the perspective is as units become available at a more
affordable prices than what's currently available typically they will have people who are living in
lower priced homes moving into that level of home where they can't afford to right now and that
opens up some of the lower priced housing stock in the community. When the cities and
counties talk about true affordable housing, they're looking at people who make 80%, 60%, and
30% of the area median income but those are typically projects that cannot be built in this day
and age unless there are significant subsidies and/or external input. They do see those projects
in town fortunately because they have groups in town that are getting LIHTC funds and things
like that because it is impossible for a developer to build a unit that is totally affordable on their
own.
Townsend noted the challenge here is to build affordable housing the developer get perks like
additional heights, which gives them additional units, which means they make more money off
the expensive units and if two or three or four units in that complex are actually affordable, they
wouldn't be losing any money, they'd still be getting good money for the rest of the units.
Signs noted this proposed code change doesn't have any built-in affordable percentage
requirement like the Riverfront Crossing District. Russett confirmed it only has the regulatory
incentives. Signs acknowledged there's honestly not a lot of opportunity in this zone for larger
scale buildings that have multiple affordable units because there's not going to be any buildings
in this area that are more than 8 or 10 units.
Russett noted about 50% of the land area is in the County so development in that area would be
subject to the annexation policy and the affordable housing annexation policy would apply.
Nolte likes the plan overall but every projects going to be different and they have to look at every
block. Comprehensively this is a good plan, but the proof will be in the pudding when people start
wanting to build.
Townsend stated her other concern is when those come into the Commission will the exceptions
be presented with that plan. Russett stated the first step would be if this Code is adopted, and
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August 5, 2021
Page 11 of 13
the plan amendment is approved, if a developer wants to come in it would be a rezoning process
and come before the Commission. The Code includes specific review criteria for rezonings that
they will be using to analyze that rezoning and would be written in the staff report. So if there's
anything that's different from what's in the plan, it would be noted in the staff report.
Signs stated another thing that he was really pleased to see in the staffs recommended plan
changes early on in the process when they had the consultant, the Opticos Group, here they did
a number of community information gathering sessions with the neighbors in that area. Some of
the concepts that Opticos had in their version of the missing middle involved a lot of additional
amenities in both on the houses’ structure and in the street frontages, and alleyways and
whatnot. However, all the developers at that time pointed out that all those things have a
significant price tag attached to them, which makes it even harder to be affordable. However,
staff has done a good job of not putting a lot of frilly extras that would increase the price of these
homes just artificially.
Russett noted if the Commission has more questions they want answered on the 19th, send her
an email and staff can prepare something.
CONSIDERATION OF MEETING MINUTES: JULY 15, 2021:
Townsend moved to approve the meeting minutes of July 15, 2021.
Nolte seconded the motion.
A vote was taken and the motion passed 4-0.
PLANNING AND ZONING INFORMATION:
Russett stated as many are probably already aware, the proposed Hickory Trail Estates rezoning
near Hickory Hill Park failed at Council so that will not be moving forward.
Russett had sent out an email earlier this week about moving the Commission meetings to
Wednesday, if they haven't responded please do so.
Lastly all City employees received an email today that the City's mask mandate for City facilities
is going to take effect tomorrow. So starting tomorrow in all City buildings masks will be required.
That will affect the meeting on the 19th and staff will try to figure out spacing. She will also have
to find out what if people want to remove their mask. The meeting will still be in person, here in
this building on the 19th.
Signs shared he sent an email to the chair and to staff the other day expressing some concerns
about the City Council's disapproval of the Hickory Hill project, which went against the
Commission's recommendation. This has happened a couple other times in recent history, and
they've been called in for consults on some of them. In this case some of the comments that
were made by Council members concerned him in how they were interpreting the two-decade
old neighborhood plan, and how they were interpreting the Comprehensive Plan. Some of them
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August 5, 2021
Page 12 of 13
were interpreting it very literally and he thinks as a Commission they need to maybe have a
conversation about does that affect how they interpret these plans and these Codes and these
rules as they are making decisions because they spent a lot of time at those three meetings on
that. Also the developer spent a lot of time trying to get closer and closer and closer to the Plan
and ultimately it wasn't approved.
Townsend stated she was at the meeting, and it seemed to be some bias against the project.
Nolte shares the concerns and the discussion about cul-de-sacs and through streets how the
Commission had staff telling us that that wasn't the modern way to do things.
Signs just wanted to throw it out there if they need clarification from Council as to how they want
this Commission to evaluate and review projects.
Hektoen noted, for what it's worth, she would say the Commission did their job, and staff did its
job, it just the nature of the process that Council can hear what the Commission and staff says
but they are the independent decision makers. The Commission only makes a recommendation.
ADJOURNMENT:
Townsend moved to adjourn.
Padron seconded.
A vote was taken and the motion passed 4-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2021-2022
7/1 7/15 8/5
CRAIG, SUSAN X X O/E
HENSCH, MIKE X X O/E
MARTIN, PHOEBE X O/E O/E
NOLTE, MARK X X X
PADRON, MARIA X X X
SIGNS, MARK X X X
TOWNSEND, BILLIE X X X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member