Loading...
HomeMy WebLinkAbout2003-06-10 Public hearing NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the City Council of Iowa City, Iowa, at 7:00 p.m. on the 10~h day of June, 2003, in the Emma J. Harvat Hall, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider: A public hearing on an ordinance amending the Planned Development Housing Oveday (PDH-5) Plan for the Peninsula Neighborhood located on Foster Road. A public hearing on an ordinance changing the zoning designation of approximately 1.1 acres from CB-2, Central Business District, to PRM, Planned High Density Residential for property located on the east side of South Dubuque Street south of Court Street. A public hearing on an ordinance rezoning 6.91 acres from Medium Density Single Family (RS-8) to Sensitive Areas Oveday, Medium Density Single Family (OSA-8) and a preliminary and final plat of Donahue Subdivision, a 6.91-acre, 2- lot, residential subdivision located at 1515 North Dubuque Road. A public hearing on an ordinance rezoning 6.92 acres from Interim Development (ID-RS) to Low Density Single Family (RS-5) for property located west of Cumberland Lane south of Scott Park. Copies of the proposed ordinances are on file for public exam[nation in the office of the City Clerk, Civic Center, Iowa City, Iowa. Persons wishing to make their views known for Council consideration are encouraged to appear at the above-mentioned time and place. MARIAN K. KARR, CITY CLERK Prepared by: Robert Miklo, Sr. Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5240 (REZ02-00024/SUB02-00027) ORDINANCE NO. ~)RDINANCE AMENDING THE PLANNED DEVELOPMENT HOUSING OVERLAY (OPDH-5) PLAN FOR THE PENINSULA NEIGHBORHOOD BY AMENDING THE PENINSULA NEIGHBORHOOD CODE AND REGULATING PLAN. WHEREAS, by Ordinance No. 01-3958 the city adopted a Conditional Zoning Agreement and Preliminary Sensitive Areas Development Plan for the Peninsula Neighborhood; and WHEREAS, the Sensitive Areas Development Plan included the Peninsula Neighborhood Code and Regulating Plan which specifies building placement requirements for the Peninsula Neighborhood; and WHEREAS, The developer has requested amendments to the Planned Development Housing Overlay (OPDH) Plan and Regulating Plan for the Peninsula Neighborhood to designate revised locations for Single-Family houses, Rowhouses, Townhouses, and Small Apartment Buildings and to amend the language in the Peninsula Development Code. WHEREAS, the Planning and Zoning Commission has reviewed the revised Peninsula Neighborhood Code and Regulating Plan and Planned Development Housing Overlay Plan and has recommended approval NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA: SEC~. The revised Planned Development Housing Overlay Plan is hereby adopted for the preperty described below: That part of Auditor's Parcel No. 95080 and all of Auditor's Parcel No. 97099, Iowa City, Johnson County, lewa described as follows: Commencing as a point of reference at the South quarter-corner of Section 4, Township 79 North, Range 6 West of the 5th P.M.; thence North 1°39'04" West 1317.54 feet along the East line of the Southwest Quarter of said Section 4 (assumed bearing for this description only); thence South 89°43'51" West 563.04 feet along the South line of Government Lot 5 of said Section 4, to a Northeasterly corner of said Auditor's Parcel No. 97099 and the point of beginning; thence South 0°16'09" East 159.36 feet along an Easterly Line of said Auditor's Parcel No. 97099; thence South 45057'40" West 191.63 feet along a Southeasterly line of said Auditor's Parcel No. 97099; thence South 85°52'55" West 170.28 feet along a Southeasterly line of said Auditor's Parcel No. 97099; thence South 42°17'10'. West 607.44 feet along a Southeasterly line of said Auditor's Parcel No. 97099; thence South 81°42'52" West 978.15 feet along a Southeasterly line of said Auditor's Parcel No. 97099; thence North 49044'00" West 704.00 feet; thence North 15°34'30" West 615.50 feet; thence North 1°14'00" West 372.58 feet; Thence North 8°12'00" East 329.35 feet to a point of intersection with the Easterly bank of the Iowa River and a Westerly line of said Auditor's Parcel No. 95080; thence North 57°04'00" East 772.76 along a Northwesterly line of said Auditor's Parcel No. 95080; thence South 65°32'14" East 972.25 feet along a Northeasterly line of said Auditor's Parcel No. 95080; thence North 76°18'18" East 468.47 feet along a Northerly line of said Auditor's Parcel No. 95080; thence South 1°39'04" East 981.65 feet along an Easterly line of said Auditor's Parcel No. 95080 and an Easterly line of said Auditor's Parcel No. 97099; thence North 89°43'51.. East 330.00 feet along a Northerly line of said Auditor's Parcel No. 97099 to the point of beginning and containing an area of 82.1 acres more or less. SECTION I1. ADOPTION OF SENSITIVE AREAS DEVELOPMENT PLAN. The Sensitive Areas Development Plan is hereby adopted by this reference, and the terms and requirements therefore are given full force and effect as if fully set forth herein. SECTION III. ZONING MAP. The Building inspector is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of this Ordinance as provided by law. SECTION IV. CERTIFICATION AND RECORDING. The City Clerk is hereby authorized and directed to certify a copy of this ordinance, a copy of the revised Preliminary OPDH Plan, and a copy of the revised Peninsula Development Code, and revised Regulating Plan and record the same in the Office of the County Recorder, Johnson County, iowa, at the Owner's expense, upon the final passage, approval and publication of this ordinance, as provided by law. Ordinance No. Page 2 ~. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. SECTION VI. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. SECTION VII. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this __ day of ,20.__ MAYOR ATTEST: CITY CLERK Approved by THE PENINSULA NEIGHBORHOOD CODE PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD GOVERNING CONSTRUCTION WITHIN THE PENINSULA NEIGHBORHOOD COMPONENTS OF THE PENINSULA NEIGHBORHOOD CODE The Peninsula Neighborhood is a new neighborhood in Iowa City designed to foster public life through its squares, tree-lined streets, and front-porched houses while providing for a comfortable private life through the use of careful sh~ndards that ensure a high level of privacy. The development of the Peninsula Neighborhood is governed by the Peninsula Neighborhood Code, which is designed to achieve those goals in concert with builders working with the techniques and scale of 21st century development. The Peninsula Neighborhood Code (or "Code") is enforced by The City of Iowa City (or "The City"). The gniding documents and maps that comprise the Code are as follows: · Principles and Regulations (including De£mitions and Building Placement Standards) · The Neighborhood Regulating Plan · The Sensitive Areas Development Plan and OPDH Plan (or "SADP/OPDH") for The Peninsula Neighborhood In order to issue building permits for development within The Peninsula Neighborhood, The City interprets and enforces the SADP/OPDH, the Regulating Plan, and the Principles and Regulations. In carefully chosen instances, the Principles and Regulations allow for specific deviations from Iowa City's Zoning Ordinance. Development within The Peninsula Neighborhood is also subject to standards set out in The Peninsula Neighborhood Covenants and Deed Restrictions, which are themselves privately adnfmistered and enforced by the Developer and his assigns, including The Peninsula Neighborhood Architectural Review Board (or "PNARB"). The Peninsula Neighborhood Covenants and Deed Restrictions include: · Architectural Standards · Landscaping Standards · Architectural Review Procedures Before a building permit can be issued for any structure in The Peninsula Neighborhood, The City must have written confirmation from PNARB that the submitted plans meet the standards of The Peninsula Neighborhood Covenants and Deed Restrictions. A. DEFINITIONS Special definitions are additions or substitutions to the current list of definitions in the City of Iowa City Zoning Ordinance. Certain terms in the Code are used in very specific ways, ofien excluding some of the meaff~ngs of common usage. Wherever a word is in SMALL CAPITAL format, consult the definitions for the specific meaning. B. THE NEIGHBORHOOD REGULATING PLAN The REGULATING PLAN is the "master plan" for the neighborhood that provides specific information for the disposition of each property or lot. The Plan also shows how each lot relates to the public spaces (STREETS, GREENS, parks, etc.), the overall neighborhood and the surrounding environment. The Neighborhood and the STREET are the "extra value" that makes the Peninsula Neighborhood an extraordinary place to live. For lots in special locations, there may be additional design guidelines identified on the REGULATING PLAN of each phase of construction. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 2 c. THE BUILDING PLACEMENT STANDARDS The Peninsula Neighborhood BUILDING PLACEMENT STANDARDS establish the basic parameters goveming building form, including the envelope for building placement (in three dimensions) and certain required/pemaitted building elements, such as porches, balconies, and fences. The Building Placement Stand~mds establish both the boundaries within which things may be done -- and specific things that must be done. The goal of the Peninsula Neighborhood BUILDING PLACEMENT STANDARDS is to shape good public space and healthy outdoor private space (yards and gardens). They aim for the minimum level of control necessary to meet that goal. Variances to the Peninsula Neighborhood BUILDING PLACEMENT STANDARDS can be granted only where the unique physical cimumstance of a lot makes compliance impossible. The specific variance must also meet the conditions of the City of Iowa City Board of Adjustment. THE PENINSULA NEIGHBORHOOD COVENANTS AND DEED RESTRICTIONS The development of the Peninsula Neighborhood is also govemed by private covenants and deed restrictions, as mentioned above. Although not part of the City's purview, the intent of these Standards and Procedures is described here so that the City understands how they will function in relation to the other Standards of the Code: A. THE ARCHITECTURAL STANDARDS The goal of the Peninsula Neighborhood Architectural Standards is a coherent and pleasing architectural character that is appropriate to the Iowa City tradition. The Architectural Standards govem a building's architectural elements regardless of location and set the parameters for allowable materials, configurations, and conslruction techniques. Equivalent or better products than those specified are always encouraged. B. THE LANDSCAPE STANDARDS The purpose of the Landscape Standards is to ensure coherent neighborhood streets and to assist properly owners with understanding the relationship between the street and their own front yards. These Standards set the parameters for planting and maintenance of trees on or near each lot. c. THE ARCHITECTURAL REVIEW PROCEDURE The Peninsula Neighborhood Architectural Review Board (the BOARD, or "PNARB") is established to administer an ARCHITECTURAL REVIEW PROCEDURE to execute this authority and to protect the value of lots and houses in the Peninsula Neighborhood. It is the responsibility of the BOARD to review architectural and landscape plans for compliance with The Peninsula Neighborhood Covenants & Deed Restrictions and to provide design guidance when necessary. The BOARD shall be solely responsible for interpreting and enforcing The Peninsula Neighborhood Covenants & Deed Restrictions regarding architectural and landscape standards, as well as any other standards not otherwise addressed and regulated by the City of Iowa City. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 3 THE I~ENINS;ULA N~IGHBORHOOD THE PENINSULA NEIGHBORHOOD DEFINITIONS PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 4 The following definitions am additions or substitutions to the current list of definitions in the City of Iowa City Zoning Ordinance for use with this Code. Certain terms in the Code are used in very specific ways, often excluding some of the meanings of common usage. Wherever a word is printed in SMALL CAPITAL LETTERS, it is being used as defined herein. ACCESSORY UNIT A dwelling unit on a single-family lot incidental to the primary residence and no greater than 650 square feet in size. (Note: This definition differs from the Definition of "Accessory Apartments" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). ALLEY The open public Right of Way at the rear of lots that provides access to vehicle parking spaces (e.g., garages), utility meters and garbage bins. The ALLEY Right of Way is generally 25 feet. (Note: This definition differs from the Definition of "Alley" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance. See also CO~dMON DRIVE. BACK YARD All unbuilt portions of the lot excluding the FRONT YARD. (Note: This definition differs from the Definition of "Rear Yard" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). BAY WINDOW A generally U shaped enclosure, extending the interior space of the building outward of the exterior BUILDING WALL. Projection not greater than 30 inches beyond the RSBL; walls and windows shall be between 90 degrees (perpendicular) and 0 degrees (parallel) relative to the primary wall they spring from. Within any Code-required FRONT PORCH, BAY WINDOWS shall not occupy more than 5 feet of the width of nor project more than 30 inches into the FRONT PORCH. Note that these limitations apply only to projections beyond the RSBL and to structures within Code-required FRONT PORCHES (and not to porches outside of or in excess of the Code FRONT PORCH requirements). BUILDABLE AREA The area of the lot within which buildings will sit. The BUILDABLE ARE^ sets the limits of the building footprint now and in the future -- additions must be within the BUILDABLE AKEA. This provides for future growth in a manner consistent with the Peninsula Neighborhood's Quality of Life goals. The BUILDABLE AREA is illustrated in and set by the BUILDING PLACEMENT STANDARDS. ~ote; This definition differs from the Definition of "Buildable Area" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). BUILDING PLACEMENT STANDARDS The BUILDING PLACEMENT STANDARDS (BPS) establish the basic parameters governing building construction. This includes the envelope for building placement (in 3 dimensions) and certain required/permitted building elements, such as porches, balconies and fences. CIVIC GREEN, SQUARE PUBLIC SPACES located within the neighborhood, as designated on the REGULATING PLAN. The CIVIC GREEN is a primarily unpaved, formally configured, small public lawn or park. The SQUARE may be paved, appropriate to a more highly trafficked area. Both shall have not less than 60% of their tract perimeter fronting Rights of Ways and PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 5 shall be surrounded by canopy STREET TREES. Their tract dimensions shall be no thinner than a 1:4 ratio, with a minimum tract dimension of 25 feet. Situated at prominent locations within the neighborhood and often dedicated to important events or citizens, civic GREENS and SQUARES may contain play equipment but shall not include ball fields and courts. COMMON DRIVE A shared access easement (for two or more lots) typically found on EDGE LOTS. COMMON DRIVES may also be placed to encompass adjacent utility easements. COMMON DRIVES shall be as configured on the REGULATING PLAN. See also ALLEY. COMMON LOT LiNES Lot lines shared by private lots, generally side lot lines. CONSERVATION LINE A line established to guarantee the preservation of the Peninsula's natural areas and slopes and to preserve the views from EDGE LOT houses. Land beyond the CONSERVATION LINE shall not be built upon, paved, driven on, re- graded or otherwise disturbed. CORNER LOT A lot in which one side lot line is adjacent to a STREET. Where a PRIVACY BUILDING LINE (PBL) is located on the side adjacent to the STREET, the PRIVACY SIDE restrictions on windows do not apply. Special building placement, fencing, and landscape requirements may also apply. DORMERS Dormers are small roofed ancillary structures with windows providing light and air to occupiable space within the roof. Dormers are permitted and do not constitute a STOREY so long as they do not break the primary eaves line, and are individually less than 15 feet wide and are collectively not more than 50% of their respective fagade. EAVE, MAiN EAVES, OR EAVE HEIGHT Used for measuring permitted building heights, the MAIN EAVES are the eaves of the primary roof of the building. EDGE LOT A lot located on the perimeter of the neighborhood whose rear lot line faces and/or is within the Peninsula conservation area. FRONT PORCH The ground floor platform attached to the front or STREET or REQUIRED STREET BUILDING LiNE (RSBL) side of the main building. (A FRONT PORCH may have a single ground floor platform or two platforms stacked at the ground and second storey levels.) Required FRONT PORCHES, as defined in the BUILDING PLACEMENT STANDARDS~ must be roofed and enclosed by posts that extend up to the roof and shall not be otherwise enclosed except with balustrades (railings) and insect screening. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD THE, PENINSULA N~EIGttBORHOOD FRONT YARD The area of the lot from the STREET FRONTAGE to the enclosed portion of the building wall. This area is contiguous with the STREET, and includes the FRONT PORCH. ~ote: This definition differs from the Definition in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). FRONT YARD FENCE The wood (picket) or wrought iron fence or masonry wall, between 30 and 40 inches in height, located within the FRONT YARD (generally 1 foot behind & parallel to the property line of private lots and also along COMMON LOT LINES to a point at least I0 feet back from the REQUIRED STREET BUILDING LINE (RSBL). (Note that these specifications differ for Bungalow Sites) GARDEN WALL This may take the basic form of a FRONT YARD or a PRIVACY FENCE depending on its height and placement A garden wall shall allow no view through its surface. OPEN SIDE Where applicable, the side of the house and lot opposite the PRIVACY SIDE and PRIVACY BUILDING LINE (PBL). There are no window restrictions on the OPEN SIDE, and a minimum setback is used, rather than a REQUIRED BUILDING LINE. The OPEN SIDE of the house has no privacy restrictions because the windows on the adjacent side of the neighboring house are restricted by PRIVACY-SIDE MANNERS (See PBL below). PEDESTRIAN PATHWAY PEDESTRIAN PATHWAYS are interconnecting paved walkways that provide pedestrian and bicycle passage through blocks running from STREET to STREET, ALLEYS or interior block parking areas. The easement width for these pathways shall be between 10 and 25 feet and the paved walkway between 6 and 12 feet, except where specifically noted on the REGULATING PLAN, and shall provide an unobstructed view through their length. PENINSULA NEIGHBORHOOD ARCHITECTURAL REVIEW BOARD (BOARD or PNARB) The PENINSULA NEIGHBORHOOD ARCHITECTURAL REVIEW BOARD (BOARD or PNARB) is a group of individuals created by The Peninsula Neighborhood Covenants & Deed Restrictions. The PNARB is established to administer and enforce the architectural and landscape standards for new construction and furore building modifications, as well as certain portions of the BUILDING PLACEMENT STANDARDS within the Code not otherwise enforced by the City of Iowa City. PRIVACY BUILDING LINE (PBL) The PBL is the required side building line for lots where designated on the REGULATING PLAN. The building must be built-to at least one point on the PBL, generally four feet (4') from one side lot line. Windows are restricted on this side of the building. The PBL is set consistently along a given STREET, allowing houses to open to the other, OPEN SIDE yard. See also PRIVACY-SIDEMANNER. PRIVACY FENCE Fences and hedges along COMMON DRIVES, ALLEYS and COMMON LOT LiNES, may be as high as eight (8) feet above the adjacent ground provided that they are at least 10 feet behind the REQUIRED STREET BUILDiNG LINE (RSBL). Within 10 feet of the RSBL only a FRONT YARD FENCE is permitted (see the BPS Siting Specifications PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 7 for limited exceptions to this role for CORNER LOTS). Wire fences shall have a hardy species of hedge or climbing vine planted along them (Consult the TOWN ARCHITECT). PRIVACY SIDE MANNERS The Peninsula Neighborhood Covenants & Deed Restrictions have codified Charleston, South Carolina's urban tradition of "North-Side Manners" into PRIVACY-SIDE MANNERS to provide a high level of privacy and a more comfortable relation between adjacent houses on medium and small lots. See also PRIVACY BUILDING LINE and refer to The Peninsula Neighborhood Covenants & Deed Restrictions for specific information. PUBLIC SPACE Property (STREETS, ALLEYS, CIVIC GREENS, SQUARES and parks) within the public domain and physically within the neighborhood within which citizens may exercise their rights. REGULATING PLAN The REGULATING PLAN is the "master plan" for the neighborhood that provides specific information for the disposition of each lot. The REGULATING PLAN specifies the BUILDING PLACEMENT STANDARD for each lot and shows how each building contributes to the larger neighborhood, as well as the arrangement of PUBLIC SPACE in relation to private space. There may be additional requirements for specific lots noted on the REGULATING PLAN. REQUIRED STREET BUILDING LINE (RSBL) The RSBL is the required building line (a requirement, not a permissive minimum as in a set-back), generally seven (7) feet from the STREET FRONTAGE unless otherwise designated on the REGULATING PLAN. The building (generally the FRONT PORCH) must be built-to (coincident with) the RSBL. The RSBL for each lot is shown on the REGULATING PLAN. REQUIRED STREET BUILD1NG LINE 2 (RSBL2) A required build-to line for certain EDGE LOTS. Where a RSBL2 is shown on the REGULATING PLAN, the FRONT PORCH is optional. Buildings with no FRONT PORCH shall be built-to the RSBL2 for at least 40% of the RSBL2 width. SIDEWING The portion of a building extending along a side lot line toward the ALLEY or COMMON DRIVE or garage. This optional portion may be built initially or as a later addition. The SIDEWING sits within the BUILDABLE AREA of the lot as shown in the BUILDING PLACEMENT STANDARDS. STOOP An entry platform on the RSBL side of a building. STOOPS, where required by the BUILDING PLACEMENT STANDARDS, may be roofed but they may not be enclosed. STREET, STREET FRONTAGE, AND SIDE STREET 1. STREET includes all PUBLIC SPACE (STREETS, SQUARES, GREENS, parks) -- but not COMMON DRIVES or ALLEYS. 2. STREET FRONTAGE refers to the lot line coincident with the STREET. 3. The SIDE STREET is the STREET of the longer lot line, generally with the lesser Right of Way along it. STREET TREE PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 8 TH~ P~NINS;~LA ~I~HIBORHOOD A deciduous canopy tree as listed in the STREET TREE list that accompanies the REGULATING PLAN. STREET TREES are of a hardy species, large enough to form a street canopy with sufficient clear hunk to allow traffic to pass under unimpeded. STREET TREE ALIGNMENT LINE A generally straight line that STREET TREES are to be planted along. This alignment is parallel with the STREET and is set four (4) feet back from the curb, unless otherwise specified in the REGULATING PLAN. STREETSCAPE This term refers to the various components that make up the STREET, both in the Right of Way and on private lot frontages. It includes pavement, parking spaces, planting areas, STREET TREES, streetlights, sidewalks, FRONT YARD FENCES, FRONT YARDS, FRONT PORCHES, etc. TOWN ARCHITECT The TOWN ARCHITECT is an Urban Designer, familiar with New Urbanist principles and with the Peninsula Neighborhood development, who will work with builders and property owners to show how the Peninsula Neighborhood Code can satisfy their building needs in a cost efficient manner. The role of the TOWN ARCHITECT has been established to administer an ARCHITECTURAL REVIEW procedure for the development of properties within the Peninsula Neighborhood. It is the responsibility of the TOWN ARCHITECT to review architectural and landscape plans for compliance with The Peninsula Neighborhood Covenants & Deed Restrictions and to provide design guidance when necessary. The TOWN ARCHITECT shall be responsible for interpreting and enforcing The Peninsula Neighborhood Covenants and Deed Restrictions regarding architectural and landscape standards, as well as any other standards not otherwise addressed and regulated by the City. The TOWN ARCHITECT will make recommendations to the City prior to and including consideration of Final Development Plans or modifications of Final Development Plans prior to issuance of building permit. The TOWN ARCHITECT will work on design solutions to meet handicapped access needs within the Peninsula Neighborhood Code prescriptions and, where necessary, will recommend appropriate minor variations to be approved by city to accommodate accessibility. "WHERE CLEARLY VISIBLE FROM THE STREET" Many requirements of this Code apply only where the subject is "clearly visible from the STREET." Note that the definition of STREET includes parks, civic GREENS, SQUARES, and all public areas except ALLEYS or COMMON DRIVES. A building element more than 30 feet from the RSBL (for example, items along a COMMON LOT LiNE 31 feet away from a RSBL) is by definition NOT Clearly Visible from the STREET. The intent is to restrict control to the public realm where it has significance and limit public interference in the private realm. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 9 THE PENINSULA NEIGHBORHOOD REGULATING PLAN PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD ~10 THE PENINSULA N~IC~HBtORHOOFI UNDERSTANDING THE REGULATING PLAN As the principal tool for implementing the Peninsula Neighborhood Master Plan, the REGULATiNG PLAN identifies the basic physical characteristics of each lot and the type of building assigned to it. It also identifies the type and placement of STREET TREES on each STREET, as well as identified parking spaces. A Preliminary REGULATING PLAN is submitted as part of the Preliminary Plat. The Landscape Plan is part of the REGULATiNG PLAN as it defines STREET TREE placement. The illustration below explains the elements of the REGULATING PLAN and will be useful as a reference when examining the plan. UNDEI STANDINC RECULATINC PLAN 41-RH REQUIRED STREET BUILDING LINE (RSBL) (s u~i~ (7ft front the RSBL unless otherwise noted) THIS IS YOUR LOT NUMBER (Lot 40) THIS IS YOUR BUILDING TYPE E Estote Site PH Peninsula House Site CT - Cottage Site CF - Cottage Flats Site B = Bunqalow Site LW LiveTWork Mixed Use Site RH - Rowhouse Site SAH - Small Aportrnent House Site -THESE ARE YOUR PROPERTY LINES STREET TREES (Plonted by the Developer) -STREET LIGHTS STREET PARKING A final REGULATING PLAN will be submitted with the final plat application for each development phase of the Peninsula Neighborhood. The exact placement of lot lines, trees and parking spaces in the final plan may differ by a few degrees or feet, but the basic configuration of the plan will not change. Handicapped Access: The TOWN ARCHITECT will work on design solutions to meet handicapped access needs within the Peninsula Neighborhood Code prescriptions and, where necessary, will recommend appropriate minor variations to be approved by the City to accommodate accessibility needs. These variations may take the form of mechanical lifts, conventional ramps, and other techniques as appropriate to the circumstance and available technology. With the approval of the TOWN ARCHITECT such ramps and devices may project past the RSBL and OPEN SiDE setbacks. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD TIrlE PENINSldLA NEIGHBORHOOD THE PENINSULA NEIGHBORHOOD BUILD1NG PLACEMENT STANDARDS PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD THE PENINSULA NEIGHBORHOOD INTRODUCTION The Neighborhood REGULATING PLAN identifies the BUILD1NG PLACEMENT STANDARDS for all lots. The goal of the BUILDING PLACEMENT STANDARDS is good STREET fonll and desirable outdoor private space (yards and gardens). They aim for the minimum level of control necessary to meet that goal. Variances to the BUILDING PLACEMENT STANDARDS can be granted only where the unique physical circumstance of a lot makes compliance impossible. The specific variance must also meet the conditions of the City of Iowa City Board of Adjustment. The BUILDiNG PLACEMENT STANDARDS set the basic parameters governing building construction, including the building envelope (in three dimensions) and certain required/permitted elements, such as porches, balconies, and fences. The STANDARDS specify building types that will be built within the Neighborhood. GENERAL GUIDING PRINCIPLES 1. BUILDINGS ARE ALIGNED AND CLOSE TO THE STREET. Buildings form the space of the STREET. Building facades are aligned as a simple plane along the STREET. 2. BUILDINGS FORM AND PROTECT PRIVATE OPEN SPACE. Whether a yard, garden or courtyard, private open space is an important complement to the public space of the neighborhood. 3. BUILDINGS HAVE FRONT PORCHES OR BALCONIES. This overview of the STREET contributes to healthful STREETS and safe neighborhoods, while serving as a buffer between the house interior and STREET activity. 4. BUILDINGS ARE DESIGNED FOR TOWNS. Rather than being simply pushed closer together, as in many suburban developments, buildings must be designed for their close siting within towns and cities. Views are directed to the STREET and the BACK YARD, not toward the neighbors. 5. PROPERTY LINES ARE PHYSICALLY DEFINED BY FENCES, HEDGES OR GARDEN WALLS. Land should be clearly public or private--in public view or private and protected. 6. VEHICLE STORAGE, GARBAGE AND MECHANICAL EQUIPMENT IS AWAY FROM THE STREET. Access to garages shall be from the ALLEY or COMMON DRIVE. Where garages must be front- loaded, they shall be set at least 20 feet behind the front plane of the heated space of the house. These principles define the goal and intent of the Peninsula Neighborhood Code. Refer to the following BUILDING PLACEMENT STANDARDS for the specific requirements for each building site. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD q3 THE PENINSULA NI~.IGHBORItOOD BUILDING PLACEMENT STANDARD fo/' ESTATE HOUSE SITES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD '14 Estate House Sites Thc principal buildhzg shall bc bcm,cr~ 12 and 35 ft to its Eaves. ~ The accessory building shall bc no more than 18 ft to its }';aves. ~'~ [^vi u£1¢aI The first floor fimshcd elevation shall bc between 30 and 60 roches Thc minimum side Setbacks are 4 ff (one side) and 10fi (both sides the North or East). (and/or parking ~ca) shall be at least 20 ft behind the tront 33% LOT LffS~__l [/////;5V572'/ I A FRONT PORCH, mmhnum 8 ft deep with a widtb no less than 33, WIBTH ~/a of thc RSBL (not to include any Side Street frontage), is required MIN }--~//'~/_//./~. along the RSBL. ]4or EDGE LOTS witb a ILSBL2 (sec the 8 FT MIN ~'~ ~ ILEGULATING PLAN) the FRONT I'ORC[t is optional. FRONT PORC~ PRIVACY FENCE A PRIVACY FENCE ma,xSmum 8 ft in heigbt, may mn tim reminder  of the rear and COMMON LOT LINES (except witkin the FRONT YARD area wkich may only have a FRONT YARD FENCE), Residential, Bed and Breakfast Homcstay, and [ lome Occupation (by fight subject to Iowa City Zoning Regulations Section 14-6M-I [B][6]) uses a~c pcmfittcd. ~ Parking, occupant's workshop, Home Occupation, and Accessory ~~~N~~" %' Unit ...... permitted in the buildable area at the rear of dm lot. (l';ncloscd, below grade parking is pemfittcd adjacent to the RSBL as well) SPECIFICATIONS: ESTATE HOUSE SITES HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STANDARD (BPS). FENCE and 6ARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground.. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: I. The building(s) shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 30"), garden trellises and other light unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, BAY W~DOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 30") shall encroach past the RSBL toward the STREET. 3. The building (the FRONT PORCH) shall be built-to the specified RSBL for at least 33% of the RSBL width. For EDGE LOTS, with an RSBL2, the FRONT PORCH is optional. Buildings with no FRONT PORCH shall be built-to the RSBL2 roi' at least 40% of the RSBL2 width. That portion of the building shall be composed as a simple plane (limited faqade jogs less than 24" and porches, STOOPS, BAY WINDOWS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the percentage minimum shall be measured against the nan'owest lot width within the BUILDABLE AREA for the primary building (not to include the buildable area for any SIDE wn, i(~ or accessory building). 4. At least 35% of the lot area, and all required side setbacks, shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, B^Y w~r)ows, stoops, decks, chimneys, and additionally in the BACK YARD only gazebos, green houses and steps except where otherwise specified in the Code. 5.The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. CORNER LOTS: 1. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs as listed above in Siting Specifications are considered "a simple plane" within this requirement) When a wrap-around POACH is used; the building wall may step forward to the RSBL at the termination of the PORCH 2. The fence requirements for CORNER LOTS additionally allow, where the lot OPEN SIDE fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. Lots where RSBL is curved: The required FRONT PORCkl (or building facade along RSBL2 for edge lots with no porch requirement) shall be aligned on a tangent to a curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at I point). ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON DRiVE shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to the parking areas, unless otherwise approved by the City. 2. Garage doors shall not face (be at an angle of less than 90 degrees from) the RSBL, and parking areas (unenclosed) shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. 3. For EDGE LOTS designated on the KEGULATING PLAN with a second REQUIRED STREET BUILDING LINE (RSBL2), both the FRONT PORCa and FRONT YARD FENCE are optional. The principal building fa~;ade (enclosed portion) shall be built-to this RSBL2. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-l(B)(6). ACCESSORY UNITS: Accessory units are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary stn~cture single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD TH~ P~NINSULA NI~IOItltOI~,ttOOD BUILD1NG PLACEMENT STANDARD fo/" PENINSULA HOUSE SITES PRiNCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD '17 Peninsula House Sites Thc prh~dpal budding shall be between 12 and 35 ft to its Eaves. Thc accessm3' braiding shall be no morc than 18 ft to its Eaves. ~ PRIVACY FENCE 8 FT MAX 12 FT kiln SIq%~NTG£AvE BUILDING height. (~ The first floor finished elevation shall be between 30 ~md 60 knches l-~tN,~u~ s~0E S[TeaC~( ~ e ;n~r)rlv* on thc Regulath~g Plan, the I,RONT PORCII is optional and the I,OIS where thc ~rage door (and/or p~ng area) shall be set at LOT L~ zX FRONT PORCH, between 8 ft ~d 14 ft deep x~th a Mdth no less ~DTH I ~///~ fl~m~ 33% of &e ~QUI~D SqREET BUILDING LINE (RSBL), (not to VT UlN ~ ~ include any SIDE ST~ET frontagm), is rcq~cd. For desi~ated ~r u~x DEPTH optional. EDGE LOTS (see the REGULATING PI,AN ) fl~e PRONT PORCII is ~ VT MAX '['he REGULATING PI.AN may desi~ate a rcq~cd Privacy Building East). 14 6Md[B][6D uses ~c pcmfitted. SPECIFICATIONS: PENINSULA HOUSE SITES HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE fromage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STANDARD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground elevation. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The building(s) shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24"), garden trellises and other light unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") shall encroach past the RSBL. 3. The building (the FRONT PORCH) shall be built-to the specified RSBL for at least 33% of the RSBL width. For EDGE LOTS, with an RSBL2, the FRONT PORCH is optional. Buildings with no FRONT PORCH shall be built-to the RSBL2 for at least 40% of the RSBL2 width. That portion of the building shall be composed as a simple plane (limited fa~;ade jogs less than 24" and porches, chimneys (not more than 24"), STOOPS, BAY WINDOWS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the % minimum shall be measured against the narrowest lot width within the buildable area for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. At least 35% of the lot area, and all required side setbacks, shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, BAY WINDOWS, decks, chimneys, and additionally in the BACK YARD only, decks, gazebos, green houses and steps except where otherwise specified in the Code. 5. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. CORNER LOTS: 1. The side street rsbl shall be built-to either by the building wall and/or porch for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs as listed above in Siting Specifications are considered "a simple plane" within this requirement) When a wrap-around porch is used; the building wall may step forward to the rsbl at the termination of the porch 2. The fence requirements for comer lots additionally allow, where the open side of a lot fronts a side street, a privacy fence along that frontage as a substitute for the required front yard fence. This privacy fence shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage street. Lots where RSBL is curved: The required FRONT PORCH (or building fa~:ade along RSBL2 for edge lots with no porch requirement) shall be aligned on a tangent to a curve. Where the lot face is convex to the porch, the porch shall touch the RSBL at 2 points (where concave it shall touch at 1 point). ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DPdVE as the sole means of automobile access to the parking areas, unless otherwise approved by the City. 2. Garaged~~rsshal~n~tfacetheRsBL.Theymustbeatanang~e~fn~tlessthan9~deg~eesfr~mtheRsBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. 3. For EDGE LOTS designated on the REGULATING PLAN with a second REQUIRED STREET BUILDING LINE (RSBL2) both the FRONT PORCH and FRONT YARD FENCE are optional. The principal building fa~:ade (enclosed portion) shall be built-to this RSBL2. HOMEOCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-l(B)(6). ACCESSORY UNITS: Accessory units are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD THE, PENINSULA NEIGHBORHOOD BUILDING PLACEMENT STANDARD for COTTAGE SITES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 20 Cottage Sites fhe principal building shall be betwctm 12 and 35 ft to its Iiaves. Thc accessory building shall bc no more than 18 ft to its Eaves. ·{~ ~ ~TMAX 18 FT~U ^: height. I ' I I I The i~RONT PORCbl floor elevation shall be between 28 and 60 ~~ The first and second storeys shall have at least 8 feet 8 inches clear height for not less than 75 % of thctr ~ca. Property Lines The principal building shall be BraT/To the RI!QUIRi~D STREET BUILDING LINE (RSBL), as designated on thc ILEGULATING PI.AN. The mirdmum side Setback is 4 ft The RE, GULA'IING PI.AN may designate a required PRIVA( Y North or East). The garage, vclfidc parking (autos, rra~lcrs, boats, etc.) shall be kept w/tlm~ fl~c designated Garage Parking area. (Enclosed, below grade parking is pcmritted adjacent to the RSBL as well.) 50%IL0¥UN bFI~lF/////377z, z A FRONT PORCI l, hetwceI~ IIft and 12 ft dccp with a width ONE STOREY ftontagv), is required along thc RSBL. Resident/al, Bed and Break6ast Homcstay, and l Iome Occupauon (by right subject to Iowa CiD' Zoning Regulations Section 14 6M-1 [13][6]) uses are permitted. Parking, occupant's workshop, I tome Occupatlon, and ACCb;SSORY UNIT uses are penrfitted in thc bu4dable area at the rear of thc lot. (Enclosed, bclow grade parking is pemfit ted adjaccmt to the RSBL as well.) TI~IE PENINSULA NEIG/dI~ORHOOD SPECIFICATIONS: COTTAGE SITES HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STANDARD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground elevation. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, BAY WfNDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any buildings excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") shall encroach past the RSBL 3. The building (the FRONT PORCH) shall be built-to the specified RSBL for at least 50% of the RSBL width. That portion of the building shall be composed as a simple plane (limited faqade jogs less than 24" and porches, and chimneys (not more than 24"), STOOPS, BAY WINDOWS, and balconies are considered to be "a simple plane" within this requirement). For non-rectangular lots the 50% minimum shall be measured against the narrowest lot width within the buildable area for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs, as listed above in Siting Specifications, are considered % simple plane" within this requirement). When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 25% of the lot area, and all required side setbacks, shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, BAY WINDOWS (not more than 30"), chimneys (not more than 30"), wood decks, and in the rear only, gazebos, green houses and steps except where otherwise specified in the Code. 6.The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. 7. Lots where the RSBL is curved: the required FRONT PORCH shall be aligned on a tangent to the curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at 1 point). CORNER LOTS: The fence requirements additionally allow a PRIVACY FENCE along the SIDE STREET FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY shall use the ALLEY as the sole means of automobile access, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be Iocated within 20 feet of the STREET unless hidden by a GARDEN WALL. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-l(B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by fight. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 22 THE. PENINSULA NEIOHBORHOOD BUILDING PLACEMENT STANDARD fo/" COTTAGE FLATS SITES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 23 Cottage Flats Sites Thc pth~dpal bufldh~g shall bc bctwccn 12 ~md 35 ft to its Eaves. The acccssory building shall be no more than 18 ft to its Eaves. PRIVACY FENCE Atly SINEWING shall be no more than 15 ft to its Eaves. 1225 FFTT M~I~.~X ~7/~iSs OMFE~xENAG~ i C8~ ~fiGRHYT Tbe FRONT YARD FI!NCI! shall be between 30 and 40 incbes in The ptindpal building shaU be BmTt-To fl~c KEQ UIILED STILEET BUILDlNG I,INE (P~qBl,), as designated on the REGULA I'ING PLAN The minimum side Setback is 4 ft. (PBX,) · ~ North or East) · ~ 'l~c garagc, vchiclc parking (autos, trailers, boats, etc,) shill be kept ~/~ within the desi~mated Garage Parking area and/or enclosed and below grade. BUILOING LINE (PBL) 50~I&0T~,, kr~,t//////,v~. A bRONT PORCIt, bcBvccn 8 ft ~d 12 ft dec? with a widtb no less FRONT PORCH 8 FT ~IN ~ ~ rc~cd along thc RSBL. PRONT YA~ ~c2 w]~ch may only have a FRONT YARD FENCE ). Rcsidential, Bed and Breakfast I Iomestay, and Home Occupation Coy right subject to Iowa City Zonh~g Re&relations Section 14 6M-1 [B][61) uses ~e permitted. Parking, occupmt's workshop, Home Occupation, and ACCESSORY UNIT uses are permitted in the buildable area at the rear of the lot. ~ncMscd, bclow grade parking is pemfitted adjacent to the RSBL as HOME OCCUPATI .............. 1 WAOC~ SU:OITP r T/dE PENINSULA NEIGI~IBORIflOOD SPECIFICATIONS: COTTAGE FLATS SITES [-[EIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STANDARD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground elevation. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any buildings excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") shall encroach past the RSBL 3. The building (the FRONT PORCH) shall be built-to the specified RSBL for at least 50% of the RSBL width. That portion of the building shall be composed as a simple plane (limited fa~:ade jogs less than 24" and porches, and chimneys (not more than 24"), STOOPS, BAY WINDOWS, and balconies are considered to be % simple plane" within this requirement). For non- rectangular lots the 50% minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or FORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs, as listed above in Siting Specifications, are considered "a simple plane" within this requirement). When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 25% of the lot area, and all required side setbacks, shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, BAY WINDOWS (not more than 30"), chimneys (not more than 2430"), wood or decks, and in the rear only, gazebos, green houses and steps except where otherwise specified in the Code. 6. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. 7. Lots where the RSBL is curved: the required FRONT PORCH shall be aligned on a tangent to the curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at 1 point). CORNER LOTS: The fence requirements additionally allow a PRIVACY FENCE along the SIDE STREET FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the corner (ROW intersection) of the frontage STREET ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY shall use the ALLEY as the sole means of automobile access, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden from the street by a garden wall. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M- 1 (B)(6). HOUSlNO UNITS: Two dwelling units, withing the principle building envelope restrictions of the COTTAGE FLATS SITES BUILDING ENVELOPE STANDARDBPS, are permitted by right. ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. For such units, an owner shall occupy at least one (1) of the units. Conversion of primary structure two-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 25 BUILDING PLACEMENT STANDARD fOF TOWNHOUSE SITES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 26 Townhouses The principal build{rig shall be bctwccn 18 ft and 35 ft to its Eaves. The accessory buildh~g shall be no more tban 18 ft to its gaws. ~ PRIVACY FENCE Any Sidewing shall be no more than 15 ft to its Eaves. 8 gT MAX ~ E~E AH, above the fr,m~,g RSBI, elevation. ~ ~ $IDEWING area construction shall be Built-To d~c PRIVACY ~ BUILDING LINE (PBL) (generally the North or East side). · ~ The milt widfl~ shall be bem, een 18 ft and 30 ft A maxinmm of 6 ~ units shall compfisc one building There shall be a mimmum 10 ft · ~ gap between buildb~ where mulfiplc buildings are built (except The f.mragc, vclficle parking (autos, nailers, boats, etc.) shall be kept ~~ IIRIVACY FENCING' bcCveen 6 ~l'nd 8 ft in height' shall he placed Residential, I [omc Occupation. and Bed and Breakfast Homestay uses are pcmfittcd on all floors. ~ ~ (;round Floor and Basement space may addidomfllv include {~ .e~ ""~ Neighborhood Commcrcial uses by fight (see attached Specifications). KESiDENTiAL Parking, occupant's workshop I Iome Occupations, and Acccsson, .o~a~ ccc U~fit (<500 Sq b't) uses are pemfittcd in the buildablc asea at thc ~ rear of thc lot. (1 ~ncloscd, below hwade parldng is permitted SPECIFICATIONS: TOWNHOUSE SITES HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DroVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STAND^RD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground elevation. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. bio part of any building (excepting overhanging eaves, B^Y WINDOWS (not more than 30"). steps (not more than 72") and chimneys (not more than 24") garden trellises and other light unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, BAY WINDOWS, steps (not more than 72") and chimneys (not more than 24") shall encroach past the RSBL 3. Each unit of the building (its FRONT PORCH) shall be built-to the RSBL for at least 50% of the unit's RSBL frontage width (measured on a per-unit basis). That portion of the building faqade shall be composed as a simple plane (limited faqade jogs less than 24" and PORCHES, BAY WINDOWS (not more than 30"deep), chimneys (not more than 24"), STOOPS, and balconies are considered to be "a simple plane" within this requirement). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 65% of its length. That portion of the building wall shall be cmnposed as a simple plane (limited faqade jogs as listed above in Siting Specifications are considered to be "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. NON-RECIANGULAR LOT MEASUREMENTS: the unit width parameters and PORCH minimums shall be measured at the mid-point of the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 6. At least 15% of the lot area, and all required side setbacks, shall remain open and not be built upon except for overhanging eaves, B^Y WINDOWS (not more than 30"deep), chimneys (not more than 30'), STOOPS, cantilevered balconies, stoops, wood or composite decks and steps except where otherwise specified in the Code. 7. The Garage/parking setback shall be measured from the nearest ALLEY ROW or the COMMON DRIVE edge of pavement. 8. CORNER LOTS: The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE SIREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. 9. Lots where the RSBL is curved: the FRONT PORCH or facade shall be aligned on a tangent to the curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at 1 point). ELEMENTS SPECIFICATIONS: 1) All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2) Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL or enclosed and below grade. NEIGHBORHOOD COMMERCIAL USES: The following uses are permitted by right: 1) Retail or personal service establishments limited to the ground floor space within the existing structure. 2) Adult or child care homes. 3) Bed and Breakfast Homestays. 4) Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. PARKING: Section 14-6N- 1 B2g restricting the number of parking spaces that may back onto an ALLEY, may be waived if the site plan demonstrates to the satisfaction of the Building Official that parking spaces are configured so as not to impede traffic on the ALLEY. Off-street parking spaces for Neighborhood Commercial Uses are not required for the first 1500 square feet of floor area. Any Neighborhood Commercial Use that exceeds 1500 square feet of floor area shall be required to provide parking spaces according to Section 14-6N-1 J for the area in excess of 1500 square feet of floor area unless a reduction of required number of off-street parking spaces is granted per Section 14-6V. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-I(B)(6). ACCESSORY UNITS: Accessory units are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 28 TIlE PENINSULA NEIGIt!~ORHOOD BUILDING PLACEMENT STANDARD fo/,' ROWHOUSE SITES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 29 Rowhouse Sites The principal building shall be betwccn 18 ft and 35 ft to its Eavcs. The accessory buildh~g shall be no mom than 18 ft to its Eaves. l/or cachutfit: Either dm FRONTPORCII or, on buildings wiflmut I"P, ONi PORCHES, thc bui]&ng facade shall be BmTt-To the KEQUIREC SI'PEET BUI1 DING LINE 0LSBI ). The unit ~vidth shall be bet~vcen 18 ft and 30 ft. A maximum of 6 units shall comprise one building. There shah be a nfinimum 10 ft gap bctween buildings where multiple buildings ~ce built (cxccpt Thc garage, velficlc parking (autos, tndlcrs, boats, etc.) shall be kept within the designated Garage Parldng arca (~nd/or as dcsignated on than 50% of the ILSBL (not to mludc any SIDE STREE'I RSBL), shall not more thm~ 5 ft deep mad 6 ft wide (parahcl m the RSBL) plus }'RONT I'ORCHI2S shall bc done in contiguous gsoupmgs of no less than 2. PRIVACY FENCIN(~ , bet~veen 6 and 8 ft in height, shall be placed Rowhouse sites with no BACK YARD or courtyard arca). Residential, Home Occupamm, and Bed and Break f*kqt [ lomestay uses art' pcnnitted on all floors. Ground Floor and Basement space may additionally include Unit (<500 Sq Ft) uscs are pemmtcd in the buJldab]c area at the rear of the lot (Enclosed, behixv grade p~rking is permitted adjacent to thc I,Lt;BI. as Well.) SPECIFICATIONS: ROWHOUSE SITES I-[EIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREEI BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STANDARD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground elevation. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SIIING SPECIFICATIONS: l.The buildings shall occupy only the specified (hatched) area of the lot. No part of any building (excepting overhanging eaves, ~3AY W~NDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") garden trellises and other light unroofed garden structures) shall occupy the remaining Iot area. 2.No parts of any building excepting overhanging eaves, BAY WINDOWS, steps (not more than 72") and chimneys (not more than 24") shall encroach past the RSBL 3. Each unit of the building shall be built-to the RSBL for the minimum specified percentage of the RSBL frontage: 50% for units with FRONT PORCHES,(measuring the PORCH), 85% for units without, (measuring the facade),. That portion of the building shall be composed as a simple plane (limited facade jogs less than 24" and PORCHES, BAY WINDOWS (not more than 30"deep), chimneys (not more than 24"), STOOPS, and balconies are considered to be "a simple plane" within this requirement). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 65% of its length. That portion of the building wall shall be composed as a simple plane (limited faCade jogs as listed above in Siting Specifications are considered to be "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RS~L at the termination of the PORCH. 5. NON-RECTANGULAR LOT MEASUREMENTS: the unit width parameters and PORCH minimums shall be measured at the mid-point of the buildable area depth for the primary building (not to include the buildable area for any SIDE WINO or accessory building). 6. At least 15% of the lot area, and all required side setbacks, shall remain open and not be built upon except for overhanging eaves, BAY WINDOWS (not more than 30"deep), chimneys (not more than 24"), STOOPS, cantilevered balconies, stoops, wood or composite decks and steps except where otherwise specified in the Code. 7. The Garage/parking setback shall be measured from the nearest ALLEY ROW or the COMMON DRIVE edge of pavement. 8.CORNER LOTS: The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet fi'om the comer (ROW intersection) of the frontage STREET. 9. Lots where the RSBL is curved: the FRONT PORCH or faq:ade shall be aligned on a tangent to the curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at I point). ELEMENTS SPECIFICATIONS: 1) All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2) Garage doors shall not face the RSRE. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. NEIGHBOKHOOD COMMERCIAL USES: The following uses are permitted by right: 1 ) Retail or personal service establishments limited to the ground floor space within the existing structure. 2) Adult or child care homes. 3) Bed and Breakfast Homestays. 4) Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. PARKrNG: Section 14-6N-1B2g restficting the number of parking spaces that may back onto an ALLEY, may be waived if the site plan demonstrates to the satisfaction of the Building Official that parking spaces are configured so as not to impede traffic on the ALLEY. Off-street parking spaces for Neighborhood Commercial Uses are not required for the first 1500square feetoffloorarea. Any Neighborhood Commercial Use that exceeds 1500 square feet of floor area shall be required to provide parking spaces according to Section 14-6N-1 J for the area in excess of 1500 square feet of floor area unless a reduction of required number of off-street parking spaces is granted per Section 14-6V. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-l(B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by fight. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 31 TH~ P~,NINSULA N~I(~HBORHOOD BUILDING PLACEMENT STANDARD LIVE WORK SITES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 32 Live Work Sites ~AV[ H£1G~4 T The principal building shall be betwccm 18 ft and 40 ft to its Eavcs. 184° FTET UlNuAX Thc accessory building shall be no more than 18 ft to its Eaves. The floor The first storey shall have at least 10 feet clear height for no less fl~ 80% of its ~rca. All second and tlfird storeys shall have at least 8 feet 8 inches clear height for no less than 80 % of then: arm. Thc principal building shall be Built-Ta ilm REQUIRED STILEE r BUILDING LINI; (RSBL)~ as dcsignated on thc Rt~GULATING PLAN. ~ BUll DiNG LINE (PBL) (generally the North or East sidc). · *'~ ]'he udit width shall bc between 18 ft m~d 30 ft. A m~xin,um of 8 ~ units shall be condgnous as a single building. '['here shall be a n~hnum 10 ft h~p bem'een buildings where mdifiplc Live Work buildings are built (cxccl~t where othem'isc designated on thc The garage, vehicle parlong (autos, wailers, boats, etc.) shall be kept within thc dcsignated Garag~ Parking area (m~d/or as designated on /  / Where prm4ded, any Storefront Colonnade/Porch, sNdl be [ between 8 ft and 12 it dccp ~xdth a minunum width of 75 % of the -- cOoN EO n~l dTe~ Sr ThOR Ey 8 FT MIN~- RSBI (n°t t° h~clude any SIDE S~DU ;ET RSBL)~md a nfinimum clear  LINE (ILqBL) ~ ,-,7~ I ~ Such Storefront Colonnade/Porches shall exist only in confguous provided Residential, Home Occupation, m~d Bed and Breakfast l lomestay B&B HOMEST Neighborhood Commercial uses by fight (sec attached Parking, ccup~mt s workshop, tome Occupatmns, and Accessory ~~ tear of thc h,t. THE, PENINSULA NEIGHBORHOOD SPECIFICATIONS: LIVE WORK SITES HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified in this BUILDING PLACEMENT STANDARD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground elevation. The ground storey finished floor elevation shall be between 3 and 18 inches above the average adjacent sidewalk elevation and shall have a minimum 10 fl clear height. SITING SPECIFICATIONS: l. The buildings shall occupy only the specified (hatched) area of the lot. No part of any building (excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24"), garden trellises and other light and unroofed garden structures shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, BAY WINDOWS (not permitted on the ground storey front faq:ade and in no case not more than 30"), steps (not mom than 30") and chimneys (not more than 24")shall encroach past the RSBL. 3. Each unit of the building shall be built-to the RSBL for at least 75% of the unit's RSBL frontage width (measured on a per-unit basis). That portion of the building shall be composed as a simple plane (limited faq:ade jogs less than 24" and porches, B^Y WINDOWS (not more than 30"), chimneys (not more than 24"), STOOPS, and balconies are considered to be "a simple plane" within this requirement). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 60% of its length. That portion of the building wall shall be cotnposed as a simple plane (limited facade jogs as listed above in Siting Specifications are considered to be "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBE at the termination of the PORCH. 5. NON-RECTANGULAR LOT MEASUREMENTS: the unit width parameters and PORCH minimums shall be measured at the mid-point of the buildable area depth for the primary building (not to include the buildable area for any SIDE WiNO or accessory building). 6. At least 10% of the lot area, and all required side setbacks, shall remain open and not be built upon except for overhanging eaves, cantilevered balconies, stoops, BAY WINDOWS (not more than 30"), chimneys (not more than 24"), wood or composite decks and steps -- except where otherwise specified in the Code. 7. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. 8.CORNER LOTS: The fence requirements for CORNER LOIS additionally allow, where the OPEN SIDE ufa lot fronts a SIDE SIREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: 1. All lots bordering an alley or common drive shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL, or below the fronting RS8L grade. NEIGHBORHOOD COMMERCIAL USES: The following uses are permitted by right: I. Retail or personal service establishments limited to the ground floor space within the existing structure. 2. Adult or child care homes. 3. Bed and Breakfast Homestays. 4. Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. PARKING: Section 14-6N- 1 B2g restricting the number of parking spaces that may back onto an ALLEY, may be waived if the site plan demonstrates to the satisfaction of the Building Official that parking spaces are configured so as not to impede traffic on the ALLEY. Off-street parking spaces for Neighborhood Commercial Uses are not required for the first 1500 square feet of floor area. Any Neighborhood Commercial Use that exceeds 1500 square feet of floor area shall be required to provide parking spaces according to Section 14-6N-1 J for the area in excess of 1500 square feet of floor area unless a reduction of required number of off-street parking spaces is granted per Section 14-6V. HOME OCCUPATIONS; Home occupations are permitted subject to Zoning Regulations Section 14-6M-I(B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. Conversion of primary structure single-family units for multiple family uses is prohibited PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 34 BUILDING PLACEMENT STANDARD for SMALL APARTMENT SITES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 35 Small Apartment Sites The principal building shah bc bct~veen 22 ft and 48 ft to its Eaves. Any acccssory building or SIDIEWING shall be no more than 15 ft __ to its Eaves or parapet - except where fronting a STREET, where it :R~2~tr ~P ~7~ [~ I <~Q'~~u'ul, The first floor finished elevation shall be between 28 inches and 66 Each unit shall have at least 8 feet 8 inches clear height for 80 % of its area (attic storey units excepted). The building shal be Bt~tTtTo not less fl~an 50% office REQUIRED ft. Not less thm~ 10% of the Ix~t arca shall be a configmous BACK in hdght. The garage, parking for vehicles (autos. trailers, boats, etc.) and wn.,. and not clearly vialblc from the STREET. · · permitted on fire 2nd & 3rd Floor units, between 5 and 7 ft dec? FRONT PORCH [~2rtql ~x PER.MITrED ~t: .~]Z' , ...... q~ / and fi and 10 ft wide. ~ 2des~ /./....~ / the lot' Parking shMI be nO dOser than 20 ft tO any STREI;q Fir~l Floor height or Below g~ade. Unenclosed parlm~g shall be separated I ~es£,r.^r,o4 I / from adjacent less intense building type by a GARDEN x.X'ALL type Residential, Home Occupam)n. m~d Bed and Brcakfast 110mcstay uses arc permitted on all floors, Neighborhood Commercial uses by right (see attached Specifications), Parlang, garages, and accessory uses may be placed are permittcd I / iM iTi,D $1[O~~ ill the buildablc area at the tear of the lot. Parldng shall be no THE PENINSULA NEIGHBORHOOD SPECIFICATIONS: SMALL APARTMENT SITES HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STANDARD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground elevation. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The building(s) shall occupy only the specified area of the lot. No part of any building (excepting overhanging eaves, BAY WINr)OWS (not more than 30"), steps (not more than 72") and chimneys (not more than 30"), garden trellises and other light and unroofed garden struc~res) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 30") shall encroach past the RSBL. 3. The building shall be built-to the specified RSBL for at least 50% of the RSI3L width. That portion of the building shall be composed as a simple plane (limited fa~:ade jogs less than 24" and porches, BAY WINDOWS (not more than 30"), chimneys (not more than 30"), STOOPS, and balconies are considered to be "a simple plane" within this requirement). For non-rectangular lots the 50% minimum shall be measured against the narrowest lot width within the first 30 feet of the buildable area. 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited facade jogs, as listed above in Siting Specifications, are considered to be "a simple plane" within this requirement) When a wrap-around Poach is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 25% of the lot area, and all required side setbacks, shall remain open and not built upon except for overhanging eaves, cantilevered balconies, stoops, BAY WrNDOWS (not more than 30"), chimneys (not more than 30"), and decks except where the Code specifies otherwise. 6. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. 7. The fence requirements for CORNER LOIS additionally allow a PRIVACY FENCE along the SIDE SIREET FRONTAGE as a substitute for the required FRONI YARD FENCE. This PRiVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or common drive shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL, or below the fronting RSBL grade.. 3. If a balcony is used, the roof requirement can be satisfied if the balcony is directly below, and posting up to, another roofed balcony. NEIGHBORHOOD COMMERCIAL USES; The following uses are permitted by right: 1. Retail or personal service establishments limited to the ground floor space within the existing structure. 2. Adult or child cam homes. 3. Bed and Breakfast Homestays. 4. Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. PARKING: 1. Section 14-6N- 1 B2g restricting the number of parking spaces that may back onto an alley, may be waived if the site plan demonstrates to the satisfaction of the Building Official that parking spaces are configured so as not to impede traffic on the alley. 2. Off-street parking spaces for Neighborhood Commercial Uses are not required for the first 1500 square feet of floor area. Any Neighborhood Commercial Use that exceeds 1500 square feet of floor area shall be required to provide parking spaces according to Section 14-6N-1 J for the area in excess of 1500 square feet of floor area unless a reduction of required number of off-street parking spaces is granted per Section 14-6V. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 37 TH~ PENINSULA BUILDING PLACEMENT STANDARD fo/' BUNGALOW SITES PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 38 TILE, P~NINS;ULA NEI~ItBORttOOD BUNGALOW SITES ON MCCLEARY LANE The Bungalow Lots on McCleary Lane are highly constrained and the possible building envelope configurations are limited. Buildings have a REQUIRED STREET BUILDING LINE (RSBL) along McCleary Lane 27.5 feet in length, a required porch, within the overall building envelope, versus the more typical additive FRONT PORCH. HEIGHT SPECIFICATIONS: 1. The principal building shall be between 10 and 25 feet to its eaves. 2. The FRONT YARD FENCE shall be between 24 and 36 inches in height (this differs from the height specified in the Definitions section). 3. The FRONT PORCH elevation shall be between 24 and 36 inches above the highest RSBL elevation. 4. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement. SITING SPECIFICATIONS: 1. The building (porch included) shall be at least 75% built-to the RSBL. 2. Vehicle parking and miscellaneous building equipment (including HVAC) shall be kept away from the STREET and within the area designated on the REGULATING PLAN. ELEMENTS SPECIFICATIONS: 1. Aporch shall be built along the RSBL (and within the building envelope) no less than eight (8) feet wide (parallel to McCleary Lane) and no less than six (6) feet deep (perpendicular to McCleary Lane). (This page serves as the BES graphics page as for the other Site Standards) PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 39 THE PENINSULA NEIGHBORHOOD SPECIFICATIONS: BUNGALOW SITES HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT SIANDARD (bps). FENCE arid GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights am relative to the adjacent ground elevation. SITING SPECIFICATIONS: 1. The building shall occupy only the specified area of the lot. No parts of the building except overhanging eaves, BAY WINDOWS (not more than 24"), steps (not more than 60") and chimneys (not more than 24") garden trellises and other light and unroofed garden structures shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, BAY WINDOWS (not more than 24"), steps (not more than 60") and chimneys (not more than 24") shall encroach past the RSBL. 3. The building shall be built-to the specified RSBL for no less than 85% of its length. That facade shall be composed as a simple plane (limited jogs less than 24" are considered within this requirement) interrupted only by porches, BAY WINDOWS (not more than 24"), and chimneys (not more than 24") stoops, and balconies. 4. At least 10% of the lot area, and all required side setbacks, shall remain open and not be built upon except where otherwise specified in the Code or otherwise designated on the REGULATING PLAN. 5. Comer Lots: The STREET frontage for comer lots is both the front and side RSBL. ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to any designated parking spaces, unless otherwise approved by the City. 2. Parking areas and garage doors shall not be located within 20 feet of the STREET unless hidden by a garden wall. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-l(B)(6). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 40 THE PENINSULA N~IGItI~ORHOOD THE PENINSULA NEIGHBORHOOD AMENDMENT SECTION PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD THE PENINSIALA NEIGHBORHOOD CITY PERMITTING To ensure compliance with the Peninsula Neighborhood Code, the Building Official shall review and approve all applications for building permit relating to exterior construction prior to issuance of a building permit. A letter from the PENINSULA NEIGHBORHOOD ARCHITECTURAL REVIEW BOARD is necessary for the Building Official to issue a building permit. The letter must certify that the proposed building, building modification or addition, where relating to exterior construction, meets the parameters of The Peninsula Neighborhood Covenants & Deed Restrictions. CODE AMENDMENTS Amendments to the Peninsula Neighborhood Code shall be reviewed and approved as an amended Planned Development Housing Overlay Zone (OPDH) in accordance with the City of Iowa City Zoning Ordinance, Chapter 14-6J-2. Petitioners shall submit an application and other such information as required by the Peninsula Code and Zoning Ordinance. The application shall include evidence that the proposed amendment conforms to traditional neighborhood or urban design principles as found in the Charter for the New Urbanism published by the Congress for New Urbanism (CNU), or such other reference works generally recognized by CNU-affiliated design professionals to be authoritative. Such evidence shall be certified by a qualified individual having experience in traditional neighborhood or urban design and being a CNU member in good standing. The City of Iowa City may request resumes, references, and other information and shall make a determination as to whether such reference works or individuals are qualified. Approved amendments to the Peninsula Neighborhood Code shall be incorporated within the body of the document. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 42 6/4/2003 1:42 PM The Peninsula Neighborhood Code, which includes the Regulating Plan and the Building Placement Standards, has been prepared for use in the Peninsula Neighborhood. All copyrights and publishing rights are exclusively reserved by Geoffrey Fen-ell Associates. The City of Iowa City and Terry L. Stamper Holdings, L.L.C. are granted full use of this manual for the promotion, permitting, regulation, development and management of the Peninsula Neighborhood, including copying and distribution to interested parties upon their request as a matter of public record for the parts of the Code that will be adopted as City ordinance. All reproductions and publications of this manual, in whole or in part, shall cany the following credit: "Geoffrey Ferrell Associates, Washington, D.C." This manual may not be otherwise photocopied, in whole or in part, without the expressed written permission of Geoffrey Ferrell Associates, and may not be used for any other purposes whatsoever. Under the terms of the Declaration of Covenants, Conditions and Restrictions for the PeninsuIa Neighborhood, the Peninsula Neighborhood Cede is binding on all parties having an interest in any portion of the community, and each owner is required to comply with the requirements set forth herein. The Peninsula Neighborhood Code may, from time to time, be updated and revised via approved procedures by the City of Iowa City and the Peninsula Neighborhood management organization. GEOFFREY FERRELL ASSOCIATES L.L.C. 19 14th Street S.E. Washington D.C. 20003 telephone (202) 547-7141 facsimile 547-7151 GEOFFFERRELL~STARPOWER.NET W W W. G E O F F R E Y F E R R E L L, C O M PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 43 STAFF REPORT To: Planning & Zoning Commission Prepared by: Robed Miklo Item: REZ03-00016/SUB03-00008 Peninsula Neighborhood, Second Addition Final Plat Date: May 15, 2003 and amended Code/Regulating Plan (OPDH plan) GENERAL INFORMATION: Applicant: T.L. Stamper Holdings, L.L.C. 221 E. Market Street Suite 300 Iowa City, IA 52245 Contact Person: Jeff Schug, McClure Engineering 515-964-1229 Requested Action: Approval of a Final Plat and amendments to regulating plan and neighborhood code. Purpose: 35 residential lots Location: At the west end of Foster Road Size: Approximately 9.02 acres Existing Land Use and Zoning: Undeveloped, OSA-5 Surrounding Land Use and Zoning: North: Peninsula Neighborhood Part 1, OSA-5 South: Undeveloped, OSA-5 East: Undeveloped, OSA-5 West: Undeveloped, OSA-5 Comprehensive Plan: Residential 2-8 dwelling units per acre File Date: April 25 45 Day Limitation Period: June 9 BACKGROUND INFORMATION: The preliminary plat for the Peninsula neighborhood was approved in May 2001. The final plat for Part 1 was recently approved by the City Council and is being constructed. The applicant is now seeking approval of the final plat for Pad 2, which includes 35 lots on 9.01 acres. The applicant is also proposing amendments to the Peninsula Neighborhood Code and Regulating Plan as discussed in detail below. ANALYSIS The final plat is generally consistent with the approved preliminary plat. There are, however, variations in the lot configurations that will result in a fewer number of total units in Part 2. The most significant change results from the subdivision of lot 177. Lot 177 was originally intended for an apartment building containing up to 36 units and was to be in phase 3. The applicant now proposes to include it in phase 2 and subdivide it into 5 single-family lots and an outlot for up to 10 parking spaces. The new single family lots are shown as numbers 31 through 35 on the east side of Swisher Drive. These changes are also reflected on the regulating plan (OPDH plan). ppdadrnln/stfrep/pen phase 2 1 Another area of change includes the addition of a 4-unit apartment building on Lot 63 on the south side of Foster Road. The original plan called for 6 single-family dwellings in this block. The revised plan calls for 4 single-family buildings and a 4-unit apadment building for a gain of 2 units in this particular block. Other changes in the proposed final plat including the consolidation of townhouse and rowhouse lots into single-lots. For example, on Lots 36 & 37, the original plan included a total of 9 narrow lots, each to accommodate an attached rowhouse. With the revised preliminary plat there will be a cluster of 4 rowhouses on Lot 37 and 4 townhouses on Lot 36. Rather than being sold as individual properIies, the rowhouses and townhouses will be sold as condominiums on a common lot. Other than the removal of property lines, the actual physical condition of this portion of the development will appear the same. Also it should be noted that on Lot 36 the applicant proposes to build only 4 rowhouse units, whereas the original plan called for 5. In the vicinity of Emma Harvat Square on Lots 57-59 and Lots 38-40, the applicant is also proposing to consolidate lots for condominium townhouse units and small apartment buildings. With the reconfiguration, the actual number of units proposed within Phase 2, even with the addition of the 4 single-family lots on Swisher Street, will be reduced from 98 to 61. The applicant may seek to replace some of these units in future phases. In the original plan there was an outlot between what is now Lot 58 and 59 to provide a pedestrian link between a series of townhouses on Emma Harvat Square. With the revised plan two 4-unit apartment buildings and 2 townhouses or rowhouses are replacing the 8 townhouses and the applicant is proposing to eliminate this sidewalk. Given the small size of this block, staff does not feel that a sidewalk in this location is necessary. As noted above, an outlot for a common parking area is proposed on the east side of Swisher Street. This 10-space parking lot would initially be used for visitors to the real estate sales center for the Peninsula Neighborhood. When the neighborhood is developed and the sales canter is no longer open, the spaces would be available to provide supplemental parking for the live-work units located on Foster Road. The legal papers will need to address ownership and maintenance responsibilities for this lot. Staff also recommends that a landscaping plan provide for screening these parking spaces from view of the single-family house on lot 31. As noted above in addition to revising the configuration of lots, the regulating plan is being revised to reflect the substitution of single-family houses for apartment buildings on some of the lots and the substitution of 4-unit apartment buildings for townhouses on other lots. Even with the revised lot configurations, Phase 2 of the Peninsula will contain a variety of housing types including single- family, rowhouse, townhouse, and small apartment buildings. Staff believes this is in keeping with the general character of the Peninsula plan as approved in the OPDH plan. The applicant is also proposing revisions to the Peninsula Neighborhood Code. In summary these revisions include 1) addition of a new housing type - cottage flats or duplexes; 2) allowing for bay windows; 3) providing for changes in grade to make it easier to provide access for persons with disabilities 4) allowing home occupations to occur on upper floors and 5) removing the requirement for balconies for apartment buildings. The cottage flats would be built on lots 26 and 27 in phase 1. Staff believes that these amendments are consistent with the original plan for Peninsula Neighborhood and are consistent with the City's zoning code. STAFF RECOMMENDATION Staff recommends that the final plat of Peninsula Neighborhood Addition Part 2, and amendments to the regulating plan and development code, be approved subject to staff approval of construction plans and legal papers prior to City Council consideration of the final plat, and staff approval of a landscape plan for Outlot I. ppdadrnin/stfrep/pen phase 2 2 Attachments: 1. Location map 2. Final plat 3. Regulating plan 4. Development CodeApproved b oK~'~n ~nn kglina 'n ~)i~oCtm°~ uDneiPt; r;r~;en~'o p m e n t SITE LOCATION: The Pen nsu a SUB03-O0008 THE PENINSULA NEIGHBORHOOD SECOND ADDITION FINAL PLAT ~~ ,',, ,~ Peninsula Neighborhood  Find Overlay Planned Development Housing (OPDH) Plan and Regulating Plan First Addition Iowa City, Iowa T.L. Stamper Holdings, L.L.C., 2003 UNDERSTANDING THE REGULATING PLAN H I I I I I I ~ I I UNDERSTANDING THE REGULATING PLAN Peninsula Neighborhood Final Overlay Planned Development Housh~g (OPDH) Plan and Regulating Plan Second Addition ~ ,x ' T.L. SEampet Holdin0s, L.L.C., 2003 Prepared by: Shelley McCaffedy, Associate Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5243 (REZ03-00012) AN ORDINANCE CHANGING THE ZONING DESIGNATION OF APPROXIMATELY 1.1 ACRES FROM CB-2, CENTRAL BUSINESS DISTRICT SERVICE, TO PRM, PLANNED HIGH DENSITY RESIDENTIAL, FOR PROPERTY LOCATED ON THE EAST SIDE OF SOUTH DUBUQUE STREET SOUTH OF COURT STREET. WHEREAS, the applicant, James Clark, has requested that said property be rezoned from CB-2, Central Business District Service, to PRM, Planned High Density Residential; and WHEREAS, the proposed zoning change conforms with the Near Southside Neighborhood Redevelopment Plan; and WHEREAS, the proposed rezoning is located adjacent to an existing Planned High Density Residential zone; and WHEREAS, at its May 1, 2003 meeting, the Planning and Zoning Commission recommended approval of the proposed rezoning. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA: SECTION I. APPROVAL. 1.The property described below is hereby reclassified from its present classification of CB-2, Central Business District Service, to PRM, Planned High Density Residential. County Seat Addition, Block 1, Lots 5, 6, 7, and 8. SECTION II. ZONING MAP. The Building Inspector is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of this ordinance as provided by law. SECTION II1. CERTIFICATION AND RECORDING Upon passage and approval of the Ordinance, the City Clerk is hereby authorized and directed to certify a copy of this ordinance and to record the same at the office of the County Recorder of Johnson County, Iowa, all as provided by law. SECTION IV. REPEALER. Afl ordinances and parts of ordinances in conflict with the previsions of this Ordinance are hereby repealed. SECTION V. SEVERABILITY. If any section, prevision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. SECTION VI. EFFECTIVE DATF. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this day of ,2003. MAYOR ATTEST: CITY CLERK Approved, by ~y Affo~/,~'e~t~"Off~e -- STAFF REPORT To: Planning & Zoning Commission Prepared by: Shelley McCaffedy Item: REZ03-00012 Date: April 17, 2003 GENERAL INFORMATION: Applicant: James A. Clark 414 El Market Street Iowa City, IA 52245 Requested Action: Rezoning from CB-2, Central Business District Service, to PRM, Planned High Density Multifamily Purpose: To allow residential use, other than elderly housing, on the first floor. Location: East side of 400 block of S. Dubuque Street Size: 1.10 acres Existing Land Use and Zoning: Elder apartment housing, CB-2 Surrounding Land Use and Zoning: North: CB-5, Central Business District Support South: CB-2, Central Business District Service East: OSNPRM, Planned High Density Multifamily West: P, Post Office/Federal Building Comprehensive Plan: High Density Residential File Date: March 27, 2003 45 Day Limitation Period: May 11, 2003 BACKGROUND INFORMATION: The applicant, James A. Clark, is request the rezoning of 1.10 acres from CB-2, Central Business District Service, to PRM, Planned High Density Multifamily. The area under consideration is one- half block located between Court and Harrison Streets on the east side of Dubuque. There are five buildings located in this area. The property, at 400 S. Dubuque Street, contains elder apartment housing. The other buildings are used for multifamily residential. Within the CB-2 zone, elder apartment housing is allowed as a provisional use and is the only residential use allowed on the first level of a building in the CB-2 zone. The other ground floor residential uses in this area are nonconforming. Mr. Clark contends that due to the increase in the number of elder housing facilities in the outlying areas, the market for elder housing downtown has been diminished. Therefore, rezoning this area to PRM will allow him to rent his building to another population. 2 ANALYSIS: Compliance with Comprehensive Plan: The 1992 Near Southside Neighborhood Redevelopment Plan, which was adopted by the 1997 Iowa City Comprehensive Plan identifies the area south of Court Street as an appropriate place for high-density residential development. The logic of promoting higher density residential development in the downtown rests in the concept that people who live in and near downtown will walk to work or class, will patronize downtown businesses, will add to the after hours vitality, and create a sense of safety in the downtown. Furthermore, higher density development in the downtown vicinity will reduce housing pressures in the surrounding neighborhoods. Staff does not feel that the applicant's argument regarding the soft market for elder housing downtown is a compelling reason to rezone this property. However, staff also feels there is reasonable logic based on the adjacent land uses and Comprehensive Plan goals to rezone this property to PRM. Currently, one and one-half blocks adjacent to this property along South Linn Street and one and one-half blocks south of Prentiss Street are zoned PRM Neighborhood Compatibility: The uses currently surrounding this property include the multifamily housing, eider housing, the post office and some commercial uses. Previous zoning regulations allowed development of residential uses on the ground floor, hence of the five properties within the proposed rezoning area, four of these are nonconforming due to the residential use of the ground floor. Staff feels, that these current uses are compatible with the neighborhood. This rezoning would not substantially change the use of this property and its compatibility with the surrounding neighborhood. It may result in an intensification of use for some properties on this block. It may also impact the population diversity by likely reducing the number of eider residents residing in the area. Given the facilities for seniors in downtown and the goals of the Comprehensive Plan for diversity, it may be argued that having seniors downtown is desirable. Overall, however, staff feels that this rezoning is compatible with the neighborhood. Traffic Implications: Staff feels that this rezoning will have no substantial impact on traffic in the neighborhood. Summary: Given the adjacent land uses, the recommended land use for this property of the Near Southside Redevelopment Plan and the fact that this rezoning will make all of the uses of this property conforming, staff feels that this rezoning is appropriate. STAFF RECOMMENDATION: Staff recommends that REZ-03-00012, an application from James A. Clark for a rezoning from CB-2, Central Business District Service to PRM, Planned High Density Residential on 1.10 acres located on the east side of the 400 Block of South Dubuque Street be approved. Approved by: Robert Miklo, Senior Planner, Department of Planning and Community Development T/pcd/shelley/REZO2-OOOO1HanicklREZO2-OOOOlstaff CB5 OOUIXT¥ POST OF:ICE SITE LOCATION: 400 block east Dubuque Street REZ03-O0012 Jean Tack ,~? '~2..~-) ~. 0613 400 South Dubuque St. Apt 1426 IowaQty IA 52240 /~~ ~. ~ . Ol~ ..... ~. ~ ~: /_ .,~ ~ . , u ~.i~ ). -~ : ....... , ~ ~. ~ f~' . ~ . ~. ~ .... - ~, ~ .. . ¢ . , Sunday, May 11,2003 Page 3B Medicare, t~ ~ntage ol their ir i~ _2000: RAN 5 AND OVER 18.1% 15.6% · 15.6% ~-.'~ IOWA _i 15.2% 15% 14.8% 14.3% ' '~ 14.2% 14% 14% THE REGISTER City Council Request June 10, 2003 To our City Councilors in Iowa City, Iowa From residents at 400 S. Dubuque (Heritage Manor) Regarding the Rezoning of our Building (Item Number 5-C on your agenda) We hope you will NOT rezone this property! It is the only housing near Downtown that's dedicated for Seniors. We need a place like this one, Downtown where we can walk to public events, be part of the City, and keep our own lives vital. When City Staff prepared its report, it completely lacked a seniors' perspective on this important issue. No one asked! We, and all of the elders, were ignored, first at the City, and again at the Zoning Commission. And so their recommendation comes to you impaired. This is a strong issue. We elders are a good, and a worthy, part of Iowa City. THIS MATTER AFFECTS OUR LIVES. It is not right for us to be left out of these decisions. Please let us be heard..~e;~we signers cannot be present at the meeting tonight, we must rely on your good leadership, to protect all of your elders and make sure there's a place for us. Respectfully yours, City Council Request June 10, 2003 To our City Councilors in Iowa City, Iowa From residents at 400 S. Dubuque (Heritage Manor) Regarding the Rezoning of our Building (Item Number 5-C on your agenda) We hope you will NOT rezone this property. Please, keep this the way it is! It is the only housing near Downtown that's dedicated for Seniors. We need a place like this one, Downtown where we can walk to public events, be part of the City, and keep our own lives vital. When City Staff prepared its report, it completely lacked a seniors' perspective on this important issue. No one asked! We, and all of the elders, were ignored, first at the City, and again at the Zoning Commission. And so their recommendation comes to you impaired. This is a strong issue. We elders are a good, and a worthy, part of Iowa City. THIS MATTER AFFECTS OUR LIVES. It is not right for us to be left out of these decisions. Please let us be heard. Not all of us can be present at the meeting tonight. We depend on your good leadership to protect all of the elders, and make sure there's a place for us. Respectfully yours, NOTICE OF PUBLIC HEARING Notice is hereby given that the City Council of Iowa City will hold a public hearing on the 4th day of February, 2003, at 7:00 p.m. in the Emma Harvat Hall of the Civic Center, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider a Resolution '"-'/I//0 Authorizing Conveyance of the west one-half ,.~ of a 20' wide by 60' long vacated portion of the alley located between 405 South Summit --------- Street and 338 South Governor Street in Iowa City to Phyllis Tucker. Copies of the proposed resolution are on file for public examination in the office of the City Clerk, Civic Center, Iowa City, Iowa. ':~/~~/'-~ Persons wishing to make their views known for Council consideration are encouraged to appear at the above-mentioned time and ....... MARIAN K. KARR, CITY CLERK City of Iowa City MEMORANDUM Date: June 9, 2003 To: City Council From: Mitchel T. Behr, Assistant City Attorney Re: Disposition of alley between 338 S. Governor Street & 405 S. Summit Street Phyllis Tucker is the owner of 338 South Governor Street, which is zoned RNC-12 and currently used for multi-family housing. Based on an appraisal performed by licensed appraiser Keith Westercamp, Ms. Tucker has now made an offer of $3,900 to purchase the 600 square foot west-half of the alley adjacent to her property. A copy of her offer is attached to this memo. A copy of the appraisal, valuing the property at $6.50 per square foot, was provided to City Staff. Based on the appraisal, City Staff supports this offer. Sue M. Travis and Andrew Robertson are owners of 405 S. Summit Street, which is currently zoned RS-5 and used for a single family dwelling. Ms. Travis and Mr. Robertson have now offered $3,120 for the 600 square foot east-half of the alley adjacent to their property. A copy of their offer is attached to this memo. Ms. Travis and Mr. Robertson did not obtain their own appraisal, and state that their offer is based on the appraisal of the parcel to be purchased by Ms. Tucker and the difference in assessed values of the properties. Based on the appraisal performed by Keith Westercamp, as well as the differences in zoning, current uses and assessed values of the adjacent properties, City Staff can support this offer. cc: Steve Atkins, City Manager Marian Karr, City Clerk Eleanor Dilkes, City Attorney Sarah Holecek, First Assistant City Attorney Chuck Schmadeke, Director of Public Works Karin Franklin, Director of Planning and Community Development John Yapp, Associate Planner, Dept. of Planning and Community Development Phyllis Tucker, 3425 S. Jamie Lane, Iowa City, IA 52240 Sue M. Travis & Andrew D. Robertson, 405 S. Summit Street, Iowa City, IA 52240 June8,2003 ,J/dN 0 ~ 2~o3 ~..,~ Aasismt Ci~ A~omey 410 E. Was~ngton S~t Iowa Ci~, Iowa 52~ Dear Mr. Behr, I would like to make a purchase offer to the City of Iowa City for a section of alley adjacent to my property at 338 S. Governor St.. This piece of property is a 60ft x 10ft parcel, which is the west half of a 6oft x 2oft parcel. Sue Tmvis, the owner of the property at 405 S. Summit St. is interested in purchasing the adjacent east half of this 60ft by 20ft parcel. I would like to offer $3900.00 for the west 6oft x 10ft parcel. I believe this is a reasonable offer due to my current appraisal of $3900.00 for the property. This appraisal has been sent to your office. Of special note, this parcel is land-locked by our properties and the property directly north (at the north end of the 60ft length of the parcel). It is at the rear of the lot and can be accessed only through the alley or by entering through my private driveway off of Governor St.. This parcel is not used for access to any other properties, for emergency vehicle access, nor for a public entrance or exit from the existing alley. Please consider my current purchase offer. Thank you. .~haqerely,_ Sue M. Travl. & Andrew D. Robert~on 405 S. Summit Street Iow. City, IA 52240-5631 (319) 354-1521 Mitchcl T. Bchr Assistant City Attorney 410 B. Washington Street Iowa City, IA 52240 Dear Mr. Bchr, We would like make a purchase offer to thc City of Iowa City for a section of alley adjacent to our property at 405 S. Sutnmit St. This is a 60 ft by 10 ft pardi, the east half of a section of alley that runs between S. Summit St. and S. Governor St. The alley ends behind our property, and we would like to use this parcel for the purpose of enlarging our backyard. Ms, Phyllis Tucker, the owner of the S. Governor St. property on the other side of the alley, is interested in purchasing the adjacent 60 ftx 10 ft parcel. This land is abandoned and unkempt, filled with rubbish and weeds which we and Ms. Tucker have removed from time to time over the years. It has no street frontage; it is at thc rear of thc lot and can only be accessed through thc alley or through private property. This land is not used by thc public: it is not nccded for access to any other properties, for emergency vehicle access, nor for public cntrancc or exit from the existing alley. Wc would like to offer $3 120 for the 60 ft x 10 ft parcel. This amount is based on a recent appraisal of thc adjacent 60 ftx 10 ft parcel that Ms. Tucker would like to purchase from the city. That parcel was appraised at $3900. Sincc our property value is assessed at 80% of that of Ms. Tucker ($10 per sq ft for hers, $8 per sq ft for ours) we wish to offer 80% of $3900, that is $3120. Please let us know if you would consider this offer. Thank you. Sincerely, Sue M. Travis & Andrew D. Robert, on NOTICE OF PUBLIC HEARING Notice is hereby given that the City Council of Iowa City will hold a public hearing on the 4th day of February, 2003, at 7:00 p.m. in the Emma Harvat Hall of the Civic Center, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider a Resolution Authorizing Conveyance of the east one-half of a 20' wide by 60' long vacated portion of "-"f/fl/F--'/ the alley located between 405 South Summit Street and 338 South Governor Street in Iowa City to Sue M. Travis and Andrew D. Robertson. Copies of the proposed resolution are on file for public examination in the office of the City Clerk, Civic Center, Iowa City, Iowa. Persons wishing to make their views known .~,'?~/,-- for Council consideration are encouraged to appear at the above-mentioned time and place. MARIAN K. KARR, CITY CLERK