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HomeMy WebLinkAbout01-13-2003 Planning and Zoning CommissionDate: January 8, 2003 To: Iowa City Planning and Zoning Commission From: Jeff Davidson, Transportation Planner Re: Proposed amendment to the Iowa City Comprehensive Plan to add the revised JCCOG Arterial Street Plan At your January 16 P & Z meeting, you will consider an amendment to the Iowa City Comprehensive Plan. The amendment incorporates the revised JCCOG Arterial Street Plan as the arterial street planning element of the Comprehensive Plan. When the Iowa City Comprehensive Plan was developed in 1997, a decision was made to incorporate the JCCOG Arterial Street Plan as the plan's arterial street planning element. The federal government requires arterial street planning to be conducted on a metropolitan area-wide basis by JCCOG so that arterial streets in the contiguous communities of Coralville, Iowa City, North Liberty, Tiffin, and University Heights all connect into a single arterial street network. There are also University of Iowa institutional roads that are part of the JCCOG arterial street network. The County Board of Supervisors' participation in JCCOG arterial street planning is also important because arterial streets from the urbanized area need to connect to the system of arterial streets in the rural area. Every five years, JCCOG is required to update the Arterial Street Plan. Last fall the JCCOG 'Urbanized Area Policy Board approved a new Long-Range Multimodal Transportation Plan, which includes an updated arterial street plan section. The arterial street plan section of the JCCOG Long Range Transportation Plan follows for your review. The requirement to include the arterial street plan as an element of a larger multimodal transportation plan is a requirement of U.S. DOT. If you would like to review the entire JCCOG Long-Range Multi-Modal Transportation Plan, it is available online at www. icgov, org/jccogplan, htm The revised JCCOG Arterial Street plan you are being asked to consider should be familiar to you; it is similar to the 1991 plan, although it does incorporate a complete update of the JCCOG arterial street traffic analysis model in order to forecast deficiencies in the arterial street system. These identified deficiencies provide the basis for future arterial street capital improvements. The map showing future arterial street extensions should also be familiar to you as it includes the two arterial street amendments which were approved last year by the Iowa City Planning and Zoning Commission and City Council. I will be present at your meeting on January 13 if you have any questions regarding this matter. jccogadm/mem/jd-PZC.doc Arterial Street Plan The most important element of the JCCOG Long Range Multirnodal Transportation Plan is the arterial street plan. The arterial street system impacts all modes of transportation: motor vehicle, public transit, bicycle, pedestrian, and even indirectly, rail. The efficiency of the arterial street system is an important quality of life factor in any community. Arterial streets which are under-built. or substandard cause congestion and longer-than- necessary travel times. This creates irritated, aggressive motorists; safety problems for pedestrians and bicyclists; can deter growth in the community; and undermine both commerce and recreation. The objective of the arterial street plan is to identify deficiencies in the arterial street system and provide information necessary for public officials to make decisions regarding improvements. The arterial street plan is intended to provide a guide for the programming of capital improvements by the various local and state organizations responsible for arterial streets. The plan does not suggest specific improvements for specific locations. The entities which participate in the JCCOG Urbanized Area Policy Board -- Coratville, Iowa City, North Liberty, Tiffin, and University Heights, as well as the University of Iowa and the Johnson County Board of Supervisors -- will all deal with arterial street issues in ways which are appropriate for their respective communities. No longer does the identification of an arterial street capacity deficiency carry with it the assumption that the street will automatically be widened. There are alternatives for dealing with arterial street capacity issues, and the political process will consider the full range of alternatives before arriving at a solution. ~. :~: .... ..._.:~-,~,::.,~, -~. Arterial street planning is conducted by JCCOG for the '~:::.. :~:~i:,t¢~? ~':~'-'~.;~ .~ *' ' entire urbanized area since arterial streets do not -~'~: . ~.~ ~,~ terminate at municipal boundaries. Arterial street '~::":'~'~" ~"' ~' deficiency issues which cross municipal boundaries are coordinated by JCCOG, and solutions are developed to the satisfaction of all jurisdictions involved. Having arterial street planning coordinated by JCCOG ensures that there will be compatibility in arterial street improvements from one community to the next. ~i! Capital improvements to arterial streets in the Iowa City ~ Urbanized Area are not only a local concern. The Iowa Department of Transportation is responsible for the federal and state system of highways and expressways which are included in the Iowa City Urbanized Area arterial street system. These include major interstate highways, National Highway System routes, and portions of the State Primary Highway system. Jurisdiction over State Primary Highway extensions within municipalities is concurrent between the respective city and Iowa DOT. jccogtp/Long Range/Plan.doc ~- 7 The arterial street systern for the Iowa City Urbanized Area is shown in the following figure. In addition to arterial streets, the figure also includes the expressway system, and a small number of collector streets which have some arterial street function. Programming of improvements to the expressway system is the responsibility of the Iowa Department of Transportation, with concurrence from the respective city. JCCOG's planning for the arterial street system in the Iowa City Urbanized Area includes the corporate limits and long-range growth areas for the cities of Coralville, Iowa City, North Liberty, Tiffin, and University Heights; as well as certain streets under the jurisdiction of the University of Iowa Institutional Road System. Because arterial streets do not stop at the boundaries of the urbanized area, consideration is also given to ties with the rural arterial system in unincorporated areas of Johnson County. Many of these rural streets will eventually be included in the urbanized area arterial street system as annexations occur, Arterial streets are the network of streets which facilitate the major movement of traffic in the community. It is estimated that arterial streets make up approximately 25% of the total street mileage, but carry approximately 75% of the total vehicle miles of travel. The design and function of arterial streets should facilitate the efficient movement of traffic. This includes not only motor vehicle traffic, but also an adequate system of sidewalks within the right-of-way for pedestrians and bicyclists. Certain bicyclists prefer to ride on the roadway, and this should be taken into consideration in the design of arterial streets. The design of new arterial streets will typically include: [] The entire street width dedicated to traffic movement. Arterial streets will generally not include on- street parking. [] Vehicle design speed of 35 mph or greater. [] Design volume of 2,500 to 30,000 vehicles per day. [] Peripheral location on the edges of neighborhoods; buffers and larger setbacks for arterials through neighborhoods. [] Continuous corridors which terminate at intersections of other arterial streets. [] Separated turning lanes. [] Sidewalks on both sides of the street, including a wide sidewalk on one side. [] Right-of-way of 85 to'100 feet; even greater right-of-way with a median. jccogtp/Long Ra nge/Plan.doc :, ,~ : .,,.: ~ ~ ': ~: i: i i .... ' :.,.r"--: .,,:-,t: . : / .............. . ...... ~: [ I :..I : .j'~ I [.. : .'. ~ ~: / / / · ~ ............ i ~-'~..: , ..... -:.~ [--~ I ~..~ I .... ~": i: 19 This figure shows the relationship between the various functional classifications of streets in a community. Arterial street design standards should reflect the emphasis on traffic circulation. Horizontal and vertical geometry of arterial streets should reflect higher speeds and higher traffic volumes. Major transit stops should have special bays with passenger shelters. Functional Classification of Streets Traffic expressway arterial collector residential Relationship between traffic and access functions Compromises to arterial street design that attempt to restrict traffic flow should be scrutinized carefully, as they may have the unwanted result of increasing cut-through traffic on local neighborhood streets. Pedestrian and bicyclist safety on the arterial street system is of great importance, and should be emphasized by a continuous system of sidewalks with adequate traffic control at intersections to accommodate crossings by pedestrians and bicyclists. The evaluation of arterial street adequacy is performed by calculating delay as expressed by Level of Service, and congestion as expressed by volume/capacity or VIC ratio. These techniques can be used to evaluate existing traffic conditions, as well as plan future improvements. For example, if analysis shows that existing or projected VIC on a street is over capacity, then a series of alternatives can be evaluated for adding capacity to the street or reducing traffic volume by other means. Level of Service is expressed in values of A through F. Level of Service A indicates free-flow, unconstrained traffic conditions. Level of Service'F indicates complete congestion. Level of Service D is the design standard which has been adopted by JCCOG for assessing arterial street adequacy. The following figure shows the table used to calculate arterial street capacities and determine volume/capacity ratios for the various links of the arterial street system. The determining factors in street capacity are the number of lanes and the associated land use and access control along the street. Access points create side friction and disrupt operation of an arterial street. jccogtp/LongRange/Plan.doc 20 Daily Capacities at Level of Service D Two-Way Arterial Streets ,, Access Condition (Side Friction) ,, Light Moderate Lanes Minimal (Residential) (Mixed Zoning) Heavy 2 Lanes Undivided: gravel 5,000 without turn lanes 12,900 12,000 10,900 9,000 (2-lane divided w/o turn lanes) with left turn lanes 15,000 14,000 13,000 11,000 (2-lane divided with turn lanes) (3-lane two-way unbalanced) (3-lane with center turn lane) _ 4 Lanes Undivided: without turn lanes 24,900 23,900 23,000 19,000 -- with left turn lanes 29,800 27,900 25,900 22,000 (5-lane with center turn lane) 4 Lanes Divided: without turn lanes 27,000 25,800 25,000 20,000 with left turn lanes 31,000 29,000 28,000 24,000 with left and right turn lanes 33,000 31,000 30,000 26,000 (with left & right turn lanes & frontage roads) 6 Lanes Divided: without turn lanes 40,000 38,900 37,000 29,900 with left turn lanes 45,900 44,000 42,000 36,000 With left and right turn lanes 50,000 46,000 45,000 39,000 One-Way Arterial Streets Number of Lanes Capacity 1 6,100 2 14,100 3 21,900 4 29,800 Other criteria can be used to evaluate arterial street operation. High crash locations are identified so that solutions can be evaluated for reducing the accident rate. Pedestrian studies use gap analyses to determine the appropriate method of traffic control for, dealing with pedestrian movements across arterial streets. jccogtp/LongRange/Plan.doc :'~..,,.~ · ~ Although arterial streets are critical to the quality of life in ""-'~' ~'; ~ ~'- ~ the community, they are fl-equently perceived negatively, ~..~.'~~ ~' ~";'I especially in older neighborhoods where the arterial ~ ~,-~ system was designed never envisioning the level of traffic ~~ ~~~ that is present today. Arterial streets can be noisy, ~~~~ visually obtrusive, barriers for pedestrians, and safety ~q~: ~~:~.;~ ~ ~~~~ ~ hazards for children. Dealing with the negative impacts of ~., ~? arterial streets in older, established neighborhoods is a ........... ~.~ great challenge for any city. In newly developing areas, arterial streets can be designed to reduce negative impacts. Arterials can be located on the periphery of neighborhoods to define boundaries, building setbacks can be increased and buffering provided, and individual lot access provided through interior streets, not directly on the arterial. The arterial street planning process must reconcile the technical analysis of Level of Service and VIC with local community priorities. It is a relatively straightforward matter to identify existing and forecasted deficiencies in the arterial street system, based on the concepts of delay and V/C. However, these should not be the only factors considered in the decision-making process regarding arterial street improvements. The impact of arterial streets on adjacent neighborhoods should not be ignored by the decision-making process. An arterial street corridor may be identified through the political process as a capacity-restricted link; that is, it may be determined that widening of a street to accommodate additional traffic lanes should not occur although justified by the technical analysis. The arterial street planning process must then evaluate network improvements within this policy constraint. The specific design of arterial street improvements will typically be determined at the municipality level if the improvement is totally within a single municipality. An exception would be a federal-aid project where the MPO has a role in the funding program; in that case the MPO will also have input. The design of joint projects is determined with concurrence by all parties involved, in a process which is typically coordinated by JCCOG. All users of the street system should be considered when planning arterial street improvements, including bicyclists and pedestrians. The efficiency of vehicular traffic flow may be compromised somewhat to ensure the safety of pedestrians and bicyclists. Arterial street planning must forecast to the degree possible that mode split (the proportions of people driving, walking, taking the bus, etc.) may change over time. As the arterial street plan is updated, adjustments can be made in the technical analysis to take into consideration these types of demographic changes. jccogtp/LongRange/Plan.doc 22 The arterial street traffic analysis model used by the JCCOG Transportation Planning Division is Quick Response System-II (QRS-II). QRS-II is a microcomputer-based traffic analysis model which uses the "four step" modeling process of trip generation, trip distribution, mode split, and traffic assignment. The model contains a traffic analysis zone network. Within each zone are data representing the characteristics of the zone, including: [] Number of dwelling units; [] Number of retail employees; [] Nurnber of non-retail employees; and [] Number of autos per dwelling unit. In order to provide accurate traffic forecasts, the model is calibrated so that it will "predict" existing traffic volumes. Data inputs are then projected to reflect the short-range (10-year) and long-range (25-year) traffic forecasts. In each of the forecast scenarios, new arterial streets are added to the network which are anticipated to be built at that time. There is a tenaency to overstate the accuracy of arterial street traffic analysis models, and this should be resisted. The trip assignments made by the arterial street modeling system provide a general indication of how traffic patterns will change as development occurs over time. The model should never be construed to represent the exact conditions which will occur on individual streets. No modeling procedure, no matter how sophisticated, can replicate all of the factors which affect the behavior of individual motorists. The modeling process assumes all drivers will behave logically in selecting the most convenient travel route, with convenience measured mathematically in terms of travel time. In reality, individual motorists' perceptions will cause some drivers to select a route other than the shortest path. An additional limitation of the model is that all trips to or from a particular traffic zone are loaded onto the network from a single point. In reality, origins and destinations are distributed throughout the zone. Within any traffic analysis model there are always some portions of the network which are difficult to calibrate accurately. The generalizations made about traffic forecasts in these areas will have less accuracy than better-calibrated portions of the network. In view of these limitations, the arterial street traffic model should only be used as an indication of general travel patterns, and not exact conditions. jccogtp/LongRange/Plan.doc 23 The arterial street plan contains three scenarios for . the examination of arterial street d~ficiencies: existing, short-range (lO-year) forecast, and long- range (25-year) forecast. The estimates of traffic for ~ the short-range and long-range forecast scenarios i ' are determined by modifying the data inputs for the " traffic analysis model to reflect anticipated ~ development in the community in 10 years and 25 ~1~.?~.~I~;' ' :.,~,~i,' ~ years. The data inputs of number of dwelling units, ~ .i .~ =~ r ~:~,f~: .... ,..:;, ~.:;.~ ~.~~~ ~'~ number of retail employees, number of non-retail ?~.~::~,,li~i..;~;~~~...... employees, and number of autos per dwelling unit ':'~.~[~.,,~-,~¥,t~i~. ..... , ~! are modified so they are consistent with the comprehensive land use plans for Coralville, Iowa City, North Liberty, Tiffin, and the University of Iowa. In this manner population growth in the community as well as growth in retail and non-retail employment are reflected in the estimation of future traffic levels. The input of data for individual traffic analysis zones allows residential, commercial, and industrial growth to be identified as occurring in specific growth areas of the community. Overall population growth in the urbanized area is expected to remain modest at approximately 800 to 850 persons per year. An additional factor is the decrease in average household size, which has been a trend over the past 20 years. Although this does not increase overall population, it spreads the population out over a larger, more decentralized area which increases traffic and overall levels of trip making. In spite of higher-than-average use of public transit, bicycles, and walking in the Iowa City Urbanized Area, the traffic analysis model reflects the automobile as remaining the predominant form of transportation in the community. Existing mode splits are reflected in the model forecast scenarios. Average auto occupancy, which has also been declining over the past 20 years, is assumed to remain at approximately the existing level of between 1.05 and 1.1. It is recognized that the preceding assumptions are dynamic and will change gradually over time. It is important that there be regular updates of the arterial street plan that reflect changes in community demographics. jccogtp/LongRange/Plan.doc 24 uture i rteria! Stree! Improvement community while providing adequate traffic circulation. The "existing" scenario of the arterial street traffic analysis model reflects the built-street network as it exists in 2002. For example, 2002 has seen the completion of the reconstruction and widening of First Avenue and Mormon Trek Boulevard between U.S. Highway 6 in Coralville and Melrose Avenue in Iowa City. Accordingly, the capacity of that segment of the arterial street system was increased from 12,000 vehicles per day to 27,900 vehicles per day. This eliminated the identified deficiency in this link as judged by VIC ratio. The portion of First Avenue in Coralville north of U.S. Highway 6 is slated to be reconstructed over the next several years. However, because this has not yet occurred, the model reflects the pre-reconstruction street capacity and identifies the corridor as deficient with respect to VIC ratio. These street extensions are consistent with the land use plans of each JCCOG municipality, and the University of Iowa Campus Planning Framework. The short-range (10-year) forecast scenario reflects arterial street extensions and improvements which are anticipated in the 10-year period. The cost estimates given for each arterial street improvernent project are rough estimates based on the length of the project and major infrastructure components such as bridges. More precise cost estimates will be done as a project is designed. The anticipated short range improvements include: [] Foster Road between Dubuque Street and Prairie du Chien Road; Iowa City, $2.3 million. [] Court Street between existing terminus and Taft Avenue; Iowa City, $500,000. [] South arterial between Gilbert Street and Heinz Road; Iowa City, $6.5 million. [] Mormon Trek Boulevard between Iowa Highway 1 and Iowa Highway 921 (Riverside Dr.); Iowa City, $7.8 million. [] Taft Avenue between American Legion Road and Lower West Branch Road; Iowa City, $3.5 million. [] Highway 965 between U.S. Highway 6 Coralville and Mel~'ose Avenue in Iowa City, $10 million. [] Sand Road/Gilbert Street between Napolean Lane and Sycamore 'L'; Iowa City, $3.5 million. [] Camp Cardinal Road between Coralville and Iowa City, $6.7 million. [] Sycamore Street, Burns Avenue to south city limits; Iowa City, $2.8 million. [] Oakdale Boulevard between Iowa Highway 965 and future Jones Boulevard; Coralville, $450,000. [] Jones Boulevard between Forevergreen Road and U.S. Highway 6; Coralville, $6 million. [] Oakdale Boulevard between existing terminus and Dubuque Street; Coralville, $3.4 million. [] Jones Boulevard between Penn Street and Forevergreen Road; North Liberty, $6 million. [] Ireland Avenue between Railroad Street and U.S. Highway 6; Tiffin, $1 million. Similarly, the long-range (25-year) forecast scenario assumes the remaining extensions in the adopted JCCOG Arterial Street Plan, including: [] Oakdale Boulevard between Dubuque Street and Iowa Highway 1; Iowa City, $12 million. [] South arterial between Heinz Road and Scott Boulevard; Iowa City, $2 million. [] South arterial between Iowa Highway 921 and Gilbert Street; Iowa City, $8 million. [] Sycamore Street between Gilbert Street and U.S. Highway 218 interchange; Iowa City, $10 million. [] Iowa Highway 965 extension between Melrose Avenue and Iowa Highway 1; Iowa City, $10 million. [] Krall Avenue between Scott Boulevard and Highway 1; Iowa City, $10 million. [] Kansas Avenue between Forevergreen Road and U.S. Highway 6; Coralville, $5 million. [] Oakdale Boulevard.between Jones Boulevard and Jasper Avenue in Tiffin, $10 million. [] Penn Street/North Liberty Road extended, North Liberty, $7 million. [] Jasper Avenue between Hwy 6 in Tiffin and Forevergreen Road in Coralville; $5 million. · Oakdale Boulevard between Roberts Ferry Road and Jasper Avenue; Tiffin, $6 million. [] Interchanges at U.S. Highway 6/I-380 and Forevergreen Road/I-380; (will require Iowa DOT to conduct Interchange Justification Report) $20 million each. jccogtp/LongRa ngetPlan .doc l I~l '~ ' I~ ' -~ ----' I '~ ', ~ I ~ - ..... , I . ~ ,, ~ ~ ~ , , _~ ' . ' ~_ ~ , · ~ I~ / E --- oE ._ I The following figures show deficiencies in the arterial street network under the following scenarios: [] Existing Conditions; [] Short-range (10-Year) Forecast; and [] Long-range (25-Year) Forecast. Shown in each figure are new arterial streets that are anticipated being constructed in the 10-year and 25-year forecast periods. These arterial street extensions are added to the arterial street traffic analysis model in the respective scenarios. "Deficiency" is defined according to volume/capacity ratio at Level of Service D. The arbitrary VIC categories of .8 through .99, 1.0 to 1.2, and greater than 1.2 have been chosen to represent Iow, moderate, and high capacity deficiencies in the arterial street network. Under the existing scenario, the m'ost significant arterial street capacity deficiencies in the current arterial system are as follows: [] U.S. Highway 6, Rocky Shore Drive to 12th Avenue, Coralville. This major arterial corridor has been partially reconstructed with the final segment to be reconstructed in FY03. This corridor will benefit from future arterial street extensions between Coralville and Iowa City. [] First Avenue, Coralville between U.S. Highway 6 and 1-80. It is anticipated that this corridor will be reconstructed between FY03 and FY08. [] Melrose Avenue between South Grand Avenue and Emerald Street. This corridor has been partially reconstructed and no further improvement is scheduled. [] Kirkwood Avenue between Gilbert Street and Keokuk Street. This arterial corridor has been established by the Iowa City City Council as a capacity-constrained link, and is not scheduled for improvement. [] U.S. Highway 6/Iowa Highway 1 (Riverside Drive) between Myrtle Street and Iowa Highway 921. This is a strip commercial corridor with many driveway access points. No reconstruction is scheduled. [] U.S. Highway 6 between Riverside Drive and Gilbert Street. No reconstruction is scheduled. This arterial street segment will benefit from the construction of another river crossing along the south arterial in Iowa City. [] Iowa Highway I (Dodge Street) between Governor Street and Prairie du Chien Road. This arterial corridor is scheduled for reconstruction in FY04. jccogtptLong Ra nge/Plan .doc 2 7 ~ ~' ...... The lO.year short-range forecast scenario reflects ~ ~] " significant growth in the west Coralville area and shows t-- . ...... -~, projected capacity deficiencies on U.S. Highway 6 west of ~t~.~~ .;t;~ ~ :~ Iowa Highway 965, and on Iowa Highway 965 between ,.~-~?,~;:-~..~.:~' ~--~ Holiday Road and Forevergreen Road. In Iowa City, a ........... :" ~;'=~- ";: ....... :~ ~'" ~:~ ~?~:~ ...... ~=~ ~ reduction in traffic on Benton Street is associated with the '~':~ ....... extension of Mormon Trek Boulevard between Iowa  Highway 1 and Riverside Drive.  Capacity constraints on Iowa Highway 1 (Dodge Street) between Scott Boulevard and 1-80, as well as the First Avenue-Scott Boulevard corridor, reflect development in north and east Iowa City facilitated by the extension of First Avenue and Scott Boulevard. Capacity deficiencies on U.S. Highway 6 East and Iowa Highway 1 West reflect additional growth in south Iowa City, but east and west sections of the new south arterial not yet being connected by a river crossing. The final figure shows the 25-year long-range forecast scenario and the completion of all programmed arterial street extensions. The long-range forecast scenario should be used only to provide very general indications of arterial street capacity deficiencies. jccogtp/LongRange/Plan.doc 2 8 29 30 31 STAFF REPORT To: Planning & Zoning Commission Prepared by: Robert Miklo Item: REZ02-00020, Lot 5 Saddlebrook, Date: January 16, 2002 RFBH to OPDH-12 GENERAL INFORMATION: Applicant: The Paddock L.L.C. Contact Person: Brenda Nelson 112 West Fifth Street West Liberty, IA 52776 (319) 627-6818 Requested Action: Rezoning from RFBH to OPDH12 Purpose: To allow the construction of 26 townhouse- style dwelling units Location: East side of Heinz Road east of Paddock Blvd. Size: 2.8 acres Existing Land Use and Zoning: Vacant RFBH Surrounding Land Use and Zoning: North: RM-20, Multi-family residential South: Vacant, RFBH East: Agricultural, county zoning West: Residential, RFBH Comprehensive Plan: Residential duplex or small-lot single-family File Date: December 23, 2002 45 Day Limitation Period: February 6, 2003 SPECIAL INFORMATION: Public Utilities: Municipal water and sewer service are available to serve this property. Public Services: Police and fire services will be provided by the City. Garbage collection will be provided by a private hauler. BACKGROUND INFORMATION: Saddlebrook development was annexed into the City in '1994. At that time this property and the large area to the west were rezoned Residential Factory Built Housing (RFBH). The area to the north was zoned Medium Density Multi-Family (RM-20). Heinz Road, a collector street, provides access from Highway 6 to this property and the larger Saddlebrook development. The applicant is requesting that Lot 5 of Saddlebrook Addition, Part 2 be rezoned to allow the development of multi-family units in the form of townhouse-style dwellings rather than manufactured housing units that the current RFBH zone allows. The applicant is proposing to develop the plan under the Planned Development Housing Overlay regulations of the zoning ordinance. ANALYSIS: Comprehensive Plan: The land use plan for this area indicates that it is appropriate for small-lot single-family or duplex dwelling units. This designation was given to the property in '1997 and recognized the development plan that had already been approved for Saddlebrook, including small-lot single family homes in the RFBH zone. When the applicant inquired about rezoning this property to allow additional '10 or '12-plex apartment buildings in this area, staff advised them that would be counter to the South District Plan as well as the overall Comprehensive Plan, which discourages the concentration of large apartment complexes in developing neighborhoods. There are currently 4 '12-plex buildings just to the north of this property and an additional 9 '12-plex buildings have been approved for construction. An additional 60 apartments have been built on the west side of Heinz Road. In staff's opinion adding to the 2'16 apartment units built or planned, would result in more apartments than desirable to meet the plan's goal of a diverse mix of housing. The applicant therefore has proposed rezoning this property to Planned Development Housing (OPDH-'12) and has submitted a development plan for 26 townhouses style units, which they intend to market to individual owners as condominiums. Staff has worked with the applicant to design the townhouses according to the housing policies contained on pages 6-7 of the South District Plan. Most of the proposed townhouses would have parking behind the buildings in 2 car garages. One building of 4 units proposed towards the interior of the property would have 2 units with one-car garages facing the street and 2 units with two-car garages entered from the sides. An '18-foot wide private rear lane would provide access to the parking for all of the units. This design will allow the buildings to present a more residential appearance to the public street according to the policies of the Comprehensive Plan. In addition to the parking located in the garage, all but five of the units, would have additional parking spaces located in driveways. No parking will be allowed on the private rear lane. The proposed townhouse-style units will lend to the housing diversity in this neighborhood, and will provide a transition between the existing apartments and the single-family homes in the Saddlebrook development. Staff feels that if permitted at a density similar to the RFBH zone, the introduction of townhouses in this area would be in general conformance with the comprehensive plan. The applicant's statement indicates that approximately 26 manufactured housing units could be located on this property. Staff feels that this number may be high given that there would be the need to include at least a private street to serve the individual manufactured housing units. We estimate that the actual number of manufactured housing units would be approximately '10 - '15. Therefore the proposed 26 dwelling units would be an increase over what the existing zoning would likely result in. The Planned Development Housing Overlay is intended to encourage efficient use of land and therefore slightly higher Housing Overlay is intended to encourage efficient use of land and therefore slightly higher densities than the underlying zoning normally produces. So in this case the increase in density would not be, in staff's view, unreasonable provided the additional units can be located on the lot and still allow for open space. The applicant has proposed two areas of common open space that may be used by the residents of this development. An approximately 10,000 square foot open area is shown in the northeast corner of the development. A smaller landscaped area, including a gazebo, outdoor tables and grills, is shown on the eastern side of the property. Because this rezoning will allow a slight increase in density, greater amounts of traffic will be generated from this development. Heinz Road is a collector street and therefore should be able to accommodate the additional traffic. However, because Heinz Road represents the only access to over 500 potential housing units, a previous Conditional Zoning Agreement on this property has limited development of the overall Saddlebrook development to 460 housing units prior to the construction of secondary vehicular access. There are currently 233 housing units within Saddlebrook and 48 under construction. Therefore the additional 26 housing units allowed by this rezoning will be allowed at this time. But once 460 units are built no further units may be located in the development until a second means of street access is provided. STAFF RECOMMENDATION: Staff recommends that the rezoning of 2.8 acres from RFBH to OPDH-12, and a preliminary Planned Development Housing Overlay Plan for 26 townhouse style dwelling units located on the east side of Heinz Road east of Paddock Boulevard, be approved. ATTACHMENTS: 1. Location Map 2. OPDH plan 3. Building Elevations 4. Applicant's statement Dlir~ct. or, .Karln Depa ment of P anmng and Commumty Development ppdadmin~stfrep\rezO2-OOO20.doc ~ % PROCTER AND GAMBLE ~ '<I:; ~ ~Z'BLUE STEM ~ ~ COURT WAREHOUSE ~' , CONEFLOWER ~ I a C~RT ' ' RFBH RS 8 PR~ROSE CT ~ m I il m mi m mmm PADDOC~ ClROLE ~ m ~ I z' ~ o d Iond Ln. ~ ~ 0 0 ~, ~' ,~/ 1~ ~ ~ // ~f // ,'~ i/i~%'0 ~ % %~ ~ m ~ n ~ ~ ~ z I~ < ~ ~ERON I :ong Ln, RCBH // II - SITE LOCATION: 1240 Paddock Blvd. REZ02-00020 An amendment to tl~e S&ddlet~"ook ~ddltlc~ IOart 2- Lots Manu~act~ Home ~eltlv~ ~ r~or s~' h~al ~eecrl~tlon: Lo~ 5, P~r~ 2, Open Pla~ Addl~l~, IoNo Gl~, IA o~ ~p~e recorde~ In plo~ ~ook 42, ~ecorders O~lce. Lot. ~ = 2~<~>~ Acres or 122~04 e.F. C. urrently Zoned ~opoe~ D~slt~ = ~ ~l~s/acr~ Par~n~ required (2 spaces ~r o.UJ ~roge spaces = 50 ~rlve~oy spaces = 21 To~I proposed sp~c~s = Table rlll~ cl~c~, no. 02~22-0~ - .5-1-~5 12 12 12 16 · . 805 S. Gilbert St. Iowa City Ia. 52240 Ph: 319-354-1961 Fax: 319-351-0070 Lot 5 Saddlebrook Addition Part 2 Statement as to why zone change is warranted The vision of the Saddlebrook Development to provide to its residents a real sense of community through diversity and amenities, value in their housing choice and a lifestyle that is unique in the Iowa City Area. With a 4,000 SCl. t~. clubhouse complete with a full kitchen, gathering room, conference room, fitness center and media room, walking trails throughout the development and the wetlands area, 2 ponds, a picnic shelter, 2 playground areas, a basketball court and ample green space we feel we offer an amenity package second to none in this area. We currently offer 3 types of housing; luxury, a~ordable apartments for the professional person who. is not yet ready to buy a home, quality condo units under $80,000 for those buying their f'~t home or others looking to downsize and large, single family manufactured homes for those that want and need a detached home at an affordable price. The addition of the proposed townhomes; Belmont Townhomes at Saddlebrook, will help to enhance the vision set forth above. A diversity of housing to meet all budgets and lifestyles is essential to creating the vision of Saddlebroook. Diverse homing types bring in diverse residents, which help to create a sense of community within the development. Meeting the housing needs of a wide range of people, while at the same time providing value and affordability is what makes Saddlebrook and the Saddlebrook lifestyle unique in this area. The BeLmont Townhomes will provide yet another quality, affordable (prices starting in the $120,000's and not above $150,000) housing choice for the population of the Iowa City area. Under its current zoning, lot 5 would accommodate approximately 28 manufactured housing sites, adding to the 285 sites already platted on lots 4, 6, 7 and 8. By changing the use of this lot, we are able to offer the same amount of housing, but by differentiating the type of housing, we are better able to meet the varying needs ora diverse Iowa City Area population. The development directly to the north is the Triple Crown Condominium project, which is a 3-story, apartment style building. Building the Belmont Townhomes, which will be a 2-story townhome style building, will provide a natural transition into The Paddock, which is the single family manufactured housing development located to the west and south across Heinz Rd. In summary, we feel that providing a diversity of housing, maintaining design features consistent with the Iowa City Comprehensive Plan, allowing a smooth transition between the higher RM-20 zones to the north and the RFBH zoning to the south and west, along with eliminating driveways along Heinz Rd. make the proposed project on lot 5 of the Saddlebrook Addition Part 2 warranted. Thank You for the consideration of our request. Steve Gordon General Manager AM Management Managing entity of the Saddlebrook Development 3.'TYPE A 15' C.)c.ta!~or'.. Gc.~.zebo · 5 Ha..'~draii5 · 2~t~.late¢ near a co~tyard, this ~j~zebo is an outdoor 1 STAFF REPORT To: Planning & Zoning Commission Prepared by: Robert Miklo Item: REZ02-00024/SUB02-00027. Peninsula Date: January 16, 2003 Neighb., First Addition Revised Development Code and Final Plat. GENERAL INFORMATION: Applicant: T.L. Stamper Holdings, L.L.C. 221 E. Market Street Suite 300 Iowa City, IA 52245 Contact Person: Andrea Boulley Phone: 887-1000 Requested Action: Approval of a revised Final Plat and amended Peninsula Neighborhood Development Code and Regulating Plan. Purpose: To clarify code language, allow increased building heights, and reconfiguration of eight (8)lots. Location: At the west end of Foster Road Size: Approximately 11.99 acres Existing Land Use and Zoning: Undeveloped, OSA-5 Surrounding Land Use and Zoning: North: Undeveloped, ID-RS; South: Golf Course, ID-RS; East: Future Parkland, P; West: Future Parkland, P. Comprehensive Plan: Residential, 2-8 dwelling units per acre File Date: December 23, 2002 45 Day Limitation Period: February 6, 2003 BACKGROUND INFORMATION: The Peninsula Planned Development Housing Overlay Plan (OPDH) and Final Plat for the Peninsula Neighborhood First Addition was approved in early 2001. This planned development differs from most OPDH plans in that it is based on a code which specifies building placement, height, and general design, rather than a specific plan that illustrates the location of each building as is normally the case with an OPDH plan. The Peninsula Code is a zoning ordinance designed specifically for the Peninsula Neighborhood. Rather than specifying setbacks the code contains a series of building placement standards that vary depending on the type of building to be built on designated lots. These standards include specifications for three types of single-family homes, town houses, row houses, live/work units and small apartment buildings. As architects and the building department staff have worked on specific building plans they have discovered sections of the code which are unclear. The proposed amendments are intended to clarify these sections of the code. Most of these clarifications deal with how building setback lines are measured. Other proposed amendments pertain to the maximum height of single-family homes, the live/work units, and small apartment buildings. In addition to these code changes, amendments are proposed in the Final Plat to reconfigure eight lots. The regulating plan, which illustrates the building type to be built on each lot, is also being revised to conform to the proposed plat amendments. ANALYSIS: Amendments to the Peninsula Code are shown as underlined or struck out in the attached document. As noted, most of these amendments simply clarify language in an attempt to make it easier for those who use the code to apply it when designing and reviewing building plans. Other proposed changes pertain to heights of buildings. The maximum height for the single-family homes is proposed to change from 25 feet to 35 feet. This is generally consistent with the height limit in most other zones throughout Iowa City. However, because height according to the Peninsula Code is measured to the eave, rather than the mid-point of the roof, some houses in the Peninsula may be slightly taller than those in other zones. The most significant change in height is proposed for live/work units. Currently, the height of such buildings would be limited to 32 feet. The applicant is proposing to increase the maximum height of live/work units to 40 feet, as measured to the eave line. This is proposed to allow each floor of the live/work units to have 10- foot ceilings and to meet building code requirements for buildings that have a combination of commercial and residential uses. The applicant feels allowing for 10 foot ceilings is important, given that the unit sizes of the live/work units will be fairly compact and that a taller ceiling height will make the units more livable. In staff's opinion, the proposed amendments are in keeping with the general intent of the Peninsula Neighborhood; that is, to create a more compact neighborhood. Rather than spreading the development out, the development becomes more vertical. The proposed amendments also are intended to clarify how parking spaces are arranged along alleys. The Zoning Code prohibits parking from backing onto an alley when more than eight spaces are required for a property. The intent of this restriction is to prevent the alley along an entire block from becoming a driveway for parking spaces. Given the design of the Peninsula, there are limited areas where larger buildings requiring more than eight parking spaces will be built. Therefore, there is not the possibility of long sections of alleys as serving as parking aisles. The proposed amendment would allow properties which require more than eight parking spaces to have those spaces backing onto an alley if the applicant demonstrates to the satisfaction of the Building Official that the function of the alley will not be impeded. Given the fact that there are not large areas planned for apartment buildings within the Peninsula Neighborhood, staff feels that allowing parking spaces to back on the alley is acceptable, and will result in less paving in the rear yards of buildings located along alleys. The proposed amendments also specify that any permitted neighborhood commercial uses, containing over 1500 square feet of area, are required to provide parking spaces according to the requirements contained in the Zoning Code. This will allow for small businesses in the live work units without requiring extra off street parking spaces. Larger business would be required to provide off street parking spaces. Due to the presence of alleys, there will be few curb cuts along the streets in the Peninsula Neighborhood. Therefore there will be more on street parking available in most locations (when compared-to most new neighborhoods) to accommodate the need of the few small businesses that may locate in the neighborhood. The proposed amendments for the Final Plat pertain to Lots 5 - 7 and lots 16 and 17. Lots 5 - 7 are proposed to be narrowed to allow the addition of Lot 7A. Lots 16 and 17 are also proposed to be subdivided to allow row houses on these lots rather than apartment buildings. In addition to the lot reconfiguration, additional easements have been added to clarify building placement near fire hydrants. The proposed easements would result in a clearer zone around each fire hydrant. STAFF RECOMMENDATION: , Staff recommends approval of proposed amendments to the Peninsula Neighborhood OPDH Plan, including amendments to the Development Code and Regulating Plan and amendments to the Final Plat of the Peninsula Neighborhood First Addition an 11.99 acre, 33 lot subdivision located at the west end of Foster Road. ATTACHME'NTS: 1. Peninsula Code 2. Regulating Plan 3. Final Plat Approved by: ~i' , Di~:ector Department of Planning and Community Development pen amendments RFBH RS 12 ID RS RM 20 P SHtMEK SCHOOL Ct .......... RS 5 RM PARK CITY PPARK P P P CHURCH FAIRCHILD -- I 11111 ~ ~ III I ~ i ~ i i i i SITE LOCATION: Foster Road - Peninsula NeighborhoodSUB02-00027 REPLAT OF PENINSULA IllllllllI[l" ;~;: ,oo NEIGHBORHOOD FIRST ADDITIOi r ~ ...... :.....,.,----- J *~ ~ ~Y~ ~'1~54T ~ . ~ ~ S85'55'35~ , I ............. ~ ~ ~ *-% ~ ffi SEE S~VEYBK43PG43 ~ / I ~ ~ ~ I [ PENINSULA ~ mE ,1 ,, m. NEIGHBORHOOD FIRST ADDITION ~WA O~, IOWA CURVE LENGI H RADIUS DELTA TANGENT CHORD CHORD ~ ~ ~ ~ ~ ~Y m ~ mt TH ~MT~ ~~ ~ ~ [ FND 5/$ LB W/CAP ~8165 ca ~3.9~ C4 139.47' , 3 ~ffio~ F~D 5/8" R~AR W/CAP ~g165 C5 155.65 I,~ ~,] C6 38.72 335,00 0~'37'23' ~ ~.38 S89'55'00'E 38 70 ~ -- · ~ S89~'01"~ / ~ C7 46,38 335,00 07'55'5~' 23,~3 NB~'48'Ig'E 46,35 ~ ~ C8 ~87 60 335 O0 32 05 08 9 ~ ~ ~ . . · · · ~.~ ~.~',~'~ ~.~.x~ ~ __ C9 277.64 335.00 47'29'09' [47.35 N70*~9'47'E269.76 / ~M ClO 89,25 385,00 13'16'5G' 44,B3 N39'40'I~'E i 89,05 AV~ o*~ Peninsula Neighborhood '. ' ', Final Overlay Planned Development Housing ', %. "'," (OPDH) Dan and Regulating Plan .," \\ \,~,~ First Addition .... '~ Iowa City, Iowa \,. L " "' nm~ This is the fi~stPhase of the NewP~nmsulaNei~borhood. Si~d tt the ' '"'- Iowa Ch~. The Peninsula Neighborhood follo~a the Mod~l of the Gmat , ~ , x, LOCATION MAP end of Foster Romd jmt West of the Unlvet~.ty of Iowa md Down~wn ' '~-'~"~ \ " ' x Amm~tn SmallToum, seSd~ ~o provide: Allthe l~ilik~tandNecemtiet ', \, "', . . -._. ', Daily Life Within a Corafo~abk tt~al~ng Distam~ The Peninsula , ', Ne4ghbo~ood mill feature ~ mix of: ttmehed md detached ~inEle family ! ~ ~ I homes, apmrtmenta, ~nd Mixed-Use Live Wo~k unim slon~ the Emma i t-~ · ~ " I-Ltt~lt Square "Neighborhood Center" mi. The Penimm~ Neighbor. hood t, respects the unique eeololD, ofit~ Prairie Forest Si~, pt~er~in§ more than i i ~'~ 38 acres o£ P~xk md Preserve Are~ withi~ it~ borders. i i i i / ',__ i PENINSULA NEIGHBORHOOD PLAN AND CODES ~{ ~ ~ The Peninsub. Nei0abodaood ~- Final OPDH ~eg~lafing Pisa ~ illmtra~s the loeatlon sad ~ent of sheets, greens, packs, lots 'I and buildir~ types. The design sad Ice,trion o£buildin~s ~nd phmts will be m con~rmsace with the Peninsula N~hbodaood Code and The · Penlnsul~ Neighbotfiood Coveruuat~ sad Deed %%· ! I M~tsterplsn by Dover, Kohl & Partners with the Citizens of lows City ' I1Mm { "" '" Implementation Urban Dea~n by G-eoffi:~ Fe. rrell Aaaodate% L,L.C. ",// { I ~,ith I · ' Andrea Boulle¥, Town Architect, ~C'. ! t~ , Suzarme L a~kew L~-cN Rick x,. __ '--~'-'--~. ...... .,~" McClure Fmgmeer~ Zimmm'man and Vot~ Marketm~ T.L Stompe~ Holdings, L.L.C., 2002 '% ,, ,,,,,~,,, , ...... .- UNDERSTANDING THE REGULATING PLAN ' t'h,,,/ ~p,.~,~//f~,.~...~ ( ~, -.,~i ~ (~t~ //?,, ..~1 ~i,~.i ~ ', ~ .~,~, ~ ~--i\ ~ .......~. ~ -. ..... ~ , , , .. ' ' /~ C:omFor'Oc~lote 5 Minut~ ~/~Lk / HI , I I I I I I I I 0 30 100 800 400 600 800 1000 1800 1300 FT WORK-IN-PROGRESS 1/9/2003 9:50 AM (Version with HighlighV0 THE PENINSULA NEIGHBORHOOD CODE PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD GOVERNING CONSTRUCTION WITHIN THE PENINSULA NEIGHBORHOOD COMPONENTS OF THE PENINSULA NEIGHBORHOOD CODE The Peninsula Neighborhood is a new neighborhood in Iowa City designed to foster public life through its squares, tree-lined streets, and front-porched houses while providing for a comfortable private life through the use of careful standards that ensure a high level of privacy. The development of the Peninsula Neighborhood is governed by the Peninsula Neighborhood Code, which is designed to achieve those goals in concert with builders working with the techniques and scale of 21 st century development. "C' ..... ~ ii}:.,:., .i ~..,,:, .~.. '~ :.,. '~ i. :. ~ ..., ~ .. ~ ..~ ...:.~ t ....., .... '!' (': ... i ........................ ; ....... .,~ ..... ~'? .~ ...................... ~ ........ "~'": -~ " ~ ', .. ...... :::~ ..... · · ~'",....~ .... I ..... , .... ~"~i ..,. ......... ~., .~ ..... ..... ;. , ,~'"",: ! ...... 2' 'g' .,. ..... ~ ,~"':2 ..... , ' ' , > ~ i .' . .,, . r~' *:, ~Zr: .?'.' ~' ~.~r. }'.. j:~:~ ;.~' .~: ~.. ~ ~t i' i :~'r.: :: :~;,;. .~ ~' ~'~'~'~Y'"'~::.':.":.'k:iy'"'~:."':~'' '~: '' ~.~ :. ~.'.",:~":~'""~:~.¢i't.'¢"[":: ...... t'2::":Y ?.~'~'.~' ?, ~;i:{:'¢";'.:~'"'} .' ¢:{( '.{: qSk'~ k' "~' ~;:~: '~: 5~: ~: '~"r::~."::¢ ~' ~' ~'~;:;~":,. :'::r ?:?.'".'-?~ "~'.'~ ;'!~"~; :: '~ x ~' :k: :'t' '~' '~"~'"~"~', '"'"'~; ;'*k:~'";":" ~ '~ :' :'¢ ;' ' ' ' ";;::¢~ '~' '~ i:,",,* '~ "¢~ '"' ~'-~',~i.. ,.:.:',.~{...:,'.: ,~: '"'i' ~'"',i' ~ ~: :i-'-"<~;; ~.::~.'~:' ~::: -- k iq':.:??!, ~.} :',; .<~,'.--.' ~ ¥-{::~:~ ./.~..-.}:.;q. ~:~,. ~q{.~.:~:.i,:¢{:::~: ~:~. '-:,, }:.:.;x., ;:,.,..~.'.:~&....~: ~ ~}. ,;~... ;:;,:~:~:~:~;:~.'4.~ ~:. ~;~ , . .... : ............ . · ................. ....~ .................... ..) .,-...: ~,..~ x., ~.~ ~ ....., ...... . ,., ~ ::.:.~?..~..i~``!:~:~.:.'.....;:~)~ `~..i..:~.~.;........?.~!.y.!::~!..i.~..~..;~.`?.......~!.~..~..5.. '...~;~}.~.~;~:~.......~:.:)~.<.?~.~..~?. ....~.;`~;.~:i:i:~!.........i:;~..?:`~:;.}~.~!]~!~;.........~..ii.~;..~:~:~........?~.¢.(. ~.ii.. !~. ~. :~.¥.~;.(.?¥:~.::..ii.~:::.¥~.:~:.......~:i~.?:¢`;.¢:i.:~..:~.~)~...~.;..~i.~.;~ ~`~;`.~;.......4`};~:<~:........:~ ..~.??`~.:k~.?`~; : :~ ....... : ::5 ...... ~ "~ ............... ' .......... ; : '; ' ~ ........... ; .......... ' .... i: ~' '"' ';.:';''':.:;'''''*'''~':~?''''' ~";:";:~;::" ~'¥~"~"~':;;'?;";"Q'.:~?:;;';::~'";?'"~::, :':~"~'""~:;~'::':"~'-::~'~'~';'?]5 '~ ~'i '~ ¢;,~:;~-,?.?..;:.~r.,~-~ :~-: ~. ,.......'.;.:~.. · ..T_.....h...~...8~ninsu!._..a....~Neighborhop...d.._...G. ode The guiding documents and maps that comprise the Code are as follows: · Principles and Regulations (including Definitions and Building Placement Standards) · The Neighborhood Regulating Plan · The Sensitive Areas Development Plan and OPDH Plan (or "SADP/OPDH") for The Peninsula ,....N._..eigh!aorho. od 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 Zo_..n.i.ag...Ordi,.n..a...n..ce.,. Development within The Peninsula Neighborhood is also subject to standards set out in Covenants and Deed Restrictions, which are themselves privately administered and enforced by the Developer and his ~ssig!~.5.,....?!cludi.n. g Tke~...~enin~.~.!.~...~.~ighb~rh~..~....~...~r.~..h...~.[~...c..~.r..a..[R......e..~.~.~.~....B....~.-a...r-d.....~r "PNARBD... The Covenants and Deed Restrictions include: · Architectural Standards PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 2 · Landscaping Standards · Architectural Review Procedures B.e.£~r.e...a..b~i~di...ng..~p.e...~it..~..c.a..n.....b..e...~.is....s..u.ed...£~.~.r...a..n..y... structure in The Peninsula Neighb._o._rho._od,_..The._Ci!y._mus.~ h.....ay......e..-.~rix.e....n.......c....9......n..~r~i.9.~.~[r..~...~.....P....~.~.~.~..a...~...~...e.....~...u...~i~.i~.~.~..p~...n..~....~.e....e.....t....t..h.....e.......s....t..~.n....~.r.~.s....~..~......f....t....h...e........C....9...y...~.~..a....n.....t..~....~ Deed Restrictions. · ~,4 ~...~:~.~ ?~,.:,.:-,~ ~.~. .... 'f~ :;..~.?,:.~:~ -4 .....i .,~.::. :: : ~.4.> ~ L::-...~ .:~. ~,.....,&~ ;.~.:..::..~.~ ....... :~ ¢("~.~ ::; :.i.:..:~i ~ · ,.~,~.. ~ .~...4 ' .: .... ~ ..... ~ ~ - ...., ~"~, .:; .-I...~I ,~ ..~..,, · ~::~ ;'~ "~'~:: :i 7" ~; 7 :CC i:"¢(' ):'~'' "~;; T '~' '~ ":U.:.'" '4::;~ ?' ~'"" U:;'T"~;.' V'~::'"i' ':3' 'i "~ '.' ?' '~ "~ ' C3'" ":~:.'.~: "C'"~7 ~" ~: ':~;3 7'":f '"i' T ':~9 T 'i' 'if' ~ '~.:;' ~3:.' ~.7 ~.:~:' ;'"(:~' ?" '~.:;.'.:~ "~; :~:' ~' 'i.: i~ ':~.:" ~: ?'f'f ~;3.: '.'f-'~i :~Tf '~'¢::.~ T" '}:~ ~.:.'~i;~: '~.' i' ~: :~:~ ':'~ '~:3:'~ :41:i.'.7 "~ "CCi:;:',7 ' "~ 'i.T '32 ii:iT '~ ~ 'a3' 'T 'f 'i.' '~.' :~..-:' A. DEF~ITIONS Special definitions are additions or substitutions to the cuxent list of definitions in the CiW of Iowa Ci~ Zoning Ordinance. Ceffain te~s in the Code are used in ve~ specific ways, often excluding some of the meanings of co~on usage. ~erever a word is in SMALL CAPITAL fo~at, consult the definitions for the specific meaning. B. THE NEIGHBO~OOD ~GULATING PLAN The ~GULAT~G PLAN (final pla0 is the "master plan" for the neighborhood that provides specific info~ation for the disposition of each prope~ or lot. The Plan also shows how each lot relates to the public spaces (ST~ETS, G~ENS, parks, etc.), the overall neighborhood and the suxounding enviro~ent. The Neighborhood and the ST~ET are the "extra value" that makes the Peninsula Neighborhood an extraordina~ place to live. For lots in special locations, there may be additional design guidelines identified on the final plat of each phase of construction (~OULAT~G PLAN). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD C. THE BUILDING PLACEMENT STANDARDS The Peninsula Neighborhood BUILDING PLACEMENT STANDARDS establish the basic parameters governing building form, including the envelope for building placement (in three dimensions) and certain re.q.uir~O./permitted building elements, such as porches, balconies, and fences. The Building Placement Standards establish both the boundaries within which things may be done -- and specific things that must be done. The goal of the Peninsula Neighborhood BUILDING PLACEMENT STANDARDS is to shape good public space and healthy outdoor private space (yards and gardens). They aim for the minimum level of control necessary to meet that goal. Variances to the Peninsula Neighborhood BUILDING PLACEMENT STANDARDS can be granted only where the unique physical circumstance of a lot makes compliance impossible_~.q:?~d T~:he specific variance mUst a!.so.....~'-i-.:~.~.?~.'.~-~.' ~:~.~,~?...i:i ............. ~?. '.~ .~:~'~..-.~.~.~.:~..-~3~..~?..~;:;.~' '~:~:~., ~'~:?~, '!.:..-.' ??'~,:'. ?..~...~..¥:.:.;- meet the conditions o f the City of Iowa City Board of Adjustment.it. THE PENINSULA NEIGHBORHOOD COVENANTS AND DEED RESTRICTIONS The development of the Peninsula Neighborhood is also governed by private covenants and deed restrictions, as mentioned above. Although not part of the City's purview, the intent of these Standards and Procedures is described here so that the City understands how they will function in relation to the other Standards of the Code: A. THE ARCHITECTURAL STANDARDS The goal of the Peninsula Neighborhood Architectural Standards is a coherent and pleasing architectural character that is appropriate to the Iowa City tradition. The Architectural Standards govern a building's architectural elements regardless of location and set the parameters for allowable materials, configurations, and construction techniques. Equivalent or better products than those specified are always encouraged. B. THE LANDSCAPE STANDARDS The purpose of the Landscape Standards is to ensure coherent neighborhood streets and to assist property owners with understanding the relationship between the street and their own front yards. These Standards set the parameters for planting and maintenance of trees on or near each lot. C. THE ARCHITECTURAL REVIEW PROCEDURE Neighborhood Architectural Review Board (the Board, or "PNARB') is established to administer an ARCHITECTURAL REVIEW PROCEDURE to execute this authority and to protect the value of lots and houses in the Peninsula Neighborhood. It is the responsibility of the Board to review architectural and landscape plans for compliance with the Peninsula Neighborhood Code and to provide design guidance when necessary. The BOARD shall be solely responsible for interpreting and enforcing the Peninsula Neighborhood Code regarding architectural and landscape standards, as well as any other standards not otherwise addressed and regulated by the City of Iowa City,-4i~.~,.d.~. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 4 THE PENINSULA NEIGHBORHOOD DEFINITIONS PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD T}IE P~NINSULA NEIGHBORHOOD The following definitions are additions or substitutions to the current list of definitions in the City of Iowa City Zoning Ordinance for use with this Code. Certain terms in the Code are used in very specific ways, often excluding some of the meanings of common usage. Wherever a word is printed in SMALL CAPITAL LETTERS, it is being used as defined herein. ACCESSORY UNIT A dwelling unit on a single-family lot incidental to the primary residence and no greater than 650 square feet in size. (Note: This definition differs from the Definition of "Accessory Apartments" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). ALLEY The open public Right of Way at the rear of lots that provides access to vehicle parking spaces (e.g., garages), utility meters and garbage bins. The ALLEY Right of Way is generally 25 feet. (Note: This definition differs from the Definition of "Alley" in Chapter 6, Article B Zoning Definitions of the qity also COMMON DRIVE. BACK YARD The open portion of the lot behind the building or FRONT YARD, including the OPEN SIDE of the lot. (Note: This definition differs from the Definition of "Rear Yard" in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). BUILDABLE AREA The area of the lot within which buildings will sit. The BUILDABLE AREA sets the limits of the building footprint now and in the future -- additions must be within the B.-U..~L.D....A...BL.E.-~.-E~.Ad.~?~:.;..i:~?~;..~¥~d:.....~:~.~.~:~:~:. This provides for future growth in a manner consistent with the Peninsula Neighborhood's Quality of Life goals. The BUILDABLE AREA is illustrated in and set by the BUILDING PLACEMENT STANDARDS. (Note: This definition differs from the Article B Zoning Definitions of the City Zoning Ordinance). BUILDING PLACEMENT STANDARDS The BUILDING PLACEMENT STANDARDS (BPS) establish the basic parameters governing building construction. This includes the envelope for building placement (in 3 dimensions) and certain required/permitted building elements, such as porches, balconies and fences. CIVIC GREEN, SQUARE PUBLIC SPACES located within the NEIGHBORHOOD, as designated on the REGULATING PLAN. The CIVIC GREEN is a primarily unpaved, formally configured, small public lawn or park. The SQUARE may be paved, appropriate to a more highly trafficked area. Both shall have not less than 60% of their tract perimeter fronting Rights of Ways and shall be surrounded by canopy STREET TREES. Their tract dimensions shall be no thinner than a 1:4 ratio, with a minimum tract dimension of 25 feet. Situated at prominent locations within the NEIGHBORHOOD and often dedicated to important events or citizens, civic GREENS and SQUARES may contain play equipment but shall not include ball fields and courts. COMMON DRIVE PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD A shared access (easement for two or more lots, typically found on EDGE LOTS. COMMON DRIVES may also encompass adjacent utility easements~. See also ALLEY. COMMON LOT LINES Lot lines shared by private lots, generally side lot lines. CONSERVATION LINE A line established to guarantee the preservation of the Peninsula's natural areas and slopes and to preserve the views from EDGE LOT houses. Land beyond the CONSERVATION LINE shall not be built upon paved, driven on, re-graded or otherwise disturbed. CORNER LOT A lot in which one side lot line is adjacent to a STREET. Where a PRIVACY BUILDING LINE (~ii¢.¢~¢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 D~.~er..s.....are.....sma.~.~-..ro~fe.d...a.n..c~ary.~...s.~m.c.mres......w..i.~h.-wi~d~.~s....pr~y2di..n.g..~i.ght......a.....n..d.....air....t~...-~.cc~piab~....s.p.ac.e ...w...! .t...h.i.~....~ .h .e.... r..p.o., f,._D.._..0r...m.. _e_.r s....., a..r e.... p_ e. rm._i_t.t...e...d......a...n...d...., d. _o......n..o..t.....c...o_.n_s. t i..tu., t...e....a._..s. T P ~ 7~...s.p..._ !9 ug_...~ ~.....t...h..ey.....4o..._.n...o...t....._b..r....e...a_ _k_.t .h.e. prima~ eaves line, and are individually less than 15 feet wide and are collectively not more than 50% of their respective facade. 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 RE.Q~!R..E..D....S!7~.E_.T.B.U.!LB.~._L~.E.._.(R..S_.B_.L) side of the main building. Required FRONT PORCHES, as defined in the BUILDING PLACEMENT STANDARDS, must be roofed and enclosed by balustrades (railings) and posts that extend up to the roof and shall not be otherwise enclosed except with insect screening. FRONT YARD The area of the lot from the STREET FRONTAGE to the enclosed portion of the building wall. This area is contiguous with the STREET, and includes the FRONT PORCH. (Note: This definition differs from the Definition in Chapter 6, Article B Zoning Definitions of the City Zoning Ordinance). FRONT YARD FENCE PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 7 The wood (picket) or wrought iron fence or masonry wall, between 30 and 40 inches in height, located ..I.~..~.~..~.~:....:!~:.~.~:~:~..~.i:~*!~.....~`i~:~?~....?.I:.%..~i!~.~.?.~:...~.~.~::~:~¥:i:¥~4.~i.~within the FRONT YARD of private lots and also along COMMON LOT LINES to at least 10 feet back from the ~i~REQUIRED STREET BUILDING LINE. GARDEN WAL~ A masonry fence. This may take the basic form of a FRONT YARD or a PRIVACY FENCE depending on its height and placement. OPEN SII)E ~.e._..r_e_.......a..pp.!.~_c._..~.b.._..!.~,.....::i~::t._..he side of the house and lot opposite the PRIVACY SIDE and PPdVACY BUILDING LINE (PBL). There are no window restrictions on the OPEN SIDE, and a minimum setback is used, rather than a REQUIRED BUILDING LINE. The OPEN SIDE of the house has no privacy restrictions because the windows on the adjacent side of the neighboring house are restricted by Privacy-Side Manners (See PBL below). PEDESTRIAN PATHWAY PEDESTRIAN PATHWAYS are interconnecting paved walkways that provide pedestrian and bicycle passage through blocks running from STREET to STREET or interior block parking areas. The easement width for these pathways shall be between 10 and 25 feet and the paved walkway between 6 and 12 feet, except where specifically noted on the REGULATING PLAN, and shall provide an unobstructed view through their length. PENiNSULA NEIGHBORHOOD ARCHITECTURAL REVIEW BOARD (PNARB) The PENINSULA NEIGHBORHOOD ARCHITECTURAL REVIEW BOARD (PNARB) is a group of individuals created by the Peninsula Covenants. The PNARB is established to administer and enforce the architectural and landscape standards for new construction and future building modifications, as well as certain portions of the BUILDING PLACEMENT STANDARDS within the Code not otherwise enforced by the City of Iowa City. PRIVACY BUILDiNG LINE (PBL) The PBL is the required side building line for lots in the neighborhood where designated on the REGULATING PLAN. The building must be placed along the PBL, generally three (3) feet from one side lot line. Windows are restricted on this side of the building. The PBL is set consistently along a given STREET, allowing houses to open to the other side, toward their OPEN SIDE yards. See also PrivacI'-side Manners PRIVACY FENCES Fences and hedges along COMMON DRIVES and COMMON LOT LINES (where more than 10' behind the REQUIRED STREET BUILDING LINE (RSBL)) may be as high as eight (8) feet above the adjacent ground. Wire fences shall have a hardy species of hedge or climbing vine planted along them. ~(Consult the TOWN ARCHITECT.) PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PRIVACY SIDE MANNERS .P.R.! EA....C ¥: S IDE..Md.N.._N~ERS_...i.s....a..._ h i.stori c a!.._pri n.c i p !e... t a k err._ .fro m...C h a r! e st on.,.... Sou I h...C _.a_.ro. ! i n a .......... !rt....;h.e._..Char!es,.or~ ~_i._.ng_!_g..._~..o_._._u..ff.~, where the houses are "set sideway..s....t...~......th...e~.~s.t.r.e.e.t..~..~.~.....w.i.t..h~...~..n."e.....s..!~.d...e........~..(th~....h~.959~rp.~.~g~.i~.5~ the neighbor's yard (generally the North), it is customary to limit windows on this side of the house to those necessary for light. As these houses are set i.n series, these "north-side manners" allow the southern side of the houses to be open toward their own yards yet retain privacy. ii:liThe Peninsula Code has codifi, ed the 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 : sma !! ..!o.ts.,.....8~iii~i~3i i? my A C Y B U!L D !NO.L~E 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 0f P~L~C SPACE in relation to private space. There may be additional requirements for specific 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. The building (generally the FRONT PORCH) must be built-to (coincident with) the RSBL. ..... ~.....~ ............. ~. ........ s ~ ...... ~. k ............ ~ ~ ............... ~':? '. ~', : :~Z ........ ~.} ..... -,,,:.,. :..,:.-...~. :..?.~ ,.: ,. ,...... · .... ........................ .......... ...:' c?>' shown on the ~GULAT~G PLAN. REQUIRED STREET BUILDING LINE 2 (RSBL2) A required build-to line for designated EDGE LOTS, Where a RSBL2 is shown on the REGULATING PLAN, the '~'"~'-"~ ~:~',~ ~'~ 7PORCH 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 cornposed as a s~m.~..e..~.~p~an~e.~.~.(~mi~..ed..£a¢a.d.e....i.o.gs...~.e.ss....~ha.n......122.an.d....~`.o..rch..e.s.~.~.sz~...~......P..s.~a~d....ba~c.o...n..ies~.a..r..e~....c~..n.s.idere~d......t.o~..b-e ~¢..h.i.n.._.~..h.i...s.._'...~_.s.~..m.p.!.._e....p!~n.e.__7_..re_qu~r~m~.~.~),. 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 O,n....2nt~..p!.a..t..f..0..m..!._...?~!._..t!!e_...!~S.!~L_._s.j_d.e..... STANDARDS, may be roofed but they may not be enclosed. STREET, STREET FRONTAGE, AND SIDE STREET PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 1. STREET includes all PUBLIC SPACE (STREETS, SQUARES, GREENS, parks) -- but not COMMON DRIVES or ALLEYS. 2. STREET FRONTAGE refers to the lot line with the shorter dimension, generally coincident with the wider STREET Right of Way. 3. The SIDE STREET is the STREET of the longer lot line, generally with the lesser Right of Way along it. STREET TREE A deciduous canopy tree as listed in the STREET TREE list .~:-??~.-..to accompany the REGULATING PLAN. STREET TREES are of a hardy species, large enough to form a canopy with sufficient clear trunk to allow traffic to pass under unimpeded. STREET TREE ALIGNMENT LINE A generally straight line that STREET TREES are to be planted along. This alignment is parallel with the STREET and unless specified in the REGULATING PLAN is set four (4) feet back from the curb. STREETSCAPE This term refers to the various components that make up the STREET, both in the Right of Way and on private lot frontages. It includes pavement, parking spaces, planting areas, STREET TREES, streetlights, sidewalks, FRONT YARD FENCES, FRONT YARDS, FRONT PORCHES, etc. TOWN ARCHITECT The TOWN ARCHITECT is an Urban Designer, familiar with New Urbanist principles and with the Peninsula ....N...~..e..ighb..o..rh~.~d..d...e....v~.e~.op.m.e.n..t..~...~h~.~i~..~.~..~..rk...~i...t.h~.~prosp.e..c.ti~.e...~.u..i~d.ers....a....rt...d..p.mp..e..gy...o.~n..e.rs....t~.~..sh~...h.~.~ .t....h....e..~...P......e...n...i.....n....s.~.[a......S...e...~.g...h....b..~r..h...~.~....d..........~......~..-.d....e...~...c...a....n........s....a....t..i..~.~.....t.....h..~..ir...b....u....i..!...d....(n~g~...n...~..e....d.....s......i~..n..~.~.a-....m~.s....t.....~.~.i....e..n....t.....~..n..-~.-n......n...e..r...~ 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 ....A..~cH..I.~.ec.T..~...t.~....re.....v..i.e.~......a..rchi..t..ec..tu...r.a~...and....~andscap..e.....p~a...n...s...:for..~.c~mp~i.a-n...c..e......~i..th.~..th...e~..P...eain.s.u..~a.......N...i..e.ighb~rh~.~d ..-C...9....d...~.......a.....n...d.......L~.....pr...~.....v..!..d...~........d..~...s...~1g.~3...guidance when nece ssary.... ............ .T.......h....e.........~..9...~.....~.~..C...H..-~.~...~.....~.........s....h.....a..~..!.......b.....e.-.r....e...s~p.p.~...s..i....b...~-~-fpr interpreting and enforcing the Covenants and Deed Restrictions regarding architectural and landscape standards, as well as an.v other standards not otherwise addressed and regulated by The City. "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.---a~:~:'~-~d) is by definition NOT Clearly Visible from the sr~r. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD lO The intent here is to restrict control to the public realm where it has significance and limit public interference in the private realm. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD THE PENINSULA NEIGHBORHOOD REGULATING PLAN PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 12 UNDERSTANDING THE REGULATING PLAN As the principal tool for implementing the Peninsula Neighborhood Master Plan, the REGULATING PLAN identifies the basic physical characteristics of each lot and the type of building assigned to it. It also identifies the type and placement of STREET TREES on each STREET, as well as identified parking spaces. A Preliminary REGULATING PLAN is submitted as part of the..(?<x!e..e.i!:.-'t.!:x~:.Preliminary Plat<.kx:x::~,~xx~;:.~.x?. The · ¢e'~'.e,??.i::i.~:&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. UNDERSTAh DIl G THE REGULATI TO PLAN '-~.. '-.&'~ .. / ~0 / ,' ,.' ,, ,,' //',%' '~.~ . 7~1S IS T~E BLOCK A009BSS '.. "--'",q~4/,- .... : ..... ',"-:L?'~, ,, , "--"-7':'--~'V' .... ', ~~THIS IS YOUR BUILDING TYPE / ' ::"k?%~?x:~?), ":,. -' . / ~'u~i......,.I D Peninsula House (' ~mX~ ~?~ B Bungalow ~ ~. ~,:' T = Townhouse Si~e ~ x'~/~'~'"'/~'. ??? ,.-'--U:u'~'~(~'(~---}~--i~:~'Y?'5~'~'"S~X~t LR = Live=worl ~ixed Use t,d%[~?' x"/5~_.'/-"-}( ~' } ~{% 'Z' q.-?~}C'x'') As = Small Apar~menL S;~e ~.*~.---;..:~.'~ ......... /. TH~SE ARE YOUR PROPERTY LINES ~-~,$"./~..'"/ -,x~'' ~/:~" >4 ,:"-& "i-, 'x_..?? -- ~?' ~4 ''~ ), ....... , ;-d}--"V--~:-~-X:-Lx.(--'~~'~~~ ,?-STREET TRffES (Planted b7 the Developer) .,'~ .... :;t'~ .o~ ~~ ON STREET PARIxlNC' Dedicated Lanes or ' ~x~' x 724, "~7% ......... ---'~-~ k~m~ted On-Street Park ng ',/ ', i ", ', '~ '~ ,, k / / / // // ' -, '~x~.- 7'-, A final REGULATING PLAN will be submitted with the final plat application for each development phase of the Peninsula Neighborhood. The exact placement of lot lines, trees and parking spaces in the final plan may differ by a few degrees or feet, but the basic configuration of the plan will not change. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD THE PENINSULA NEIGHBORHOOD BUILDING PLACEMENT STANDARDS PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 1,4 INTRODUCTION The Neighborhood REGULATING PLAN identifies the BUILDING PLACEMENT STANDARDS for all lots. The goal of the BUILDING PLACEMENT STANDARDS is good STREET form and desirable outdoor private space (yards and gardens). They aim for the minimum level of control necessary to meet that goal. Variances to the BUILDING PLACEMENT STANDARDS can be granted only where the unique physical circumstance of a lot .~pecific variance must also meet the conditions of the The BUILDING PLACEMENT STANDARDS set the basic parameters goveming building construction, including the building envelope (in three dimensions) and certain required/permitted elements, such as porches, balconies, and fences. The STANDARDS specify building types that will be built within the Neighborhood. GENERAL GUIDING PRINCIPLES 1. BUILDINGS ARE ALIGNED AND CLOSE TO THE STREET. Buildings form the space of the STREET. Building facades are aligned as a simple plane along the STREET for at least half the width of their STREET FRONTAGE. 2. BUILDINGS FORM AND PROTECT PRIVATE OPEN SPACE. Whether a yard, garden or courtyard, private open space is an important complement to the public space of the neighborhood. 3. BUILDINGS HAVE FRONT PORCHES OR BALCONIES. This overview of the STREET contributes to healthful STREETS and safe neighborhoods, while serving as a buffer between the house interior and STREET activity. 4. BUILDINGS ARE DESIGNED FOR TOWNS. Rather than being simply pushed closer together, as in many suburban developments, buildings must be designed for their close siting within towns and cities. Views are directed to the STREET and the BACK YARD, not toward the neighbors. 5. PROPERTY LINES ARE PHYSICALLY DEFINED BY FENCES, HEDGES OR GARDEN WALLS. Land should be clearly 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 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 PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PENINSULA Building Placement Standards Estate Houses The principal building shall be between 12 and 35 ft to its Eaves. The accesso~T building shall be no more than 18 ft to its Eaves. ~ PRIVACY FENCE 8 FT MAX  The first floor finished elevation shall be between 30 and 60 inches £AVE HEIGHT I .35 FT MAX ~ SIDE WIN(:; ACCESSORY BUILDING above the highest RSBL elevation. 12 FT M~N ~ 'X~-lB FT EAVE EAVE HEK;HT · 1==4 ~ ~ ,'~ MAX I /~ 18 FT MAX ~ ......... '4 Line (RSBL). For Edge Lots designated on the Regulating Plan · BUi~--~^B~E--'[ffS~2 -I ................. l Common Drive with a RSBL2 the Front Porch is oPtional and the building shall be , AREA .~-- - '~ ................. - or Alley, R0~t/ Built-TotheRSBL2. TheminimumsideSetbackis3.5 ft(oneside) ; --~~~~T~'~ffR~B ~ B£~ and 10ft (both sides combined). ' EXPANSION AR~?~~'~, i~NAN The garage, parking for vehicles shall be kept within the designated · ONE SIDEiN 28ONLY~' ~%%%%%%%%%~ ,'0 FT Garage-Parking area (except for Edge Lots where the garage door I ~xXX'N~XXXXXXXXXXXXX~ f ~x'NXXXXXXXXX'Nx~¢/~ACE (and/or parking area) shall be at least 20 ft behind the front . ~.X~ Pt tKIN( s ~AC} building wall). Any designated Common Drive easements shah be [ [ ~ respected -- consult with the Town Architect. , ---~J-~RSBL2 . Prop. Line--,. Land within the Conservation Easement shall not be built upon, · I I Required Street Building Line 1 ~_ . ~.. ~ 9s~de.si~not. edo.n the. R~_~..Plon. ~. _[ _ _ driven on, regraded, or otherwise disturbed. .3.3x LOT L[~ A Front Porch, between 8 ft and 10 ft deep xx4th a width equal to WID'n4 [ K,/////~/ no less than 33% of the RSBL (not to include any Side Street MIN vl-'.'-~//////////~' frontage), is required along the RSBL. For designated Edge Lots /3 FT U,~ -~ ~'- (see the Regulating Plan) the Front Porch is optional. - / ~ PmVACY FENCE A Privacy Fence, maximum 8 ft in height, may run the remainder I 8~~~A~ of thc rear and Common Lot Lines (except within the Front Yard ~_~ I il area which may only have a Front Yard Fence). Above the Ground Floor only Residential Uses are permitted (Bed and Breakfast Homestays are permitted on all floors). Ground Floor and Basement space may additionally include Home [TA~. Occupations (by right subject to Iowa City Zoning Regulations "~ '~RESiDENTiAL i ~ Section 14-6M-1 [B] [6]. ' RESIDENTIAL I / Ptu, m~so / Parking, occupant's workshop, and Accesso~ Unit(<650 Sq Ft) .................. ACC trait [ uses are permitted in the building area at the rear of the lot. See ~ HOME OCCUPATIONS 1~'I~S"OP!'"] attached Specifications· January, PO03 ©EOO3 GEOFFREY FERRELL ASSDCIATES L.L.C. Att Rlgh~cs Reserved Ttl~ PENINSU'LA ~IGHBOR. HOOD HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The building(s) shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL. 3. The building (?:.~:~.:~¢~:~:.~:ii,i.? 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 faqade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the i;.~i;p, erc..e.n~ag~%, minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 5. At least 35% of the lot area shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, decks, and in the rear only gazebos, green houses and steps except where otherwise specified in the Code. 6. CORNER LOTS: b. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORC~I is used; the building wall may step forward to the RSBL at the termination of the PORCH c. The fence requirements for COP~ER LOTS additionally allow, where the lot OPEN SIDE fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. 7. Lots where RSBL is curved: a. The required FRONT PORCH (or building facade along RSBL2 for edge lots with no porch requirement) shall be aligned on a tangent to a curve. Where the lot face is convex to the porch....thees ,~.~.~:':~:~.e:~+shall touch the RSBL at 2 points...(~here...c.onca~.e..iLshall.._to, uch.a.t..l....goi, at) ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY..pL~i...0.....M_..gP~..Pgi!.Y.~ 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 RS~L, and parking areas (unenclosed) shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. 3. For EDGE LOTS designated on the REGULATING PLAN with a second REQUIRED STREET BUILDING LINE (RSBL2~, ?~;~e,~¢(!'i? i ,4 i:~::-~ ~¢iq:~i~e :'!~4~'e~¢~. '?<~'~:q:::,.e):~ both the FRONT PORCH and FRONT YARD FENCE are optional. The principal building facade (enclosed portion) shall be built-to this RSBL2. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). ACCESSORY UNITS: PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD Ta:~ P~NINSL~LA NEIG. HI~OR. HOOD 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 PENINSULA Building Placement Standards Peninsula Houses The principal building shall be bern,eeL 12 and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eaves. ~m) PRIVACY FENCE 8 FT MAX LAVE HEIGHT Any Front 'Yard Fence shall be bern, eeL 30 and 40 inches in height. ~[~ 35 FT MAX ~SDEWlNG I ACCESSORY ' 12 FT MIN q / ~ ........ . BUILDING ~ ~ -,,,,jo ,r.[~v~I LAVE HEIGHT · lmm( -.~-' .~- MA^ ~18 FT MAX ~ I { /~'/ "'"~'~" The first floor finished elevation shah be bern'eeL 30 and 60 inches '~ [ ! I ~ above the highest RSBL elevation. ~~% %The first storey shall have at least 8 feet a inches clear height for 80of its area. I ROW! RSBL! Lines--,.J The shall be Built-To the Street principal building Required Building Property ~ ~--1 om_itL n_4 Line (RSBL). For EDGE LOTS with an RSBL2 designated on the .... --T~.~SB'-~ ' 1 MINIMUM SIDE $1rTBAC~-1'-6 ; Drive Regulating Plan, the FRONT PORCH is optional and the principal ~"~1BUIL~)ABLE ! ~ ~ or Alley ~ building shall be Built-To the RSBL2. The minimum side Setback is ~THI~I~L.~AREA ~~ MINIMUI~ .' 3.5 ft (one side) and 8 ft (combined sides). ~0/1'1 ~'X'~Lh~EANR=~ KN.NNNNNNNNNNNN BuIr~'ILDAE .E The garage, parking for vehicles (autos, trailers, boats, etc.)shall be ~ ~ ~NNNNNNNNNNNN'~ b~N~f S~E ~t~`',NNNNNNNNNx,~ a~ kept within the designated Garage-Parking area (except for g- ' ~ ~~\\\\\\\\\\~OARAOE LOTS .,here the garage door (and/or parking area) shall set be at I PARKIN~/ least 20 ft behind the front building wall). An3, designated COkLMON SETBACK T ; DRIVE easements shall be respected -- consult with the Town Architect. I I e, qui ed .Street ~u' ding kine ' I · Land within the Conservation Easement shall not be built upon, ' Ilas aes,gna~ea on ~ne r<eg. man ! _ [- ' --I' ' ~ ......... -'I- ....... -~ driven on, re-graded, or othem, ise disturbed. 33% LOT L[{~'~ A Front Porch, bem, een 8 ft and 10 ft deep xxdth a width equal to MIN t-.t-~////////.,~ no less than 33% of the Front Required Street Building Line (RSBL), (not to include any Side Street frontage), is required. For 8 FT MIN q b designated Edge Lots (see the Regulating Plan) the Front Porch is FRONT PORCH ~ FT LAX DEPTH optional. ~ "~ PRIVACY FENCE of the rear and Common Lot Lines (except within the Front Yard I area which may only have a Front Yard Fence). Above the Ground Floor only Residential Uses are permitted (Bed and Breakfast Homestays are permitted on all floors). Ground Floor and Basement space may additionally include Home ~ Occupations (by right subject to Iowa City Zoning Regulations ~"' '"~[ RESIDENTIAL I ~ Section 14-6M-1 [BI [6]. J ONLY I -I I- ' IIRES[DENT~^L / / P^mCnqo / Parking, occupant's workshop, and Accessory Unit (<650 Sq Ft) H M ................... ACC UNIT II] o l~ OCCUPA}TIONS t wo~fi~S.OP t'"'l uses are permitted in the building area at the rear of the lot. See I ...... attached Specifications. January, ;)003 © ;>003 GEOFFREY FERRELL ASSOCIATES Att Rights Reserved HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS; 1. The building(s) shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL. 3. The building (?~-:~-'.~.i?.-.the FRONT PORCH) shall be built-to the specified RSBL for at least 33% of the RSBL width. E .o r...E.D.G.E.. L .o ~:. s ,.. ~.ith_. an_...RS .B. L 2,....th e._..E R O.~.T...e O_R C H... i s.... o. la ti o. n al.,._ B. u i ldi n g s.. :.w..itk n o....ER.._Oi~ !.._P. ORC ~he....Rs.BL2..~:£~r".at...~.¢.a~t...~4...~?/~.~....~£..~he-.Rs.BL2...~w.id~...That portion of the building shall be composed as a simple plane (limited fagade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the .:ii;.ii:% minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 5. At least 35% of the lot area shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, decks, and in the rear only gazebos, green houses and steps except where otherwise specified in the Code. 6. CORNER LOTS: · ::'" :i: ~:" : *';~ '~ '*~' ' ~:' ',. ".' ~ '; ~ ~ ,:~ ' ~:,~: ' ~ ~ ~ · ~ ~ ~ : '. ~'. : ~-.~ .... : b. The SIDE STaEET aS~L shall be built-to either by the building wall ancot PORCH for not less than 50% of its length. That poaion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "--..a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step fo~ard to the RSBL at the te~ination of the PORCH c. The fence requirements for COaNEa LOTS additionally allow, where the OPEN SIDE Ot a lot konts 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 kom the comer (ROW intersection) of the frontage ST~ET. 7. Lots where RSBL is cu~ed: a. The required FRONT PORCH (Or building fagade along RSBL2 for edge lots with no porch requirement) shall be aligned on a tangent to a c~e. Where the lot face is convex to the vorch the~orch shall touch · ~ : ~ s . ~ .... ~ ..-, ~ ~ ~ .,.: . ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON DRIVE shall usc the ALLEY or COMMON D '~ ..... ~ ~ ..... RIVE ..+ ? ~ -;~.-~:;,.-~.~--.c~.:~.c the sole means of automobile access to the parking areas, unless othe~ise approved by the Ci~. 2. Garage doors shall not bce (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 GALEN WALL. 3.For EDGE LOTS designated on the REGULAT~G PLAN with a second ~QUI~D STREET BUILDING L~E -:~'-':"-'-:,' ........ ..~ ...................... .::., ::>~ fie FRONT PORCH and FRONT YA~ FENCE are optional. The principal building fagade (enclosed poaion) shall be built-to this RSBL2. HOME OCCUPATIONS: Home occupations are pe~itted subject to Zoning ReplEtions Section 14-6M-1 (B)(6). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 21 ACCESSORY UNITS: Accessory units are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 22 PENINSULA Building Placement Standards Cottages The principal building shall be between 12 and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eaves. PR;VACY FENCE Any Sidex~4ng shall be no more than 15 ft to its Eaves. 8 FT MAX - LAVE HEIOHT 35 FT MAX ~ SIDEWlNG ACCESSORY 12 FT MIN BUILDING The Front Yard Fence shah be between 30 and 40 inches in height. --~ I ~ [5'/ '~1 The Front Porch floor elevation shall be bem, een 28 and 60 inches ..................... L.t The first storey shall have at least 8 feet 8 inches clear height for not less than 75% of its area. ! I Property Linea [ The principal building shall be Built-To the Required Street Building ~ RSBL 2 '-~; ' --t Line (RSBL), as designated on the Regulating Plan. The minimum '-' -[ ..... -l-' - A' ¢omr~on Driw ] -- I~INIMUM OPIrN SIDE S£1BACK or Alley R[.~/ Open-Side Setback is 4 ft. The total combined setback from side lot .~~,~~ ~~' lines must be at least 8 ft. I MINIMUM a~ o~"[~ [~ The Regulating Plan may designate a required Privacy Building Line ~iTH,. ~xNNNk~NNNNNNNNNNNNNNNN~ aD£~.O ^.£^ ~xNNNNNNNNNNN%UkD~'~, (PBL) 3.5 ft off the Common Lot line (generally North or East). ~ KNNNXk',,NNNNNNNNNNNNNN%] ~m,N 20 ~ kX,\\\\\\\\\\\x~ vam,N The garage, vehicle parking (autos, trailers, boats, etc.) shall be kept Ix%%%xkN%%%%%%%%%%%%%%%N'l ! .... ,[~,,~.~'~OARAOE within the designated Garage-Parking area. AC8 .s~ .-~_. _. i- .......... l ] ~REQUIRED PRIVACY A Prop. Lines~L,~ I BUILDING UNE (PBL) ' / 50~ LOT L~ A Front Porch, between 8 ft and 10 ft deep with a width equal to ONE STOREY MIN F.~i~/////////~ no less than 50% of the Street Frontage (not to include any Side FRONT PORCH 8 FT [liN '~ ~' Street frontage), is required along the RSBL. REQUIRED (TWO STOREYSi~---~/~-~10 FT MAX DEPTH ENCOURAGED)~'''~ ~ PRIVACY FENCE A Privacy Fence, between 6 and 8 ft in height, shall mn the / I 8 FT MAX k remainder of the rear and Common Lot Lines (except ~xdthin the FENCE30_40 in~ I I ~ Front Yard area which may only have a Front Yard Fence). IlL t-- , Above the Ground Floor only Residential Uses are permitted (Bed and Breakfast Homestays are permitted on all floors). ~ Ground Floor and Basement space may additionally include Home y ~ Occupations (by right subject to Iowa City Zoning Regulations Section 14-6M-1 [BI [6]. ONlY I IIiRESiDENTiAL [ .~~ Parking, occupant's workshop, and Accessory Unit (<650 Sq Ft) [] ]HOME OCCU?Alr1OT~ ...................... uses are permitted in the building area at the rear of the lot. See /"' WORKSHOP [ attached Specifications. January, ;~003 © 2003 GEOFFREY FERRELL ASSOCIATES L.L.C. Ali Rights Reserved HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any buildings excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL 3. The building (?~:~.~¢,~::'.:~:~-~.(?..the FRONT PORCH) shall be built-to the specified RSBL for at least 50% of the RSBL width. That portion of the building shall be composed as a simple plane (limited fagade jogs less than 12" and porches, STOOPS, and balconies are considered to be ~_~a..siml~le_plan¢.2..within this ~'.:~¥+~?...i~....?~-?~.::::.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). ¢.;:,i¥.~:~!:~,.~:¢:~,~e...i.~,~....':¥¢¢:~¢:?:--..-The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 25% of the lot area shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, wood or decks, and in [!3...e__rear only, gazebos, green houses and steps except where otherwise specified in the Code. 6. LOTS WHERE THE RSBL Is CURVED: the required"FRONT PORCH shall be aligned on a tangent to the curve. ~;¢,l:~.~:'e the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at 1 point). 7. CORNER LOTS: The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY shall use the ALLEY as the sole means of automobile access, unless otherwise approved by the City. 2. Garage doors shall not face (be at an angle of less than 90 degrees from) the RSBL, and parking areas (unenclosed) shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M- 1 (B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 24 PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 25 PENINSULA Building Placement Standards Townhouses The principal building shall be bem,een 18 ft and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eaves. EAVE HEIGHT PRIVACY FENCE Any Sidewing shall be no more than 15 ft to its Eaves. ,35 FT MAX r~ 8 FT MAX 18 FT MIN 'C,/ ~ I ACCESSORY The Front Porch floor elevation shall be bem, een 28 and 60 inches ~ 5 ~glSDE WIN(} BUILDIN(} above the fronting RSBL elevation. 15 FT EArl EAVE HEIGHT I MAX I ,.~..,.~ ~'"~" . ' Each umt's Front Porch sh~ be Built-To it's Req&red S~eet B~&ng ] Line ~SBL), as designated on ~e Re~ating Plan. ALLE~ ~-~-~;~;3-~ tx~~ -- Row Sidewing area construction sh~ be Built-To ~e Privacy Budding Line ~ g~~~ --~~REA ~BL) ~eneraHy ~e North or East side). BU~BL~ )U~L The u~t width shah be bem, een 20 ft and 28 ft. A mm~mum of 8 ~IN SS ET ~ ~mmN u~ts shaU comprise one buUding. There sh~ be a minimm 10 ft ~ jB~~~~ ~ rT gap bem,een b~ldings where m~fiple Townhouse b~ngs are b~t OI,AO[~ (except where o~em4se designated on the Re~adng elm). 'P~G ~ rT The garage, vehicle parhng (autos, tr~ers, boats, etc.) shah be kept S[~ACK within ~e desi~ated G~age-Par~ng area (and/or as designated on 50~ RsBLLr~ A Front Porch, bem,een 8 ft and 12 ft deep with a xddth equal to WIDm I I~////~'/'/'/'/~ ONE STOREY MIN ~/////////~ no less than 50% of the RSBL (not to i~ude any Side Street RSBL), REQUIREDFRONT PORCH 8 FT MmN ~ ~ is required ~ong me Req~red Smeet B~ding Hne OSBD. (~O STORE~~12 FT MAX DEPm ENCOURAOE~)~ ~ PRIVACY VENCE Privacy Fencing, bem,een 6 md 8 ft in height, shill be placed ~ong x ~, ,~ 5 VT UlN my unbolt rear and Common Lot Lines (exclu~ng Townhouse ~ [ 8 FTI MAX sites with no Back Yard or courBrard area). mmm l ........... Above the Ground Floor only Residential uses are permitted (Bed and Breakfast Homestays are permitted on ail floors). ~ ~ Ground Floor and Basement space may additionally include Home ~ ]~57 ~ Occupations and Neighborhood Commercial uses by right (see ~ ~ ] ~ attached Specifications). ~ [-'~ R~:cNsii! ~c Parking, occupant's workshop, Home Occupations, and Accessory c Unit (<500 Sq Ft) uses are permitted in the building area at the rear  ~ of the lot. Jcmu~ry, 2003 tD 2003 GEOFFREY FERRELL ASSOCIATES Att Rlgh'l:s Reserved HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No part of any building (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No Parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL 3. Ea. ch..uni.t..o.£..t:::t:he building .(¢achI~ROlS. T.P. Oi~CH)...shall be built-to the ?~ei-4::i-~:~d RSBL for at least 5..0~.5% of the unit~.s RSI3L £ro..n_tage...width..(measur..ed...o. rt..a..p, er.-..unit..basis). That portion of the building shall be composed as a simple plane (limited fafade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the ?~.550% 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). ~:~.ii!,....~::.b,~?,,:.e..ie.:¢:.5.%.:?.......The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 65% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 15% of the lot area shall remain open and not be built upon except for overhanging eaves, cantilevered balconies, stoops, wood or composite decks and steps except where otherwise specified in the Code. 6. CORNER LOTS: The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: 1. All lots bordering an the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2. Garage doors shall not face (be at an angle of less than 90 degrees from) the RSBL, and parking areas (unenclosed) shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. NEIGHBORHOOD COMMERCIAL USES: The following uses are permitted by right: 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. PARK.I .N_..G..:... back.o.nto..an..a!!ey, may be. waived if the. site. plan .dem.onstrates...to...the satisfaction of the Building Official that parking spaces are configured so as not to impede traffic on the alley. 2.~..-9...~.:..s....tr..e...e-t...p..a.r...k.!..n.g...~p.~..c...e..~....fpr..~.~..ig!~..b....~.rhp~.d...~.~.mm~r9.!.~[..U~.~...~r~...~p[ r.~.~`~!r.e~...d...~...f...~.r....t...h...e....~r~-t....~..~.9...9....,5....q.u....a.r.e.....~e-e..[p..;...~9.~r~.~rg~.~-~y..B-~.!g~prhp.p.~ ~Gp~r~j.~.~...~d.s...e...~...tkaL.e-.x..~..e...e....d....s.....1.....5.99.......s.~..u..~r~....f~.~...~.[gp~r..~r~...~.h~!~..h~..r~-~`u!r~.~ [9-pr.~..y....i...d....e...p.~r..k.Lng..~p..a...c....e.~.....a..c..~px-.d2.n-g....t....~-..S....e-~!.9.p-!.~.~.~L~...~pr..~.h~.-~r~.~-.~ PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 27 excess of 1500 square feet of floor area unless a reduction of required number of off-street parking spaces is granted per Section 14-6V, HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 2~ PENINSULA Building Placement Standards Live Works RAVE HEIGHT~. The principal building shall be bem, een 18 ft and 40 ft to its Eaves. 40 FI I~AX ~::," ~ The accessory building shah be no more than 18 ft to its Eaves. ~ 18 FT MIN ~.~- -x~ PRIVACY FENCE Anv Sidewing shall be no more than 15 ft to its Eaves. lm~ 8 FT MAX ~ I The ground floor elevation shall be between 6 and 18 inches above 1~ SIDE WING BAuCICLED~;I~8R' the adjacent RSBL elevation 15 FI gAVE RAVE HEIG~ · ~{~ MAXi ,,..,/'~8,~.~...FT MI The first storey shah have at least 10 feet clear height for no less ~ J than 80% of its area. I I~ ~ i The principal building shall be Built-To the Required Street Building . Line (RSBL), as designated on the Regulating Plan. ~ ROWF' ~ ,R/~j~L/,,9/~,,,.9~/~.,r.,/R/~.x~'~ZN~.N, NxXN~ ~']ALLE'I Sidewing area construction shall be Built-To the Privacy Building Line ~~ii:ii~~p"--'i~°'w (PBL, (generally the North or East20 ft andSide)' = .-, 28 ft.A maximum of 8 · ~~l~ ~ )UII. BABL ' ~ ~ q5 ET ~ WITHINAREA units shall be contiguous as a single building. There shall be a · 35 FT minimum 10 ft gap bem, een buildings where multiple Live Work ~ R ' 'xxx' ~ x\\\\\\\\\\\\\x ,N~x,x~~ OARAOE/ buildings are built (except where otherwise designated on the ~ I~~~~ PARKI"¢ Regulating Plan)' ~.~_. S~mAeK The garage, vehicle parking (autos, trailers, boats, etc.)shall be kept RSB,t~~ ~ t:~TL~iNE! ~~j~A¢Ii theadthin the designated Garage-Parking area (and/or as designated OnRegulafing Plan). -4~ Where provided,any Storefront Colonnade/Porch, shah be between 8 ft and 12 ft deep with a minimum clear height of 10 feet aligned along the Required Street Building Line (RSBL). ONE STOREY 8 FI MIN Colonnode/Porch_._ Optional qTA~2 FT MAX DEPTH (TWO STOREYS ~ '->, pR~,V~?yUF~NCE ENCOURAGED)' " ~ rt MIN Above the Ground Floor only Residential uses are permitted (Bed and Breakfast Homestays are permitted on all floors). ,~'"' ~ Ground Floor and Basement space may additionally include Home P~NS[Dy~7.~ Occupations and Neighborhood Commercial uses by right (see attached Specifications). ~ I][Residential ~ Parking, occupant's workshop, Home Occupations, and Accessory. II INeigh. Commerce " Unit (<500 Sq Ft) uses are permitted in the building area at the rear i ~l~/ll~. of the lot. January, 2003 0 aO03 I3EDFFREY FERRELL ASSOCIATES L.L.C. Att Rloh'l:s Reserved HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified in this STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. The ground storey finished floor elevation shall be between 3 and 18 inches above the adjacent sidewalk elevation and shall have a minimum l0 ft clear height. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No part of any building (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL 3. Each unit of the building (and/or each FRONT PORCH) shall be built-to the RSBL for at least 85% of the unit's RSBI, ' . ' - ' :!::.~:.~..!i~'~ ~.,.~ ~,.,,~,!..ii.~,<~...{~.~..~.~;.,~!...~.:.,:~, ~., ~:.:.~,.. : "; :,.-~, ~.~:: ~ .~.'~ ....... · ' ~, ...... ~.. ..~'" ~:l.,...,~ i.!:~:.~.!,.i::..~¥':.i.~&. That portion of the building shall be composed as a simple plane (limited facade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the 85% minimum shall be measured against the narrowest lot width within the first 30 feet of the buildable area). ..:~:!~.~:~:¥,~;'..?:~...~:.;~.5.%:ii~.:.-.-.The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 70% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 10% of the lot area shall remain open and not be built upon except for overhanging eaves, cantilevered balconies, stoops, wood or composite decks and steps -- except where otherwise specified in the Code. 6. CORNER LOTS: The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: · ~3-;i..,.All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE ¢~.~:::i::+::.¥~.~:i.:~.!!:~}~`.'`~!i:::¢i!``.~.`~!~.~!~`?:~.!::.~::~:i`::.~¢.as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 5~: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. NEIGHBORHOOD COMMERCIAL USES: The following uses are permitted by right: ;~!:~:~Retail or personal service establishments limited to the ground floor space within the existing structure. ~i~:;2.Adult or child care homes. · !?!~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 hack..~n.t~...an..a~.e..y~..ma.y...b.e...~ai.v..edif..the..si.te...~an..dem~ns.trat.es..m..t.he sa.tis.£acti~..n...~f..~.he.B.ui~ding..O~cia~...that..parki.n..g..sp.ace.s.am.c~gured..s~ as..not...to...imp, ede._.traffic..on..the, alley, 2 ..... Off~stree[parking.spac.es £or..Ne.ighborhoodCommerci.a! Uses..are..not required for the first 1500 square feet of floor area. Any NeiEhborhood Commercial Use that exceeds 1500 square feet of floor area shall be required to provide parking spaces according to Section 14-6N-1 J for the area in PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 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. HOM[~ OCCUP^TtONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. Conversion of primary structure single-family units for multiple family uses is prohibited PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD ~2 PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 33 PENINSULA Building Placement Standards Rowhouses The principal building shall be bemTeen 15 ft and 35 ft to its eaves. gAVE HEIGHT PRIVACY FENCE Any accessoU, building shah be no more than 18 ft to its eaves. 35 FT MAX A 8 FT MAX Any Sidewing sha~ be no more than 15 ft to its eaves. ~5 ~, u,~ ~ I ACCESSORY X ~ / N S DE,NC . BUILDING The first floor fiMshed elevation sh~ be bem, een 36 and 60 inches % ~. ~5~ ~n~ffA~ ]1 ~EA~18 FTHEIGHTMAx above the highest RSBL elevation. I ~ ] ~/ ~~ The first storey sha~ have at least 8 feet 8 ~ches clear height for 80 i [ Line (RSBL), as designated on the Regulating Plan. · :,~LLEh ~ ~"~//2//?//)///~ ~xX~.~xM~'N~xx,5,.~",X.N'x~ Sidewing area construction shah be ~5~M and Bai/t-To the Privacy ' ~ B~ng Line ~BL) ~ener~y the North or East side) where ~ O~tN ~ [ designated on the Reg~a~g Plan. BUI~AB~ GARDEN A"EA AREA ~B[ ~ ~IN S~DE~NG AREA AREA The unit width sha~ be be~,een 18 ft and 20 ft. A maximum of 5 ~IN 12 ET 55 FT ~nits sha~ be contiguous as a single b~d~g. There sha~ be R ~0 ft  PARKING I~ ~ specifica~y designated on the Reg~a~g Plan). i SE.mACK The garage, vehicle parMng (autos, tra~ers, boats, etc.) sh~ be kept RSB~~ il ~,R~ ~l~lNO(PBL) UNE P.IVACY ~ ; through within ~e designated garage-par~g area. Par~g access sh~ be the A~ev. . 6 FT Mex L~ A Stoop, not more ~an 5 ft deep a~d 6 ft ~de ~]us steps) is ~OI. r~ permitted fom,ard of ~e Req~red S=eet B~dNg Hne OSBL). ~ ~E[~MAX~ b Privacy Fencing, bern,con 6 and 8 Ct in height, sh~ be placed along STOOP ,~ ~ PRIVACY ~ENCE any unbuilt rear and Common Lot Lines. PERMI~ % S FT MIN ~ x 1 I' 8 FT MAX/ ~ '1 ..................... I ....... ,,, ' Above the Ground Floor only Residential uses are permitted (Bed and Breakfast Homestays are permitted on aH floors). ~ Ground Floor and Basement space may additionally include Home / '"~ Occupations and Neighborhood Commercial uses by right (see RESmENTIAL [ ~ attached Specifications). ONLY I ~ '~ _1 occu an , o ksho , ome Occu a ons, Neigh. commercial r "1 wo~I~SHOP t""l Unit (<500 Sq Ft) uses are permitted in the building area at the rear ~ ~~ ofthelot. See attached Specifications. January, 2003 © 2003 GEOFFREY FERRELL ASSOCIATES L,L,C, Alt Rloh~cs Reserved HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No part of the buildings (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No Parts of any building excepting overhanging eaves, steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL 3. Each .un.!~...9.f the buildi.13g...~!~!~..!?~ built-to.~.....g.~.~..for at !e~[.8.~% ofth~....t~n~t's R~.!~...~r0ntag~...~!.f!t!~ the building shall be composed as a simple plane (limited facade jogs less than 12" and porches, STOOPS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the 85% minimum shall be measured against the na~owest lot width within the buildable area depth for the prima~ building (not to include the buildable area for any SIDE W~G or accesso~ building). 4. :~:~:~-,~:¥:.~...~;-:75-%:;~.:.-..The SIDE SWEET RSBL shall be built-to either by the building wall angor PORCH for not less than 65% of its length. That poaion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step fomard to the RSBL at the te~ination of the PORCH. 5. At least 15% of the lot area shall remain open and not be built upon Except for overhanging eaves, cantilevered balconies, stoops, decks and steps, except where othemise specified in the Code. 6. The fence requirements for CO~ER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STILT, a PRIVACY FENCE along that FRONTAGE as a substitute for the required FRONT YA~ 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 the sole means of automobile access to designated parking spaces, unless othe~ise approved by the CiW. 2. Garage doors shall not face (be m an angle of less than 90 degrees from) the ~S~L, and parking areas (unenclosed) shall not be located within 20 feet of the STILT unless hidden by a GARDEN WALL. NEIGHBORHOOD COMMERCIAL USES: The following uses are pemiRed by right: 1. Retail or personal semice establishments limited to the ground floor space within the existing structure. 2. Adult or child care homes. 3. Bed and Breakfast Homestays. 4.Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to 50% of ground floor space within the existing structure. PARKING: 1. Section 14-6N-1 B2g restricting the number of parking spaces that may back onto ~ alley, may be waived if the site plan demonstrates to the safisfacfi~n..~.~..theBui~ding.~fficia~..that.~arking.s~ace.s.ar~..c.~n~gur~d..s~ a.s..no, tm..impcde...tra, ffic...on...the.all.ey,. 2 ............ ~`street..~ark.ing.s~a.ce.s...~.r-~.eighh~rh~.~d.C.~nercia~..U.se~.are...~.~t required for..t.h¢first.l.500...squam feet..of..floor.arca,.....A~y Neighborhood Commercial Use that exceeds 1500 square feet of floor area shall be required to provide parking spaces accordin~ to Section 14-6N-1 J for the area in PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD excess of 1500 square feet of floor area unless a reduction of required number of off-street parking spaces is granted per Section 14-6V, HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD ~7 PENINSULA Building Placement Standards Small Apartment Buildings The principal building shall be between 22 ft and 48 ft to its Eaves. M~X 48 ~T Any accessory building or Sidewing shall be no more than 15 ft to ~ TO EAVES  MIN 22ft its Eaves or parapet -- except where fronting a Street, where it may TO EAVES '~ ACCESSORY BUILDING be up to 25 ft to its eaves or parapet. OR 26ft TO OR SIDEWING I~ ON ALLEY OR PARAPET TOP COMMON LOT LINE Any unbuilt Street Frontage or Common Lot Line shall have a · ~ MAX 15 FI TO {~ EAVE OR PARAPET WALLS REQ'D N Garden Wall or Privacy Fence along it, bem, een 6 ft and 8 ft in ALLEY or COMMON height. ! /x LOT LINES J, ~ ~6 FT WALL 30 - 60 in ~ tw! .,/~_;~MINI~ The first floor finished elevation shall be bern, CCh 30 inches and 60 IREQ'D I [ [ inches above the highest RSBL. I ~~ Each unit shah have at least 8 feet 8 inches clear height for 80°/'0 of its area (attic storey units excepted). FRONTAGE REQUIRED AI.I. EY ROW, The Street Facade shall be BM/t-To not less than 505'0 of the T ~ .... COMMO] Required Street Building Line (RSBL) which is designated in the Regulating Plan. There are no required side setbacks. · ~~ Bu,m,&~ M~p~m*~. 3u,~^~ The maximum building width along the Street Frontage is 170 ft. ^~A. ^REA Not less than 10% of the Lot area shall be a contiguous Back Yard. WIrHqq BACK YARD AREA WITHIN · ~mmm 90 FT m 10% 35 Fr ~ .urn 50% ~ ~-- An)' unbuilt Street Frontage or Common Lot Line shall have a · ,~I ^~_oNomD° I Garden Wall or Privacy. Fence along it, bem, een 6 ft and 8 ft in ~ usut i height. ~ ] The garage, parking for vehicles (autos, trailers, boats, etc.) and garbage bins shall be at least 20 ft from any Street Frontage and not REQUIRED BUILDABLE STREET BUILDING LINE AREA clearly visible from the Street. wart L ~ A roofed Balcony is required for 505'0 of the 2nd & 3rd Floor units,  IDrH minimum 5 ft deep and 8 ft wide. BALCONIES Mm F  REQUIRED for 50% of ~ 5 F~ ~nq -q b- Privacy Side Manners shall apply to all facades facing Common Lot Upper Floor / ~ DEPTH ' ' Un,ts ~ '~. Lines (no view windows) excepting ground floor ~x4ndows which ~ [~ ] may face a Common Lot Line more than 30 ft away. First Floor ~~ Parking, garages, and accessory uses may be placed to the rear of ~'~cet FacadeS] I ~ I FENESTRATIO4 I ] I the lot. Parking shall be no closer than 20 ft to any Street Frontage [mW MIN 40% unless hidden by a Garden Wall at least 4 ft in height. Parking "1 shall be separated from adjacent less intense building t3rpe by a Garden Wall Privacy Fence. Above the First Floor only Residential uses are permitted (Bed and Breakfast Homestays are permitted on all floors). ~ ~ First Floor and Basement space may additionally include Home ~ ~"' '"~ Occupations and Neighborhood Commercial uses by right (see atl~~~~.x~s attached Specifications). Hoes Parking, garages, and accessory uses may be placed to the rear of ' P "~ the lot. Parking shall be no closer than 20 ft to any Street Frontage and separated from adjacent use by a Garden Wall. dcmu~ry, 2003 (D2003 GEDFFREY FERRELL ASSDCIATES LLC All Rlgh'bs Reserved HEIGHT SPECIFICATIONS; Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS; 1. The building(s) shall occupy only the specified .ii:-~:~.~.:~..~:,~i.:~,i:'~?:.¥)....area of the lot. No part of-~i:.i.-~.~.:~...~ny building.:~:;: (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves and steps (not more than 72") and chimneys (not more than 16") shall encroach past the RSBL. 3. The building shall be built-to the specified RSBL for at least 50% of the RSBL width. That portion of the building shall be composed as a simple plane (limited fagade jogs less than 12" and porches, STOOPS, and balconies are considered to be .~.~a....simple.._p!ane_'..Lwithin this-~.~'.~-.-~&~':~-~4~...:~:i~'~:::-.requirement) For non-rectangular lots the 50% minimum shall be measured against the narrowest lot width within the first 40 feet of the buildable area. 4, ~'~ ~' : ~ :~ ....' ........ :"' ': ~ ~ ~: · ,~ :" .. ' ' ~ .... ~ . ....... ~?,...,~:~.i~,~.,,.~:.~:....i:~,...4.i:!.%::~::....The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs less than 12" are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 25% of the lot shall remain open and not built upon except for overhanging eaves, cantilevered balconies, stops, and decks except where the Code specifies otherwise. 6. The fence requirements for CORNER LOTS additionally allow a PRIVACY FENCE along the SIDE STREET FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: 1. All lots bordering an AL.L.~..Y...~r.£~MM~s...D..R~V...~E...sha~..us~e..~th.e....3&LE.Y.......~.r.£~MM~.~s...DR~¥.E ::~.i.li.?..~:~:il:~:~-l.:!...:~:~.~,..~.~-:~-~.~.~...~.!i¢%:~...as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2. Garage doors shall not face, and parking areas (unenclosed) shall not be located within 20 feet of the street unless hidden by a garden wall. 3. The roof requirement for a balcony can be satisfied if the balcony is directly below, and posting up to, another roofed balcony. NEIGHBORHOOD COMMERCIAL USES: The following uses are permitted by right: 1. Retail or personal service establishments limited to the ground floor space within the existing structure. 2. Adult or child care homes. 3. Bed and Breakfast Homestays. 4. Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. P...ARKI~G;... ! .............. S.ec.tion._!.4:.6N~.l...B2g.r.estric.ting.th~..numher_of..parking spaces...thatmay hack .on. to an alley, may. he ~ai.v. ed if th.e.site l~lan.demonstrates to the satishc_tio, rt...of_the.Building. O..fficial._.that.l>arking.sl~aces are configur, e...d_.so as.not to.impede .trafficon the..a!!ey. 2. Off-street parking spaces for Neighborhood Commercial Uses are not required tbr the first 1500 square feet of floor area. Any Neighborhood Commercial Use that excee.ds...L5...~..~....s..~u.-a.r.e.....f.~e..~t...~.f-~...~..~..r...a..r.e.a...-..sh~!L~..r~9~u.!r~.~ to provide parking 5p..a~c..e.s....~.c..pr..d.!r~g...tp.......S..e.9.t.!..~...n....~....4.~6~.~...~......J.....f.~..L~h~..~r~...~.~ PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 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 40 BUILDING PLACEMENT STANDARD fo/" BUNGALOWS PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD BUNGALOW LOTS ON MCCLEARY LANE The Bungalow Lots on McCleary Lane are highly constrained and the possible building envelope configurations are limited. Buildings have a REQUIRED STREET BUILDING LINE (RSBL) along McCleary Lane 27.5 feet in length, a required porch (within the overall building envelope versus the more typical additive FrtONT PORCH), and shall be between one (1) and two (2) stories. HEIGHT SPECIFICATIONS: 1. The principal building shall be between 12 and 25 feet to its eaves. 2. The FRONT YARD FENCE shall be between 24 and 36 inches in height. 3. The FRONT PORCH elevation shall be between 24 and 36 inches above the highest RSBL elevation. SITING SPECIFICATIONS: 1. The building shall be at least 95% built-to the RSBL. 2. Vehicle parking and miscellaneous building equipment (including HVAC) shall be kept away from the STREET and within the area designated on the REGULATING PLAN. ELEMENTS SPECIFICATIONS: 1. A ~¢~ shall be built along the RSBL (and within the building envelope) no less than eight (8) feet wide (parallel to McCleary Lane) and no less than six (6) feet deep. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD 42 SPECIFICATIONS' BUNGALOW HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the STANDARD. FENCE and GARDEN WALL heights are relative to the adjacent ground elevation when not fronting a sidewalk. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. 1.The building shall occupy only the specified ,ii.[:?:~.-.~:.~:.l::~,e.~.i.¢.-.area of the lot. No parts of the building (excepting overhanging eaves, garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. The building shall be built-to the specified RSBL for no less than the specified minimum width. That fagade shall be composed as a simple plane (limited jogs less than 12" are considered within this requirement) interrupted only by porches, STOOPS, and balconies. 3. At least 10% of the lot area shall remain open and not be built upon except where otherwise specified in the Code. 4. CORNER LOTS: a. The STREET FRONTAGE for CORNER LOTS is both the front and side RSBL. ELEMENTS SPECIFICATIONS: 1. 2. All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE ~,:~::~t':::~! as the sole means of automobile access to a designated parking space, unless otherwise approved by the City. 3. Parking areas and garage doors shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations Section 14-6M-1 (B)(6). PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD THE PENINSULA NEIGHBORHOOD AMENDMENT SECTION PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD CITY PERMITTING To ensure compliance with the Peninsula Neighborhood ;~:!,:i~:!,,i~ ~i:,~:!~d-~iil~.~:,..Code, the ~'7~:~ ...... ~ .~ ....... c ~.'~q.:~:~,..,~.~;~:~. ~. ~,~:~ ~:7" ~ ~'~;:.:~;..:~C. ~:. ~,~ ~ ~: ,~:,~ ':~:~:.~:'~.~ ~.;~.::.~.?~.~:.~..~.~¥~...~:~::~.:?....:~`:.~¢e.¥..e:~.~.>?.?.~?~:~.?~.~Bui~ding...~f~i.a~ shall review and approve proposed building._..plans relating to the exterior construction all applications for building pe~it relating to exterior construction prior to issuance of a building pe~it. A letter from the Peninsula Neighborhood Review Board, ce~i~ing that the proposed building, building modifi.cati, on_.....or......add~tioa_.(oa!y where relating......to......extefior.....c.oaat~.ctioa)....meets the_parameters of... the Peninsula Neighborhood Code is necessa~ for the Building Official to issue a building pe~it, CODE AMENDMENTS Amendments to the Peninsula N~gbD. prh. pp.d...Code shall be reviewed and approved as an amended Planned Development Housing Overlay :¢:~.~;~:~;~::.-..Zone (OPDH) in accordance with the CiW of Iowa Ci~ Zoning Ordinance, Ch ter 14-6J-2. Petitioners shall submit an application and other such info~ation as required by the Peninsula Code and Zoning Ordinance. The application shall include evidence that the proposed amendment confo~s 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 ceaified by a qualified individual having experience in traditional neighborhood or urban design and being a CNU member in good standing. The Ci~ of Iowa Ci~ may request resumes, references, and other info~ation and shall make a dete~ination as to whether such reference works or individuals are qualified. Approved amendments to the Peninsula Neighborhood Code shall be inco~orated within the body of the document and ~aher identified by placement of an a~endix d<.::~;:.~:.:~:~:::~:~;-~:~:+;..;,?...noting the amendment, approval date, and signatures .¥~4.:~%.~.?~-.--~;:?;.::~-..<~:q:~.~..e~:~d.;~...at the time the amendment is approved. PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD NEIGHBORHOOD The Peninsula Neighborhood Code, which includes the Regulating Plan and the Building Placement Standards, has been prepared for use in the Peninsula Neighborhood. All copyrights and publishing rights are exclusively reserved by Geoffrey Ferrell Associates. The City of Iowa City and Terry L. Stamper Holdings, L.L.C. are granted full use of this manual for the promotion, permitting, regulation, development and management of the Peninsula Neighborhood, including copying and distribution to interested parties upon their request as a matter of public record for the parts of the Code that will be adopted as City ordinance. All reproductions and publications of this manual, in whole or in part, shall carry the following credit: "Geoffrey Ferrell Associates, Washington, D.C." This manual may not be otherwise photocopied, in whole or in part, without the expressed written permission of Geoffrey Fen'ell Associates, and may not be used for any other purposes whatsoever. Under the terms of the Declaration of Covenants, Conditions and Restrictions for the Peninsula Neighborhood, the Peninsula Neighborhood Code is binding on all parties having an interest in any portion of the community, and each owner is required to comply with the requirements set forth herein. The Peninsula Neighborhood Code may, from time to time, be updated and revised via approved procedures by the City of Iowa City and the Peninsula Neighborhood management organization. GEOFFREY FERRELL ASSOCIATES L.L.C. 19 14th Street S.E. Washington D.C. 20003 telephone (202) 547-7141 facsimile 547-7151 GEO FFFERRELL(~STARPOWER,NET W W W. G E O F F RE V r F. R RE L L. C O M PRINCIPLES AND REGULATIONS FOR THE NEIGHBORHOOD STAFF REPORT To: Planning & Zoning Commission Prepared by: Jessica Hlubek, planning intern Item: REZ02-00023, Kirkwood College Date: January 6, 2003 GENERAL INFORMATION: Applicant: Kirkwood Community College Contact Person: Lois Nanke Phone: 319 398-5682 Requested Action: Zone change to P (Public Zone) Purpose: To extend Kirkwood Community College Location: 1828 Lower Muscatine Size: 1.16 acres Existing Land Use and Zoning: CC-2 (Community Commercial) Surrounding Land Use and Zoning: North: P (Public) South: CC-2 (Community Commercial) East: I-1 (General Industrial) West: P (Public) File Date: December 18, 2002 45 Day Limitation Period: Not Applicable BACKGROUND INFORMATION: Section 14-61-7B of the Zoning Ordinance states that land acquired by the government of the United States, the State or a political subdivision thereof, shall retain its existing zoning designation until such time as the Zoning Map is amended to designate such land a Public Zone pursuant to Section 14-6U-6. The P, Public, designation serves as a notice function to those owning or buying land in proximity to publicly owned land, which is not ordinarily subject to the regulations of the Zoning Chapter. The zone change application has been initiated by the City to bring 1828 Lower Muscatine, which has been purchased by Kirkwood Community College, into compliance with Section 14-61 of the Zoning Ordinance. ANALYSIS: The Public Zone permits the use of land, buildings, and structures of the Federal and State governments and their political subdivisions. Approval of the zone change for 1828 Lower Muscatine will bring the property into compliance with Section 14-61 of the Zoning Ordinance. 2 STAFF RECOMMENDATION' Staff recommends approval of the proposed zone change to P for 1828 Lower Muscatine. Approved by: · ~obe'~['l~iklo, Senior Planner, Department of Planning and Community Development ppdadmin\stfrep\template.doc _~ ~, , ~ ~ I ST -- ~, : ., ~~< _..~ ~5~ DEF , SCHOOL -- ~ ........... ,~// I ~ / FIRE ~ IIII ~~ ~OCA~O~: ~ 828 Lower Muscatine Ave. ~EZ02-00023 Kirkwood COMMUNITY COLLEGE 6301 Kirkwood Boulevard SW P.O. Box 2068 Cedar Rapids, Iowa 52406 December 16, 2002 City Clerk 4~ 0 fi Washington St Iowa City IA 52240 Kirkwood Community College purchased the Hardee's property located at 1828 Lower Muscatine. Kirkwood's plans are to build an expansion to our center. If you need further information, please contact me 319 398-5682. Cordially, Lois Nanke Vice President Administration STAFF REPORT To: Planning & Zoning Commission Prepared by: John Yapp Item: REZ02-00021 130 N. Dubuque Street Date: January 16, 2003 GENERAL INFORMATION: Applicant: Kevin Hanick 2346 Mormon Trek Boulevard Iowa City, IA 52246 Phone: 351-8811 Property Owner: Patricia Lenoch 3347 Hanover Court Iowa City, IA 52245 Requested Action: Rezoning from CB-2, Central Business Service Zone, to CB-5, Central Business Support Zone Purpose: To allow for the development of a mixed-use building, with a greater floor-to-area ratio and less required off-street parking than is permitted in the CB-2 Zone. Location: 130 North Dubuque Street, or the south east corner of the Dubuque Street / Market Street intersection Size: 6,000 square feet Existing Land Use and Zoning: Auto repair business; CB-2 Surrounding Land Use and Zoning: North: Gas station and convenience store; CB-2 South: Wesley Foundation; CB-2 East: Commercial; CB-2 West: Residential; PRM Comprehensive Plan: This property is in the Downtown Planning District, and is identified as part of a mixed-use area on the Comprehensive Plan land use map. File Date: December 10, 2003 45 Day Limitation Period: January 23, 2003 BACKGROUND INFORMATION: The applicant, Kevin Hanick, is applying for a rezoning from CB-2, Central Business Service Zone, to CB-5, Central Business Support Zone, for a 6,000 square foot property located at the south east corner of the Dubuque Street / Market Street intersection. The property is currently occupied by Johnson's Auto Service. In a statement submitted by the applicant (attached), the applicant states that the intent of the rezoning application is to allow for the property to be redeveloped with a first-floor commercial space, up to 10 one- bedroom apartments and 10 underground parking spaces. The applicant's argument is that the size of the property in combination with the parking requirements make it economically infeasible to redevelop the property in the CB-2 zone. The applicant also states that rezoning the property to CB-5 is more likely to result in a development of appropriate quality for this gateway location. ANALYSIS: Comprehensive Plan The Comprehensive Plan land use map identifies this and other properties east of Dubuque Street in this area as 'mixed-use.' Both the existing CB-2 zone and the proposed CB-5 zone are consistent with a desire for mixed-use development, though the CB-5 zone, due to a higher allowable intensity of development and lower parking standards, allows more opportunity for mixed-use development. The Comprehensive Plan states that higher density development in the downtown area is generally desirable because there are more residents to support downtown businesses, and more housing downtown helps reduce development pressure on other neighborhoods. Upcoming Zoning Code amendmentS This rezoning application comes at a time when staff is working on proposed changes to the zoning code, to better conform with the policies in the Comprehensive Plan, and to have a more user-friendly format. One of the changes staff will propose is the elimination of the CB-2, Central Business Service Zone. With the elimination of the CB-2 zone, many areas now zoned CB-2 would be zoned to CB-5. The rationale behind this recommendation is related to the CB-5 zone being much better suited to encourage mixed-use development, due to it's higher allowable development intensity, lower standards for off-street parking, and more emphasis on quality site design. The CB-5 zone is much better suited to encouraging continued investment in pedestrian-oriented, mixed-use development in the commercial areas that border downtown. Differences in land uses and allowable densities in the CB-2 and CB-5 zones The CB-2 and CB-5 zones are similar in terms of allowable land uses, but very different in allowable densities and permitted size of buildings. Both zones allow all the uses permitted in the CB-10 zone, which include most retail, office, and personal service uses. Hotels are permitted in both zones, and apartments above the ground floor are permitted in both zones. Auto-and-truck oriented uses are permitted in the CB-2 zone, but not the CB-5 zone. The main differences that affect building size and site design are the floor-to-area ratio (FAR), parking requirements, and the design standards in the CB-5 zone. The FAR in the CB-2 zone is 2.0. This means that the building can have a maximum of 2 square feet of floor area for each one square foot of lot area. The FAR in the CB-5 zone is a base of 3.0, with the potential for an FAR of up to 5.0 if the applicant utilizes these bonus provisions. While the CB-5 zone allows a higher FAR than the CB-2 zone, it contains some site design standards that affect any redevelopment, including: Selected CB-5 site design standards · Maximum 12-foot front yard set back · Landscaping / brick requirement in any front yard set back · Minimum window/doorway requirements · Parking is required behind buildings or within a building · Location and size of signs must be integrated into the building · Other similar site design standards In addition, the CB-5 zone contains bonus provisions tied to the FAR to encourage design details such as masonry finish, street furniture, pedestrian activity areas, and preservation of historic buildings. The FAR is permitted to be increased from 3.0 to up to 5.0 if the development includes the type of design, pedestrian enhancements, and preservation of historic buildings encouraged in the CB-5 zone. Parking Requirements The parking requirements for most uses in the CB-2 zone follow the standard parking requirements applied to most of the zones in the City. A selection of permitted CB-2 uses and their parking requirements are as follows: Parking requirements for uses permitted in the CB-2 zone Multi Family 1 parking space/1 bedroom 2 parking space / 2 bedroom 2 parking space / 3 bedroom 3 parking space/4 bedroom 4 parking space / 5 bedroom Retail stores and shops 1 parking space / 200 square feet Offices 1 parking space / 150 square feet Laundry 1 parking space / each two laundry or drying machines Banks 1 parking space / 200 square feet Parking requirements for the CB-5 zone are much less, primarily to help support the stated purpose of pedestrian-oriented development, accommodation of mixed land uses, and so help maximize the land area supporting structures as opposed to parking. Parking requirements for uses permitted in the CB-5 zone Multi Family: 1 parking space / 1 bedroom 1.5 parking space / 2 bedrooms or more Commercial uses No parking is required, but if provided a maximum of one parking space per 500 square feet of floor area is permitted. The historica! pattern of development for the Near Northside commercial area has been of pedestrian-oriented buildings with little to no private-off street parking. Public parking is available through on-street meters, or metered lots such as on the north side of Market Street east of George's Buffet. Some more recent commercial developments have provided private, off-street parking (as is required in the CB-2 zone) such as the Dairy Queen / Pizza Pit building on the north side of Market Street. Under the CB-2 zoning, as properties redevelop, off-street parking requirements may result in more land being taken up by surface parking and less land by structures than is desirable to maintain the existing character of the area. Design Considerations In his statement, the applicant notes that an architecturally interesting structure at this location would be "more in keeping with the City's vision of a gateway street presence" along Dubuque Street entering downtown. Another factor to consider is the historic character of the Near Northside, which includes many Landmark properties including Brewery Square, Saint Mary's Church, and the old Park House Hotel (now apartments). Staff recommends that a rezoning of this property be subject to the design of a new building on the site being approved by the staff Design Review Committee, according to the design criteria already in the CB-5 zone, as well as the following criteria intended to ensure the structure is compatible with the character of the area: · The exterior walls facing the street shall be predominately masonry; stone or simulated stone may be used in combination with the brick. · The entrance shall be recessed and delineated by a canopy or awning, raised cornice, or similar ar, chitectural feature. · Fenestration shall be-predominately vertical in proportion. · The eave or parapet shall have a cornice. · Signs shall be architecturally appropriate to the design of the building and context of the neighborhood. Appropriate types of signs include wall signs between the top of the first floor windows and the second floor, painted window signs, projecting signs, canopy or canopy roof signs. · Illuminated awnings shall not be utilized. · The visual impression of the underground parking entrance shall be minimized. Staff has discussed these design criteria with the applicant, and he has not agreed to them. While the applicant appears committed to a building design that is compatible with the historic character of the neighborhood, staff recommends the need for the building design to be reviewed by the staff Design Review Committee be incorporated into a Conditional Zoning Agreement for the property. This will formalize the understandings about development on the property should property ownership change. Spot Zoning Issue Rezoning a single parcel of property for the benefit of the property owner (in this case allowing for a higher density of development on one small lot) is termed a 'spot zoning,' and is generally an inappropriate use of zoning powers. If the location and land use characteristics of a property make it appropriate to be zoned CB-5, then it would also be appropriate to rezone adjacent properties, which should have similar characteristics. This case is unique in that, as part of the update of the Zoning Code, staff will be recommending the CB-2 zone be eliminated, and many properties zoned CB-2 be rezoned to CB-5. While the staff-recommended changes to the Zoning Code will be presented to the Planning and Zoning Commission in the following months, adoption of the new zoning code will likely not occur until later this year. While staff has not had time to analyze the entire Near Northside CB-2 zone, we do feel it is appropriate to rezone this entire block to CB-5 as part of this rezoning application. The other uses on this block include: · First United Methodist Church · St. Mary's Church · Wesley Foundation · Brewery Square (and the businesses it contains) While it is unlikely the churches will redevelop, they are treated the same in the CB-2 and CB-5 zones. Brewery Square is a local Landmark building, and is also on the National Register of Historic Places; therefore, the Historic Preservation Commission will have oversight of any redevelopment of it. If the Wesley Foundation or house at 213 Market Street (part of the Wesley Foundation) redevelop, the CB-5 zone has more design criteria, and less parking requirements, than the CB-2 zone. The greater emphasis on design, lesser parking requirements, and more allowable Floor-to-area ratio in the CB-5 zone helps to encourage the mixed-use development encouraged for this area in the Comprehensive Plan. Staff has contacted the property owners of properties on the remainder of this block and will be discussing with them our recommendation for rezoning the whole block instead of just the property at 130 N. Dubuque Street. Staff feels a city-initiated effort to rezone this block should be considered at the Commissions February 6 meeting along with consideration of the 130 N. Dubuque Street property. Summary The combination of a higher allowable floor-to-area ratio, lower parking requirements, and higher design standards in the CB-5 zone encourages the result of more pedestrian-oriented, mixed use development than is possible in the CB-2 zone. In staff's opinion, the goal of encouraging mixed-use pedestrian-oriented development warrants at least part of the Near Northside being rezoned to CB-5. The CB-5 zone is more consistent with the historic development pattern of the Near Northside area, which is pedestrian-oriented buildings with 2nd and 3rd floor apartments, with little off-street parking provided. STAFF RECOMMENDATION: Staff recommends that REZ02-00021 a request for a rezoning from CB-2, Central Business Service Zone, to CB-5, Central Business Support Zone, for a 6,000 square foot property located 130 North Dubuque Street, be approved, subject to a Conditional Zoning Agreement requiring staff Design Review Committee approval of any new building on the property to ensure compatibility with the historic character of the area. ATTACHMENTS: 1. Location map 2. Statement from applicant Approved by: ~~,/¢_/Z_...¢,,,~¢.. Robert Miklo, Senior Planner, Department of Planning and Community Development U:$jyapp/rezonings/rez02-00021 130 Dubuque Street.doc DAVENPORT p HI , !!1 l""'- co LOOMI lCO 1 I l::ql II MARKET z FFERSON P UNIVERSITY OF IOWA IOWA C 2 AVE B, -%l-d IHII I ,.,. I ~4 SITE LOCATION: 130 N. Dubuque Street REZ02-00021 Statement The propoSed zoning change (CB2 to CB5) of this particular property would, in simplest terms, allow for a quality redevelopment of this gateway location. Because the subject property is in a small parcel surrounded by clearly non-CB2 uses, it is a perfect candidate for zoning re-evaluation. Across the street are two religious institutional uses in a PRM zone. Immediately to the south are the First Methodist Church and the Wesley House. In addition, the HandiMart to the north is an existing non-conforming use. The size and access to the subject property, and more importantly, the parking requirement in the CB2 zone make it impossible to design any kind of project with economic feasibility. Under a new CB5 zone, it is possible to build a commercial space with ten underground parking places and ten, one bedroom or efficiency units on the second and third floors. As the current use (a gas station that has been Converted to an auto repair facility) reaches an inevitable termination, the only feasible re-use under CB2 zoning would be as a parking lot. Given the heavy foot traffic and proximity to campus and downtown, a zoning that would provide for a mix of commercial and residential uses would seem appropriate. This would allow for an architecturally interesting structure more in keeping with the City's vision of a gateway street presence. STAFF REPORT To: Planning and Zoning Commission Prepared by: Shelley McCafferty Item: SUB02-00024 Hearthside Refuqe Date: January 16, 2002 GENERAL INFORMATION: Applicant: Tom Lewis 2944 Orchard View Lane Iowa City, IA 52240 Requested Action: Final subdivision plat Purpose: To permit a 4-lot subdivision. Location: 1520 N. Dubuque Road Size: 5.6 acres Existing Land Use and Zoning: RS-5, single-family residence Surrounding Land Use and Zoning: North: RS-5, Low Density Single Family South: RS-5, Low Density Single Family East: RS-5, Low Density Single Family West: RS-8, Medium Density Single Family Comprehensive Plan: Single Family/Duplex Residential File Date: December 12, 2002 45-Day Limitation Period: January 26, 2003 BACKGROUND INFORMATION: The applicant, Tom Lewis, is requesting approval of the final plat of Hearthside Refuge, a 4-lot, 5.6 acre subdivision. At their January 7 meeting, the City Council first considered the sensitive areas development plan and rezoning for this property. The first consideration vote was 7-0 in favor of the plan. ANALYSIS: The final plat as Submitted is in general conformance with the approved preliminary plat. Construction plans have been submitted and are being reviewed by the City Engineer. Legal papers have also been submitted for review by the City Attorney and Engineer. Prior to Council consideration of the final plat, staff must approve construction plans and legal documents. STAFF RECOMMENDATION: Staff recommends that SUB02-00024, a final plat of Heartside Refuge, a 5.6-acre, 4-lot residential subdivision located at 1520 North Dubuque Road be approved subject to staff approval of legal papers and construction drawings prior to City Council consideration. ATTACHMENTS: 1. Location map 2. Final plat Approved by: Robert Miklo, Senior Planner, Department of Planning and Community Development IFinal Plat. 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Tl~l~..~"-'~' ~ ~ ~ ~ ~ Hearthside Refuge ~ i I0~ City, Io~ o ~o ~ ~=~s=° ~ o~ °1~~1 tim ~:~B400~B480001~B480001F.DWO 0~/08/2003 02:32:47 P~ CST ID-RS RS 5 RDP CAROLINE DRIVE CN I P SITE LOCATION: Dubuque Road SUB02-00024 STAFF REPORT To: Planning and Zoning Commission Prepared by: Shelley McCafferty Item: SUB02-00025 Ruppert Hills Date: January 16, 2003 GENERAL INFORMATION: Applicant: Callaway Development Inc 1250 N.E. Loop 410, Ste. 800 San Antonio, TX 78209 Contact Person: MMS. Consultants, Inc. 1917 S. Gilbert St. Iowa City, IA 52245 Requested Action: Approval of final plat Purpose: Subdivision to establish 4 lots in accordance with the zoning lines. Location: North of Highway 1 at Ruppert Road Size: 22.92 acres Existing Land Use and Zoning: Medium Density Multifamily, undeveloped Surrounding Land Use and Zoning: North: RS-8 & RM-20, residential South: CC-2, commercial East: CC-2, undeveloped West: RM-44, residential Comprehensive Plan: Low to Medium Density Multifamily Residential File Date: December 12, 2002 45-Day Limitation Period: January 26, 2003 BACKGROUND INFORMATION: The applicant, Callaway Development Inc., is requesting approval of the final plat of Ruppert Hills, a 4-lot, 22.92-acre subdivision. The City Council approved the preliminary plat at their January 7, 2003 meeting. ANALYSIS: The final plat as submitted is in general conformance with the approved preliminary plat. The applicant has submitted legal papers for review by the City Attorney and Engineer. Construction documents are not required because there are no public improvements with this subdivision. Prior to Council consideration of the final plat, staff must approve construction plans and legal documents. STAFF RECOMMENDATION: Staff recommends that SUB02-00025, a final plat of Ruppert Hills, a 22.92-acre, 4-lot residential subdivision located on the north side Highway 1 west be approved subject to staff approval of legal papers prior to City Council consideration. ATTACHMENTS: 1. Location map 2. Final plat Approved by: ,"~¢'~ Robert Miklo, Senior Planner, Department of Planning and Community Development ,,, Final Plat RUPPERT HILLS' ity - - -~~~ Iowa C , Iowa ,.~~~.~ ...................... ~~~~. 1~7 S Gfl~ ~ o/~ ~~ ~ ~~t omo m m m __. ....... .......... : ~ '0 ~~R~41.~~ . ~M~ ~ o / ~ ! ~ ~ ~ A~ ~ ~ ~ ~ ~y ~- ~12-12--02 ~'o~ m ~~A~~~~ 668 ~ I ~ I /¢ -- NE1/¢ I Z~ i~l ~=~~~,~~ ~ ~ 1 . ..,.._. ,...,_ .~. .~__~~_ / I NE 1/4 -- ~ 1/~ I10J5 A~I I ~T~ I~g2 A~I ~ WOODStD PLACE~ OAKCF "; R 20 -- ® I ROOSEVELT ~ SCHOOL 'E BENTON ~ I >~1 I ,__ I I HARRLOCKE '+-' -IARRL~4LACE Cl I SITE LOCATION: North side of Hwy. 1 West SUB02-00025 STAFF REPORT To: Planning & Zoning Commission Prepared by: Shelley McCafferty Item: SUB02-00028 Windsor Ridqe Part 17A Date: January 16, 2003 GENERAL INFORMATION: Applicant: Arlington, LC 2346 Mormon Trek Blvd. Iowa City, IA 52246 Contact Person: MMS Consultants, Inc. 1917 South Gilbert Street Iowa City, IA 52240 351-8282 Requested Action: Approval of final plat Purpose: To create a l-lot residential subdivision Location: Intersection of Ashford Place & Camden Road Size: 2.84 acres Existing Land Use and Zoning: OPDH-8 Surrounding Land Use and Zoning: North: RS-5, undeveloped South: OPDH-8, undeveloped East: RS-5, Low-Density Single-Family Residential West: OPDH-8, undeveloped Comprehensive Plan: 2-8 dwelling units per acre File Date: December 27, 2002 45-Day Limitation Period: February 10, 2003 BACKGROUND INFORMATION: The applicant, Arlington L.C., is requesting approval of the final plat of Windsor Ridge Part 17A, Lot 264. This subdivision is 2.84 acres of the 31.1-acre Windsor Ridge Parts 16-20 subdivision. The preliminary plat and OPDH plan for Windsor Ridge Parts 16-20 was approved by Council on September 10, 2002. ANALYSIS: The final plat as submitted is in general conformance with the approved preliminary plat. Construction plans have been submitted and are being reviewed by the City Engineer. Legal papers have also been submitted for review by the City Attorney and Engineer. Prior to Council consideration of the final plat, staff must approve construction plans and legal documents. Fees are required for the improvement of Lower West Branch Road for 2.84 acres at $3,122 per acre. This should be addressed in the legal papers. STAFF RECOMMENDATION: Staff recommends that SUB02-00028, a final plat of Windsor Ridge Part 17A, a 2.84-acre, l-lot residential subdivision located at the intersection of Ashford Place and Camden Road be approved subject to staff approval of legal papers and construction drawings prior to City Council consideration. ATTACHMENTS: 1. Location map 2. Final plat Approved by: Robed Miklo, Senior Planner, Department of Planning and Community Development RS 8 DH 8 IDRS OSA-8 OPDH-I RM 12 _ o~ ~ PDH 8 CN 1 I~M 12 o ~ LANE ~ < PDH B - --L ~ ID RS ~ = ~II ~~~ ~ PDH 8 SITE LOCATION: Windsor Ridge Part 17-a, Notting Hill Ln. & York Ln. SUB02-00028 ~ IWi d Rid P t; S L Final Plat n sor ge - ar even een I R~UBDIVI~ION OF OUTLOT 'B" OF STOI~ BRIDGE I~!~'I'AT~, PART TlO AND ~ ~. ~s m~was ,~ - m? · amaa ~ - ~m aw. m~ m~o - r~ms~...~ A PORTION OF LOT "A" OF WINDSOR RIDGE - PART Iowa City, Iowa UN.r SEGt~NT TASI~ OJ~/~l OELTA IPa~IU$1LDIGIHITANGENTI~H(~DI ~ I I.~ 4e.83 M~'~rF~* / f~B' I certify that during the mQnth of December, 2002, at the direction of / ~rlington Devd~ment Inc. , a Portlcm of the Hcrt~we~ Quarter of the Southea~ Quarter of Sectk~ 7, Tmmahlp 7~ NQrth, Range 5 W#t, of the fifth Pr(ncIpal M4ddian, Iowa City, LEGEND AND NOTES : ~~mla~n~lm Brld~ EJtat#, Part Two, · *~ton~ of ~.00 ~ tO, a Print on the North -- ~"""~u~ ~ mw--- 1hinge Southe~terly. ~.17 feet. dong a 355.00 foot radue curve, concave i ~ Une of eaicl StQne Bridge E~atee, P~rt T~m; ~enoe S00'29'10"E, alQflg BIIC14IF ~ IS ~SS ~ 1 I~T 1 ~O~OO ~ feet; Thence S82'04'0~ [. along l~ld North I,J~, ~0.21 ~ 'l~lnCe S82'3~39'E. dong ,x~cI North line. 62.38 feet. to the Northeaet CQrner ~ 111en~ SQO'29'lO"E. dong Um tact line of .akl Outlot 'B'. 300.00 I MI4WUW LOW GI"D41NG I feet. to the Point of B4~nnlng. Said Tract of land oontalne 2.84 ocrse, more i~l I'°'mi' I "~"' I I :" I~'" ~.' I l,', I ' m~ m m umbra, am~ m m u~m. tm~, ~m~ m mm mmm, am mml~ ~l m ~ 1~ ~umm ~m~ --' -