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HomeMy WebLinkAbout09-14-2023 Historic Preservation CommissionIowa Ci Historic preservation CommissiontY J / L d I 11 11 Thursday 'c I September 14, 2023� 5:30 p.m. n � •s —..4 ZI • l���lllh�,il• `� 114 li • 4 ,fir �� .a .. M�✓• Emma J. Harvat Hall Il I� City Hall IOWA CITY HISTORIC PRESERVATION COMMISSION Thursday, September 14, 2023 City Hall, 410 E. Washington Street Emma J. Harvat Hall 5:30 p.m. Agenda A) Call to Order B) Roll Call C) Public discussion of anything not on the agenda D) Certificate of Appropriateness 1. HPC23-0049: 813 Rundell Street— Dearborn Street Conservation District (roof alteration at screened porch) 2. HPC23-0050: 320 East College Street — Local Historic Landmark (signage) E) Report on Certificates issued by Chair and Staff Certificate of No Material Effect —Chair and Staff review 1. HPC23-0043: 518 South Lucas Street— Govemor-Lucas Street Conservation District (concrete site stair replacement) 2. HPC23-0047: 314 South Governor Street — Governor -Lucas Conservation District (concrete site stair replacement) Minor Review —Staff review 1. HPC23-0037: 738 Rundell Street - Longfellow Historic District (deteriorated window and door replacement) 2. HPC23-0041: 521 South Governor Street — Governor -Lucas Street Conservation District (vinyl siding removal and historic siding and trim repair) 3. HPC23-0044: 707 Rundell Street — Longfellow Historic District (overhead door replacement) 4. HPC23-0046: 1328 Muscatine Avenue — Longfellow Historic District (roof shingle replacement) F) Consideration of Minutes for August 10, 2023 G) Commission Discussion 1. Planning and Zoning items 2. HP Awards- update and assign presenters. H) Adjournment If you will need disability -related accommodations in order to participate in this meeting, please contact Jessica Bristow, Urban Planning, at 319-356-5243 or at jessica-bristow@iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Staff Report Historic Review for HPC23-0049: 813 Rundell Street General Information: August 31, 2023 Owner: Dan Olson and Ron McClellan, dan@macolson.com Contact Person: John Martinek, Modern Roots Design Build, jnmartinek@yahoo.com District: Dearborn Street Conservation District Classification: Contributing Project Scope: Alter roof slope on historic screened porch, raising eave to match house and replacing screens and battens. Applicable Regulations and Guidelines: 4.0 Iowa City Historic Preservation Guidelines for Alterations 4.7 Mass and Rooflines Property History: This hipped -roof Ranch house, built ca. 1950-55, has a front facing gable over the north half of the house. The large projecting gable covers a recessed front entry on the north and has a California window facing the street. The house is clad in brick with lap siding in the gable, a wood frieze board encircling the house at the eave, and a large rectangular chimney in the front corner of the gable projection. Most of the windows are two over two double -hung windows with a horizontal division. A pair of multi-lite casements is on the back. The house has a historic screened porch on the back with a flat roof. There is a matching one -car garage along the alley. Detailed Project Description: The project will replace the existing roof with rear -facing gable roof that matches the gable on the front of the house with lap siding in the gable. The project will use asphalt shingles matching the shingles on the house. Painted wood fascia, soffits, and siding will be used. Screens and exterior battens on the porch will be repaired or replaced. A new custom wood screen door will be installed. Guidelines: Section 4.7 Mass and Rooflines recommends: Preserving historic trim such as crown molding, skirt, and frieze boards. Preserving the original roof pitches and spans. There is an exception in this section, available to all properties: • Roof Pitch- Minor change to the roof pitch to address drainage concerns. On a case -by -case basis, the Commission may consider allowing minor changes to the roof pitch if documentation is provided to establish evidence of need. Work should be done to ensure other significant architectural features such as trim and brackets are not altered. Analysis: In Staff's opinion, the existing roof on the historic screened porch (built with the house) is contributing to the deterioration of the porch and surrounding materials. This project modifies the roof on the screened porch to allow for better drainage and protection of the porch structure below. The current roof is a flat roof. The eave condition on the porch steps down slightly from the eave condition on the main roof. The new roof would match the front gable and also raise the eave on the screened porch to match the eave condition on the house. Deteriorated wood and screens on the porch will also be replaced. Staff recommends the use of the roof pitch exception to approve the modification of this roof. Staff Recommendation: Staff recommends approval a Certificate of Appropriateness for the project at 813 Rundell, as presented in the application and through the use of an exception to the guidelines. JWAWF57 POP 00 00 00 goo 00 .01 iI/I -1: 00 y, IIVL fA►. fq ASO i FFF 1 I a R q .41 _ l �OP,%..dPM, 813 Rundell Street — Screened porch detail (NW corner) 6 a I � R I I W y � Q F I a r ti I I I I I .� „o-1ea .� 9 m e 8 a r- m wa a� �9 5 �3 F 9 a q \ k \ % 772 � Staff Report Historic Review for HPC23-0050: 320 East College Street General Information: Applicant/Owner: Trinity Episcopal Church, trinityic@trinityic.org Contact Person: John Loomis, johnloomis64@gmail.com District: Iowa City Downtown Historic District (NR only) Classification: Local Historic Landmark Project Scope: Installation of new monument sign Applicable Regulations and Guidelines: September 7, 2023 4.0 Iowa City Historic Preservation Guidelines for Alterations 4.14 Wood 10.0 Secretary of the Interior's Standards for Rehabilitation Property History: Trinity Episcopal Church was built in 1871 in a Gothic Revival style. The plans are attributed to Richard Upjohn, a 19th century New York architect known for his Gothic Revival church designs. This style is commonly known as carpenter, cottage or pseudo - perpendicular. Trefoil ornamentation in relief appears n the fagade, and three lancet arch windows pierce the wall over the front door. There are also four lancet arch windows along the sides of the church, indicating the bays. Five dormer windows echo the bays, and the battens terminate in a repetition of the lancet points under the eaves. The first four bays of the building are the nave, the fifth is the choir, while a projection to the north furnishes the space for the chancel and a stained-glass window. A parish hall was added in an L extending west from the north end of the church. In 1971 an addition was made to the parish hall. A southern wing encloses the courtyard. The Commission has approved several projects for Trinity beginning in 1997 that have included signs, roof shingle replacement and a major alteration project that replaced the stone foundation, reusing some of it as a veneer, the addition of a stair tower and a chimney and shed -roof structure removal. Detailed Proiect Description: This project will remove the existing monument sign and install a new one on the southeast corner of the property. The new sign will be mounted on treated wood posts that will be painted. The sign will have a steel frame, be constructed of HDU, which is high density Urethane, and be painted with gold leaf accents. Guidelines: Section 4.14 Wood recommends: • Substituting a material in place of wood only if the substitute material retains the appearance and function of the original wood. The substitute material must be durable, accept paint, and be approved by the Historic Preservation Commission. Section 4.14 disallows: • Substituting a material in place of wood that does not retain the appearance, function, and paintability of the original wood. Section 10 Secretary of the Interior's Standard 9 reads: • New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. Section 10 Secretary of the Interior's Standard 10 reads: New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Analysis: In Staff's opinion, the design and location for the new sign are appropriate for the church, as follows: • The location is the same or similar to other signs that have been on the property, • The design includes references to the historic church and historic signage, • The location follows the current city sign code. The material from which the sign board will be constructed is not a wood substitute material that has been approved by the Commission. Information about high density urethane has been included in the agenda packet. It has become a standard product used in the signage industry because of its hardness, ability to be worked similar to wood, and its weather resistance. In addition, it can be painted like wood. For these reasons, staff recommends that the Commission approve the use of HDU for this sign and potentially additional monument signs in the future. Staff also recommends approval of this project for Trinity Church. Staff Recommendation: Staff recommends approval a Certificate of Appropriateness for the project at 320 East College Street as presented in the application. P 'S 4 1►� 6`, i a 1 If TRINIT EPISCOINU. C14V SUNDAI 1/ 0 1" orharist - 0 a 7:45am Ic E 9:OOam Cbris . Ed ochafist COO �.00atn UhoraaS A 'NOUXf I INITYtG G „ y Trinity existing sign (also presumed to be a modern sign) \ / R r3 ». � �\ � \ z JA q § � � � 4 -A C1i Photo of a Church Sign This photo of a church sign being installed is included in this application to provide a good example of the appearance of the sign proposed by Trinity Church. This sign was installed in 2009 in Washington DC on Massachusetts Ave in an historic district downtown. The church is about six blocks from the headquarters of the National Historic Preservation Association. The church is a significant example of gothic church design, and the sign was not considered an impediment to the historic character of the church. In fact, it was greeted with enthusiastic approval by all who saw it. The sign is made of the 1IDU material that is proposed for Trinity's sign in Iowa City. It was approved by the historic commission of DC. The color of Trinity's sign will be red. If there are questions, please contact John Loomis at johnloomis64ggmail.com or 319-631-1424. Description High Density Polyurethane (HDU) is tough weather resistant and lightweight (15lbs/f 2). Its closed cell structure makes it completely waterproof which allows for the application of almost any paint finish HDU can withstand all weather conditions and is ideal for the exterior applications Including custom sign fabrication HDU can be routed carved and sandblasted more efficiently than most wood substrates on the market Light Weight Paintable Carvable Use standard woodworking tools Cut -to -size service is not available for this product. Trade Names: Duna Board e Precision Board e Design Board e Sign Foam e Uses Carved Exterior Signage CNC Carved Projects Sandblasted Signs Exterior building elements and flourishes About High Density Urethane (HDU) Boards -1.1a 111 in<bmt loam Ooae aiw+.. .1nW Oo. ..— 1u.r cave ag... M. tNCm�ewp "AM) TOOL WY Bore4%)hb•Imp.v.epW. Nb1W e1N bbaelmelWlek neche�ulP��^9 rMam B]ve P4u' HM Umf1Y IMIMe (PBLiI n •'UmeO eM' ^Od OeY��e'e�r•1 mtleeplUff�1Y Iw iI�M� W W b ]Oei cM.wnaryea/e � Oa*al1 Veers nw'�1t4 n � aOl�g�ol flael wRl, MINUTES PRELIMINARY HISTORIC PRESERVATION COMMISSION AUGUST 10, 2023-5:30 PM— FORMAL MEETING E M M A J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Deanna Thomann, Noah Stork, Jordan Sellergren, Andrew Lewis, Nicole Villanueva, Margaret Beck, Frank Wagner, Christina Welu-Reynolds MEMBERS ABSENT: Carl Brown STAFF PRESENT: Jessica Bristow OTHERS PRESENT: Cecile Kuenzli, Donald McFarlane, Lena Michalek, Kevin Boyd, Karen Kubby, Regina Bailey, Ginny Blair CALL TO ORDER: Sellergren called the meeting to order at 5:30 p.m. PUBLIC DISCUSSION OF ANYTHING NOT ON THE AGENDA: Cecile Kuenzli is a past member of the Historic Preservation Commission and in light of some recent events she recalls some words that Marla Svenson, who was hired multiple times by the City to survey neighborhoods for a possible designation as historic districts, said. She said that historic preservation begins with the zoning. To that end, Kuenzli is wondering if the Commission was consulted about the proposed citywide amendments to the zoning code or if they have examined the memorandum that the City sent to the Planning and Zoning Commission about proposed changes. Have they considered what effect these changes might have on historic districts and neighborhoods; would they stabilize neighborhoods or destabilize them? Is weakening design standards a good idea or not? Kuenzli shared with the Commission copies of the proposed changes in case members of the Commission hadn't seen it. She believes there's a meeting on September 5 to discuss these with Council. Donald McFarlane lives on Summit Street and two months from today, September the 9`h, will be the 50th anniversary of the designation of Summit Street Historic Area. He thinks Summit Street was the first historic area designated in Iowa City, quite possibly one of the first in Iowa. McFarlane stated he lives in a house that they raised their family in and he is very concerned about this document from planning and zoning. He noted it's been a very large amount of work and has been very well done and it's obviously been thought through very intensively. However, there are things missing from the document. The first is any evidence that reducing design standards actually increases the number of affordable housing, particularly in RS-5 levels, which is what Summit Street is. McFarlane stated RS-5 levels in Iowa City really can't be affordable, unless they become almost slums, the calculation is just not possible. The second absence in the report is the absence of the family house, there's almost no mention of family. For him, families owning and living in houses is the stabilizing force and is often the driving engine that makes Iowa City a great place to live long term. Families working hard to raise their families, that's where he wants to live. The third thing which is missing is historic preservation, it's only mentioned a couple of times, and sometimes it's mentioned rather oddly for commercial housing. Commercial housing generally is going to be one story of commercial space shops and then apartments above that, and for some reason they mentioned historic preservation for that. There is no mention about historic preservation with the other zoning changes, which he finds very concerning. Historic preservation is really a trust because nobody can guarantee the future or that their house will HISTORIC PRESERVATION COMMISSION August10,2023 Page 2 of 9 be more historic, more valuable and more wonderful in 50 years than it was when this was passed. But there is a belief by this Commission and a belief by the homeowner of stability and enhancing beauty of neighborhoods, but it's not very carefully written in stone. Iowa City, for instance, could with a simple motion abolish the Planning and Zoning Commission, there is no general prohibition of that or it could certainly appoint its own members to be on the commission. Many town planners, including he suspects some people in Iowa City, regard historic preservation as inhibiting the natural growth of the City because it makes it hard to maintain and look after old buildings. They may also have a different agenda than that. So he is very concerned about this, maybe his concerns are overstated, but he urges all of them to very carefully to read that document and make marginal notes. He would really advise them to put this on the agenda to discuss the deficiencies in the report, or at least work through their networks to try to get historic preservation into the center and percolating throughout the planning and zoning document. CERTIFICATE OF APPROPRIATENESS: HPC23-0036: 738 Rundell Street — Longfellow Historic District (changes to previously approved front window configuration): Bristow began the staff report showing a map of the Longfellow Historic District and where this house is located. She stated this project first came to the Commission in December 2021 as a project to remove the attached garage, create a living space out of that and add a garage in the back by the alley. Per the zoning code, once there's no longer a garage there they must remove the driveway and the required parking per zoning means the garage is built on the alley. Bristow showed one of the project drawings that was submitted and then a photo -shopped image of removing the garage from the building. The approval involved creating a foundation area because the opening went all the way down to grade and originally involved adding to windows. The windows were approved to be aligned with the other residential living space windows on the house per guidelines. At one point during the project, Bristow stated the owners called her out to look at the project and instead of what had been approved, they had installed a header all the way across the entire wall. Because of that header, they would not be able to put the windows at the height that was approved. Because of the fact that this changed the configuration of the windows staff asked the owner to hire an architect to show that it was required to have a header of this size in the wall with separate window size openings. The owners did hire an architect who did provide documentation of the need. Bristow included the calculation showing that a nine foot opening does require a double 2 by 12 for a header and the documentation also talked about how by keeping this configuration of headers the windows would drop to a position which would align with the existing window around the garage. Therefore, currently the project is to approve the header and because of the fact that it won't align with the windows on the front of the house, it would need to be approved by exception to the guidelines. The project is removing the garage condition so the windows on the front should not align with the garage window around the side. Lena Michalek (Horizon Architecture) is the architectural designer with the company that had written the recommendation for this header. She has a master's degree from the University of Kansas and a certificate in historic preservation. She stated she is newer to Iowa City and not quite 100% familiar with the guidelines but can help answer any questions the Commission might have. Wagner asked what's going on above the second -floor framing and is there actually space up above that. Michalek stated there is some space up above that with a drop ceiling and she believes there's a bedroom in that upper area up above the garage. Thomann asked about the original structure of the house itself and was the garage was built on at some point. Bristow stated the garage was built with the house at the same time and the window HISTORIC PRESERVATION COMMISSION August 10, 2023 Page 3 of 9 location on the garage is original to the home. Michalek stated the massing of the house, the main part of the house is front and center, but the garage, which was original to the house, is completely stepped back and the floor of the garage is stepped down and the floor of the bedroom is also stepped down. Therefore, the massing of the original garage is step back from the house so they believe that dropping the windows to match the original windows on the garage would fit with the overall massing of the original design. Also the existing header there, that 2 by 6 header, could be removed it's not there structurally anymore but then there would be a 5 inch difference if they were to align the windows to the bottom of the 2 by 12 header versus aligning it to the bottom of the 2 by 6 header. MOTION: Beck moves to approve a certificate of appropriateness for the project at 738 Rundell Street, as presented in the staff report through the use of an exception to the guidelines for structural requirements. Villanueva second. A vote was taken and the motion carried on a vote of 8-0 (Brown absent). HPC23-0040: 533 South Summit Street- (roof and columns for a side porch): Bristow noted this house is in the Summit Street Historic District on the corner of Bowery and Summit. The house has aluminum siding and an existing front porch. The proposal is to add to the stoop and create a porch out of it, which was always the plan. That would involve adding a small roof and columns to match the front porch. She noted the typical front porch is eight feet deep and this will be only four feet deep, the roof will be at the same pitch as the front porch but it won't extend as tall on the wall because it's a shorter porch. Bristow showed sketches of the proposal and noted the columns and the frieze board will match the front porch, and they propose to put a metal roof on it too. MOTION: Welu-Renyolds moves to approve a certificate of appropriateness for the project at 533 South Summit Street, as presented in the application with the following conditions that the porch roof slope matches the front porch, and the column locations match the historic porch. Thomann second. A vote was taken and the motion was denied on a vote of 7-0 (Wagner recused, Brown absent). Public Hearing — Discuss landmark designation for 715 North Dodae Street Bristow stated this property is the original Emma Goldman Clinic and the proposal is to designate this a local landmark property. The house is a bungalow with Craftsman influences, it's possible that it was a catalog home, it is located on the corner of the alley between Brown Street and Ronald's on North Dodge Street. It is located firmly in the middle of the Brown Street Historic District and is considered a key property. Within classifications, key properties are either very important to the community or they could be considered individually eligible for the National Register and also a local landmark designation. For this property, nothing will change about how the property is regulated, a key property is treated the same as a local landmark within the regulations, the designation is more about telling the story of Iowa City. Bristow showed some more images of the structure and noted it is very intact and has architectural integrity. Bristow next read through a document former Commission member Kevin Boyd wrote, he had been working with the Emma Goldman Clinic regarding their anniversary. The Emma Goldman Clinic was founded in 1973 by a group of 10 local college age feminist women who decided in the wake of the HISTORIC PRESERVATION COMMISSION August10,2023 Page 4 of 9 January 1973 Landmark US Supreme Court Case Roe vs. Wade to promote to provide health care services differently to women. These Founders created a clinic focused on feminist health care - health care for and by women, delivering health care as a woman would have to receive it. It was a pioneering and radical approach to health care at the time. The Emma Goldman Clinic opened at 715 North Dodge on September 1, 1973, less than eight months after the Supreme Court decision. It was the first feminist health care clinic in the Midwest and just the fourth in the country - the other three were in California. The house itself was a symbol of health care done differently, a place that removed the power dynamic of traditional male -dominated health care. The Founders knew they needed a place to house the new approach to health care, so they pooled their resources to purchase the property and fund the startup costs. Roxie Tullis, one of the founders, used the death benefit of her husband, who died in the Vietnam War. Others got small loans from family and friends. One of the parents paid the women to paint their house rather than give them a loan. The property at 715 North Dodge was selected out of necessity and opportunity. The Collective needed a property that was zoned commercial, close to campus, and affordable. The vernacular house, heavily influenced by the craftsman style, was built around 1920. By 1973 it was being used as a rental property with three furnished apartments, one on each floor and a third in the basement, and it was for sale. The owners also wanted to leave the furniture behind so not having to furnish the clinic was a selling feature. The basement apartment continued to be rented and provided additional income for the clinic in the early days. Once the property was acquired, the Founders went to work to prepare for the clinic's opening. They were a collective, so each decision was made collaboratively, all were equal in the decision making. One of the easier decisions was the namesake, Emma Goldman, a feminist pioneer in women's health care, among other things. FBI Director J. Edgar Hoover called her the most dangerous woman in America. She spoke to the power dynamics the Founders were trying to change. By September 1, the clinic opened at 715 North Dodge Street six women had appointments for the first day. They built a comprehensive women's clinic providing abortions, birth control consultation, gynecological care, self -exam clinics, breast screenings, alternative counseling, positive pregnancy groups, well -child clinics, and a 24-hour hotline. All patients had a patient advocate. The nature of the property, a home in a neighborhood, was part of the point to provide an atmosphere that was welcoming, familiar, and removed the power dynamic of a traditional medical office. The house also emphasized that their services were routine health care procedures. One of the founders, Deborah Nye, said in 1973, "We want the women to be in a comfortable, cheerful surroundings because it's not a serious operation, it's a minor operation". Press account described the waiting room that could be anyone's living room highlighting the art, books, thriving plants, throw pillows on chairs, and classical music playing in the background. The kitchen was converted to a laboratory but retained the cabinets and countertops. Upstairs, exam rooms looked like bedrooms they once were with floral curtains and hardwood floors and canvas director chairs. The Emma Goldman Clinic was home to protests and even an attempted firebombing in the early morning of June 13, 1978. Three Molotov cocktails from a gasoline -filled wine bottles were thrown at the clinic, one landed on the roof and did minor damage, one rolled off and caused minor fire damage in the yard, and a third didn't explode. No one was charged. A month later the community held a rally supporting the Clinic. One of the many times the community rallied to support the Emma Goldman Clinic. As the original Emma Goldman Clinic expanded it acquired the home just south of 715 North Dodge Street. By 1985 they purchased and move to a former pediatrician's clinic in North Dubuque Street. Originally called the Emma Goldman Clinic for women, eventually the name changed to just the Emma Goldman Clinic to be more reflective of the comprehensive services it provides. HISTORIC PRESERVATION COMMISSION August10,2023 Page 5 of 9 Eventually the house at 715 North Dodge was converted back to a single-family home. It looks much like it did in 1973 with some modest changes, the commercial railings were removed, the front porch opened and the synthetic siding removed. The original Emma Goldman Clinic for Women signage was moved from 715 North Dodge but is on display at the current Emma Goldman Clinic. The 10 founders include Ginny Blair, Robin Christiansen, Melissa Farley, Diane Greene Lent, Darca Nicholson, Deb Nye, Patty Pressley, Carmen Salas, Roxy Tullis, and Barb Yates. Bristow stated for landmark designation in Iowa City the Commission has to determine if the property meets two general criteria A and B, that it is significant to American and/or Iowa City history, architecture, archaeology or culture, and possesses integrity of location, design, setting, materials and workmanship. It then needs to meet at least one of the other criteria (C-F). Staff recommends that it would meet the criteria for architecture and because of its integrity. The main point of this landmark designation though would be criteria C as it is associated with events that have made a significant contribution to the broad patterns of our history. Sellergren opened the public hearing. Kevin Boyd stated at his final meeting on this Commission, just two months ago, he talked about the importance of telling a fuller history of Iowa City and making sure to preserve and share the City's history that reflects the values in the community as it exists today, and has always existed. Boyd noted they are at the critical 50-year mark, an important point in historic preservation from the 1970s in Iowa City where activism and the struggle for social justice really settled here and many of the individuals and groups contributed to the history. This is an opportunity to highlight that history and one of the work plan goals is identifying opportunities to highlight Iowa City's history as a leader in social justice, racial equality and human rights and preserve the stories and structures that helped define that history. This nomination fits that objective. This project got started before he left the Commission and it's an opportunity to add a unique Iowa City story. The story of these Founders, radical college -age feminist badasses, who 50 years ago this month were preparing to open the Emma Goldman Clinic. When he researched the history he was really in awe of the Founders and how much they were able to accomplish in such a short period of time, and how they work together to do it, how really radical it was, and also how relevant that fight and those works still feels today, 50 years later. The Founder story along with the property at 715 North Dodge, which is a residential home, is so much part of Iowa City's history it deserves to be among the properties listed as Iowa City Landmarks. He urges the Commission to support this landmark nomination and also wanted to thank the property owners Jennifer and Benton for their open mindedness and support sharing their property's history. Karen Kubbv stated besides being a community member who's interested in historic preservation, she was the director at the Emma Goldman Clinic from 1999 to 2008. She remembers in the early 1980s, being a young person trying to prevent fire-bombing by just being at the clinic all night, moving around a lot, dancing and walking around and trying to stay up because at that point the anti -choice movement didn't want to hurt people, so she was trying to protect the property. Kubby has a long history with the Clinic and the Clinic is now the oldest reproductive healthcare nonprofit in the country that provides abortion care, those California clinics that were nonprofits no longer exist. There's lots of reasons why clinics close and throughout history the people who have worked at the Clinic and run the Clinic have been really wonderfully stubborn and have fought violence and threats and changes in health care and changes to the internal structure that were really hard for the Clinic. This is really a landmark for the country, at some level since it's the oldest clinic, and there'll be lots of activities for celebration come early September. Kubby also hopes the Commission will approve this and also wanted to thank Kevin Boyd, and this Commission, or the value of looking at not just the grandiose places, but those places that are from a wide variety of the community. HISTORIC PRESERVATION COMMISSION August 10, 2023 Page 6 of 9 Regina Bailey is currently helping the Clinic work on their 50th anniversary celebration and can't tell them how significant this nomination is to the Founders and the early staff as the early Collective Member as they consider their 50th anniversary, she worked at the Clinic in the early 90s, and its significance to this community. She grew up in Iowa City, its significance to this community merits this designation. Additionally, if the reading of that history gives a little bit of curiosity about the Clinic she invites them to an event at Film Scene on September 3 for a documentary called From One Place To Another that was created in the early 90s talking about the founding of the Clinic. The event is at 3:30 on Sunday afternoon of Labor Day weekend and it's a great film which will give a sense of what it took to create the Clinic and how this collective group of women could create it so quickly. By designating this as a Landmark it's a reminder of the social justice history in this community and it's also a reminder of the incredible things that small groups of people with great ideas can do in a short amount of time and make a huge difference not only in the community, in the state, but in the country. Kubby was remiss and wanted to let everyone know that one of the founding members is here in the audience, Ginny Blair, who's been in this community this whole time and has worn many hats, but a founding member of the Emma Goldman Clinic is a big one. Sellergren closed the public hearing. Thomann noted she learned so much and it's great to have this information and the house itself is gorgeous but with the history, of course this makes sense. MOTION: Wagner moves to approve the designation of 715 North Dodge Street, original Emma Goldman clinic as an Iowa City historic landmark based on the following criteria for local designation, criteria A, B, C and E. Welu-Renyolds second. A vote was taken and the motion was approved on a vote of 8-0 (Brown absent). REPORT ON CERTIFICATES ISSUED BY CHAIR AND STAFF: Certificate of No Material Effect -Chair and Staff review HPC23-0038: 804 Iowa Avenue — College Hill Conservation District (railing and stucco repair or replacement): Bristow stated this house has a screen in porch where they tried to work with the architecture and now it has some porch repairs needed and some of the railing will be replaced and just some other basic porch repairs. Some area of the stucco had been replaced with a fake stucco at one point in time, and it's failing and the railing is a little wobbly as it is the original railing from 1966. Minor Review -Staff review HPC23-0027: 331 South Summit Street — Summit Street Historic District (rear deck addition): Bristow stated this was adding a deck on the back of the house. HPC23-0034: 614 North Johnson Street — Brown Street Historic District (roof shingle replacement, radon mitigation installation, chimney repair): HISTORIC PRESERVATION COMMISSION August 10, 2023 Page 7 of 9 Bristow stated this is one of three 1840 sandstone houses in town. It needs a lot; it needs a new roof and some tuckpointing of the chimney. They will install a RADON Mitigation. HPC23- 0039: 420 North Gilbert Street — Northside Historic District (front step replacement): Bristow stated this house is just getting wood stairs instead of the cast precast concrete stairs. CONSIDERATION OF MINUTES FOR JULY 13. 2023: MOTION: Beck moves to approve the minutes of the Historic Preservation Commission's July 13, 2023, meeting, as written. Villanueva seconded the motion. The motion carried on a vote of 8- 0 (Brown absent). COMMISSION DISCUSSION Bristow stated the Historic Preservation Awards will be handed out on September 28 at the Highlander People have until August 24th to respond and at that point staff will start making the presentation and asking for photos. This is the 40th annual ceremony and Friends at Historic Preservation and the City are both paying for light refreshments and then they'll have the presentation and then they'll have the cash bar in the lounge open after that. Other announcements, the director of Corridor Can is setting up a community engagement festival called Can -Con 2023, it will be held in the Ped Mall and the library on Sunday, August 27. They are trying to increase engagement with City government so they sent this around hoping they might get some interest from commissioners to potentially sit at a table as representatives of the commission during the festival. If anyone is interested let Bristow know. Bristow noted regarding the zoning proposal if the Commission wants to put it on the agenda please let her know and they can put it on the next agenda. She knows a little bit about the zoning code changes. One, there is a zoning code currently that a duplex can only be on a corner, the zoning code will change so there can be a duplex in the middle of the block. The effort is to increase density of housing, the lot would still need to meet all of the requirements that the zoning code has for a duplex. Bristow stated there has been some concern based on the emails and calls that she's gotten that this will suddenly lead to demolitions in districts and people building duplexes and ignoring the guidelines. Bristow stated they can regulate that within a historic district so there's still not really the possibility of demoing something in the middle of a block to build a new building. Sellergren asked if there might be the possibility of adding a door or something and converting properties to duplexes. Bristow stated the guidelines are clear about not adding a second front door to a house. The historic district preservation overlay still applies. The other issue this has brought up Bristow explained is that currently if someone has an accessory dwelling unit, like on the second floor of a garage or something like that, it is allowed only in certain zoning areas, and they are increasing the areas where that can happen. It would be someone either adding living space to an existing garage that is already big enough to do that or there could be someone wanting to take down a garage to build a garage with an accessory dwelling unit. Again, it would again fall under the Commission's purview for review of both the demolition and the new construction. There is also some change to the height limitations she can't remember the exact change there but is sure that it was spawned by concerns about a new house going up adjacent to the Northside Historic District recently. So it's up to the Commission whether or not they want to have HISTORIC PRESERVATION COMMISSION August 10, 2023 Page 8 of 9 further discussion. Otherwise, it is going to Council so it might be good to watch or attend the Council meeting and speak up. ADJOURNMENT: Wagner moved to adjourn the meeting. Thomann seconded. The motion carried on a vote of 8-0 (Brown absent). The meeting was adjourned at 6:37 pm. HISTORIC PRESERVATION COMMISSION ATTENDANCE RECORD 2022-2023 TERM 8/11 9/8 10/13 11/10 1/12 2/9 3/22 4/13 5/11 6/8 7/13 8/10 NAME EXP. BECK, 6/30/24 X X O/E X X X X X X O/E X X MARGARET BOYD, KEVIN 6/30/23 X X X X X X X 0/E X X -- - BROWN, 6/30/23 O/E X X X O/E O/E X X O/E X X O/E CARL LARSON, 6/30/24 O/E O/E O -- -- -- -- -- -- -- -- KEVIN SELLERGREN, 6/30/22 O/E X X X X X O/E X X O/E X X JORDAN STORK, NOAH 6/30/24 X X X X X X X O/E X X X X THOMANN, 6/30/23 X X X X X X X X X X X X DEANNA VILLANUEVA, 6/30/25 X O/E O/E X X X X X X X X X NICOLE WAGNER, 6/30/23 X O/E X O/E X X X X X X O/E X FRANK WELU- 6/30/25 X X O/E X X X X X O/E X O/E X REYNOLDS, CHRISTINA LEWIS, - X X ANDREW KEY: X = Present O = Absent O/E= Absent/Excused --- = Not a member Iowa City Historic Preservation Commission City Hall, 410 E Washington Strcet, Iowa City. IA. 52240 Memorandum Date: September 7, 2023 To: Historic Preservation Commission From: Jessica Bristow, Historic Preservation Planner Re: Planning and Zoning Items During the August 10, 2023 Historic Preservation Commission meeting, the Commission was addressed by several members of the public who were concerned about several zoning code amendments under review. The Commission was interested in discussing these amendments. While review of the amendments is not within the Commission's purview, discussion could help eliminate confusion and dispel misconceptions about the amendments. With this in mind, the August 16, 2023 Planning and Zoning Commission memo related to the maximum allowable height in the RNS-12 zone is attached. In addition, information that staff is using in an open house regarding accessory apartments (also known as accessory dwelling units) (on September 13 and 14) is attached. Urban Planning staff working on these amendments will not be available for the Commission meeting (because of the accessory apartment open house at the same time). Any questions can be compiled and answered by them following the meeting. Ir CITY OF IOWA CITY CITY OF I O WA CITY MEMORANDUM Date: August 16, 2023 To: Planning & Zoning Commission From: Anne Russett, Senior Planner, Neighborhood & Development Services Re: Request to reduce height requirements in RNS-12 zone (REZ23-0005) Introduction The Northside Neighborhood Association petitioned the City Council to consider reducing the maximum allowable height in the Neighborhood Stabilization Residential (RNS-12) zone from 35 feet to 27 feet. The association's petition can be found in Attachment 1. At its June 6, 2023, work session, the City Council directed staff to prioritize the review of the proposed change. Background History of the Neighborhood Residential Stabilization (RNS-12) Zone The purpose of the RNS-12 zone is to stabilize certain existing residential neighborhoods by preserving the predominantly single-family residential character of these neighborhoods. Provisions in this zone prevent the conversion or redevelopment of single-family uses to multi- family uses. However, existing conforming multi -family uses retain their conforming status when rezoned to RNS-12. The RNS-12 zone allows detached single-family dwellings and duplexes, but does not allow detached zero lot line dwellings or attached single-family dwellings. The zone does not allow new multi -family developments. The existing 35' maximum height is consistent with all single-family and multi -family residential zones in Iowa City. The zone was originally created after a controversy in 1992 when a project proposed adding more than one residential structure to a single lot in a Low -Density Multi -Family Residential Zone (RM-12). Owners of nearby properties petitioned Council due to concerns that allowing more than one residential structure per lot in RM-12 zones would be out of character with the existing neighborhood. In response, City Council adopted what is now known as the Neighborhood Residential Stabilization Zone (RNS-12)1 on March 30, 1993, and rezoned several properties in the general vicinity of Johnson Street on the west, Clapp Street on the east, Market Street on the north, and Jefferson Street on the south from RM-12 to RNS-12. See Attachment 2. In February of 1994, Council amended the RNS-12 zone to affirm the zone's single-family character and restrict the number of principal buildings permitted on a lot. It also further clarified that the zone does not allow the construction of new multi -family structures. Over time, Council continued to rezone several additional areas to RNS-12. While the circumstances for rezoning each area were different, the overarching goals included conserving each neighborhood's single-family character and preventing new multi -family development. A summary of the creation of the zone and the multiple amendments to the zoning map that resulted in rezoning from a multi -family zone to RNS-12 are as follows: 1 This zone was originally named Neighborhood Residential Conservation Zone or RNC-12, but was renamed RNS-12 in 2005. August 11, 2023 Page 2 • March 30, 1993: initial adoption of the RNS-12 zone, which amended the zoning code to create a new zoning designation focused on allowing single-family dwellings and not allowing new multi -family dwellings • March 30, 1993: properties along Johnson Street to the west, Clapp Street on the east, Market Street on the north, and Jefferson Street on the south were rezoned from the RM-12 zone to the RNS-12 zone • June 21, 1994: properties along Church Street between Dubuque and N. Dodge Streets were downzoned from RM-12 to RNS-12 • January 11, 1995: Fairchild and Davenport Streets, between N. Dubuque and N. Dodge Streets, and the 200 block of Bloomington Street, excluding properties zoned RM-44 along Dubuque Street were downzoned to RNS-12 • May 16, 2000: properties along the 300-600 blocks of S. Governor and S. Lucas Streets, and a portion of the 700-800 blocks and 800-900 blocks of Bowery Street were downzoned to RNS-12 • November 21, 2000: properties in the vicinity of Iowa Avenue, Washington Street, South Summit Street, Governor Street, Muscatine Avenue, and College Street were downzoned to RNS-12. The most recent change to the boundaries of the RNS-12 zoning district occurred on May 1, 2007. Property owners in and near the South Governor and Bowery Street areas petitioned Council to rezone the neighboring area from RNS-12 to RS-8. The purpose was to preserve the balance of rental and owner -occupied housing by ensuring that additional duplex conversions would not take place. Council approved the rezoning. The boundaries for areas zoned RNS-12 have not changed since 2007. Explanation of Building Height While the application of the RNS-12 zone has expanded to various areas of the city through multiple rezonings, the height limit in the zone has not changed since it was adopted. Maximum height regulations help promote a reasonable building scale and relationship between buildings, provide light, air, and privacy, and discourage buildings that visually dominate other nearby buildings. The maximum height in the RNS-12 zone is 35 feet, as defined in the code as measured from the average point of ground elevation 5 feet from the building (called "grade') and the roofline, which is the highest point of a flat roof, the deck line of a mansard roof, or the midpoint between the eaves and ridge of a saddle, hip, gable, gambrel, or ogee roof. Certain items are exempted from building height, such as chimneys, spires on institutional buildings, domes (and similar roof protrusions) without habitable floor space, parapet walls up to 3 feet, television antennas, and roof structures such as solar energy systems, stairways, ventilating fans, and similar equipment required to maintain the building. Maximum height may be increased if all setbacks are increased by an additional 2 feet for each foot of height above the height limit or through a Minor Modification process where applicable approval criteria are met. Staff estimates that almost all properties currently zoned RNS-12 conform with the current maximum height limit. Analysis Extent of the RNS-12 Zone Today, there are 500 properties city-wide zoned RNS-12. Of the 500 total city-wide properties zoned RNS-12, 375 (75%) are also regulated by a Historic District Overlay (OHD) or a Conservation District Overlay (OCD) zone. These overlay zones preserve properties that have been identified as important historic resources. The impact of the overlay zone regulations will be discussed in the next section. Of the 500 properties city-wide, 313 are within the Northside neighborhood. 266 (85%) of those within the Northside are also within a Historic or Conservation Overlay zone. 125 (25%) of properties citywide are zoned RNS-12 and not located within a OHD or OCD zone. 47 of these properties are located within the Northside August 11, 2023 Page 3 neighborhood. In summary, there are few properties that are zoned RNS-12 and not located within an OHD or OCD zone. Figure 1 illustrates the boundary of the Northside neighborhood (in red), the location of properties zoned RNS-12, and properties located within a OHD or OCD zone. Table 1 provides a summary of this data. See also Attachment 3. Figure 1: Map of properties zoned RNS-12 E Park Rd W Market St W Washington st Properties Zoned RNS-12 K,Inball Rd hsb, s a 4 Brown St i x 0 III ii# � 1 Il i. SIN JJ '12 it ya �a �91 M xl�� � Ili ii f n Illl � I Elelfen o Y c z z z E Washington St W Burlington G Cis st a Legend Q Nortte ide/Goosetown Boundary Neighborhood Stabilization Residential (RNS12) (!n� Conservation District Overlay (OCD) Historic District Overlay (OHD) N CITY Or IOWA CITY Dreparea by. Kirk Lehmann a pate Prepared: Marrn 2023 c 5 E a ' Cedar St 15 bve port St �JIIt � E BlOpnrktm S' a i I � Rochester Ave � E T Hotz Ave N I EJe n 4� v S 8-- } -on,— rrerson st X z z z z E Iowa Ave c Ile LLLg1333, 111'1011 I II E Washington Ty ¢` St a $ y t E College St E Cdle9e St M � "Pq`A E Burlington St an � { •�7W1 rn E Court st cN 11 I l i NrLli Maple St l Q Grant ry F Ct ch 5 Bow ��I �hr ,A, er CAve A W Seyrtaur Ave August 11, 2023 Page 4 Table 1: Summary of Parcels Zoned RNS-12 Cit -wide Number of Parcels Neighborhood Stabilization 500 100% Residential Zone RNS-12 RNS-12 with Historic or 375 75% Conservation District Overlay RNS-12 with No Historic or 125 25% Conservation District Overlay Northside Neighborhood Number of Parcels % of Parcels Neighborhood Stabilization 313 100% Residential Zone RNS-12 RNS-12 with Historic or 266 85% Conservation District Overlay RNS-12 with No Historic or 47 15% Conservation District Overlay Local Historic & Conservation Districts All properties within an overlay zone OHD or OCD are subject to historic review for exterior modifications that require a regulated permit (e.g. building permit). As a result, any new construction or demolition must be reviewed and approved by the Historic Preservation Commission (HPC). Properties in these overlay zones are also subject to the guidelines adopted in the Iowa City Historic Preservation Handbook which are analyzed during historic review. With regards to building height the maximum allowable height is 35'; however, the Handbook includes specific guidelines related to building height and mass and notes that "new structures must be one and a half or two stories in height" in the Northside neighborhood. Any proposal for new construction within an OHD or OCD zone would be reviewed based on the surrounding neighborhood context and the building mass and scale of adjacent buildings. With regards to demolition, the Handbook only allows it where the building is structurally unsound and irretrievable. For non-contributing and non -historic properties requesting demolition, the Commission will consider the condition, integrity, and architectural significance of the building. Because most properties zoned RNS-12 are also zoned OHD or OCD, it adds a large degree of protection from any future construction, demolition, or development changes in the future. Field Work Review To identify the potential impacts of the proposed amendment, staff estimated the building height for all properties zoned RNS-12 using 2021 pictometry data from CONNECTExplorer. Staff decided to utilize this after exploring other options. One such option including using lasers and measuring distance and calculating height from the sidewalk; however, there were issues with accuracy. Furthermore, based on our conversations with both City and County GIS professionals they considered this tool to be the best option. It is important to note that without engineered drawings or the use of professional survey equipment and access to each property, it is not possible to ascertain actual building height from grade to roofline. Most buildings in this area were built before current building permitting processes, so construction drawings are not available. As such, this analysis only provides an idea of possible impacts; it should not be interpreted as a definitive count of affected properties. To adjust for potential error in measurement, staff categorized properties into groups with counts shown in Table 2. This analysis suggests that approximately (1/5) one -fifth of buildings zoned RNS-12 may become non -conforming if the height limit were reduced from 35 feet to 27 feet. Generally, these are spread throughout the area zoned RNS-12. However, the impacts of the proposed amendments could be lesser or greater depending on actual measurements. August 11, 2023 Page 5 Table 2: Parcels by BuildingHei ht Building Height Number of Parcels % of Parcels Category >35' 13 2.6% Non -conforming; would continue to be non -conforming 30-35' 104 20.8% onformin ; may become non -conforming 25-29' 122 24.4% onformin ; may be conforming or non -conforming <25' 259 51.8% onformin ; may continue to be conforming Undetermined 2 0.4% Lack of data or challenging site characteristics Total 500 100.0 0 Source: CONNECTExplorer data collected by City staff Buildings taller than the proposed 27-foot height limit would become non -conforming. Generally, these may continue as they are so long as non -conformities are not increased or extended. In addition, buildings may only be rebuilt to the same height as an existing structure where damage to that building is less than 75% of its assessed value or it is a historic building. Other more flexible non -conforming provisions generally apply to non -conforming single-family uses. Single-family uses may be restored to the same degree of non -conforming or less if destroyed or damaged by fire or a natural disaster. As such, the proposed amendment would have two main impacts on those owning property that may become non -conforming. The first is that future expansions must comply with the new height limit, which may create situations where an addition cannot be the same height as the original building. The second is that if something happens to a structure such that it is destroyed, it may not be permitted to be rebuilt to its current dimension. This has implications for owners in the area in the event of a disaster. It is also considered best practice to minimize the number of non -conformities caused by changes to the zoning code. Redevelopment Review Staff also reviewed demolition permits in RNS-12 zoning districts to identify redevelopment trends over time. Since 1992, the City had 17 residential demolitions in RNS-12 zones (excluding the demolition of a single-family home for a school playground that should be zoned P1). This averages approximately 1 demolition every 2 years over the past 31 years. Two of these from the 1990s are for uses that are no longer allowed. A full list of the demolitions of residential buildings can be found in Figure 2. Figure 2: Demolition of Residential Buildings in RNS-12 Zones, 1992-2003 a a c 0 c 0 o' ■■■ p e9 e1 e1 e1 e9 e1 eel e1 N N N N N N N N N N N N N N N N N N N N N N N N August 11, 2023 Page 6 The characteristics of these demolitions are summarized below. In addition, Figure 2 shows when demolitions occurred by year. • 1 single-family demo to create vacant lot in 1992; remains undeveloped • 1 single-family demo to build parking • 1 duplex demo to build 4-plex (no longer allowed) • 1 group living demo to build 6-plex (no longer allowed) • 1 duplex demo to build a church • 3 demos for buildings damaged in natural disasters; one single-family redeveloped as a single-family, one single-family redeveloped as a duplex, and one multi -family redeveloped as a duplex • 4 single-family demos to build single-family (includes 319 N Van Buren) • 4 single-family demos to build duplexes • 1 duplex demo to build a duplex Overall, it appears that development pressure in the RNS-12 zone has actually decreased over time and redeveloping small single-family homes into large single-family homes is not common. This may be due to the fact that 75% of properties zoned RNS-12 are also located within Historic and Conservation District Overlay zones, which restrict demolitions. Affordability & Equity Housing affordability is a common goal between both the Northside Neighborhood Association and the City of Iowa City. According to the National Association of Counties Matchmaker Tool, Johnson County is a high -cost county with a rapidly growing population. This is a common indicator that housing supply is not sufficient to meet current housing demand. In addition, the Matchmaker Tool notes that 31.6% of renters in Johnson County are severely cost -burdened, spending half or more of their income on rent alone. Recommended policy solutions include upzoning land to allow for high -density housing and low-cost housing types, flexibility in design standards, establishing an affordable housing trust fund, and relaxing dimensional requirements. This assessment of county -level metrics provides ample solutions to the high -cost housing issue in Iowa City and Johnson County as a whole. Regarding the proposed reduction in height, staff has not found adequate evidence to suggest that a height limit restriction will increase housing affordability. Instead, staff presented and the Commission recommended approval of several best practice zoning reform strategies on August 2, 2023 to increase housing supply and improve housing options. Comprehensive Plan Analysis The Future Land Use Map of the Central District Plan includes a land use designation for Single -Family Residential Stabilization. The description for this designation is as follows: "Intended for older areas of the city where single family homes originally predominated, but due to subsequent changes in zoning have experienced an increase in housing density and some conversion to multi -family and group living uses has occurred. The intent of this designation is to preserve the single-family residential character that remains by preventing further densification and conversion of single family residences to multi -family. Development Density., varies depending on mix of single family and conforming and nonconforming multi -family and group living uses." This land use designation is applied to large areas of the Northside neighborhood, portions of E. Market and E. Jefferson Streets, and areas of Lucas and S. Governor Streets south of Burlington Street. These areas generally correspondence to the areas zoned RNS-12. August 11, 2023 Page 7 As described in the adopted land use designation, the purpose of the designation is to "preserve the single-family residential character' by "preventing further densification and conversion of single-family residences to multi -family". In summary, the goal of this land use category is to maintain a single-family neighborhood and restrict the number of units by limiting other housing types. The land use designation does not speak to the scale of development, but rather housing types and density. The scale of the development is regulated by height in the zoning code. There are many statements within the comprehensive plan related to infill development and ensuring that it is compatible and complementary to the surrounding neighborhood. The maximum allowable height in most residential zones is 35', which implies it has already been determined that 35' is a height that ensures a complimentary scale. Conclusions 75% of the properties zoned RNS-12 are located within a Historic or Conservation District Overlay zone. As the staff report outlines, new construction would be subject to historic preservation guidelines, and require review and approval by the Historic Preservation Commission. In short, 75% of properties within the RNS-12 zone are already subject to additional review processes that ensure new structures are not out of scale with the surrounding neighborhood. • Redevelopment pressures do not appear to be mounting in areas zoned RNS-12. Since 1992 there have been 17 residential demolitions in the RNS-12 zone. This is an average of approximately 1 demolition every 2 years. This may be due in part to the large number of properties that are located within Historic and Conservation District Overlay zones, which restrict demolitions. • Lowering the maximum allowable height will unnecessarily create non -conforming situations. • While height limits are intended to prevent domination of adjacent properties, the City has traditionally found that 3 story building heights are appropriate in all areas containing single-family uses, including the RNS-12 zone. The purpose of the RNS-12 zone is to maintain a single-family character, which has been interpreted as preserving single- family uses, and preventing the spread of multi -family conversions and redevelopment. • The purpose of the RNS-12 zone is not tied to historic characteristics or the scale of the development. For that purpose, the City has adopted Historic and Conservation Overlay areas and much of the area zoned RNS-12 is subject to those additional guidelines and requirements. • Reducing the height limit is not a recommended best practice for improving housing affordability, but rather increasing the diversity and density of housing would be the most appropriate methods. • The current height limitation is consistent with other single-family residential zones, thus serving the purpose of the RNS-12 zone to maintain the predominantly single-family neighborhood character. For these reasons, Staff does not support the requested amendment to the zoning code. August 11, 2023 Page 8 Next Steps Staff sent letter to owners of properties zoned Neighborhood Residential Stabilization (RNS-12) notifying them of the petition from the neighborhood association. The letter was mailed on July 26, 2023. Upon recommendation from the Planning and Zoning Commission, the City Council will hold a public hearing on the proposed rezoning ordinance. Staff Recommendation Staff does not recommend approval of REZ23-0005, a proposal to change the maximum allowable building height from thirty-five (35) feet to twenty-seven (27) feet in the Neighborhood Residential Stabilization (RNS-12) zone. Attachments 1. Northside Neighborhood Association Petition to City Council 2. Map of RNS-12 Rezoning Timeline 3. Map of Properties Zoned RNS-12 Approved by: !� • S% - Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Northside Neighborhood Association Petition to City Council Ashley Platz From: lames Throgmorton <jthrogmo@yahoo.com> Sent: Monday, May 29, 2023 4:41 PM To: 'City Council Cc: Bruce Teague; Megan Alter; John Thomas; Laura Bergus; Shawn Harmsen; Pauline Taylor; Andrew Dunn; Geoff Fruin; Sharon DeGraw; Susan Shullaw Subject: Strengthening Iowa City's Central Neighborhoods Attachments: We sent you safe versions of your files; RNS-12formalrequestNNA2023.pdf; RNS-12Northsidemap.jpg RISK " This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments..• Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. Dear council members, I write to you on behalf of the Northside Neighborhood Association's (NNA's) Steering Committee. For reasons documented in the attached proposal, we in the NNA believe the Zoning Code should be amended to reduce from 35 feel to 27 feet the maximum height for single-family and duplex residential structures in Residential Neighborhood Stabilization (RNS-12) zones. This amendment would help ensure that infill development projects in RNS-12 districts contribute to a healthy balance of affordable rental and owner -occupied housing without compromising the character of the Northside and similar neighborhoods. Neighborhood Development Services staff have told us that either the City Council or the Planning and Zoning Commission must be the sponsors of requests to change the text of the Code Consequently, we ask the Council to initiate the rezoning process and direct staff to proceed in an expeditious manner. The only change being requested is to go from 35' to 27' in RNS-12 districts. We recognize that the proposed amendment would have to go through standard review by the City staff, the P&Z Commission and the City Council. and that those reviews and related discussions will influence your final decision about the merits of the proposed amendment. Thank you for considering this request and for your service to the people of Iowa City. Best regards, Jim Throgmorton PROPOSAL FOR STRENGTHENING IOWA CITY CENTRAL NEIGHBORHOODS: Reduce the Height Limit in RNS-12 Districts to 27 Feet The Northside Neighborhood Association believes the Zoning Code should be amended to reduce from 35 feet to 27 feet the maximum height for single-family and duplex residential structures in residential neighborhood stabilization (RNS-12) zones.This amendment would make the height standards consistent with the goals of the Comprehensive Plan and the Central District Plan, and it would help ensure that infill development projects in RNS-12 districts contribute to a healthy balance of affordable rental and owner -occupied housing without compromising the character of the Northside and similar neighborhoods.' Our Request Neighborhood Development Services staff have told us that either the City Council or the Planning and Zoning Commission must be the sponsors of requests to change the text of the Code Consequently, we ask the Council to inibote the rezoning process and direct staff to proceed in an expeditious manner. The only change being requested is to go from 35' to 27' in RNS-12 districts. We provide you with this report so that you can decide whether the Council is willing to initiate the proposed rezoning. Assuming a majority agrees to direct staff to act, we would be prepared to provide further assistance as necessary. We recognize that the proposed amendment would have to go through standard review by the City staff, the P&Z Commission and the City Council, and that those reviews and related discussions will influence your final decision about the merits of the proposed amendment. Background obout the Northside Neighborhood Located within the 1839 plat of the city, the Northside neighborhood is Iowa City's oldest intact neighborhood. Located within convenient walking distance of the downtown and the main campus of the university, the neighborhood contains features that mark it as a model for inclusive and sustainable development, including: a vibrant commercial district, a thriving and recently renovated elementary school, a mixture of housing types and costs, a significant forest canopy, medical facilities and grocery stores, and many appealing components of an attractive public realm, including North Market Square Park and many others.The neighborhood is also a valuable asset for Iowa City as a whole; for example, because its residential density is considerably higher than most other neighborhoods, the property tax revenue it generates per acre are also likely to be higher. The attached zoning map shows the boundaries of RNS-12 districts relative to the Northside neighborhood and its historic and conservation district overlay zones. Most of the RNS-12 district properties are located in the Northside; however, some are located southeast of the Northside neighborhood. The two other RNS-12 districts are located in the Longfellow neighborhood along South Lucas and South Governor Streets and in the College Hill neighborhood between Burlington. Washington, Governor Streets and Muscatine Avenue. We have reached out to representatives of Longfellow and College Hill neighborhoods and invited them to join us in this request. We have chosen to follow the staffs advice; however, we are confused by the suff's interpretation of Sections 14-813-5A (Initiation) and 14-8D-SC (Submittal Requirements) of the Zoning Code. Clarification would be helpful. Goals of the Iowa City's Comprehensive Plan, Central District Plan, Residential Neighborhood Stabilization (RNS-12) Zones, and Strategic Plan Our request is rooted in ambitions and purposes expressed in Iowa City's Comprehensive Plan, the Central District Plan, the RNS-12 provisions of the Zoning Code, and the recently adopted Strategic Plan for 2023-2028. Iowa City's "IC2030: Comprehensive Plan Update" (2013) states,"Quality infill development plays an important role in neighborhood reinvestment and may include rehabilitating existing structures or encouraging new development of vacant, blighted, or deteriorated property. Development of infill sites should add to the diversity of housing options without compromising neighborhood character or over -burdening infrastructure, including alleys and parking" (2013. p.21).Two of the plan's specific goals are to "Ensure that infill development is compatible and complementary to the surrounding neighborhood" (p. 24), and to "create a healthy balance of rental and owner -occupied housing in all neighborhoods" (p. 28). The "Central District Plan" (2008/2012), states in part,"While there are a considerable number of smaller, modest homes in Subarea A [which includes the Northside], the competition from student renters, who often live together and pool their resources, keeps these homes out of the financial reach of many singles or families looking for affordable homes to rent or own" (p. 13). Goal 2 of this plan indicates City government will "Work to achieve a healthy balance of rental and owner -occupied housing in the district's older neighborhoods to promote long-term investment, affordable housing opportunities, and preservation of historic homes and neighborhoods" (p.20).And it will "Examine existing zoning rules to ensure that they support housing goals and neighborhood stabilization efforts" (P. 21). According to Iowa City's Zoning Code (Section 14-2A- I E), the purpose of the RNS-12 zone is "to stabilize certain existing residential neighborhoods by preserving the predominantly single-family residential character of these neighborhoods. Provisions in this zone prevent the conversion or redevelopment of single-family uses to multi -family uses." Section 14-2A-4C-I further stipulates that maximum height standards in the Code are intended "to promote a reasonable building scale and relationship between buildings; provide options for light, air, and privacy; and discourage buildings that visually dominate other buildings in the vicinity." This maximum height "may be increased; provided, that for each foot of height increase above the height standard, the front, side, and rear setbacks are each increased by an additional two feet (2 )." Iowa City's "Strategic Plan for Fiscal Years 2023-2028" summarizes the vision, strategies and key action steps for the City Council and staff through the five-year planning period. While all of the Strategic Plan has relevance to the quality of life in the Northside neighborhood —we share the three key values expressed in the Plan —several specific elements of the plan directly relate to our request.' One of the Strategic Plan's three key values pertains to "partnership and engagement" It states, "Community members believe engagement and participation in local government decision -making is worthwhile and sincere....(and] Neighborhoods are revitalized as a source of grassroots community - building, empowerment, and prosperity for all households" (p.8). 3 Those values are: 1) racial equity social justice, and human rights; 2) climate action; and 3) partnerships and engagement. The Strategic Plan also identifies five impact areas, the first of which is Neighborhoods and Housing. The vision for this impact area states: Iowa City is a collection of authentic, vibrant neighborhoods and districts. By way of internal and external streets and trails, each community member has safe, easy access to everyday facilities and services within a 15-minute walk or bike ride. Neighborhoods are compact and socially diverse, with a variety of housing choices and at least one place serving as its center. Permanent affordable housing choices are dispersed throughout the community. New higher density develop- ment blends with existing buildings and shapes a comfortable, human -scale pedestrian environ- ment. Public spaces are inviting and active with people recreating and socializing in parks, natural areas, and tree -lined streetscapes, all enhanced with public art and placemaking activities" (p.9).' We in the Northside neighborhood are striving to preserve and strengthen the kind of neighborhood the Comprehensive Plan, Central District Plan, RNS-12 code, and Strategic Plan purport to value. We ask the City Council to put those values into action by amending the maximum height provision of the RNS-12 Code. Rationale for Amending the Maximum Height Provision of the RNS-12 Code There are three RNS-12 districts in Iowa City. Roughly 500 properties are located in them.Three hundred and thirteen (313) of the properties are located within the Northside neighborhood.To date, we have been focusing our attention on the properties located within the Northside neighborhood and the neighborhood located immediately southeast of it; however, we recognize the importance of reaching out to residents who live in the other two RNS-12 districts, and we have begun doing so. 1) The 35-foot Maximum Height Undermines Affordability The existing housing stock in the Northside's RNS-12 district is quite diverse it terms of housing type, age, assessed value, and ownership. The 35-foot maximum height for new single-family and duplex structures provides a financial incentive that undermines the affordability of housing in the neighborhood. According to our preliminary analysis of 244 residential properties located in the RNS-12 district (including the part extending east outside of the Northside's boundary): 137 designated as single-family/owner-occupied' 51 2-family conversions or duplexes 17 rooming houses 16 3-family conversions 12 apartments 6 4-family conversions 3 5-family conversion 2 condominiums 4 To help readers envision what such a neighborhood would look like, the Plan prominently displays a photograph taken during a Northside neighborhood block party. 5 Many properties designated as single-family / owner -occupied are owned by LLCs.We do not understand why they are classified as "owner -occupied;' but we presume that many of them are rented. 6 Detailed information about property ownership and assessed values in the RNS-12 and other zoning districts can be found in the Johnson County Assessors Property Information Viewer at: https://gis.lohnsoncouncylowa.gov/piv/. As one would expect of an older central neighborhood, the buildings tend to be quite old; they range in age from one built in 1848 to two built in 2016.The breakdown of buildings according to age is as follows: 56 built in the 1800s 157 built from 1900 to 1949 31 built after 1950 The 2023 assessed values of the single-family/owner-occupied properties ranges from to $76.410 to $544,610; a breakdown of assessed properties can be seen below: 25 properties are assessed in the $ I00,000s or less 77 properties are assessed in the $200,OOOs 26 properties are assessed in the $300,OOOs 5 properties are assessed in the $400,O00s 4 properties are assessed in the $500,000s It is especially instructive to look at the mix of owners of the 313 properties. Fifty-two (52) are owned by 30 Limited Liability Companies (LLCs) or corporations. Of the 313 properties located in the Northside's portion of the RNS-12 zone, at least 40 are owned by one company. The age, assessed values, and location of housing in the Northside's RNS-12 district has important consequences. The continued demand for student housing puts pressure on housing in the Northside and other close -in neighborhoods. In light of that demand, investors have a strong financial incentive to convert existing single-family structures to rental units (especially but not exclusively) for students or else to demolish existing structures and replace them with structures housing a larger number of occupants. Lot by lot, some developers seek permission to construct structures which are incompatible in scale and character with nearby buildings.This market pressure drives up the assessed values of property, which increases property taxes and makes the neighborhood less affordable for current owner -occupants and for families and individuals who wish to rent or purchase housing in walkable neighborhoods, such as those in the RNS-12 zone.' A related challenge concerns deterioration of older buildings due to mistreatment or a lack of investment in their maintenance or improvement. Some rental occupants can be tremendously hard on buildings.This drives up the owner's cost of routine maintenance, repair, and upkeep. Older residents who live on fixed -incomes in structures that are small and old face a related challenge. As market forces cause the assessed value of currently affordable housing to increase, such residents must pay increased property taxes and, especially if they have low or fixed incomes, find they cannot afford to invest in home improvement or energy efficiency. Over time, such properties become increasingly vulnerable to purchase by investors who see opportunities to demolish existing buildings and redevelop the properties. 7 Recent actions by the State have limited Iowa Citys ability to regulate the number of occupants per dwelling, and additional state legislation restricting the City's ability to regulate short term rentals. such as Airbnb, has put further pressure on affordable housing. 4 Our preliminary, partial analysis provides empirical evidence for this claim. We are aware of three recent demolitions: 935 East Bloomington Street 918 East Bloomington Street 319 North Van Buren Street Several other proposed demolitions are: 923 East Market Street 930 East Jefferson Street 915 East Davenport Street 923 East Davenport Street 943 East Davenport Street I 116 East Davenport Street in the RNS-12 districts and adjacent neighborhoods. Recent demolition of small home at 923 East Market Street The demolitions at 935 East Bloomington Street and 319 North Van Buren Street are especially instructive.The recent demolition at 935 East Bloomington Street transformed a property assessed at $166.410 in 2022 into a new two-story building with a finished basement into a property assessed at $536,220 in 2023. According to Zillow, it was originally listed for sale in October 2022 at $589,000. It did not sell after two reductions in price, and in March 2023 the one -bedroom basement was listed for rent at $ I,000 per month. The three bedrooms on the second floor are listed at $900 each per month for rent. The main floor is designed for shared use by tenants in the four bedrooms. 935 East Bloomington Street The demolition at 319 North Van Buren Street signals what can happen to the character of a neighbor- hood when the owner proposes a new structure that maximizes its possible height under the current code.The owner has tried twice to obtain a permit to build a new structure. Most recently, the owner proposed a three-story structure, which would have been 38 feet tall e A graphic image of what that building would have looked like in relation to the building immediately to its north is shown on page 6. Our focus is on amending the maximum height limits specified in the RNS-12 part of the Zoning Code. However, our concerns about the potentially adverse effects of continuing the 35-foot limit are influenced by the City staff's and the Board of Adjustment's recent decisions concerning that proposed building. Left Illustration of o recently proposed structure at 319 North Van Buren Street in relation to the home immediately to its north. In our view, infill development is inevitable and can have a positive impact when it complements the existing scale and character of the neighborhood. However, permitting 35-foot tall homes makes it less likely that appropriately -sized and affordable new structures will be built. 2) The 35-foot Maximum Height Compromises the Northside Neighborhood's Character Except for the South District's form -based code, which specifies 2.5 stories as the maximum height, it is our understanding that the current 35-foot height limit applies to all single-family zones across the city. This 35-foot maximum allows 3 full stories plus an attic. We understand that the intent of the 35-foot limit was to accommodate houses built on sloping lots with walk -out basements. Such houses are usually only 2 stories or approximately 25 feet tall on the street side of the property but are located on lots that slope away from the street. Consequently, the back side of the house with the walkout basement includes another floor and sometimes approaches the 35-foot height limit. Although there maybe exceptions to this house form, it is generally observed in parts of the city that have sloping lots. Very rarely, if ever, are Iowa City houses 35 feet call when viewed from the street. In preparation of this document for Council's consideration, we examined property records and conducted visual surveys to determine the height of each single-family dwelling and duplex in the city's RNS-12 areas.We found that buildings in the Northside's RNS-12 zone typically range from approximately 15-foot tall single -story structures with an attic to 25-foot tall two-story structures with an attic; that is, they are overwhelmingly 1-, 1.5-, 2-, and 2.5-story dwellings. We found no 3- or 3.5-story houses on the Northside. Few, if any, approach the current 35-foot height limit. Even the apartment buildings (which will not be affected by the proposed change) in the RNS-12 zone are lower in height than 35 feet and 3 stories, primarily because the lower level is located partially underground in most of these buildings.When we conducted our survey, we identified the taller buildings and measured them with a laser measuring tool. One reason for the current 35-height limit in Iowa City's single-family residential zones is to allow walk -out basements on sloping Iots.There are very few if any sloping lots in the RNS-12 zones, which are located in older and flatter parts of town. Therefore, there is no need to allow taller buildings to accommodate walk -out basements. Proposals like the recent one for 319 North Van Buren Street will not result in affordable housing. They remove existing affordable units and replace them with 4-bedroom student rentals that go for more than $1,000 per month per bedroom.They also make the neighborhood less attractive overall and may discourage households that City government has been trying to attract to support Mann Elementary School, the Northside commercial district, and downtown. One might ask why a 27-foot maximum height should be set for the RNS-12 zone if the Historic Preservation guidelines, which are overlaid on parts of the zone, recommend a maximum height of two stories in the Northside and Longfellow Historic Districts. In other words there is some indication that height is already restricted to less than the 35 feet in parts of the RNS-12 zone, so there may not be a need to amend the standard in Table 2A-2. But the guidelines are just that — guidelines, while the height limit in the zoning code is law and therefore carries more force. It is also important for the zoning law to be consistent with the guidelines to avoid confusion by having two different height limits apply to the same parcel. When the zoning law is not consistent with the guidelines, confusion can occur for both developers and the neighborhood as to what is possible to achieve.To more clearly guide investment decisions, the two should be consistent. In addition, the large parts of the RNS-12 zone that are not covered by Historic or Conservation District designations make it necessary to amend the height limit to 27 feet to achieve the community's stated goals and the purpose of the RNS-12 zone, which is to preserve the character of these neighborhoods. The RNS-12 zone was specifically drafted to preserve the existing single-family character of certain neighborhoods. The current 35-foot height limit is counter to this goal. It encourages redevelopment with out -of -scale buildings that have harmful effects on neighboring properties. Permitting new infill structures of that height would make it more difficult for the Northside neighborhood to retain a healthy balance of affordable rental and owner -occupied housing without causing destabilization and compromising the character of the neighborhood. The homes and duplexes in the Appendix demonstrate that a range of housing types are compatible with a 27 foot height limit. Prepared by the NNA Steering Committee May -June 2023 APPENDIX: Examples of Buildings that Work with a 27 Foot High Code Amendment to the RNS-12 Zone Height measures are based on the method used to measure height in the zoning code, which is from the ground to the midpoint between the eaves (where the roof starts to slope) and the peak of the roof. 801 Bowery is 24 feet tall on the street side. The lot slopes slightly towards the back where it measures 26 feet tall. This house is 24 feet call. r B 16 and 818 East Market Street. The building is 27 feet tall. This apartment building at 534 South Lucas Street is 30 feet tall. It illustrates some of the large apartment buildings (which will not be affected by the proposed code amendment) do not even reach the 3S feet currently permitted by the RNS-12 code. v Z E J c o Z U Kimball Rd m cm_ a n E Park Rd ° Brown St N in c c m w c Z m Brown St L O Z t1Z Ronalds St o c v z rf� ®�7®�'p�®J IdatYF i:M HICIY`I Church St Fairchild St ® U Cedar St U19da7 ® ® l.V N E Davenport St c t ton St E Bloonn09 c w Rochester Ave u W Market St _ E Market `'—I��J�UL'�C't11111Fa—T' tll. q 1 J St 11/ �+ � w £ N c-.� VI J ❑ JLJ1_'u'JJ11Lil {}��}��®7���,'�� �OJ.1:lJ-1 L�.L Holz Ave ¢> p c o E Jefferson n n� c N N--,,, w _ _ 1 . errerson St c a > w L o u f Z U Z O Z l7 Z D z m ^0 Z 0 Z Z z E Iowa Ave ,roc W Washington St E Washington St E Washington • • ih��h�"1 St �a Q N , j j M Scdf1� m E College St [� ® a E 9p College St ut W Burlington N N E Burlington St St o 0 Vf a J C N E g N0!•'coCoN g 190 t j j... E Court St Legend N " Maple St Northside Boundary Neighborhood Stabilization Residential (RNS12) 0 Conservation District Overlay (OCD) ® Historic District Overlay (OHD) 0 Grant x Ct c) c F n 3 n 3. N Center Ave Seymour Ave ATTACHMENT 2 Map of RNS-12 Rezoning Timeline c N IIIIIIr N E Wv .- P ,r� N a 0 z Brown St 5` RNS-12 Rezoning Timeline Z h o m � 3 June 21,1994: Z° z ' Browrn Rezoning from m RM-12 to RNS-12 Ronalds St w h s=5)= �. r■owc _ U �I V) n orc y Fes- c` �_�..hrr {>,i„-Fi� r Ind z L a J - -2 �_.Ftrchild St }} Z J ' i-7 1 _ E Davenport St LVFrL 0Imili 65 p}��E Bloon inglon St V-6 r f';i7-L�'1I I "J z E Market St -�,r January 3, 1995: Cn Rezoning from v E Jefferson St RM-12 to RNS-12 m - x E Iowa Av E Washington St E Washin ton St t N E College St _v` a ciii tA _ M E Burlington S' O U 0 m N W St E Court St May 16, 2000: _ L m R1 from 1,14 P .2ezoning E Harrison -E to RNS-12 0St E U � HI c v> E Prentiss St a 6 2 6 Wright St rn Lafayette St v � a 8 C/p E Benton St 0 0.1 0.2 0.4 Miles I l t l l t t t l E Court St u Page St m m 114dmn S! Ronalds St C J C i - 1 C ^�� o "'ltl F3� U � t CITY OF 1OWA CITY Prepared by: Melanie Comer Date Prepared: August 2023 0 m c March 30, 1993: Rezoning from RM-12 to RNS-12 a rn i L _ o� m. m �1Kp%O�N� r }V_Rochester L �<01U d �. ri,-� Ave Z Alk v _w v �rn Hotz Ave N ` N�. a o aDT o s 0 E w ' Jefferson St a 2 ' WOodlawn Ave E Washi St 0 a m p a/e rVa/e Rd o November 21, 2000: Rezoning from RNC-20 to RNS-12 cd) v P ` 9�P LL E Court St May 1, 2007: Rezoning from E RNS-12 to RS-8 V) U Y 9 � C s O Seymour Ave � O Sheridan Ave N Ct V C ATTACHMENT 3 Map of Properties Zoned RNS-12 Properties Zoned RNS-12 Kimball Rd a Lfs� E Park Rd c c m a c Brown St z m' L O Z W Market St W Washington St No go U 7'��� AZIIZ �O9f !. s 2flLdc*t �� ►w all [i Fairchild St ►vl�►� a61 �R ► �� �M I r al= `d 4Uu� i bt Washington E College St W Burlington rn St c c o v � c c m Legend Q Northside/Goosetown Boundary Neighborhood Stabilization Residential (RNS12) ITT• Conservation District Overlay (OCD) ( Historic District Overlay (OHD) E Burlingtar 5.9 lr , �._ CITY OF IOWA CITY Prepared by: Kirk Lehmann Date Prepared: March 2023 E h` Cedar St t E Bloom.1x4on 5t Rochester Ave L_1f w] ]� E V � EDTn- Hotz Ave � v.T �I y� o 1� kn I >i_.-w E Jefferson St Z E lowarA-vve r : o� E Washington St �-ZF 41 i P. it i it an e%fie E College St 9`P E Court St Maple St O Grant n _ Ct C) N b E U C F a ^ 3 n 3 < Center Ave Seymour Ave La � v � o 0 U, O O 0 O �� O U m N O -- L) O O -- CZ- 0- CIO - O cn U) — C*+A CZ- 0 N s' �� . � L) L O) p ca 0 - cn '-' E a� -o ca Q (n U -> E o -0 O — Z3 ca - ca cn z: E CT (3.) L O Z no ■ v (Y) CN O N 0 U 0 N ca co The City of Iowa City invites you to attend an ACCESSORY APARTMENT OPEN HOUSE The City of Iowa City is considering changes to the Zoning Code to increase housing supply, improve housing choice, and encourage housing affordability. As part of this effort, the City is proposing to modify how it regulates accessory apartments, also known as Accessory Dwelling Units (ADUs), granny flats, mother-in-law suites, guest houses, or carriage houses. The City is hosting two Open Houses to provide opportunities for residents to learn more about these proposed changes and to listen to your thoughts! What are Accessory Apartments? Accessory apartments are small, self-contained dwelling units located on the same lot as a primary home. ADUs can be attached or detached and come in all sorts of shapes, sizes, and configurations. Images above and on the next page show some examples of where accessory apartments may be located. Current Standards Must be accessory to detached single-family use Only allowed in certain zones (RS-5, RS-8, RM-12, RM-20, & RNS-20) Owner must live on -site; a rental permit is required Requires 1 off-street parking space for accessory apartment Limited to 1 bedroom and 2 occupants ....0 loll loll loll 101101 DM.,Oh ,d Una logo ■I■■I AtU,,hM Unit ■g■ loss IW■■NI ntenor Upper Level Umt ■■■■ ®■■N ■K■■■ Interior Lower Levnl Umt Ahovc Garage Unil Garage Conversion Source: City of Des MoinesAccessory I -.posed Proposed Standards Must be accessory to single-family or duplex use Allowed in any zone that allows residential uses (includes RNS-12, RM-44, PRM, MU, and some other commercial zones) Owner is not required to live on -site; a rental permit is required No off-street parking required for accessory apartment Bedrooms and occupants limited by rental permit Size limited to the lesser of 650 Sq Ft., � Size limited to the lesser of 1,000 Sq Ft. 30% of the floor area if in the main building, or 50% of the floor area of the main building or 50% of the floor area if in an accessory building Does not allow a standalone accessory apartment An accessory apartment cannot increase the floor area of the main building by over 10% Buildings with an attached accessory apartment must appear to be a detached single-family home, so new entrances must face side or rear lot line Allows a standalone accessory apartment The square footage for an accessory apartment is restricted by max. size limits Buildings with an attached accessory apartment must appear to be a use allowed in the zone; entrance locations are not dictated