A. Intent:
1. This Article H attached to Ord. 21-4866 (Form-Based Zones And Standards), herein after referred to as this Article, sets forth the standards for neighborhood design, building form, and land use within the Form-Based Zones listed herein.
2. These standards reflect the community's vision for implementing the intent of the Comprehensive Plan to ensure development that reinforces the highly valued character and scale of Iowa City's urban centers, neighborhoods, and corridors with a mix of housing, civic, retail and service uses in a compact, walkable, and transit-friendly environment.
3. Specifically, these standards are intended to:
a. Improve the built environment and human habitat;
b. Promote development patterns that support safe, effective, and multi-modal transportation options, including auto, pedestrian, bicycle, and transit;
c. Reduce vehicle traffic and support transit by providing for a mixture of land uses, highly interconnected block and street network, and compact community form;
d. Provide neighborhoods with a variety of housing types and levels of affordability and accessibility to serve the needs of a diverse population;
e. Promote the health and sustainability benefits of walkable environments;
f. Generate pedestrian-oriented and pedestrian-scaled neighborhoods where the automobile is accommodated but does not dominate the streetscapes;
g. Reinforce the unique identity of the City and build upon the local context, climate, and history; and
h. Realize development based on the patterns of existing walkable neighborhoods.
B. Zoning Districts:
1. The full names and map symbols of the Form-Based Zones are listed below. When this Article refers to Form-Based Zones, it is referring to all zones listed in this section. When this Article refers to Neighborhood Form-Based Zones, it is referring to the T3NE, T3NG, T4NS, and T4NM zones.
a. T3 Neighborhood Edge (T3NE).
b. T3 Neighborhood General (T3NG).
c. T4 Neighborhood Small (T4NS).
d. T4 Neighborhood Medium (T4NM).
e. T4 Main Street (T4MS).
2. The standards applicable to the Riverfront Crossings Districts and Eastside Mixed Use District are regulated through the provisions in Title 14, Article G. These are not considered Form-Based Zones.
C. Applicability:
1. Table 14-2H-1C-1 outlines when other Chapters and Articles of Title 14 and other Titles of the municipal code apply to development and improvements within Form-Based Zones.
2. Neighborhood Design:
a. Blocks And Streets: Streets are required in the approximate locations identified in the Future Land Use Map of the Comprehensive Plan in compliance with Section 15-3-2 (Streets And Circulation). When designing a new street or reconstructing an existing street, the design must meet the standards in section 14-2H-9 (Thoroughfare Type Standards).
b. Design Sites:
(1) Buildings shall be designed in compliance with the design site width and depth standards of the zone set forth in section 14-2H-2 (Zones).
(2) This Article does not require that design sites be platted. The design site width and depth standards are for the purpose of consistently achieving pedestrian-oriented and scaled buildings.
3. Building, Frontage, And Use Types:
a. The following shall be selected for each lot and design site as allowed in the zone in compliance with the standards listed therein:
(1) Only one building type, except for certain building types as outlined in section 14-2H-6 (Building Types Standards);
(2) At least one (1) frontage type; and
(3) At least one (1) use type.
b. Building types, frontage types, and uses not listed in the zone are not allowed in that zone.
4. Site Standards: When a development requires site plan review in compliance with Title 18 (Site Plan Review) or when otherwise required by Section 14-2H-4 (Site Standards), site standard sub-sections apply as follows:
a. Screening Standards: The following shall comply with sub-section 14-2H-4B (Screening):
(1) All new development; and
(2) Improvements to existing development.
b. Landscaping And Tree Standards. The following shall comply with sub-section 14-2H-4C (Landscaping) and Article 14-5E (Landscaping And Tree Standards):
(1) All new development; and
(2) Improvements to existing development.
c. Parking And Loading Standards: The following shall comply with sub-section 14-2H-4D (Parking And Loading):
(1) All new development;
(2) Changes in land use; and
(3) Changes in intensity of buildings or structures made after the effective date of this Article that cause an increase or decrease of twenty-five percent (25%) or greater in:
(a) Gross floor area;
(b) Seating capacity;
(c) Units; and/or
(d) Parking spaces.
5. Civic Space Type Standards: Development is required to create civic space(s) in the approximate locations identified on the Comprehensive Plan Future Land Use Map in compliance with the standards of section 14-2H-5 (Civic Space Type Standards).
6. Building Type Standards: The following shall comply with Section 14-2H-6 (Building Type Standards):
a. New buildings (except public safety buildings and utility buildings);
b. Additions over fifteen percent (15%) of the gross floor area (except public safety buildings and utility buildings); and
c. Facade renovations along front or side street facades (except public safety buildings).
7. Massing, Facade Articulation And Architectural Elements: The following shall comply with section 14-2H-7 (Architectural Element Standards):
a. New buildings; and
b. Building facade renovations facing a street or civic space (except public safety buildings).
8. Frontage Type Standards: The following shall comply with section 14-2H-8 (Frontage Type Standards):
a. New buildings;
b. Building facade renovation facing a street or civic space (except public safety buildings);
c. Private property improvements along front or side street; and
d. Modifications of pedestrian entrance(s) along front or side street.
9. Sign Type Standards: All signs, regardless of their nature or location, unless specifically exempted, which are intended to be viewed from a public right-of-way and from outdoors in areas of public and private property used for public pedestrian access shall comply with sub-section 14-5B-8H (Sign Standards And Types For Form-Based Zones).
10. Thoroughfare Type Standards: The following shall comply with section 14-2H-9 (Thoroughfare Type Standards):
a. The construction of a new thoroughfare and/or when an application for a plat is proposed.
b. Existing privately-owned thoroughfares:
(1) Improvement or modification to curb return, pedestrian crossing, landscaping, or sidewalk;
(2) Improvement or modification to on-street parking, or lane striping; and/or
(3) Improvement or modification to right-of-way.
Title 14 (Zoning Code) | ||
Chapter | Description/Article | Applicability To This Chapter (Form-Based Zones And Standards) |
Title 14 (Zoning Code) | ||
Chapter | Description/Article | Applicability To This Chapter (Form-Based Zones And Standards) |
1 | Introductory Provision | Standards in this chapter apply to Form-Based Zones. |
2 | Base Zones | |
3 | Overlay Zones | Standards in this chapter do not apply to Form-Based Zones, except for those related to protection of sensitive features or historic resources. Other standards are replaced by zones as identified in section 14-2H-2
(Zones). |
4 | Use Regulations | Standards in this chapter apply to Form-Based Zones, except where use standards are replaced within this chapter. |
5 | Site Development Standards | |
A. Off-Street Parking And Loading | Standards in this chapter do not apply to Form-Based Zones unless stated otherwise. | |
B. Sign Regulations | Standards in this chapter apply to Form-Based Zones. | |
C. Access Management Standards | Standards in this chapter apply to Form-Based Zones unless stated otherwise. | |
D. Intersection Visibility Standards | Standards in this chapter apply to Form-Based Zones. | |
E. Landscaping And Tree Standards | Standards in this chapter apply to Form-Based Zones unless stated otherwise. | |
F. Screening And Buffering Standards | Standards in this chapter do not apply to Form-Based Zones unless stated otherwise. | |
G. Outdoor Lighting Standards | Standards in this chapter apply to Form-Based Zones. | |
H. Performance Standards | Standards in this chapter apply to Form-Based Zones. | |
I. Sensitive Lands And Features | Standards in this chapter apply to Form-Based Zones. | |
J. Floodplain Management Standards | Standards in this chapter apply to Form-Based Zones. | |
K. Neighborhood Open Space Requirements | Standards in this chapter apply to Form-Based Zones. | |
6 | Airport Zoning | Standards in this chapter apply to Form-Based Zones. |
7 | Administration | Standards in this chapter apply to Form-Based Zones. |
8 | Review And Approval Procedures | Standards in this chapter apply to Form-Based Zones. |
9 | Definitions | Definitions in this chapter apply to Form-Based Zones. |
Title 15 (Land Subdivisions) | ||
Chapter | Description | Status |
All | Land Subdivision | Standards in this chapter apply to Form-Based Zones. |
Title 18 (Site Plan Review) | ||
Chapter | Description | Status |
All | Site Plan Review | Standards in this chapter apply to Form-Based Zones. |
D. Rezoning:
2. Approval Criteria: The following criteria must be met or determined to not be applicable to rezone to a Form-Based Zone:
a. The rezoning demonstrates compliance with the Future Land Use Map of the Comprehensive Plan and any district plan, as applicable, including consistency between the land use designations and the proposed zones. Variations from the Future Land Use Map may be approved for Form-Based Zones where sensitive areas are present, or where circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest.
b. The rezoning demonstrates that the zones are organized in such a manner to respond appropriately to the various site conditions. When amending zone boundaries, more intense zones shall be organized around a neighborhood feature. Examples include a major street (such as a main street or edge drive), civic space, a transit stop, a civic building, or other locations suitable for greater intensities.
c. The rezoning demonstrates that transitions are appropriate between Form-Based Zones, such as zone transitions occurring within the block or across alleys to provide the same zoning on facing blocks.
d. The rezoning demonstrates it is designed to suit specific topographical, environmental, site layout, and design constraints unique to the site.
E. Neighborhood Plan:
1. The Neighborhood Plan, submitted as an accompanying document with the final plat, ensures compliance with the standards in this Article. It shall substantially conform to the Future Land Use Map included in the Comprehensive Plan and District Plan, as applicable.
2. The Neighborhood Plan shall include the following components in plan view on application forms provided by the department, along with any additional information as requested by the City:
a. Identify all applicable Form-Based Zones, lots, and design sites.
d. Identify natural open space and civic space types pursuant to section 14-2H-5 (Civic Space Type Standards) and delineate all proposed buildings, paved areas, trees, and/or landscaping in civic spaces.
e. Identify all connections to existing streets and sidewalks and lots and design sites on adjacent properties in conformance with block standards pursuant to section 15-3-4 (Layout Of Blocks And Lots).
3. Following adoption of the final plat, the following changes to the Neighborhood Plan may be administratively approved concurrently with building permit or site plan review. Where changes are requested, an updated Neighborhood Plan is required to be submitted and approved prior to site plan or building permit approval.
a. Substituting one building type for another where the lot and/or design site meets the requirements of sections 14-2H-2 (Zones) and 14-2H-6 (Building Type Standards) and where the change does not limit the ability of other lots and/or design sites on the block to change or maintain their building type.
b. Substituting one frontage type for another where the lot and/or design site meets the requirements of section 14-2H-8 (Frontage Type Standards) and where the change does not limit the ability of other lots and/or design sites on the block to change or maintain their frontage type.
c. Substituting one civic space type for another, including changes to the design of said civic spaces, where the civic space type meets the requirements of section 14-2H-5 (Civic Space Type Standards).
d. Changing the number, size, and layout of design sites within a single lot where all modified design sites meet the size and shape requirements of section 14-2H-2 (Zones). (Ord. 21-4866, 11-16-2021)