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Holland City Zoning Code

ARTICLE 39

3 Form-Based Code

Sec. 39-3.01 How to use Form-Based Code.

[7-21-2021 by Ord. No. 1796]
A. 
Intent. The intent of the Form-Based Code is to preserve, enhance, and expand the character of certain areas within the City of Holland through specific design standards.
B. 
The F Form-Based Code Zone District is subdivided into nine subdistricts, each with a different existing and/or desired character. This article is intended to be used in the following manner:
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Subdistrict. Locate the property's subdistrict on the regulating F Zone District Map. (See Section 39-3.03.)
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Building types. Determine which building types are permitted in the subdistrict and what specific design standards are associated with each. See Section 39-2.23C to determine if the desired use/s are permitted (See Sections 39-3.05 through 39-3.08 for building types.)
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Building frontages. Determine which building frontages are permitted in the subdistrict and what specific design standards are associated with each. (See Sections 39-3.09 through 39-3.12.)
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Building envelope. Determine the dimensional standards (setbacks, step back, and height). (See Sections 39-3.13 and 39-3.14.)
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Additional standards and waiver requests. Determine if the additional standards apply to your property and if you desire and qualify for waiver requests. (See Section 39-3.15.)
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Additional UDO article standards. Determine which additional UDO articles and standards are applicable to the building and site design of your property. (See Sections 39-3.16 and 39-3.17.)
Form-Based Code Design Process
039 Form Based Code Design Process.tif

Sec. 39-3.02 Subdistricts.

[7-21-2021 by Ord. No. 1796; amended 7-20-2022 by Ord. No. 1819; 5-3-2023 by Ord. No. 1835]
039 F Form Based Sub Dist Reg Map2.tif

Sec. 39-3.03 F - Form-Based Code Subdistrict Regulating Map.

[7-21-2021 by Ord. No. 1796; amended 10-20-2021 by Ord. No. 1804; 7-20-2022 by Ord. No. 1819; 5-3-2023 by Ord. No. 1835]
039 F Form Based Code Sub Dist Reg Map.tif

Sec. 39-3.04 Subdistrict Regulating Building Heights Map.

[7-21-2021 by Ord. No. 1796]
A. 
Multifamily (five units or more): in WASH, not permitted on lots adjacent to Washington Avenue between 18th Street and 19th Street (Washington Square Business District).
B. 
Multifamily (two to four units): in WASH, not permitted on lots adjacent to Washington Avenue between 18th Street and 19th Street (Washington Square Business District).
C. 
Townhouse: In RM, not permitted on lots adjacent to 16th Street.
In WASH, not permitted on lots adjacent to Washington Boulevard between 18th Street and 19th Street (Washington Square Business District).

Sec. 39-3.05 Building types overview.

[7-21-2021 by Ord. No. 1796]
A. 
Lobby:
1. 
In WASH, not permitted between 18th Street and 19th Street.
B. 
Forecourt:
1. 
In CDT, not permitted on lots adjacent to 8th Street.
2. 
In WASH, not permitted between 18th Street and 19th Street.
C. 
Arcade:
1. 
In CDT, not permitted on lots adjacent to 8th Street.
2. 
In WASH, not permitted between 18th Street and 19th Street.
D. 
Common yard:
1. 
In WASH, not permitted between 18th Street and 19th Street.
2. 
In all subdistricts, must be used in conjunction with residential (two to four units) or townhouse building types.

Sec. 39-3.06 Permitted building types.

[7-21-2021 by Ord. No. 1796]
A. 
A maximum of three waiver requests are permitted for the following standards:
1. 
Setbacks. A maximum of two setback waiver requests are permitted; however, one setback waiver request shall be for a building corner setback.
2. 
Entrances every 60 feet in building width.
3. 
Percentage of window glass required.
4. 
Window location.
5. 
Percentage of visible light transmission (VLT) required.
6. 
Sign location.
B. 
Waiver requests for all other standards in Article 39-3 are not permitted.
C. 
Planning Commission shall grant a waiver request if, in the opinion of Planning Commission, the following criteria are met:
1. 
One of the following criteria is met:
a. 
There are two or more standards in Article 39-3 that cannot be met simultaneously when applied to the building or property;
b. 
The building or property is subject to a unique circumstance, not caused by the owner, developer, or designer, that renders compliance with a standard of this article impossible or not practical; or
c. 
The waiver request is meant to increase the walkability of the subdistrict.
2. 
Both of the following criteria are met:
a. 
The building and site design clearly still meet the intent of the Form-Based Code even though all standards will not be met; and
b. 
The waiver will not create an unsafe and/or unwelcoming pedestrian environment.

Sec. 39-3.07 Building type limited locations.

[7-21-2021 by Ord. No. 1796; amended 2-1-2023 by Ord. No. 1834]
The front facade of a new one story building shall be a minimum of 16 feet in height measured from the floor to the roof as described in Section 39-1.07D. The height may include four feet of parapet that extends the full width of the building. Additions to existing buildings that do not meet this requirement must comply with Section 39-13.03, Nonconforming structures.

Sec. 39-3.08 Building type standards.

[7-21-2021 by Ord. No. 1796]
Regardless of building or frontage type, all building corners at street intersections shall include corner architectural features designed to provide a welcoming gateway to the block. Buildings at intersections shall also have an entrance facing the corner. Acceptable corner architectural features include the following. The Planning Commission may approve alternate architectural features upon determining that they meet the intent of this section.
•
Peaked or decorative roof.
•
Additional glass.
•
Clock tower or similar feature.
•
Support column for upper floors.
•
Vertical facade differentiation so that the corner stands out.