Iowa City City Zoning Code

The full names, short names, and map symbols of the established single-family residential zones are listed in this section. When this title refers to the single-family residential zones, it is referring to the zones listed in this section. When this title refers to residential zones, or R zones, it is referring to both the single-family residential zones listed in this section and the multi-family residential zones listed in chapter 2, article B of this title.

   A.   Rural Residential Zone (RR-1): The rural residential zone (RR-1) is intended to provide a rural residential character for areas in the city that are not projected to have the utilities necessary for urban development in the foreseeable future or for areas that have sensitive environmental features that preclude development at urban densities.

   B.   Low Density Single-Family Residential Zone (RS-5): The low density single-family residential zone (RS-5) is primarily intended to provide housing opportunities for individual households. The regulations are intended to create, maintain, and promote livable neighborhoods. The regulations allow for some flexibility of dwelling types to provide housing opportunities for a variety of household types. This zone also allows for some nonresidential uses that contribute to the livability of residential neighborhoods, such as parks, schools, religious institutions, and daycare facilities. Related nonresidential uses and structures should be planned and designed to be compatible with the character, scale, and pattern of the residential development.

   C.   Medium Density Single-Family Residential Zone (RS-8): The purpose of the medium density single-family residential zone (RS-8) is primarily to provide for the development of small lot single-family dwellings. The regulations are intended to create, maintain, and promote livable neighborhoods. The regulations allow for some flexibility of dwelling types to provide housing opportunities for a variety of household types. Special attention should be given to site design to ensure the development of quality neighborhoods. Nonresidential uses and structures permitted in this zone should be planned and designed to be compatible with the character, scale, and pattern of the residential development.

   D.   High Density Single-Family Residential Zone (RS-12): The high density single-family residential zone (RS-12) is intended to provide for development of single-family dwellings, duplexes and attached housing units at a higher density than in other single- family zones. Because this district represents a relatively high density for single-family development, dwellings should be in close proximity to all city services and facilities, especially parks, schools and recreational facilities. Special attention should be given to site design to ensure the development of quality neighborhoods. Nonresidential uses and structures permitted in this zone should be planned and designed to be compatible with the character, scale, and pattern of the residential development.

   E.   Neighborhood Stabilization Residential Zone (RNS-12): The purpose of the neighborhood stabilization residential zone (RNS-12) 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. (Ord. 05-4186, 12-15-2005)

   A.   Determining Principal Uses Allowed:

      1.   Table 2A-1, located at the end of this section, indicates whether a principal land use is permitted (P), allowed with provisions (PR), or allowed by special exception (S) in a particular single-family residential zone. A number in superscript indicates that a special provision applies. See table notes for more information.

      2.   Specific land uses are grouped into the categories and subgroups listed in the table. For example, a church is classified as religious/private group assembly. To find out how a specific land use is categorized, see chapter 4, article A, "Use Categories", of this title.

      3.   Provisional uses are allowed, subject to the additional requirements contained in chapter 4, article B, "Minor Modifications, Variances, Special Exceptions, And Provisional Uses", of this title.

      4.   Uses listed as special exceptions are allowed only after approval from the Iowa City board of adjustment. The general approval criteria for special exceptions are stated in chapter 4, article B of this title, along with specific approval criteria for most special exception uses.

   B.   Accessory Uses Allowed: Regulations pertaining to accessory uses are stated in chapter 4, article C, "Accessory Uses And Buildings", of this title. (Ord. 05-4186, 12-15-2005)

 

(Ord. 05-4186, 12-15-2005; amd. Ord. 09-4341, 6-2-2009; Ord. 23-4914, 11-6-2023)

All principal and accessory uses allowed in this zone, whether allowed as a permitted, provisional or special exception use, are subject to the use regulations and site development standards contained in chapters 4 and 5 of this title and, if applicable, the overlay zone provisions of chapter 3 of this title. Said chapters are indicated as follows:

   A.   Overlay Zones:

      1.   Planned development overlay: See chapter 3, article A of this title.

      2.   Historic district and conservation district overlay: See chapter 4, article B of this title.

      3.   Design review: See chapter 3, article C of this title.

   B.   Use Regulations:

      1.   Minor modifications, variances, special exceptions and provisional uses: See chapter 4, article B of this title.

      2.   Accessory uses and buildings: See chapter 4, article C of this title.

      3.   Temporary uses: See chapter 4, article D of this title.

      4.   Nonconforming situations: See chapter 4, article E of this title.

   C.   Site Development Standards:

      1.   Off street parking and loading standards: See chapter 5, article A of this title.

      2.   Sign regulations: See chapter 5, article B of this title.

      3.   Access management standards: See chapter 5, article C of this title.

      4.   Intersection visibility standards: See chapter 5, article D of this title.

      5.   Landscaping and tree standards: See chapter 5, article E of this title.

      6.   Screening and buffering standards: See chapter 5, article F of this title.

      7.   Outdoor lighting standards: See chapter 5, article G of this title.

      8.   Performance standards: See chapter 5, article H of this title.

      9.   Sensitive lands and features: See chapter 5, article I of this title.

      10.   Floodplain management standards: See chapter 5, article J of this title.

      11.   Neighborhood open space requirements: See chapter 5, article K of this title. (Ord. 05-4186, 12-15-2005)

The dimensional requirements for the single-family residential zones are stated in table 2A-2, located at the end of this section. Each of the following subsections describes in more detail the regulations for each of the dimensional requirements listed in the table. Provisional uses and uses allowed by special exception may have specific dimensional requirements not specified in table 2A-2, located at the end of this section. Approval criteria for these uses are addressed in chapter 4, article B of this title. Dimensional requirements may be waived or modified for developments approved through the planned development (see chapter 3, article A, "Planned Development Overlay Zone (OPD)", of this title) or through the historic preservation exception as outlined in section 14-2A-7, "Special Provisions", of this article.

   A.   Minimum Lot Requirements:

      1.   Purpose: The minimum lot area and width requirements are intended to ensure that a lot is of a size, width, and frontage that is appropriate for the uses permitted in the subject zone and will ensure, in most cases, that the other site development standards of this title can be met. The lot area per dwelling unit standards control the intensity of use on a lot to ensure consistency and compatibility of new dwellings with the surrounding development.

      2.   Standards: Generally, the minimum lot area and width standards for the various single-family residential zones and for specific residential uses are stated in table 2A-2, located at the end of this section.

      3.   Minimum Lot Sizes For Specific Land Uses:

         a.   Provisional uses and uses allowed by special exception may have specific lot size requirements not specified in table 2A-2, located at the end of this section. Approval criteria for these uses are addressed in chapter 4, article B, "Minor Modifications, Variances, Special Exceptions, And Provisional Uses", of this title.

         b.   If a minimum lot size is specified within a zone for a particular land use or dwelling type, whether permitted, provisional or a special exception, that use or dwelling type may not be established on a smaller lot, even if smaller lots are permitted in the subject base zone, except as permitted under chapter 4, article E, "Nonconforming Situations", of this title.

   B.   Minimum Setback Requirements For Principal Buildings:

      1.   Purpose: The minimum setback requirements are intended to:

         a.   Maintain light, air, separation for fire protection, and access for firefighting;

         b.   Provide opportunities for privacy between dwellings;

         c.   Reflect the general building scale and placement of structures in the city's neighborhoods;

         d.   Promote a reasonable physical relationship between buildings and between residences; and

         e.   Provide flexibility to site a building so that it is compatible with buildings in the vicinity.

      2.   General Setback Requirements: Generally, the minimum required setbacks for principal buildings in residential zones are stated in table 2A-2, located at the end of this section. The minimum setbacks for principal buildings create required setback areas within which principal buildings are not allowed, except for certain building features as specified in this subsection.

      3.   Specific Setback Requirements: The following provisions contain setback requirements that apply in specific situations:

         a.   Setbacks Along Arterial Streets:

            (1)   On lots platted after December 31, 1983, a minimum forty foot (40') front setback is required along any lot line that abuts an arterial street or future arterial street as shown on the Iowa City arterial street map, located in chapter 5, article C, "Access Management Standards", of this title.

            (2)   If a lot is located along an arterial street that is substandard with regard to the width of the public right of way as specified in title 15, "Land Subdivisions", of this code, then the minimum forty foot (40') front setback along said street is increased by the number of additional feet that will be required for future upgrade of said street to city standards. Lots platted prior to December 31, 1983, are exempt from this requirement. In addition, setback averaging may apply in certain circumstances. (See subsection B3e of this section.)

         b.   Lots With Multiple Frontages:

            (1)   On corner lots, no building, structure or planting, unless specifically exempted, may be located within the vision triangle, as set forth in chapter 5, article D, "Intersection Visibility Standards", of this title.

            (2)   If a lot fronting on two (2) or more streets is required to have a front setback, a minimum setback equal to the required front setback must be provided along all streets, and such setback will be considered a front setback for purposes of this title.

         c.   Lots With Multiple Buildings: The principal buildings on the lot must be separated by a horizontal distance of at least ten feet (10'). Proximity of building walls will be subject to all current building code fire protection requirements.

         d.   Overlay Zones And Special Districts: If specific setbacks have been established in a historic or conservation district, a planned development, or in the central planning district, those setbacks supersede the setback requirements of the base zone. For properties located in a historic or conservation district, refer to chapter 3, article B of this title and also the applicable setback provisions in the Iowa City historic preservation handbook. For a property located in a planned development overlay zone, refer to the approved planned development overlay plan for the subject property. For two-family uses, multi-family uses, group living uses, and institutional/civic uses located on property in the Central Planning District, refer to the applicable setback provisions in section 14-2B-6, "Multi-Family Site Development Standards", of this chapter.

         e.   Setback Averaging:

            (1)   Where at least fifty percent (50%) of the lots along a frontage have been developed and all of these developed lots are occupied by principal buildings that are located at least five feet (5') further from the street than the required front setback, the required front setback along the frontage is increased to the equivalent of the setback of the building closest to the street. However, this averaging provision does not apply to frontages that contain three (3) or fewer lots.

            (2)   Where at least fifty percent (50%) of the lots along a frontage are occupied by principal buildings that are located closer to the street than the required front setback, the front setback may be reduced to the average of the respective setbacks on the abutting lots. Only the setbacks on the lots that abut each side of the subject property along the same street may be used to calculate the average. Setbacks across the street or along a different street frontage may not be used. When one abutting lot is vacant or if the lot is a corner lot, then the average is based on the setback of the nonvacant lot and the required setback for the zone in which the lot is located. (See figure 2A.2 of this section.)

      4.   Building Features Permitted Within Required Setback Area: The following building features may extend into the required principal building setback area, subject to the conditions indicated and provided that location of such a feature does not violate the provisions of chapter 5, article D, "Intersection Visibility Standards", of this title. The setback regulations for detached accessory structures and structures not considered part of the principal building are addressed in chapter 4, article C, "Accessory Uses And Buildings", of this title.

         a.   Awnings, uncovered balconies, bay windows, belt courses, buttresses, canopies, chimneys, cornices, sills, and other similar features that extend beyond the wall of a principal building may project up to six feet (6') into the required front or rear setbacks. Except for balconies, bay windows, and chimneys, all such projecting building features may extend up to three feet (3') into the required side setback. Balconies and bay windows may not extend into the required side setback. Chimneys may extend up to two feet (2') into the required side setback. Projections from the principal building must in all cases be at least two feet (2') from any side lot line.

         b.   Enclosed porches, covered decks, and covered patios that are attached to the principal building must comply with the principal building setbacks of the base zone and may not extend into the required setback area. Unenclosed and screened-in porches (non- habitable space) may extend up to fifteen feet (15') into the rear setback, provided they are set back at least twenty feet (20') from the rear lot line. The standards for uncovered decks and patios are specified in chapter 4, article C, "Accessory Uses And Buildings", of this title. Enclosed porches, covered decks, and covered patios that are attached to an accessory building must comply with the standards for accessory buildings as specified in chapter 4, article C, "Accessory Uses And Buildings", of this title.

         c.   Fire escapes may extend into any setback, provided they do not extend more than three feet (3') into any side setback.

         d.   Stairways that function as the principal means of access to dwelling units located above the ground or first floor of a building may not extend into any required setback.

         e.   Stoops and wheelchair ramps that function as a means of access to the ground or first floor of a building may extend into the rear setback, up to eight feet (8') into the required front setback, and into the side setback, provided they are set back at least three feet (3') from any side lot line. In cases where, due to topography or other site characteristics, a wheelchair ramp cannot meet this standard, a minor modification may be requested according to the approval criteria and procedures for minor modifications contained in chapter 4, article B of this title.

      5.   Adjustments To Principal Building Setback Requirements:

         a.   A minor modification to reduce principal building setback requirements may be requested according to the approval criteria and procedures for minor modifications contained in chapter 4, article B of this title.

         b.   A special exception may be requested to reduce principal building setback requirements beyond what is allowed by minor modification. The Board of Adjustment may adjust setback requirements if the owner or lawful occupant of a property demonstrates that the general special exception approval criteria and the following specific approval criteria have been satisfied:

            (1)   The situation is peculiar to the property in question;

            (2)   There is practical difficulty in complying with the setback requirements;

            (3)   Granting the exception will not be contrary to the purpose of the setback regulations; and

            (4)   Any potential negative effects resulting from the setback exception are mitigated to the extent practical.

            (5)   The subject building will be located no closer than three feet (3') to a side or rear property line, unless the side or rear property line abuts a public right-of-way or permanent open space.

   C.   Building Bulk Standards:

      1.   Maximum Height:

         a.   Purpose: The height regulations 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.

         b.   Standards: Generally, the maximum height standards for structures in single-family residential zones are stated in table 2A-2, located at the end of this section. Height standards for accessory buildings are addressed in chapter 4, article C, "Accessory Uses And Buildings", of this title.

         c.   Exemptions: If allowed in the subject zone, the following structures or parts thereof are exempt from the height limitations set forth in the zones indicated, provided an increase in height does not conflict with chapter 6, "Airport Zoning", of this title:

            (1)   Chimneys or flues.

            (2)   Spires on religious or other institutional buildings.

            (3)   Cupolas, domes, skylights and other similar roof protrusions not used for the purpose of obtaining habitable floor space.

            (4)   Farm structures, including barns, silos, storage bins and similar structures when accessory to an allowed agriculture use.

            (5)   Flagpoles that extend not more than ten feet (10') above the height limit or not more than five feet (5') above the highest point of the roof, whichever is less.

            (6)   Parapet or fire walls extending not more than three feet (3') above the limiting height of the building.

            (7)   Poles, towers and other structures accessory to a basic utility use, such as street lights and utility poles.

            (8)   If allowed in the subject zone, basic utilities and communication transmission facilities are exempt from the base zone height standards, but are subject to any limitations placed by the Board of Adjustment.

            (9)   Roof structures, including solar energy systems, elevator bulkheads, stairways, ventilating fans, cooling towers and similar necessary mechanical and electrical appurtenances required to operate and maintain the building.

            (10)   Television antennas and similar apparatus.

         d.   Adjustment Of Height Standards:

            (1)   The maximum height for a principal building 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'); and provided, that an increase in height does not conflict with the provisions of chapter 6, "Airport Zoning", of this title.

            (2)   A minor modification may also be requested to adjust the maximum height for a particular building or property according to the procedures and approval criteria for minor modifications contained in chapter 4, article B of this title.

      2.   Minimum Building Width:

         a.   Purpose: The minimum building width requirements promote a reasonable building scale and relationship between dwellings in a neighborhood.

         b.   Standards: The minimum building width requirements for principal structures in single-family residential zones are stated in table 2A-2, located at the end of this section. A principal building must be in compliance with the specified minimum building width for at least seventy five percent (75%) of the building's length. (See figure 2A.3 below.)

   D.   Maximum Lot Coverage Standards:

      1.   Total Building Coverage:

         a.   Purpose: The total building coverage standard helps to define the character of single-family residential zones by limiting the land area that can be covered by buildings. These standards work in conjunction with the minimum lot requirements and building bulk standards to determine how built up a neighborhood appears.

         b.   Standards: The total building coverage standards for the various single-family residential zones are stated in table 2A-2, located at the end of this section. The maximum building coverage standard establishes the percentage of the total area of a lot that can be covered by buildings. The total building area of all buildings on the property, including both principal and accessory buildings, is used to calculate the building coverage.

      2.   Front Setback Coverage:

         a.   Purpose: The front setback coverage standard ensures that a certain portion of the front setback area remains free of impervious surface, which helps to maintain a consistent and pleasant environment along neighborhood streets. These standards increase public safety by preventing excessive front yard paving and vehicular storage that may obscure the principal dwelling and the main entrance from view of the street. In addition, this standard helps to prevent neighborhood streets that are dominated by front yard pavement, particularly along frontages with narrow residential lots.

         b.   Standard: The maximum front setback coverage standard for the single-family residential zones is stated in table 2A-2, located at the end of this section. The table lists the maximum percentage of the required front setback that may be covered by impervious surface, including driveways, walkways, patios, decks, and other paved areas. Front setback coverage may not exceed the percentage indicated in said table 2A-2.

         c.   Exception: A special exception may be requested to increase the allowed front setback coverage. The Board of Adjustment may adjust the front setback coverage standard if the owner or lawful occupant of a property demonstrates that the general special exception approval criteria set forth in chapter 4, article B of this title, and the following specific approval criteria have been satisfied:

            (1)   The lot is of an irregular shape or contains severe topography, such that there is practical difficulty meeting the front setback coverage standard.

            (2)   The applicant has demonstrated that every effort has been made to design buildings, paved areas, and vehicular use areas to meet the front setback coverage standard. Such efforts include reducing the width of driveways, reducing paved areas and size of garages and providing alternative means of vehicular access to the property. If vehicular access to an alley or private rear lane is available, the front setback coverage standard may not be increased.

            (3)   Granting the exception will not be contrary to the purpose of the front setback coverage regulations.

            (4)   Any potential negative effects resulting from the exception are mitigated to the extent practical.

   E.   Minimum Open Space Requirements:

      1.   Purpose: The minimum open space requirements are intended to ensure a minimum amount of private, usable open space is provided to support the health, well-being and enjoyment of the residents of the dwelling. The intent of the open space is to support passive recreation, leisure activities, informal gathering, and opportunities for interaction with nature.

      2.   Minimum Requirements:

         a.   On lots that contain multi-family uses or group living uses, usable open space shall be provided on each lot at a ratio of ten (10) square feet per bedroom, but not less than four hundred (400) square feet, located in one or more clearly defined, compact areas, with each area not less than two hundred twenty five (225) square feet with no dimension less than fifteen feet (15'). On lots that contain multi-family uses in the RS-12 zone, a minimum of one hundred fifty (150) square feet of usable open space per unit shall be provided, located in the rear yard with no dimension less than ten feet (10').

         b.   On lots that contain detached single family uses, a minimum of five hundred (500) square feet of usable open space shall be provided, located in the rear yard with no dimension less than twenty feet (20').

         c.   On lots that contain attached single family uses, a minimum of one hundred fifty (150) square feet of usable open space shall be provided, located in the rear yard with no dimension less than ten feet (10').

         d.   On lots that contain two family uses, a minimum of three hundred (300) square feet of usable open space per dwelling unit shall be provided, located in one or more clearly defined, compact areas, with each area not less than three hundred (300) square feet with no dimension less than twelve feet (12').

      3.   Standards:

         a.   For multi-family uses and group living uses, open space shall meet the standards as set forth in subsections 14-2G-7E1 through E7 of this chapter, except that multi-family uses in the RS-12 zone shall comply with the standards below.

         b.   For single family uses, two family uses, and multi-family uses in RS-12 zones, open space shall be located behind the principal dwelling in an area visible and easily accessible from the principal dwelling and shall consist of open planted green space, which may include trees, planters, gardens, and other amenities that support passive recreation or leisure activities. Paved areas shall not be counted toward usable open space. For attached single family uses, rooftop or upper floor open air terraces or rear yard-facing porches, including screened-in porches (non-habitable space only) may count toward the open space requirement.

      4.   Minor Modification: A minor modification may be requested according to the provisions and approval criteria of section 14-4B-1, "Minor Modifications", of this title, to reduce the required open space for single family and two family uses in the following circumstances, provided the additional approval criteria stated in subsection E4e of this section, are satisfied. Note that reducing the open space may reduce the allowed occupancy of a rental property (see title 17, chapter 5, "Housing Code", of this Code):

         a.   In order to establish up to two (2) off-street parking spaces (surface parking or in a garage) on a lot that currently has fewer than two (2) off-street parking spaces; or

         b.   If the lot is a corner lot, is irregular in shape, substandard in size, or contains severe topography, or other unique circumstance, such that there is practical difficulty meeting the standard; or

         c.   The lot contains a manufactured home, where due to the shape/dimensions of the home there is practical difficulty meeting the standard; or

         d.   The lot contains a detached zero lot line dwelling, where the side yard is designed to serve as usable open space for the dwelling;

         e.   Approval criteria:

            (1)   The applicant has demonstrated that every effort has been made to design buildings, paved areas, and vehicular use areas to meet the open space requirement. Such efforts may include but are not limited to reducing the width of driveways, reducing paved areas and size of new buildings or additions, and providing alternative means of vehicular access to the property; and

            (2)   The open space requirement will be satisfied to the extent possible in another location on the lot, such as a side yard; and

            (3)   Any potential negative effects resulting from the exception are mitigated to the extent possible.

 

(Ord. 05-4186, 12-15-2005; amd. Ord. 09-4365, 12-1-2009; Ord. 12-4488, 8-21-2012; Ord. 18-4744, 4-2-2018; Ord. 23-4893, 1-24-2023; Ord. 23-4914, 11-6-2023; Ord. 24-4919, 1-16-2024)

The residential occupancy of a household living use is limited to one "household" per dwelling unit, as this term is defined in chapter 9, article A, "General Definitions", of this title. The residential occupancy of a household living use is constrained by the provisions of title 17, chapter 5, "Housing Code", of this Code. Occupancy of properties that are not in compliance with the minimum Zoning Code requirements may be limited as set forth in subsection 17-5-18S, "Regulation Of Noncompliant Situations", of this Code. (Ord. 18-4744, 4-2-2018)

   A.   Purpose: The single-family site development standards are intended to:

      1.   Ensure that parking areas are located so as to prevent drainage onto adjoining properties, to prevent vehicles from blocking sidewalks and to ensure that front yard areas remain free of large parking areas that will detract from the residential character of the neighborhood.

      2.   Enhance public safety for residents and visitors by lining streets with active living spaces, ensuring that there is a physical and visual connection between the living area of the residence and the street.

      3.   Enhance the pedestrian oriented character of the neighborhood by preventing blank facades and large expanses of concrete along the street.

   B.   Applicability:

      1.   The standards of this section apply to all single-family and two-family uses located in any zone.

      2.   Multi-family dwellings, group living uses, and institutional/civic uses located in a single-family zone are subject to the multi-family site development standards specified in chapter 2, article B, "Multi-Family Residential Zones", of this title.

   C.   Garage, Driveway And Parking Location Standards:

      1.   For single-family uses and two-family uses, a required parking space may be located behind another parking space on a regularly constructed aisle, provided the spaces are not stacked more than two (2) spaces deep, counting the space within a garage. (See figure 2A.4 of this section.)

      2.   Parking for single-family uses and two-family uses may be designed to allow cars to exit by backing into a street, except if street access is restricted or alley access is required.

      3.   Parking is not permitted in the front principal dwelling setback, except in the following situations:

         a.    For single-family uses, one of the required parking space(s) may be provided in the front principal dwelling setback on a regularly constructed aisle that leads directly to a parking space that is not located in the front principal dwelling setback, provided not less than fifty percent (50%) of the front principal dwelling setback area remains open space, free of impervious surface.

         b.   For two (2)-family uses and group households, two (2) of the required parking spaces may be provided in the front principal dwelling setback on a regularly constructed aisle that leads directly to a parking space that is not located in the front principal dwelling setback, provided not less than fifty percent (50%) of the front principal dwelling setback area remains open space, free of impervious surface.

         c.   For single-family uses, two-family uses, and group households, up to three (3) nonrequired parking spaces may be provided in the front principal dwelling setback, provided any such space is located on a regularly constructed aisle that leads directly to a parking space that is not located in the front principal dwelling setback, and provided that not less than fifty percent (50%) of the front principal dwelling setback area remains open space, free of buildings and impervious surfaces. (See figure 2A.5 of this section.)

      4.   Garages and carports must be located so as to provide a driveway, at least twenty five feet (25') in length, between the entrance to the garage or carport and the street right of way line. Garages and carports accessed from an alley must be located so as to provide a driveway at least five feet (5') in length between the entrance to the garage or carport and the alley right of way line. In cases where the configuration of the lot, the topography, and/or other physical characteristic of the property makes the application of this standard impractical, a minor modification may be requested to reduce the driveway length, provided that the following approval criteria are met in addition to the general minor modification standards set forth in subsection 14-4B-1B of this title:

         a.   There will be at least twenty five feet (25') of driveway length between the entrance to the garage or carport and any existing public sidewalk. In cases where there is no public sidewalk, but where a public sidewalk is likely to be built in the future, there must be at least twenty five feet (25') of driveway length between the entrance of the garage or carport and the likely location of a future public sidewalk, as determined by the city.

         b.   The resulting garage or carport location and driveway length will not compromise public safety along the fronting street or alley.

      5.   A nonhard surfaced drive or aisle may not be located closer than three feet (3') to a lot line, except at the point of access with a street, alley, or private rear lane. Hard surfaced drives must be set back at least three feet (3') from any side or rear lot line, except under the following circumstances:

         a.   The drives and aisles are pitched or curbed and drained to prevent the flow of water onto adjoining property; or

         b.   A drainage course has been established along lot lines to handle stormwater runoff; or

         c.   Any specific location along a side or rear lot line where a drive is shared with an abutting lot; or

         d.   At the point of access with an alley or private rear lane.

      6.   On lots less than sixty feet (60') in width, the length of any garage wall that faces a street-side lot line may not exceed sixty percent (60%) of the total length of the building facade that faces the same street-side lot line. On corner lots, only the garage wall(s) containing a garage door must meet this standard. For two-family uses and attached single-family dwellings, additional vehicular access standards may apply. See applicable standards in section 14-4B-4, "Specific Approval Criteria For Provisional Uses And Special Exceptions", of this title.

   D.   Pedestrian Circulation: Where no sidewalk exists, sidewalks shall be constructed in the abutting public right-of-way according to the standards in section 15-3-3. The Director of Neighborhood and Development Services may exempt a property from this requirement where a finding is made that such a sidewalk is unlikely to connect to future pedestrian routes. (Ord. 05-4186, 12-15-2005; amd. Ord. 11-4451, 10-18-2011; Ord. 19-4815, 12-17-2019; Ord. 21- 4858, 6-1-2021; Ord. 22-4882, 6-21-2022)

   A.   Single-Family Density Bonus Options: For detached single-family dwellings and detached zero lot line dwellings, the following density bonuses are allowed in the following zones and under the following conditions:

      1.   RS-5 zone: If vehicular access to garages and off street parking spaces is restricted to an alley or private rear lane, then the following modifications to dimensional requirements are allowed:

         a.   The minimum lot width may be reduced to forty five feet (45') and the minimum lot frontage may be reduced to thirty feet (30');

         b.   The minimum lot size and lot area per unit may be reduced to five thousand (5,000) square feet; and

         c.   The minimum front setback may be reduced to ten feet (10'), if utilities are also located along the alley or private rear lane and the first floor elevation is at least thirty inches (30") above the grade of the adjacent public sidewalk.

      2.   RS-8 zone: If vehicular access to garages and off street parking spaces is restricted to an alley or private rear lane, then the following modifications to dimensional requirements are allowed:

         a.   The minimum lot width may be reduced to forty feet (40') and the minimum frontage to twenty five feet (25');

         b.   The minimum lot size and lot area per unit may be reduced to four thousand (4,000) square feet; and

         c.   The minimum front setback may be reduced to ten feet (10'), if utilities are also located along the alley or private rear lane and the first floor elevation is at least thirty inches (30") above the grade of the adjacent public sidewalk.

      3.   RS-12 and RNS-12 zones: If vehicular access to garages and off street parking spaces is restricted to an alley or private rear lane, then the following modifications to dimensional requirements are allowed:

         a.   The minimum lot width may be reduced to thirty feet (30') and the minimum frontage to twenty feet (20');

         b.   The minimum lot size and lot area per unit may be reduced to three thousand (3,000) square feet; and

         c.   The minimum front setback may be reduced to ten feet (10'), if utilities are also located along the alley or private rear lane and the first floor elevation is at least thirty inches (30") above the grade of the adjacent public sidewalk.

   B.   Historic Preservation Exceptions:

      1.   The Board of Adjustment may grant a special exception to waive or modify any dimensional or site development standards listed in this article or in chapter 5 of this title or any approval criteria listed in chapter 4, article B of this title that would prevent use or occupancy of a property located in a Historic District Overlay (OHD) or registered on the national register of historic places. In addition to the general special exception approval criteria set forth in chapter 4, article B of this title, the following approval criteria must be met:

         a.   The modification or waiver will help preserve the historic, aesthetic, or cultural attributes of the property;

         b.   The applicant must obtain a certificate of appropriateness from the Historic Preservation Commission.

      2.   The Board of Adjustment may grant a special exception to allow a property located in a Historic District Overlay (OHD) or registered on the national register of historic places to be adapted and reused as a community service use, specialized educational facility, or hospitality oriented retail use. In addition to the general special exception approval criteria listed in chapter 4, article B of this title, the applicant must also meet the following criteria in order for the Board to grant this exception:

         a.   The exception is necessary to preserve the historic, aesthetic, or cultural attributes of the property.

         b.   The applicant must obtain a certificate of appropriateness from the Historic Preservation Commission.

   C.   Special Provisions In Neighborhood Stabilization Residential Zone:

      1.   At the time a property is rezoned to neighborhood stabilization residential (RNS-12), any uses that were conforming with regard to use and minimum lot area per unit requirements under the previous zoning designation shall be considered conforming with regard to use and minimum lot area per unit requirements under the neighborhood stabilization residential zone. Any building containing a conforming use may be torn down and rebuilt to its present density or to the allowed density in the neighborhood stabilization residential zone; provided, that it conforms to all other provisions of this title.

      2.   The special provision described in subsection C1 of this section does not exempt a property from compliance with other relevant dimensional standards, site development standards, use regulations, or any subsequent amendments to this title that pertain to the property.

   D.   Two-Family Uses And Attached Single-Family Dwellings In RS-8 Zone: Existing two-family uses and attached single-family dwellings located on interior lots in the RS-8 zone that were conforming with regard to use and minimum lot area per unit requirements as of December 27, 2005, shall be considered conforming with regard to use and minimum lot area per unit requirements regardless of location. Any building containing a conforming use may be torn own and rebuilt to its present density or to the allowed density in the RS-8 zone; provided, that it conforms to all other provisions of this title. This provision does not exempt a property from compliance with other dimensional standards, site development standards, use regulations, or any subsequent amendments to this title that pertain to the property.

   E.   Sustainability Density Bonus: The minimum lot size or minimum lot area per unit may be reduced by ten percent (10%) of the applicable requirement for each of the following provisions that is met, up to a maximum of twenty-five percent (25%). This bonus may be used in conjunction with subsection 14-5A-4F10 (Sustainability Parking Reduction).

      1.   A solar energy system is installed onsite where the size is equal to forty percent (40%) of the surface area of the roofs of all buildings.

      2.   All uses within the development utilize electricity for one hundred percent (100%) of their regular energy consumption after construction.

      3.   All buildings within the development are constructed to the most current edition of the International Energy Conservation Code standards published by the International Code Council.

   F.   Affordable Housing Bonus: Residential uses are eligible to utilize affordable housing bonuses pursuant to Article 14-4F, "Affordable Housing". (Ord. 05-4186, 12-15-2005; amd. Ord. 22-4884, 8-2-2022; Ord. 23-4893, 1-24-2023; Ord. 23-4914, 11-6-2023)

The full names, short names, and map symbols of the established multi-family residential zones are listed below. When this title refers to the multi-family residential zones, it is referring to the zones listed below. When this title refers to residential zones, or R zones, it is referring to both the single-family residential zones listed chapter 2, article A of this title and the multi-family residential zones listed below.

   A.   Low Density Multi-Family Residential Zone (RM-12): The purpose of the low density multi-family residential zone (RM-12) is to provide for the development of high density, single-family housing and low density, multi-family housing. This zone is intended to provide a diverse variety of housing options in neighborhoods throughout the city. Careful attention to site and building design is important to ensure that the various housing types in any one location are compatible with one another.

   B.   Medium Density Multi-Family Residential Zone (RM-20): The purpose of the medium density multi-family residential zone (RM-20) is to provide for the development of medium density multi-family housing. This zone is particularly well suited to locations adjacent to commercial areas and in areas with good access to all city services and facilities. This zone allows a mix of detached and attached single-family housing, duplexes, and multi-family housing. Careful attention to site and building design is important to ensure that the various housing types in any one location are compatible with one another.

   C.   Neighborhood Stabilization Residential Zone (RNS-20): The purpose of the neighborhood stabilization residential zone (RNS-20) is to stabilize and preserve the character of older neighborhoods that contain a mix of single-family housing, duplexes, single-family structures that have been converted to multi-family housing, and properties that have been redeveloped with multi-family housing. Higher density multi-family uses that were conforming prior to rezoning to RNS-20 remain conforming when rezoned to RNS-20. Conversions and redevelopment may occur up to the density allowed in this zone.

   D.   High Density Multi-Family Residential Zone (RM-44): The purpose of the high density multi-family residential zone (RM-44) is to establish areas for the development of high density, multi- family dwellings and group living quarters. Properties zoned RM-44 should be located with good access to all city services and facilities, including public transportation services. Vehicular access and parking should be designed carefully to ensure efficient traffic and pedestrian circulation on adjacent streets. Due to the high density permitted in this zone, careful attention to site design is expected to ensure that buildings are compatible with surrounding land uses and that a quality living environment will be maintained over time.

   E.   Planned High Density Multi-Family Residential Zone (PRM): The purpose of the planned high density multi-family residential zone (PRM) is to provide for development of high density multi-family housing in close proximity to centrally located employment, educational, and commercial uses. Because of the high density of development anticipated in this zone, special consideration of building and site design is required. Density bonuses may be granted when additional amenities are provided. Establishing a pleasant, safe and efficient pedestrian environment is important, since many of the city's primary destinations are within walking distance of properties zoned PRM. (Ord. 05-4186, 12-15-2005)

   A.   Determining Principal Uses Allowed:

      1.   Table 2B-1, located at the end of this section, indicates whether a principal land use is permitted (P), allowed with provisions (PR), or allowed by special exception (S) in a particular multi-family residential zone.

      2.   Specific land uses are grouped into the categories and subgroups listed in the table. For example, a rooming house is classified as independent group living. To find out how a specific land use is categorized see chapter 4, article A, "Use Categories", of this title.

      3.   Provisional uses are allowed, subject to the additional requirements contained in chapter 4, article B, "Minor Modifications, Variances, Special Exceptions, And Provisional Uses", of this title.

      4.   Uses listed as special exceptions are allowed only after approval from the Iowa City board of adjustment. The approval criteria for special exceptions are stated in chapter 4, article B of this title.

   B.   Accessory Uses Allowed: Regulations pertaining to accessory uses are stated in chapter 4, article C, "Accessory Uses And Buildings", of this title. (Ord. 05-4186, 12-15-2005)

 

(Ord. 05-4186, 12-15-2005; amd. Ord. 09-4341, 6-2-2009; Ord. 13-4526, 5-14-2013; Ord. 23-4914, 11-6-2023)

All principal and accessory uses allowed in this zone, whether allowed as a permitted, provisional or special exception use, are subject to the use regulations and site development standards contained in chapters 4 and 5 of this title and, if applicable, the overlay zone provisions contained in chapter 3 of this title. Said chapters are indicated as follows:

   A.   Overlay Zones:

      1.   Planned development overlay: See chapter 3, article A of this title.

      2.   Historic district and conservation district overlay: See chapter 3, article B of this title.

      3.   Design review: See chapter 3, article C of this title.

   B.   Use Regulations:

      1.   Minor modifications, variances, special exceptions and provisional uses: See chapter 4, article B of this title.

      2.   Accessory uses and buildings: See chapter 4, article C of this title.

      3.   Temporary uses: See chapter 4, article D of this title.

      4.   Nonconforming situations: See chapter 4, article E of this title.

   C.   Site Development Standards:

      1.   Off street parking and loading standards: See chapter 5, article A of this title.

      2.   Sign regulations: See chapter 5, article B of this title.

      3.   Access management standards: See chapter 5, article C of this title.

      4.   Intersection visibility standards: See chapter 5, article D of this title.

      5.   Landscaping and tree standards: See chapter 5, article E of this title.

      6.   Screening and buffering standards: See chapter 5, article F of this title.

      7.   Outdoor lighting standards: See chapter 5, article G of this title.

      8.   Performance standards: See chapter 5, article H of this title.

      9.   Sensitive lands and features: See chapter 5, article I of this title.

      10.   Floodplain management standards: See chapter 5, article J of this title.

      11.   Neighborhood open space requirements: See chapter 5, article K of this title. (Ord. 05-4186, 12-15-2005)

The dimensional requirements for the multi-family residential zones are stated in table 2B-2, located at the end of this section. Each of the following subsections describes in more detail the regulations for each of the dimensional requirements listed in the table. Provisional uses and uses allowed by special exception may have specific dimensional requirements not specified in table 2B-2, located at the end of this section. Approval criteria for these uses are addressed in chapter 4, article B of this title. Dimensional requirements may be waived or modified for developments approved through the planned development process (see chapter 3, article A, “Planned Development Overlay Zone (OPD)”, of this title) or through minor adjustments in PRM Zones as outlined in section 14-2B-7, “PRM Zone bonus And Minor Adjustment Provisions” or the historic preservation exception as outlined in section 14-2B-8, “Special Provisions”, of this article.

   A.   Minimum Lot Requirements:

      1.   Purpose: The minimum lot area and width requirements are intended to ensure that a lot is of a size, width, and frontage that is appropriate for the uses permitted in the subject zone and will ensure, in most cases, that the other site development standards of this title can be met. The lot area per dwelling unit standards control the intensity of use on a lot to ensure consistency and compatibility of new dwellings with the surrounding development.

      2.   Standards: Generally, the minimum lot area and width standards for the various multi-family residential zones and for specific residential uses are stated in table 2B-2, located at the end of this section.

      3.   Minimum Lot Requirements For Specific Land Uses:

         a.   Provisional uses and uses allowed by special exception may have specific lot size requirements not specified in table 2B-2, located at the end of this section. Approval criteria for these uses are addressed in chapter 4, article B of this title.

         b.   If a minimum lot size is specified within a zone for a particular land use or dwelling type, whether permitted, provisional or a special exception, that use or dwelling type may not be established on a smaller lot, even if smaller lots are permitted in the subject base zone, except as permitted under chapter 4, article E, "Nonconforming Situations", of this title.

         c.   The single-family density bonus options for the RS-12 zone, as specified in section 14-2A-7 of this title, may be applied to detached single-family dwellings and detached zero lot line dwellings located in the RM-12 and RM-20 zones. If the single- family density bonus options have been applied, the minimum lot area, lot area per unit, lot width and lot frontage requirements may be reduced accordingly.

   B.   Minimum Setback Requirements For Principal Buildings:

      1.   Purpose: The minimum setback requirements are intended to:

         a.   Maintain light, air, separation for fire protection, and access for firefighting;

         b.   Provide opportunities for privacy between dwellings;

         c.   Reflect the general building scale and placement of structures in the city's neighborhoods;

         d.   Promote a reasonable physical relationship between buildings; and

         e.   Provide flexibility to site a building so that it is compatible with buildings in the vicinity.

      2.   General Setback Requirements: Generally, the minimum required setbacks for principal buildings in multi-family residential zones are stated in table 2B-2, located at the end of this section. The minimum setbacks for principal buildings create required setback areas within which principal buildings are not allowed, except for certain building features as specified in this subsection.

      3.   Specific Setback Requirements: The following provisions contain principal building setback requirements that apply in specific situations:

         a.   Setbacks Along Arterial Streets:

            (1)   On lots platted after December 31, 1983, a minimum forty foot (40') front setback is required along any lot line that abuts an arterial street or future arterial street as shown on the Iowa City arterial street map, located in chapter 5, article C, "Access Management Standards", of this title.

            (2)   If a lot is located along an arterial street that is substandard with regard to the width of the public right of way as specified in title 15, "Land Subdivisions", of this code, then the minimum forty foot (40') front setback along said street is increased by the number of additional feet that will be required for future upgrade of said street to city standards. Lots platted prior to December 31, 1983, are exempt from this requirement. In addition, setback averaging may apply in certain circumstances. (See subsection B3e of this section.)

         b.   Lots With Multiple Frontages:

            (1)   On corner lots, no building, structure or planting, unless specifically exempted, may be located within the vision triangle, as set forth in chapter 5, article D, "Intersection Visibility Standards", of this title.

            (2)   If a lot fronting on two (2) or more streets is required to have a front setback, a minimum setback equal to the required front setback must be provided along all streets, and such setback will be considered a front setback for purposes of this title.

         c.   Lots With Multiple Buildings: The principal buildings on a lot must be separated by a horizontal distance of at least ten feet (10'). Buildings containing residential uses must be designed to preserve privacy. This can be achieved by placement of windows to prevent direct views into the windows of adjacent residential dwelling units. In addition, balconies and air conditioning units may not be located along a building wall that is within twenty feet (20') of a building wall of an adjacent principal building on the same lot, if the wall of the adjacent building contains window or door openings into dwelling units. Proximity of building walls will be subject to all current building code fire protection requirements.

         d.   Overlay Zones And Special Districts: If specific setbacks have been established in a historic or conservation district, a planned development, or in the central planning district, those setbacks supersede the setback requirements of the base zone. For properties located in a historic or conservation district, refer to chapter 3, article B of this title and also the applicable setback provisions in the Iowa City historic preservation handbook. For a property located in a planned development overlay zone, refer to the approved planned development overlay plan for the subject property. For two-family uses, multi-family uses, group living uses, and institutional/civic uses located on property in the central planning district, refer to the applicable setback provisions in section 14-2B-6, "Multi-Family Site Development Standards", of this article.

         e.   Setback Averaging:

            (1)   Where at least fifty percent (50%) of the lots along a frontage have been developed and all of these developed lots are occupied by principal buildings that are located at least five feet (5') further from the street than the required front setback, the required front setback along the frontage is increased to the equivalent of the setback of the building closest to the street. However, this averaging provision does not apply to frontages that contain three (3) or fewer lots.

            (2)   Where at least fifty percent (50%) of the lots along a frontage are occupied by principal buildings that are located closer to the street than the required front setback, the front setback may be reduced to the average of the respective setbacks on the abutting lots. Only the setbacks on the lots that abut each side of the subject property along the same street may be used to calculate the average. Setbacks across the street or along a different street frontage may not be used. When one abutting lot is vacant or if the lot is a corner lot, then the average is based on the setback of the principal building on the nonvacant lot and the required setback for the zone in which the lot is located. (See figure 2B.2 of this section.)

      4.   Building Features Permitted Within Required Setback Area: The following building features may extend into the required principal building setback area, subject to the conditions indicated and provided that location of such a feature does not violate the provisions of chapter 5, article D, "Intersection Visibility Standards", of this title. The setback regulations for detached accessory structures and structures not considered part of the principal building are addressed in chapter 4, article C, "Accessory Uses And Buildings", of this title.

         a.   Awnings, uncovered balconies, bay windows, belt courses, buttresses, canopies, chimneys, cornices, sills, and other similar features that extend beyond the wall of a principal building may project up to six feet (6') into the required front or rear setbacks. Except for balconies, bay windows, and chimneys, all such projecting building features may extend up to three feet (3') into the required side setback. Balconies and bay windows may not extend into the required side setback. Chimneys may extend up to two feet (2') into the required side setback. Projections from the principal building must in all cases be at least two feet (2') from any side lot line.

         b.   Enclosed porches, covered decks, and covered patios that are attached to the principal building must comply with the principal building setbacks of the base zone and may not extend into the required setback area. Unenclosed and screened-in porches (non- habitable space) may extend up to fifteen feet (15') into the rear setback, provided they are set back at least twenty feet (20') from the rear lot line. The standards for uncovered decks and patios are specified in chapter 4, article C, "Accessory Uses And Buildings", of this title. Enclosed porches, covered decks, and covered patios that are attached to an accessory building must comply with the standards for accessory buildings as specified in chapter 4, article C, "Accessory Uses And Buildings", of this title.

         c.   Fire escapes may extend into any setback, provided they do not extend more than three feet (3') into any side setback.

         d.   Stairways that function as the principal means of access to dwelling units located above the ground or first floor of a building may not extend into any required setback.

         e.   Stoops and wheelchair ramps that function as a means of access to the ground or first floor of a building may extend into the rear setback, up to eight feet (8') into the required front setback, and into the side setback, provided they are set back at least three feet (3') from any side lot line. In cases where, due to topography or other site characteristics, a wheelchair ramp cannot meet this standard, a minor modification may be requested according to the approval criteria and procedures for minor modifications contained in chapter 4, article B of this title.

      5.   Adjustments To Principal Building Setback Requirements:

         a.   A minor modification to reduce principal building setback requirements may be requested according to the approval criteria and procedures for minor modifications contained in chapter 4, article B of this title.

         b.   A special exception may be requested to reduce principal building setback requirements beyond what is allowed by minor modification. The Board of Adjustment may adjust setback requirements if the owner or lawful occupant of a property demonstrates that the general special exception approval criteria set forth in chapter 4, article B of this title and the following specific approval criteria have been satisfied:

            (1)   The situation is peculiar to the property in question;

            (2)   There is practical difficulty in complying with the setback requirements;

            (3)   Granting the exception will not be contrary to the purpose of the setback regulations; and

            (4)   Any potential negative effects resulting from the setback exception are mitigated to the extent practical.

            (5)   The subject building will be located no closer than three feet (3') to a side or rear property line, unless the side or rear property line abuts a public right of way or permanent open space.

   C.   Building Bulk Standards:

      1.   Maximum Height:

         a.   Purpose: The height regulations 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.

         b.   General Standards: Generally, the maximum height standards for structures in multi-family residential zones are stated in table 2B-2, located at the end of this section. Height standards for accessory buildings are addressed in chapter 4, article C, "Accessory Uses And Buildings", of this title.

         c.   Specific Standards:

            (1)   In the multi-family zones, if any portion of a building is within fifteen feet (15') of a single-family residential zone boundary, then the portion of the building located within fifteen feet (15') of said zone may not exceed two and one-half (21/2) stories in height.

            (2)   In the RM-12, RM-20, and RNS-20 zones, if any portion of a two-family use, multi-family use, group living use, or nonresidential use is located within fifteen feet (15') of a property that contains an existing single-family use, then the portion of the building located within fifteen feet (15') of said property may not exceed two and one-half (21/2) stories in height.

         d.   Exemptions: If allowed in the subject zone, the following structures or parts thereof are exempt from the height limitations set forth in the zones indicated, provided an increase in height does not conflict with chapter 6, "Airport Zoning", of this title.

            (1)   Chimneys or flues.

            (2)   Spires on religious or other institutional buildings.

            (3)   Cupolas, domes, skylights and other similar roof protrusions not used for the purpose of obtaining habitable floor space.

            (4)   Farm structures, including barns, silos, storage bins and similar structures when accessory to an allowed agriculture use.

            (5)   Flagpoles that extend not more than ten feet (10') above the height limit or not more than five feet (5') above the highest point of the roof, whichever is less.

            (6)   Parapet or fire walls.

            (7)   Poles, towers and other structures accessory to a basic utility use, such as street lights and utility poles.

            (8)   If allowed in the subject zone, basic utilities and communication transmission facilities are exempt from the base zone height standards, but are subject to any limitations placed by the board of adjustment.

            (9)   Roof structures, including solar energy systems, elevator bulkheads, stairways, ventilating fans, cooling towers and similar necessary mechanical and electrical appurtenances required to operate and maintain the building.

            (10)   Television antennas and similar apparatus.

         e.   Adjustment Of Height Standards:

            (1)   The maximum height for a principal building 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'); and provided, that an increase in height does not conflict with the provisions of chapter 6, "Airport Zoning", of this title.

            (2)   A minor modification may also be requested to adjust the maximum height for a particular building or property according to the procedures and approval criteria for minor modifications contained in chapter 4, article B of this title.

      2.   Minimum Building Width:

         a.   Purpose: The minimum building width requirements promote a reasonable building scale and relationship between dwellings in a neighborhood.

         b.   Standards: The minimum building width requirements for principal structures in multi-family residential zones are stated in table 2B-2, located at the end of this section. A building must be in compliance with the specified minimum building width for at least seventy five percent (75%) of the building's length. (See figure 2B.3 below.)

   D.   Maximum Lot Coverage Standards:

      1.   Total Building Coverage:

         a.   Purpose: The total building coverage standard helps to define the character of multi-family residential zones by limiting the land area that can be covered by buildings. These standards work in conjunction with the minimum lot requirements and building bulk standards to determine how built up a neighborhood appears.

         b.   Standards: The total building coverage standards for the various multi-family residential zones are stated in table 2B-2, located at the end of this section. The maximum building coverage standard establishes the percentage of the total area of a lot that can be covered by buildings. The total building area of all buildings on the property, including both principal and accessory buildings, is used to calculate the building coverage.

      2.   Front Setback Coverage:

         a.   Purpose: The front setback coverage standard ensures that a certain portion of the front setback remains free of impervious surface, which helps to maintain a consistent and pleasant environment along neighborhood streets. These standards increase public safety by preventing excessive front yard paving and vehicular storage that may obscure the principal dwelling and the main entrance from view of the street. In addition, this standard helps to prevent neighborhood streets that are dominated by front yard pavement, particularly along frontages with narrow residential lots.

         b.   Standard: The maximum front setback coverage standard for the multi-family residential zones is stated in table 2B-2, located at the end of this section. The table lists the maximum percentage of the required front setback that may be covered by impervious surface, including driveways, walkways, patios, decks, and other paved areas. Front setback coverage may not exceed the percentage indicated in table 2B-2, located at the end of this section.

         c.   Exception: A special exception may be requested to increase the allowed front setback coverage. The board of adjustment may adjust the front setback coverage standard if the owner or lawful occupant of a property demonstrates that the general special exception approval criteria and the following specific approval criteria have been satisfied:

            (1)   The lot is of an irregular shape or contains severe topography, such that there is practical difficulty meeting the front setback coverage standard.

            (2)   The applicant has demonstrated that every effort has been made to design buildings, paved areas, and vehicular use areas to meet the front setback coverage standard. Such efforts include reducing the width of driveways, reducing paved areas and size of garages and providing alternative means of vehicular access to the property. If vehicular access to an alley or private rear lane is available, the front setback coverage standard may not be increased.

            (3)   Granting the exception will not be contrary to the purpose of the front setback coverage regulations.

            (4)   Any potential negative effects resulting from the exception are mitigated to the extent practical.

   E.   Minimum Open Space Requirements:

      1.   Purpose: The minimum open space requirements are intended to ensure a minimum amount of private, usable open space is provided to support the health, well-being and enjoyment of the residents of the dwelling. The intent of the open space is to support passive recreation, leisure activities, informal gathering, and opportunities for interaction with nature.

      2.   Minimum Requirements:

         a.   On lots that contain multi-family uses or group living uses, usable open space shall be provided on each lot at a ratio of ten (10) square feet per bedroom, but not less than four hundred (400) square feet, located in one or more clearly defined, compact areas, with each area not less than two hundred twenty five (225) square feet with no dimension less than fifteen feet (15').

         b.   On lots that contain detached single family uses, a minimum of five hundred (500) square feet of usable open space shall be provided, located in the rear yard with no dimension less than twenty feet (20').

         c.   On lots that contain attached single family uses, a minimum of one hundred fifty (150) square feet of usable open space shall be provided, located in the rear yard with no dimension less than ten feet (10').

         d.   On lots that contain two family uses, a minimum of three hundred (300) square feet of usable open space per dwelling unit shall be provided, located in one or more clearly defined, compact areas, with each area not less than three hundred (300) square feet with no dimension less than twelve feet (12').

      3.   Standards:

         a.   For multi-family uses and group living uses, open space shall meet the standards as set forth in subsections 14-2G-7E1 through E7 of this chapter.

         b.   For single family uses and two family uses open space shall be located behind the principal dwelling in an area visible and easily accessible from the principal dwelling and shall consist of open planted green space, which may include trees, planters, gardens, and other amenities that support passive recreation or leisure activities. Paved areas shall not be counted toward usable open space. For attached single family uses, rooftop or upper floor open air terraces or rear yard-facing porches, including screened-in porches (non-habitable space only) may count toward the open space requirement.

      4.   Minor Modification: A minor modification may be requested according to the provisions and approval criteria of section 14-4B-1, "Minor Modifications", of this title, to reduce the required open space for single family and two family uses in the following circumstances, provided the additional approval criteria stated in subsection E4e of this section, are satisfied. Note that reducing the open space may reduce the allowed occupancy of a rental property (see title 17, chapter 5, "Housing Code", of this Code):

         a.   In order to establish up to two (2) off-street parking spaces (surface parking or in a garage) on a lot that currently has fewer than two (2) off-street parking spaces; or

         b.   If the lot is a corner lot, is irregular in shape, substandard in size, or contains severe topography, or other unique circumstance, such that there is practical difficulty meeting the standard; or

         c.   The lot contains a manufactured home, where due to the shape/dimensions of the home there is practical difficulty meeting the standard; or

         d.   The lot contains a detached zero lot line dwelling, where the side yard is designed to serve as usable open space for the dwelling;

         e.   Approval criteria:

            (1)   The applicant has demonstrated that every effort has been made to design buildings, paved areas, and vehicular use areas to meet the open space requirement. Such efforts may include but are not limited to reducing the width of driveways, reducing paved areas and size of new buildings or additions, and providing alternative means of vehicular access to the property; and

            (2)   The open space requirement will be satisfied to the extent possible in another location on the lot, such as a side yard; and

            (3)   Any potential negative effects resulting from the exception are mitigated to the extent possible.

 

 

 

(Ord. 05-4186, 12-15-2005; amd. Ord. 09-4365, 12-1-2009; Ord. 12-4488, 8-21-2012; Ord. 18-4744, 4-2-2018; amd. Ord. 21-4844, 1-19-2021; Ord. 23-4893, 1-24-2023; Ord. 43-4914, 11-6-2023)

The residential occupancy of a household living use is limited to one "household" per dwelling unit, as this term is defined in chapter 9, article A, "General Definitions", of this title. The residential occupancy of a household living use is constrained by the provisions of title 17, chapter 5, "Housing Code", of this Code. Occupancy of properties that are not in compliance with the minimum Zoning Code requirements may be limited as set forth in subsection 17-5-18S, "Regulation Of Noncompliant Situations", of this Code. (Ord. 18-4744, 4-2-2018)

   A.   Purpose: The multi-family site development standards promote safe, attractive, pedestrian friendly neighborhoods by preventing expanses of concrete, blank walls and parking lots along street frontages; controlling the building bulk; screening unsightly features; ensuring that pedestrian entrances are visible and clearly identifiable from the street; and minimizing potential conflicts between pedestrians and automobiles.

   B.   Applicability:

      1.   The standards of this section apply to all multi-family uses, group living uses, and institutional/civic uses located in residential zones and in the Central Planning District. (See Central Planning District map of this section.)

      2.   Single-family uses and two-family uses located in a multi- family zone must comply with the single-family site development standards specified in chapter 2, article A, "Single-Family Residential Zones", of this title. Two-family uses located in the Central Planning District must also comply with the provisions of subsection I, "Additional Standards In Central Planning District", of this section, which will be administered through the design review process, as set forth in chapter 8, article B, "Administrative Approval Procedures", of this title.

      3.   For properties subject to these standards located outside the Central Planning District, the standards in this section will be administered through the site plan review process, as set forth in title 18 of this Code. For properties located in the Central Planning District and the PRM Zone, the regulations of this section will be administered through the design review process as set forth in chapter 8, article B, “Administrative Approval Procedures”, of this title.

      4.   For properties located in a Historic or Conservation District Overlay Zone, the standards of this section will be administered concurrently with review of the proposed development by the Historic Preservation Commission. If the provisions of the Historic or Conservation District Overlay Zone conflict with the provisions of this section, the provisions of the Historic or Conservation District Overlay Zone will supersede the provisions of this section.

   C.   Location And Design Standards For Surface Parking And Detached Garages:

      1.   Location: Surface parking, parking within accessory structures, and loading areas must be located behind principal building(s) and concealed from view of fronting streets. Parking and loading areas may not be located directly between a principal building and the street or within the required side setback area. Any portion of a parking or loading area that is not completely concealed from view of a fronting street must be screened to the S2 standard. (See figures 2B.4 and 2B.5 below.) (Ord. 05-4186, 12-15-2005)

      2.   Aisles And Drives: Drives that are internal to a parking area, including drives that provide circulation around the perimeter of the parking area are considered part of the parking area and must meet the location standards for parking areas as stated in subsection C1 of this section, and the landscape buffering standard as stated in subsection C3 of this section. A nonhard surfaced drive or aisle that is external to a parking area may not be located closer than three feet (3') to a lot line, except at the point of access with a street, alley, or private rear lane. Hard surfaced drives that are external to a parking area must be set back at least three feet (3') from any side or rear lot line, except under the following circumstances:

         a.   The drives and aisles are pitched or curbed and drained to prevent the flow of water onto adjoining property; or

         b.   A drainage course has been established along lot lines to handle storm water runoff; or

         c.   Any specific location along a side or rear lot line where a drive is shared with an abutting lot; or

         d.   At the point of access with an alley or private rear lane.

      3.   Landscape Buffering:

         a.   A buffer area at least ten feet (10') in width and landscaped to at least the S2 standard must be provided between any parking area and adjacent properties and between any parking area and street rights of way. (See chapter 5, article F, "Screening And Buffering Standards", of this title.) The city may exempt from this requirement any specific location along a side or rear lot line where a parking area, aisle or drive is shared with an abutting lot. The city may also waive the landscape screening requirement where the view from adjacent properties is or will be blocked by a significant change in grade or by natural or humanmade features, such that the screening is effectively provided and the intent of the standard is met, as determined by the building official.

         b.   A buffer area at least five feet (5') in width and landscaped to the S1 standard must be provided between any parking area containing more than eight (8) parking spaces and an adjacent alley.

         c.   No parking area or drive shall be closer than ten feet (10') to any portion of a building other than a garage entrance or loading area apron. This ten foot (10') area must be used for walkways and landscaping consisting of at least fifty percent (50%) vegetative coverage. If parking spaces are located where headlights of vehicles shine onto a wall containing ground level windows, said parking spaces must be screened from view of the windows to at least the S2 standard.

   D.   Building Entrances For Multi-Family And Group Living Uses:

      1.   For residential uses, buildings must have at least one door on the exterior of the building that provides pedestrian access to dwelling units within the building. Access to dwelling units must not be solely through a parking garage.

      2.   When a lot contains one principal building, the building must be oriented such that at least one facade faces a public or private street. The street facing facade must have at least one main entrance to the building, or may contain separate main entrances to ground level dwelling units. If the building is located on a corner lot, only one wall must meet this requirement.

      3.   When a lot contains two (2) or more principal buildings, the buildings must be oriented towards a public street, private street, or interior courtyard. Any building with a street facing facade must have at least one main entrance oriented toward the street. Buildings located interior to a lot must have main entrances that are clearly visible from interior private streets/drives or surface parking areas.

      4.   Main entrances to a building, including main entrances to ground level individual dwelling units, must be clearly demarcated by one of the following means: (See figure 2B.6, located at the end of this subsection D4.)

         a.   Covered porch or canopy.

         b.   Transom and sidelight windows.

         c.   Pilasters and pediment.

         d.   Other significant architectural treatment that emphasizes main entrances. Simple trim around the doorway does not meet this standard.

      5.   Patio style doors, such as sliding glass doors, may not be used for main entrance doors.

      6.   To provide for the safety of residents, access to entrance doors of any individual dwelling units located above the ground level must be provided from an enclosed lobby or corridor and stairway. Unenclosed or partially enclosed exterior stairways may not be used as the primary means of access to dwelling units located above the ground level floor of the building. This provision does not preclude the use of fire egress structures.

      7.   (Rep. by Ord. 14-4586, 6-3-2014)

      8.   A pedestrian circulation system must be provided that connects residential entrances to adjacent public rights of way, and to parking areas and other on site facilities.

   E.   Building Scale:

      1.   Outside the Central Planning District: Street-facing walls that are greater than fifty feet (50') in length must be articulated with bays, projections, or recesses (see figure 2B.7 of this section) according to the following standards:

         a.   Bays and projections must be at least six feet (6') in width and at least sixteen inches (16") but not more than six feet (6') in depth. Recesses must be at least six feet (6') in width and have a depth of at least sixteen inches (16").

         b.   The bays, projections, and recesses must have corresponding changes in the roofline or, alternatively, must be distinguished by a corresponding change in some other architectural element(s) of the building, such as a change in exterior wall materials, a change in window pattern, the addition of balconies, variation in the building and/or parapet height; or variation in architectural details, such as decorative banding, reveals, stone or tile accents.

      2.   Central Planning District: The width of the front facade of new buildings must be no more than forty feet (40'). Buildings may exceed this limitation if the horizontal plane of any street- facing facade of the building is broken into modules that give the appearance of smaller, individual buildings. (See figure 2B.8 of this section.) Each module must meet the following standards:

         a.   Each module must be no greater than thirty feet (30') and no less than ten feet (10') in width and must be distinguished from adjacent modules by a variation in the wall plane of at least sixteen inches (16") in depth. For buildings that are three (3) or more stories in height, the width of the module may be increased to forty feet (40').

         b.   Each module must have a corresponding change in the roofline.

         c.   Each module must be distinguished from the adjacent module by at least one of the following means:

            (1)   Variation in material colors, types or textures;

            (2)   Variation in the building and/or parapet height;

            (3)   Variation in the architectural details such as decorative banding, reveals, stone, or tile accents;

            (4)   Variation in window pattern;

            (5)   Variation in the use of balconies and recesses.

   F.   Balconies And Exterior Stairways, Corridors, And Lifts: For purposes of this subsection the term, "exterior stairways", refers to stairways that lead to floors of a building that are above the first or ground level floor of a building. "Exterior corridors" refers to unenclosed corridors located above the first or ground level floor of a building. Balconies and exterior stairways, exterior corridors and exterior lifts must comply with the following standards:

      1.   Exterior stairways, exterior corridors, and exterior lifts are prohibited in the PRM zone; however, the city may allow exterior fire egress structures on existing buildings that cannot otherwise reasonably meet code requirements, provided the fire egress structure is not located on a wall of a building that faces a street. In other zones, exterior stairways, exterior corridors, and exterior lifts must be covered with a roof similar in design and materials to the roof over the rest of the structure. Said roof should be incorporated into the overall roof plan of the structure. Alternatively, such features may be recessed into the facade of the building. Exterior corridors may not be located on a street facing wall of the building or within twenty feet (20') of a street facing wall.

      2.   Unenclosed or partially enclosed stairways may not be used as the primary means of access to dwelling units located above the ground level floor of the building (see subsection 14-2B-6D6 of this section).

      3.   Balconies, exterior stairways, exterior lifts and exterior corridors may not be located on any side of a building that is adjacent to a property that is zoned single-family residential or that contains an existing single-family use. Buildings that are set back at least forty feet (40') from any such property are exempt from this standard.

      4.   The design of any balcony, exterior stairway, exterior lift and exterior corridor must utilize columns, piers, supports, walls, and railings that are designed and constructed of materials that are similar or complementary to the design and materials used for the rest of the building.

   G.   Building Materials:

      1.   In the central planning district, the exterior wall material of a building with more than twelve (12) units must consist of clapboard style siding, wall shingles, brick, stone, or stucco.

      2.   In the PRM zone, the exterior walls of the ground level floor of a building with more than twelve (12) units must be constructed with a masonry finish, such as fired brick, stone, or similar material, not including concrete blocks and undressed poured concrete. Masonry may include stucco or like material when used in combination with other masonry finish.

      3.   In the central planning district and in the PRM zone, buildings with more than twelve (12) units, not constructed of masonry or stucco must have the following trim elements incorporated into the exterior design and construction of the building:

         a.   Window and door trim that is not less than three inches (3") wide.

         b.   Corner boards that are not less than three inches (3") wide, unless wood clapboards are used and mitered at the corners.

         c.   Frieze boards, not less than five inches (5") wide, located below the eaves.

      4.   Any portion of a building that is clearly visible from the street must be constructed using similar materials and design as the front facade.

      5.   Exposed, unpainted or unstained lumber may not be used along any facade of a building with more than twelve (12) units that faces a street side lot line.

      6.   Where an exterior wall material changes along the horizontal plane of a building, the change must occur on an inside corner of the building.

      7.   Where an exterior wall material changes along the vertical plane of the building, the materials must be separated by a horizontal band, such as a belt course, soldier course, band board or other trim to provide a transition from one material to the other.

   H.   Mechanical Equipment/Utility Meters: In no case shall mechanical equipment or utility meters be located along the street side of a building. Mechanical structures must be set back and screened according to the applicable provisions set forth in chapter 4, article C, "Accessory Uses And Buildings", of this title.

   I.   Additional Standards In Central Planning District:

      1.   Front Setbacks: The front setback for new buildings must not deviate more than five feet (5') from the average setback of existing principal buildings along the same frontage. Alternatively, for frontages that contain more than six (6) lots, the average may be calculated based on the principal building setbacks on the four (4) closest lots along the same frontage to the lot containing the new building. However, a new building shall not be located closer to the street than the existing principal building that is closest to the street along the same frontage. This setback standard supersedes the setback standards of the base zone. Frontages that contain three (3) or fewer lots are exempt from the provisions of this paragraph.

      2.   Windows And Fenestration: Individual window units that are visible from a public or private street and that are located in primary living spaces, such as living rooms, dining areas, and bedrooms, must have a height that is at least one and one-half (1.5) times greater than the width of the window unit. Individual window units may be located side by side in a wider window opening. Bathroom, kitchen, skylights, and decorative windows, such as stained glass and ocular windows, are not required to meet this standard.

      3.   Architectural Style: The purpose of requiring an architectural style is to ensure that the mass, roof form, window style and configuration, and the basic architectural details of a building are generally compatible with the historic character of the central planning district. New buildings should appear similar to a large house or a small historic apartment building.

         a.   Any building elevation that is within public view (see definition of "public view, within" in section 14-9A-1 of this title), must be designed in a manner that is consistent with a historic architectural style typical of residential buildings in the central planning district. However, building facades that are visible only from public alleys are not subject to these standards. The applicable architectural styles are as follows: Italianate; Queen Anne; colonial revival; craftsman; craftsman bungalow; American foursquare; prairie school; period revival; and eclectic. The applicant must indicate in detail how each of the following architectural elements in the proposed building are consistent with one of these architectural styles as described in the "Iowa City Historic Preservation Handbook", as amended:

            (1)   Form and mass of the building;

            (2)   Roof configuration and pitch;

            (3)   Style and placement of windows and doors;

            (4)   Window and door trim, eave boards, frieze boards, and other trim;

            (5)   Porch and entrance features;

            (6)   Building details and ornamentation.

         b.   Detailed information regarding historic residential building styles is available in the "Iowa City Historic Preservation Handbook". The design review committee and the historic preservation commission will use this information as a means to evaluate new buildings in the central planning district.

         c.   Alternative designs that have been prepared by a licensed architect may be acceptable and will be reviewed on a case by case basis.

   J.   Minor Modifications: A minor modification to adjust specific provisions of this section may be requested in either of the qualifying situations listed below. Such requests will be reviewed by the design review committee, the director of planning and community development, and the building official according to the procedures for minor modifications as set forth in chapter 8, article B of this title and must meet the following approval criteria. The following approval criteria are to be applied in lieu of the general approval criteria listed in section 14-4B-1, "Minor Modifications", of this title:

      1.   Qualifying Situation: The configuration of the lot or other existing physical condition of the lot makes the application of a specific standard impractical. In such a case, the applicant must demonstrate that the following approval criteria are met:

         a.   The applicant must provide evidence that the configuration of the lot, the topography, or other physical characteristic of the property makes the application of a specific standard of this section impractical. Examples of situations that may qualify include double fronting lots, triangular shaped lots, and steeply sloping lots.

         b.   The applicant must demonstrate that the proposed alternative design is not contrary to the intent of the multi-family site development standards.

         c.   The applicant must propose an alternative site or building design that best meets the intent of the specific standard being modified.

         d.   The requested modification will not be detrimental to the public health, safety, or welfare or be injurious to other property or improvements in the vicinity and in the zone in which the property is located.

         e.   The requested modification does not allow a use or activity not otherwise expressly authorized by the regulations governing the subject property.

         f.   The requested modification complies with other applicable statutes, ordinances, laws and regulations.

      2.   Qualifying Situation: The proposed site or building is uniquely designed to fit the site and the surrounding neighborhood. In such a situation, the applicant must demonstrate that the following approval criteria are met:

         a.   The applicant proposes an alternative design solution that equally or better meets the intent of the specific standard being modified.

         b.   The proposed site or building design is uniquely designed to fit the characteristics of the site and the surrounding neighborhood such that it equally or better meets the purpose of the multi-family site development standards.

         c.   The requested modification will not be detrimental to the public health, safety, or welfare or be injurious to other property or improvements in the vicinity and in the zone in which the property is located.

         d.   The requested modification does not allow a use or activity not otherwise expressly authorized by the regulations governing the subject property.

         e.   The requested modification complies with other applicable statutes, ordinances, laws and regulations.

   K.   Exceptions and Minor Adjustments: A special exception to waive or modify specific provisions of this section may be requested through the historic preservation exception as outlined in section 14-2B-8, “Special Provisions”, of this article. A minor adjustment to modify specific provisions of this section may be requested as specified in Minor Adjustments in PRM Zones” as found in section 14-2B-7, “PRM Zone Bonus and Minor Adjustment Provisions”. (Ord. 05-4186, 12-15-2005; amd. Ord. 06-4220, 7-18-2006; Ord. 06-4245, 12-12-2006; Ord. 12-4483, 5-15-2012; Ord. 12-4488, 8-21-2012; Ord. 13-4534, 6-4-2013; Ord. 21-4844, 1-19-2021; Ord. 23-4914, 11-6-2023; Ord. 26-4976, 2-3-2026)

   A.   Purpose: The PRM zone bonus provisions provide an incentive for developments to incorporate features that provide a public benefit and encourage excellence in architectural design. The PRM zone minor adjustment provisions allow flexibility to a project in a PRM zone which involves new construction in conjunction with the preservation of adjacent historic properties.

   B.   Application: The bonus and minor adjustment provisions will be administered through the design review process as set forth in chapter 8, article B, “Administrative Approval Procedures”, of this title. Decisions of the Design Review Committee may be appealed to the Board of Adjustment. A project may use either the provisions in C. “Bonus Provisions” or the provisions in D. “Minor Adjustments” below, but not both.

      1.   Bonus Provisions include allowance of dwelling units in excess of the density otherwise achievable under the provisions of the base zone, additional building bulk, and/or reductions of the required setback area. Bonuses are based on a point system. Points may be awarded for public benefit features that the design review committee determines are appropriate in design and location. Bonuses will not be granted for site development features or standards already required by this title. The number of points allowed for public benefit features and the number of points required per bonus item are set forth in C. “Bonus Provisions” below.

      2.   Minor adjustments to dimensional and site development standards may be allowed for a newly constructed building where the project also preserves a historic property as set forth in D. “Minor Adjustments” below.

   C.   Bonus Provisions: Development that includes the following public benefit features may qualify for the bonuses listed in the Bonus Menu below.

      1.   Public Benefit Features:

         a.   Materials: Masonry finish on all nonfenestrated areas of walls visible from a public street. For purposes of this provision, “masonry” is defined as fired brick, stone or similar such materials, not including concrete blocks and undressed poured concrete. “Masonry” may include stucco or like material when used in combination with other masonry finish. Points allowed: 5

         b.   Open Space: The provision of usable open space of a size and at a grade that, at a minimum, allows passive recreational uses and is accessible to all residential occupants of the building. Such space may include yards, other than required setback areas, terraces and rooftop gardens designed and approved for outdoor activities. Balconies serving individual dwelling units are not eligible for this bonus. Points allowed: 1 per 250 square feet

         c.   Historic Buildings: Rehabilitation of a historically significant building as determined by the survey of the historic and architectural resources for the vicinity. Points allowed: 7

         d.   Assisted Housing: Dwelling units committed to the city’s assisted housing program or some other affordable housing program approved by the city, provided such units do not exceed thirty percent (30%) of the total units contained within a building. Points allowed: 3 per unit

         e.   Streetscape Amenities: The provision of funds for all street furniture, lighting and landscaping improvements along adjacent street rights of way in accordance with an approved city streetscape plan. Points allowed: 5

         f.   Landscaping: The provision of additional landscaped areas that are visible from a public street. Required setback areas and required landscape buffers do not qualify for bonus points. Points allowed: 1 per 250 square feet

         g.   Windows: Installing individual window units that have a height that is at least one and one-half (1.5) times greater than the width of the window unit in all primary living spaces, such as living rooms, dining rooms and bedrooms. Individual window units may be located side by side in a wider window opening. Skylights, windows in bathrooms and kitchens, and decorative windows, such as stained glass and ocular windows, are not required to meet this standard for the building to qualify for bonus points. Points allowed: 3

      2.   Bonus Menu:

         a.   Setback Reduction: The front setback may be reduced by a maximum of fifty percent (50%). When determining the appropriateness of such a reduction, the character of adjacent development and setbacks will be considered. Points required: 7

         b.   Height Increase: The maximum allowed building height may be increased from thirty five feet (35') up to a maximum of sixty five feet (65'), provided the portion of building exceeding thirty five feet (35') is stepped back a minimum of five feet (5') for each story located above thirty five feet (35') to reduce the appearance of the bulk of the building. Points required: 7

         c.   Density Bonus: For efficiency apartments, the minimum lot area per unit may be reduced to four hundred twenty (420) square feet. Points required: 12

         d.   Building Coverage Increase: The maximum building coverage may be increased to sixty five percent (65%). Points required: 7

   D.   Minor Adjustments:

      1.   Minor Adjustments: Through a Level I Design Review, the Design Review Committee may approve a minor adjustment from any standard found in 14-2B-4 “Dimensional Requirements”, 14-2B-6 “Multi-Family Site Development Standards,” or 14-5 “Site Development Standards”, except for those in 14-5I “Sensitive Lands and Features” and 14-5J “Floodplain Management Standards”. Historic properties may have standards waived through the 14-2B-8A “Historic Preservation Exceptions” process.

      2.   Applicability: The minor adjustment provides flexibility for new construction projects which involve preservation of a separate historic structure provided the following circumstances are met:

         a.   The property for which a minor adjustment is requested abuts a property in any zone that is eligible to be designated as an Iowa City Historic Landmark (herein “historic property”);

         b.   The historic property is not designated as an Iowa City Historic Landmark prior to receipt of an application for a minor adjustment; and

         c.   The Owners of all impacted property, including the historic property, shall provide a written acknowledgment in a form acceptable to the City of Iowa City, stating that any required plans submitted are done so with their free consent and are in accordance with their desires.

      3.   Approval Criteria: The request for a minor adjustment shall meet the following approval criteria to the satisfaction of the Design Review Committee:

         a.   Documentation that the historic property is pursuing designation as an Iowa City Historic Landmark in conjunction with the minor adjustment. The City shall not issue a building permit for the project seeking the minor adjustment until the City Council has approved the Iowa City Historic Landmark designation of the historic property;

         b.   Submittal of a rehabilitation plan approved by the Historic Preservation Commission that details how the project preserves the abutting historic property and a timeline for completion. Rehabilitation shall be completed prior to the issuance of a certificate of occupancy for the new construction project;

         c.   If the project involves demolition of (an) existing buildings, submittal of a demolition waste landfill diversion plan as required by the Design Review Committee;

         d.   The proposed building height shall not exceed five (5) stories and sixty feet (60'), and its design shall be sensitive to preserving the historic property and shall fit the characteristics of the site and the existing neighborhood context;

         e.   The project shall not detract from or be injurious to other property or improvements in the vicinity; and

         f.   The requested adjustment shall be consistent with the goals of the Comprehensive Plan, District Plans, and Historic Preservation Plan, as applicable. (Ord. 05-4186, 12-15-2005; amd. Ord. 21-4844, 1-19-2021)

   A.   Historic Preservation Exceptions:

      1.   The Board of Adjustment may grant a special exception to waive or modify any dimensional or site development standards listed in this article or in chapter 5 of this title or any approval criteria listed in chapter 4, article B of this title that would prevent use or occupancy of a property located in a Historic District Overlay (OHD) or registered on the national register of historic places. In addition to the general special exception approval criteria set forth in chapter 4, article B of this title, the following approval criteria must be met:

         a.   The modification or waiver will help preserve the historic, aesthetic, or cultural attributes of the property;

         b.   The applicant must obtain a certificate of appropriateness from the Historic Preservation Commission.

      2.   The Board of Adjustment may grant a special exception to allow a property located in a Historic District Overlay (OHD) or registered on the national register of historic places to be adapted and reused as a community service use, specialized educational facility, or hospitality oriented retail use. In addition to the general special exception approval criteria listed in chapter 4, article B of this title, the applicant must also meet the following criteria in order for the Board to grant this exception:

         a.   The exception will help preserve the historic, aesthetic, or cultural attributes of the property;

         b.   The applicant must obtain a certificate of appropriateness from the Historic Preservation Commission.

   B.   Special Provisions In Neighborhood Stabilization Residential Zone:

      1.   At the time a property is rezoned to neighborhood stabilization residential (RNS-20), any uses that were conforming with regard to use and minimum lot area per unit requirements under the previous zoning designation shall be considered conforming with regard to use and minimum lot area per unit requirements under the neighborhood stabilization residential zone. Any building containing a conforming use may be torn down and rebuilt to its present density or to the allowed density in the neighborhood stabilization residential zone; provided, that it conforms to all other provisions of this title.

      2.   The special provision described in subsection B1 of this section does not exempt a property from compliance with other relevant dimensional standards, site development standards, use regulations, or any subsequent amendments to this title that pertain to the property.

   C.   Elder Apartment Housing Density Bonus Option:

      1.   In the RM-12, RM-20, RM-44 or PRM zones, “elder apartment housing”, as defined in this title, may be granted a density bonus not to exceed twenty five percent (25%) of the maximum number of units otherwise permitted in the applicable zone, provided that:

         a.   The development is intended for use and occupancy by elders and/or persons with disabilities;

         b.   All individual dwelling units and any communal space must be handicap accessible, as defined in the Iowa administrative code section 661-302.20;

         c.   No more than ten percent (10%) of all individual dwelling units can contain more than two (2) bedrooms;

         d.   Prior to issuance of the building permit, the owner must submit an affidavit to the city that all individual dwelling units will be reserved for and occupied by elders and/or persons with disabilities; and

         e.   Owners shall maintain a valid rental permit, unless the use is licensed by the state of Iowa.

      2.   The city reserves the right to inspect the elder apartment housing to verify compliance with these provisions.

   D.   Sustainability Density Bonus: The minimum lot size or minimum lot area per unit may be reduced by ten percent (10%) of the applicable requirement for each of the following provisions that is met, up to a maximum of twenty-five percent (25%). This bonus may be used in conjunction with subsection 14-5A-4F10 (Sustainability Parking Reduction).

      1.   A solar energy system is installed onsite where the size is equal to forty percent (40%) of the surface area of the roofs of all buildings.

      2.   All uses within the development utilize electricity for one hundred percent (100%) of their regular energy consumption after construction.

      3.   All buildings within the development are constructed to the most current edition of the International Energy Conservation Code standards published by the International Code Council.

   E.   Affordable Housing Bonus: Residential uses are eligible to utilize affordable housing bonuses pursuant to Article 14-4F, "Affordable Housing". (Ord. 05-4186, 12-15-2005; amd. Ord. 11-4456, 11-22-2011; Ord. 22-4884, 8-2-2022; Ord. 23-4893, 1-24-2023; Ord. 23-4914, 11-6-2023)

The full names, short names, and map symbols of the established commercial zones are listed below. When this title refers to the commercial zones, it is referring to the zones listed below:

   A.   Mixed Use Zone (MU): The purpose of the mixed use zone (MU) is to provide a transition from commercial and employment centers to less intensive residential zones. The MU zone permits a mix of uses, including lower scale retail and office uses, and a variety of residential uses. This mix of uses requires special consideration of building and site design.

   B.   Commercial Office Zone (CO-1): The purpose of the commercial office zone (CO-1) is to provide specific areas where office functions, compatible businesses, apartments and certain public and semipublic uses may be developed in accordance with the comprehensive plan. The CO-1 zone can serve as a buffer between residential and more intensive commercial or industrial areas.

   C.   Neighborhood Commercial Zone (CN-1): The purpose of the neighborhood commercial zone (CN-1) is to promote a unified grouping of small scale retail sales and personal service uses in a neighborhood shopping area; encourage neighborhood shopping areas that are conveniently located and that primarily serve nearby residential neighborhoods; promote pedestrian oriented development at an intensity level that is compatible with surrounding residential areas; and promote principles of site design, building articulation, scale and proportion that are typical of traditional main street design. Allowed uses are restricted in size to promote smaller, neighborhood serving businesses and to limit adverse impacts on nearby residential areas. CN-1 zones are generally located with direct access to an arterial street.

   D.   Highway Commercial Zone (CH-1): The purpose of the highway commercial zone (CH-1) is to permit development of service uses relating to expressways or along arterial roadways. At certain access points, food, lodging, motor vehicle service and fuel can be made conveniently available to the thoroughfare user.

   E.   Intensive Commercial Zone (CI-1): The purpose of the intensive commercial zone (CI-1) is to provide areas for those sales and service functions and businesses whose operations are typically characterized by outdoor display and storage of merchandise, by repair and sales of large equipment or motor vehicles, by outdoor commercial amusement and recreational activities or by activities or operations conducted in buildings or structures not completely enclosed. The types of retail trade in this zone are limited in order to provide opportunities for more land intensive commercial operations and also to prevent conflicts between retail and industrial truck traffic. Special attention must be directed toward buffering the negative aspects of allowed uses from adjacent residential zones.

   F.   Community Commercial Zone (CC-2): The purpose of the community commercial zone (CC-2) is to provide for major business districts to serve a significant segment of the total community population. In addition to a variety of retail goods and services, these centers may typically feature a number of large traffic generators requiring access from major thoroughfares. While these centers are usually characterized by indoor operations, uses may have limited outdoor activities; provided, that outdoor operations are screened or buffered to remain compatible with surrounding uses.

   G.   Central Business Service Zone (CB-2): The central business service zone (CB-2) is intended to allow for the orderly expansion of the central business district of Iowa City, to serve as a transition between the intense land uses located in the central business district and adjoining areas, to enhance the pedestrian orientation of the central area of the city, and to provide suitable, peripheral locations for auto oriented commercial and service uses. This zone is intended to accommodate mixed land uses but at a lower intensity than permitted in the other central business zones.

   H.   Central Business Support Zone (CB-5): The purpose of the central business support zone (CB-5) is to allow for the orderly expansion of the central business district in accordance with the comprehensive plan; to serve as a transition between the intense land uses located in the central business district and adjoining areas; and to enhance the pedestrian orientation of the central area of the city. This zone is intended to accommodate mixed land uses, but at a lower intensity than permitted in the CB-10 district. The mixture of land uses permitted in this zone requires special consideration of building and site design. To control traffic and provide for the most efficient use of land and parking facilities, special consideration of the amount and location of parking areas is also required. To encourage developments that contain features providing a public benefit, a bonus in floor area ratio or dwelling unit density may be granted. (Ord. 05-4186, 12-15-2005)

   I.   Central Business Zone (CB-10): The purpose of the central business zone (CB-10) is to be the high density, compact, pedestrian oriented shopping, office, service and entertainment area in Iowa City. Development and redevelopment in this zone should occur in compact groupings, in order to intensify the density of usable commercial spaces, while increasing the availability of open spaces, plazas or pedestrianways. This zone is intended to accommodate a wide range of retail, service, office and residential uses. Auto oriented uses are not permitted, except as specifically provided. Consolidated off street loading and service facilities should be provided wherever practical with access provided from public service alleys or courts. Private, off street parking is strictly regulated in order to preserve valuable land for active building uses and to maintain a pedestrian oriented streetscape. To support a healthy and vibrant commercial core, development of mixed use buildings with residential uses located above storefront commercial uses is encouraged. (Ord. 08-4326, 12-22-2008)

   A.   Determining Principal Uses Allowed:

      1.   Table 2C-1, located at the end of this section, indicates whether a principal land use is permitted (P), allowed with provisions (PR), or allowed by special exception (S) in a particular commercial zone. A number in superscript indicates that a special provision applies. See table notes for more information.

      2.   Specific land uses are grouped into the categories and subgroups listed in the table. For example, a florist shop is classified as a sales oriented retail use. To find out how a specific land use is categorized, see chapter 4, article A, "Use Categories", of this title.

      3.   Provisional uses are allowed, subject to the additional requirements contained in chapter 4, article B, "Minor Modifications, Variances, Special Exceptions, And Provisional Uses", of this title.

      4.   Uses listed as special exceptions are allowed only after approval from the Iowa City board of adjustment. The general approval criteria for special exceptions are stated in chapter 4, article B of this title, along with specific approval criteria for most special exception uses.

   B.   Accessory Uses Allowed: Regulations pertaining to accessory uses are stated in chapter 4, article C, "Accessory Uses And Buildings", of this title. (Ord. 05-4186, 12-15-2005)