THE PENINSULA NEIGHBORHOOD CODE

Transcription

1 THE PENINSULA NEIGHBORHOOD CODE Revised March 2012 GOVERNING CONSTRUCTION WITHIN THE PENINSULA NEIGHBORHOOD

2 COMPONENTS OF THE PENINSULA NEIGHBORHOOD CODE The Peninsula Neighborhood is a new neighborhood in Iowa City designed to foster public life through its squares, tree-lined streets, and front-porched houses while providing for a comfortable private life through the use of careful standards that ensure a high level of privacy. The development of the Peninsula Neighborhood is governed by the Peninsula Neighborhood Code, which is designed to achieve those goals in concert with builders working with the techniques and scale of 21 st century development. The Peninsula Neighborhood Code (or "Code") is enforced by The City of Iowa City (or "The City"). The guiding documents and maps that comprise the Code are as follows: Principles and Regulations (including Definitions and Building Placement Standards) The Neighborhood Regulating Plan The Sensitive Areas Development Plan (SADP) and Planned Development Overlay Plan (OPD) for The Peninsula Neighborhood In order to issue building permits for development within The Peninsula Neighborhood, The City interprets and enforces the SADP/OPD, the Regulating Plan, and the Principles and Regulations. In carefully chosen instances, the Principles and Regulations allow for specific deviations from Iowa City's Zoning Ordinance. Development within The Peninsula Neighborhood is also subject to standards set out in The Peninsula Neighborhood Covenants and Deed Restrictions, which are themselves privately administered and enforced by the Developer and his assigns, including The Peninsula Neighborhood Architectural Review Board (or "PNARB"). The Peninsula Neighborhood Covenants and Deed Restrictions include: Architectural Standards Landscaping Standards Architectural Review Procedures Before a building permit can be issued for any structure in The Peninsula Neighborhood, The City must have written confirmation from PNARB that the submitted plans meet the standards of The Peninsula Neighborhood Covenants and Deed Restrictions. A. DEFINITIONS Special definitions are additions or substitutions to the current list of definitions in the City of Iowa City Zoning Ordinance. Certain terms in the Code are used in very specific ways, often excluding some of the meanings of common usage. Wherever a word is in SMALL CAPITAL format, consult the definitions for the specific meaning. B. THE NEIGHBORHOOD REGULATION PLAN The REGULATING PLAN is the "master plan" for the neighborhood that provides specific information for the disposition of each property or lot. The Plan also shows how each lot relates to the public spaces (STREETS, GREENS, parks, etc.), the overall neighborhood and the surrounding environment. The Neighborhood and the STREET are the "extra value" that makes the Peninsula Neighborhood an extraordinary place to live. For lots in special locations, there may be additional design guidelines identified on the REGULATING PLAN of each phase of construction. 2

3 C. THE BUILDING PLACEMENT STANDARDS The Peninsula Neighborhood BUILDING PLACEMENT STANDARDS establish the basic parameters governing building form, including the envelope for building placement (in three dimensions) and certain required/permitted building elements, such as porches, balconies, and fences. The Building Placement Standards establish both the boundaries within which things may be done -- and specific things that must be done. The goal of the Peninsula Neighborhood BUILDING PLACEMENT STANDARDS is to shape good public space and healthy outdoor private space (yards and gardens). They aim for the minimum level of control necessary to meet that goal. Variances to the Peninsula Neighborhood BUILDING PLACEMENT STANDARDS can be granted only where the unique physical circumstance of a lot makes compliance impossible. The specific variance must also meet the conditions of the City of Iowa City Board of Adjustment. THE PENINSULA NEIGHBORHOOD COVENANTS AND DEED RESTRICTIONS The development of the Peninsula Neighborhood is also governed by private covenants and deed restrictions, as mentioned above. Although not part of the City's purview, the intent of these Standards and Procedures is described here so that the City understands how they will function in relation to the other Standards of the Code: A. THE ARCHITECTURAL STANDARDS The goal of the Peninsula Neighborhood Architectural Standards is a coherent and pleasing architectural character that is appropriate to the Iowa City tradition. The Architectural Standards govern a building's architectural elements regardless of location and set the parameters for allowable materials, configurations, and construction techniques. Equivalent or better products than those specified are always encouraged. B. THE LANDSCAPE STANDARDS The purpose of the Landscape Standards is to ensure coherent neighborhood streets and to assist property owners with understanding the relationship between the street and their own front yards. These Standards set the parameters for planting and maintenance of trees on or near each lot. C. THE ARCHITECTURAL REVIEW PROCEDURE The Peninsula Neighborhood Architectural Review Board (the BOARD, or "PNARB") is established to administer an ARCHITECTURAL REVIEW PROCEDURE to execute this authority and to protect the value of lots and houses in the Peninsula Neighborhood. It is the responsibility of the BOARD to review architectural and landscape plans for compliance with The Peninsula Neighborhood Covenants & Deed Restrictions and to provide design guidance when necessary. The BOARD shall be solely responsible for interpreting and enforcing The Peninsula Neighborhood Covenants & Deed Restrictions regarding architectural and landscape standards, as well as any other standards not otherwise addressed and regulated by the City of Iowa City. 3

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5 THE PENINSULA NEIGHBORHOOD DEFINITIONS 5

6 The following definitions are additions or substitutions to the current list of definitions in the City of Iowa City Zoning Ordinance for use with this Code. Certain terms in the Code are used in very specific ways, often excluding some of the meanings of common usage. Wherever a word is printed in SMALL CAPITAL LETTERS, it is being used as defined herein. ACCESSORY UNIT A dwelling unit on a single-family lot incidental to the primary residence and no greater than 650 square feet in size. (Note: This definition differs from the Definition of "Accessory Apartments" in the City Zoning Ordinance). ALLEY The open public Right of Way at the rear of lots that provides access to vehicle parking spaces (e.g., garages), utility meters and garbage bins. The ALLEY Right of Way is generally 25 feet. (Note: This definition differs from the Definition of "Alley" in the City Zoning Ordinance. See also COMMON DRIVE. BACKYARD All unbuilt portions of the lot excluding the FRONT YARD. (Note: This definition differs from the Definition of "Rear Yard" in the City Zoning Ordinance). BAY WINDOW A generally U shaped enclosure, extending the interior space of the building outward of the exterior BUILDING WALL. Projection not greater than 30 inches beyond the RSBL; walls and windows shall be between 90 degrees (perpendicular) and 0 degrees (parallel) relative to the primary wall they spring from. Within any Code-required FRONT PORCH, BAY WINDOWS shall not occupy more than 5 feet of the width of nor project more than 30 inches into the FRONT PORCH. Note that these limitations apply only to projections beyond the RSBL and to structures within Code-required FRONT PORCHES (and not to porches outside of or in excess of the Code FRONT PORCH requirements). BUILDABLE AREA The area of the lot within which buildings will sit. The BUILDABLE AREA sets the limits of the building footprint now and in the future -- additions must be within the BUILDABLE AREA. This provides for future growth in a manner consistent with the Peninsula Neighborhood's Quality of Life goals. The BUILDABLE AREA is illustrated in and set by the BUILDING PLACEMENT STANDARDS. (Note: This definition differs from the Definition of "Buildable Area" in the City Zoning Ordinance). BUILDING PLACEMENT STANDARDS The BUILDING PLACEMENT STANDARDS (BPS) establish the basic parameters governing building construction. This includes the envelope for building placement (in 3 dimensions) and certain required/permitted building elements, such as porches, balconies and fences. CIVIC GREEN, SQUARE PUBLIC SPACES located within the neighborhood, as designated on the REGULATING PLAN. The CMC GREEN is a primarily unpaved, formally configured, small public lawn or park. The SQUARE may be paved, appropriate to a more highly trafficked area. Both shall have not less than 60% of their tract perimeter fronting Rights of Ways and shall be surrounded by canopy STREET TREES. Their tract dimensions shall be no thinner than a 1:4 ratio, with a minimum tract dimension of 25 feet. Situated at prominent locations within the neighborhood and often dedicated to important events or citizens, CIVIC GREENS and SQUARES may contain play equipment but shall not include ball fields and courts. COMMON DRIVE A shared access easement (for two or more lots) typically found on EDGE LOTS. COMMON DRIVES may also be placed to encompass adjacent utility easements. COMMON DRIVES shall be as configured on the REGULATING PLAN. See also ALLEY. COMMON LOT LINES Lot lines shared by private lots, generally side lot lines. 6

7 CONSERVATION LINE A line established to guarantee the preservation of the Peninsula's natural areas and slopes and to preserve the views from EDGE LOT houses. Land beyond the CONSERVATION LINE shall not be built upon, paved, driven on, re-graded or otherwise disturbed. CORNER LOT A lot in which one side lot line is adjacent to a STREET. Where a PRIVACY BUILDING LINE (PBL) is located on the side adjacent to the STREET, the PRIVACY SIDE restrictions on windows do not apply. Special building placement, fencing, and landscape requirements may also apply. DORMERS Dormers are small roofed ancillary structures with windows providing light and air to occupiable space within the roof. Dormers are permitted and do not constitute a STOREY so long as they do not break the primary eaves line, and are individually less than 15 feet wide and are collectively not more than 50% of their respective facade. EAVE, MAIN EAVES, OR EAVE HEIGHT Used for measuring permitted building heights, the MAIN EAVES are the eaves of the primary roof of the building. EDGE LOT A lot located on the perimeter of the neighborhood whose rear lot line faces and/or is within the Peninsula conservation area. FRONT PORCH The ground floor platform attached to the front or STREET or REQUIRED STREET BUILDING LINE (RSBL) side of the main building. (A FRONT PORCH may have a single ground floor platform or two platforms stacked at the ground and second story levels.) Required FRONT PORCHES, as defined in the BUILDING PLACEMENT STANDARDS, must be roofed and enclosed by posts that extend up to the roof and shall not be otherwise enclosed except with balustrades (railings) and insect screening. FRONT YARD The area of the lot from the STREET FRONTAGE to the enclosed portion of the building wall. This area is contiguous with the STREET, and includes the FRONT PORCH. (Note: This definition differs from the Definition in the City Zoning Ordinance). FRONT YARD FENCE The wood (picket) or wrought iron fence or masonry wall, between 30 and 40 inches in height, located within the FRONT YARD (generally 1 foot behind & parallel to the property line of private lots and also along COMMON LOT LINES to a point at least 10 feet back from the REQUIRED STREET BUILDING LINE (RSBL). GARDEN WALL This may take the basic form of a FRONT YARD or a PRIVACY FENCE depending on its height and placement. A garden wall shall allow no view through its surface. OPEN SIDE Where applicable, the side of the house and lot opposite the PRIVACY SIDE and PRIVACY BUILDING LINE (PBL). There are no window restrictions on the OPEN SIDE, and a minimum setback is used, rather than a REQUIRED BUILDING LINE. The OPEN SIDE of the house has no privacy restrictions because the windows on the adjacent side of the neighboring house are restricted by PRIVACY-SIDE MANNERS (See PBL below). 7

8 PEDESTRIAN PATHWAY PEDESTRIAN PATHWAYS are interconnecting paved walkways that provide pedestrian and bicycle passage through blocks running from STREET to STREET, ALLEYS or interior block parking areas. The easement width for these pathways shall be between 10 and 25 feet and the paved walkway between 6 and 12 feet, except where specifically noted on the REGULATING PLAN, and shall provide an unobstructed view through their length. PENINSULA NEIGHBORHOOD ARCHITECTURAL REVIEW BOARD (BOARD OR PNARB) The PENINSULA NEIGHBORHOOD ARCHITECTURAL REVIEW BOARD (BOARD or PNARB) is a group of individuals created by The Peninsula Neighborhood Covenants & Deed Restrictions. The PNARB is established to administer and enforce the architectural and landscape standards for new construction and future building modifications, as well as certain portions of the BUILDING PLACEMENT STANDARDS within the Code not otherwise enforced by the City of Iowa City. PRIVACY BUILDING LINE (PBL) The PBL is the required side building line for lots where designated on the REGULATING PLAN. The building must be built-to at least one point on the PBL, between four feet (4') and six (6 ) from one side lot line. Windows are restricted on this side of the building. The PBL is set consistently along a given STREET, allowing houses to open to the other, OPEN SIDE yard. See also PRIVACY-SIDE MANNER. PRIVACY FENCE Fences and hedges along COMMON DRIVES, ALLEYS and COMMON LOT LINES, may be as high as eight (8) feet above the adjacent ground provided that they are at least 10 feet behind the REQUIRED STREET BUILDING LINE (RSBL). Within 10 feet of the RSBL only a FRONT YARD FENCE is permitted (see the BPS Siting Specifications for limited exceptions to this rule for CORNER LOTS). Wire fences shall have a hardy species of hedge or climbing vine planted along them (Consult the TOWN ARCHITECT). PRIVACY SIDE MANNERS The Peninsula Neighborhood Covenants & Deed Restrictions have codified Charleston, South Carolina's urban tradition of "North-Side Manners" into PRIVACY-SIDE MANNERS to provide a high level of privacy and a more comfortable relation between adjacent houses on medium and small lots. See also PRIVACY BUILDING LINE and refer to The Peninsula Neighborhood Covenants & Deed Restrictions for specific information. PUBLIC SPACE Property (STREETS, ALLEYS, CIVIC GREENS, SQUARES and parks) within the public domain and physically within the neighborhood within which citizens may exercise their rights. REGULATING PLAN The REGULATING PLAN is the "master plan" for the neighborhood that provides specific information for the disposition of each lot. The REGULATING PLAN specifies the BUILDING PLACEMENT STANDARD for each lot and shows how each building contributes to the larger neighborhood, as well as the arrangement of PUBLIC SPACE in relation to private space. There may be additional requirements for specific lots noted on the REGULATING PLAN. REQUIRED STREET BUILDING LINE (RSBL) The RSBL is the required building line (a requirement, not a permissive minimum as in a set-back), generally seven (7) feet from the STREET FRONTAGE unless otherwise designated on the REGULATING PLAN. The building (generally the FRONT PORCH) must be built-to (coincident with) or within 3 feet behind the RSBL. The RSBL for each lot is shown on the REGULATING PLAN. REQUIRED STREET BUILDING LINE 2 (RSBL2) A required build-to line for certain EDGE LOTS. Where a RSBL2 is shown on the REGULATING PLAN, the FRONT PORCH is optional. Buildings with no FRONT PORCH shall be built-to the RSBL2 for at least 40% of the RSBL2 width. 8

9 SIDEWING The portion of a building extending along a side lot line toward the ALLEY or COMMON DRIVE or garage. This optional portion may be built initially or as a later addition. The SIDEWING sits within the BUILDABLE AREA of the lot as shown in the BUILDING PLACEMENT STANDARDS. STOOP An entry platform on the RSBL side of a building. STOOPS, where required by the BUILDING PLACEMENT STANDARDS, may be roofed but they may not be enclosed. STREET, STREET FRONTAGE, AND SIDE STREET 1. STREET includes all PUBLIC SPACE (STREETS, SQUARES, GREENS, parks) -- but not COMMON DRIVES or ALLEYS. 2. STREET FRONTAGE refers to the lot line coincident with the STREET. 3. The SIDE STREET is the STREET of the longer lot line, generally with the lesser Right of Way along it. STREET TREE A deciduous canopy tree as listed in the STREET TREE list that accompanies the REGULATING PLAN. STREET TREES are of a hardy species, large enough to form a street canopy with sufficient clear trunk to allow traffic to pass under unimpeded. STREET TREE ALIGNMENT LINE A generally straight line that STREET TREES are to be planted along. This alignment is parallel with the STREET and is set four (4) feet back from the curb, unless otherwise specified in the REGULATING PLAN. STREETSCAPE This term refers to the various components that make up the STREET, both in the Right of Way and on private lot frontages. It includes pavement, parking spaces, planting areas, STREET TREES, streetlights, sidewalks, FRONT YARD FENCES, FRONT YARDS, FRONT PORCHES, etc. TOWN ARCHITECT The TOWN ARCHITECT is an Urban Designer, familiar with New Urbanist principles and with the Peninsula Neighborhood development, who will work with builders and property owners to show how the Peninsula Neighborhood Code can satisfy their building needs in a cost efficient manner. The role of the TOWN ARCHITECT has been established to administer an ARCHITECTURAL REVIEW procedure for the development of properties within the Peninsula Neighborhood. It is the responsibility of the TOWN ARCHITECT to review architectural and landscape plans for compliance with The Peninsula Neighborhood Covenants & Deed Restrictions and to provide design guidance when necessary. The TOWN ARCHITECT shall be responsible for interpreting and enforcing The Peninsula Neighborhood Covenants and Deed Restrictions regarding architectural and landscape standards, as well as any other standards not otherwise addressed and regulated by the City. The TOWN ARCHITECT will make recommendations to the City prior to and including consideration of Final Development Plans or modifications of Final Development Plans prior to issuance of building permit, The TOWN ARCHITECT will work on design solutions to meet handicapped access needs within the Peninsula Neighborhood Code prescriptions and, where necessary, will recommend appropriate minor variations to be approved by city to accommodate accessibility. "WHERE CLEARLY VISIBLE FROM THE STREET " Many requirements of this Code apply only where the subject is "clearly visible from the STREET." Note that the definition of STREET includes parks, CIVIC GREENS, SQUARES, and all public areas except ALLEYS or COMMON DRIVES. A building element more than 30 feet from the RSBL (for example, items along a COMMON LOT LINE 31 feet away from a RSBL) is by definition NOT Clearly Visible from the STREET. The intent is to restrict control to the public realm where it has significance and limit public interference in the private realm. 9

10 THE PENINSULA NEIGHBORHOOD REGULATING PLAN 10

11 UNDERSTANDING THE REGULATING PLAN As the principal tool for implementing the Peninsula Neighborhood Master Plan, the REGULATING PLAN identifies the basic physical characteristics of each lot and the type of building assigned to it. It also identifies the type and placement of STREET TREES on each STREET, as well as identified parking spaces. A Preliminary REGULATING PLAN is submitted as part of the Preliminary Plat. The Landscape Plan is part of the REGULATING PLAN as it defines STREET TREE placement. The illustration below explains the elements of the REGULATING PLAN and will be useful as a reference when examining the plan. A final REGULATING PLAN will be submitted with the final plat application for each development phase of the Peninsula Neighborhood. The exact placement of lot lines, trees and parking spaces in the final plan may differ by a few degrees or feet, but the basic configuration of the plan will not change. Handicapped Access: The TOWN ARCHITECT will work on design solutions to meet handicapped access needs within the Peninsula Neighborhood Code prescriptions and, where necessary, will recommend appropriate minor variations to be approved by the City to accommodate accessibility needs. These variations may take the form of mechanical lifts, conventional ramps, and other techniques as appropriate to the circumstance and available technology. With the approval of the TOWN ARCHITECT such ramps and devices may project past the RSBL and OPEN SIDE setbacks. 11

12 THE PENINSULA NEIGHBORHOOD BUILDING PLACEMENT STANDARDS 12

13 INTRODUCTION The Neighborhood REGULATING PLAN identifies the BUILDING PLACEMENT STANDARDS for all lots. The goal of the BUILDING PLACEMENT STANDARDS is good STREET form and desirable outdoor private space (yards and gardens). They aim for the minimum level of control necessary to meet that goal. Variances to the BUILDING PLACEMENT STANDARDS can be granted only where the unique physical circumstance of a lot makes compliance impossible. The specific variance must also meet the conditions of the City of Iowa City Board of Adjustment. The BUILDING PLACEMENT STANDARDS set the basic parameters governing building construction, including the building envelope (in three dimensions) and certain required/permitted elements, such as porches, balconies, and fences. The STANDARDS specify building types that will be built within the Neighborhood. GENERAL GUIDING PRINCIPLES 1. BUILDINGS ARE ALIGNED AND CLOSE TO THE STREET. Buildings form the space of the STREET. Building facades are aligned as a simple plane along the STREET. 2. BUILDINGS FORM AND PROTECT PRIVATE OPEN SPACE. Whether a yard, garden or courtyard, private open space is an important complement to the public space of the neighborhood. 3. BUILDINGS HAVE FRONT PORCHES OR BALCONIES. This overview of the STREET contributes to healthful STREETS and safe neighborhoods, while serving as a buffer between the house interior and STREET activity. 4. BUILDINGS ARE DESIGNED FOR TOWNS. Rather than being simply pushed closer together, as in many suburban developments, buildings must be designed for their close siting within towns and cities. Views are directed to the STREET and the BACK YARD, not toward the neighbors. 5. PROPERTY LINES ARE PHYSICALLY DEFINED BY FENCES, HEDGES OR GARDEN WALLS. Land should be clearly public or private-in public view or private and protected. 6. VEHICLE STORAGE, GARBAGE AND MECHANICAL EQUIPMENT IS AWAY FROM THE STREET. Access to garages shall be from the ALLEY or COMMON DRIVE. Where garages must be front-loaded, they shall be set at least 20 feet behind the front plane of the heated space of the house. These principles define the goal and intent of the Peninsula Neighborhood Code. Refer to the following BUILDING PLACEMENT STANDARDS for the specific requirements for each building site. 13

14 BUILDING PLACEMENT STANDARD for ESTATE HOUSE SITES 14

15 Estate House Sites The principal building shall be between 12 and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eaves. The first floor finished elevation shall be between 30 and 60 inches above the average RSBL elevation. The principal building shall be the REQUIRED STREET BUILDING LINE (RSBL). For EDGE LOTS designated on the REGULATING PLAN with a RSBL2 the FRONT PORCH is optional and buildings without FRONT PORCHES shall be the RSBL2. The minimum side Setbacks are 4 ft (one side) and 10ft (both sides combined). The REGULATING PLAN may designate a required PRIVACY BUILDING LINE (PBL) 4 ft off one COMMON LOT LINE (generally the North or East). The garage, parking for vehicles shall be kept within the designated Garage- Parking area (except for EDGE LOTS where the garage door (and/or parking area) shall be at least 20 ft behind the front of the porch or front building wall if there is no porch or below grade). Any designated COMMON DRIVE easements shall be respected -- consult with the TOWN ARCHITECT. A FRONT PORCH, minimum 8 ft deep with a width no less than of the building width (not to include any Side Street frontage), is required along the RSBL. For EDGE LOTS with a RSBL2 (see the REGULATING PLAN) the FRONT PORCH is optional. A PRIVACY FENCE, maximum 8 ft in height, may run the remainder of the rear and COMMON LOT LINES (except within the FRONT YARD area which may only have a FRONT YARD FENCE). Residential, Bed and Breakfast Homestay, and Home Occupation (by right subject to Iowa City Zoning Regulations) uses are permitted. Parking, occupant's workshop, Home Occupation, and Accessory Unit uses are permitted in the buildable area at the rear of the lot. (Enclosed, below grade parking is permitted adjacent to the RSBL as 15

16 HEIGHT SPECIFICATIONS: SPECIFICATIONS: ESTATE HOUSE SITES Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STANDARD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The building(s) shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, BAY WINDOWS (not more than 30''), steps (not more than 72") and chimneys (not more than 30''), garden trellises and other light unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, BAY WINDOWS (not more than 30 ), steps (not more than 72") and chimneys (not more than 30'') shall encroach past the RSBL toward the STREET. 3. The building (the FRONT PORCH) shall be built-to or within 3 behind the specified RSBL for at least 40% of the building width. For EDGE LOTS, with an RSBL2, the FRONT PORCH is optional. Buildings with no FRONT PORCH shall be built-to the RSBL2 for at least 40% of the RSBL2 width. That portion of the building shall be composed as a simple plane (limited facade jogs less than 24" and porches, STOOPS, BAY WINDOWS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the percentage minimum shall be measured against the narrowest lot width within the BUILDABLE AREA for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. At least 35% of the lot area, and all required side setbacks, shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, BAY WINDOWS, stoops, decks, chimneys, and additionally in the BACK YARD only gazebos, green houses and steps except where otherwise specified in the Code. 5. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement except where noted otherwise on the REGULATING PLAN. CORNER LOTS: 1. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs as listed above in Siting Specifications are considered "a simple plane" within this requirement) When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 2. The fence requirements for CORNER LOTS additionally allow, where the lot OPEN SIDE fronts a SIDE STREET, a PRIVACY FENCE along that FRONT AGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the corner (ROW intersection) of the frontage STREET. Lots where RSBL is curved: The required FRONT PORCH (or building facade along RSBL2 for edge lots with no porch requirement) shall be aligned on a tangent to a curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at 1 point). ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to the parking areas, unless otherwise approved by the City. 2. Garage doors shall not face (be at an angle of less than 90 degrees from) the RSBL unless if they are located at least 50 feet back from the RSBL, and parking areas (unenclosed) shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. 3. For EDGE LOTS designated on the REGULATING PLAN with a second REQUIRED STREET BUILDING LINE (RSBL2), both the FRONT PORCH and FRONT YARD FENCE are optional. The principal building facade (enclosed portion) shall be built-to this RSBL2. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations. ACCESSORY UNITS: Accessory units are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. 16

17 BUILDING PLACEMENT STANDARD for PENINSULA HOUSE SITES 17

18 I. J. K. Peninsula House Sites The principal building shall be between 12 and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eaves. Any FRONT YARD FENCE shall be between 30 and 40 inches in height. The first floor finished elevation shall be between 30 and 60 inches above the average RSBL elevation. The first story shall have at least 9 feet clear height for 80% of its area. The second floor shall have at least 8 feet clear height for 80% of its area. The principal building shall be the REQUIRED STREET BUILDING LINE (RSBL). For EDGE LOTS with an RSBL2 designated on the Regulating Plan, the FRONT PORCH is optional and the facade of buildings without FRONT PORCHES shall be the RSBL2. The minimum side Setback is 4 ft (one side). The garage, parking for vehicles (autos, trailers, boats, etc.) shall be kept within the designated Garage-Parking area (except for EDGE LOTS where the garage door (and or parking area) shall be set at least 20 ft behind the front building wall or below grade). Any designated COMMON DRIVE easements shall be respected -- consult with the TOWN ARCHITECT. A FRONT PORCH, between 8 ft and 14 ft deep with a width no less than 40% of the building width, (not to include any SIDE STREET frontage), is required. For designated EDGE LOTS (see the REGULATING PLAN) the FRONT PORCH is optional. The REGULATING PLAN may designate a required Privacy Building line (PBL) 4 ft off the COMMON LOT LINE (generally North or East). A PRIVACY FENCE, maximum 8 ft in height, may run the remainder of the rear and COMMON LOT LINES (except within the FRONT YARD area which may only have a FRONT YARD FENCE). Residential, Bed and Breakfast Homestay, and Home Occupation (by right subject to Iowa City Zoning Regulations) uses are permitted. Parking, occupant's workshop, Home Occupation, and Accessory Unit uses are permitted in the buildable area at the rear of the lot. (Enclosed, below grade parking is permitted adjacent to the RSBL as well.) 18

19 SPECIFICATIONS: PENINSULA HOUSE SITES HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STANDARD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground elevation. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The building(s) shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24"), garden trellises and other light unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") shall encroach past the RSBL. 3. The building (the FRONT PORCH) shall be built-to or within 3 behind the specified RSBL for at least 40% of the building width. For EDGE LOTS, with an RSBL2, the FRONT PORCH is optional. Buildings with no FRONT PORCH shall be built-to the RSBL2 for at least 40% of the RSBL2 width. That portion of the building shall be composed as a simple plane (limited facade jogs less than 24" and porches, chimneys (not more than 24"), STOOPS, BAY WINDOWS, and balconies are considered to be within this "a simple plane" requirement). For non-rectangular lots the % minimum shall be measured against the narrowest lot width within the buildable area for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. At least 35% of the lot area, and all required side setbacks, shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, BAY WINDOWS, decks, chimneys, and additionally in the BACK YARD only, decks, gazebos, green houses and steps except where otherwise specified in the Code. 5. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement except where noted otherwise on the REGULATING PLAN. CORNER LOTS: 1. The side street RSBL shall be built-to either by the building wall and/or porch for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs as listed above in Siting Specifications are considered "a simple plane" within this requirement) When a wrap-around porch is used; the building wall may step forward to the RSBL at the termination of the porch. 2. The fence requirements for corner lots additionally allow, where the open side of a lot fronts a side street, a privacy fence along that frontage as a substitute for the required front yard fence. This privacy fence shall begin no closer than 20 feet from the corner (ROW intersection) of the frontage street. Lots where RSBL is curved: The required FRONT PORCH (or building facade along RSBL2 for edge lots with no porch requirement) shall be aligned on a tangent to a curve. Where the lot face is convex to the porch, the porch shall touch the RSBL at 2 points (where concave it shall touch at1 point). ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to the parking areas, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL (they must be at an angle of not less than 90 degrees from the RSBL) unless they are located at least 50 feet back from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. 3. For EDGE LOTS designated on the REGULATING PLAN with a second REQUIRED STREET BUILDING LINE (RSBL2) both the FRONT PORCH and FRONT YARD FENCE are optional. The principal building facade (enclosed portion) shall be built-to this RSBL2. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations. ACCESSORY UNITS: Accessory units are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. 19

20 BUILDING PLACEMENT STANDARD for COTTAGE SITES 20

21 L. M. N. Cottage Sites The principal building shall be between 12 and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eaves. Any SIDEWING shall be no more than 15 ft to its Eaves. The FRONT YARD FENCE shall be between 30 and 40 inches in height. The FRONT PORCH floor elevation shall be between 28 and 60 inches above the average RSBL elevation. The first story shall have at least 9 feet clear height for 80% of its area. The second floor shall have at least 8 feet clear height for 80% of its area. The principal building shall be the REQUIRED STREET BUILDING LINE (RSBL), as designated on the REGULATING PLAN. The minimum side Setback is 4 ft The REGULATING PLAN may designate a required PRIVACY BUILDING LINE (PBL) 4 feet off one COMMON LOT LINE (generally North or East). The garage, vehicle parking (autos, trailers, boats, etc.) shall be kept within the designated Garage-Parking area. (Enclosed, below grade parking is permitted adjacent to the RSBL as well.) A FRONT PORCH, between 8 ft and 12 ft deep with a width equal to no less than 50% of the building width (not to include any SIDE STREET frontage), is required along the RSBL. A PRIVACY FENCE, between 6 and 8 ft in height, shall run the remainder of the rear and COMMON LOT LINES (except within the FRONT YARD area which may only have a FRONT YARD FENCE). Residential, Bed and Breakfast Homestay, and Home Occupation (by right subject to Iowa City Zoning Regulations) uses are permitted. Parking, occupant's workshop, Home Occupation, and ACCESSORY UNIT uses are permitted in the buildable area at the rear of the lot. (Enclosed, below grade parking is permitted adjacent to the RSBL as well) 21

22 HEIGHT SPECIFICATIONS: SPECIFICATIONS: COTTAGE SITES Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STANDARD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground elevation. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any buildings excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") shall encroach past the RSBL 3. The building (the FRONT PORCH) shall be built-to or within 3 behind the specified RSBL for at least 50% of the building width. That portion of the building shall be composed as a simple plane (limited facade jogs less than 24" and porches, and chimneys (not more than 24"), STOOPS, BAY WINDOWS, and balconies are considered to be "a simple plane" within this requirement). For non-rectangular lots the 50% minimum shall be measured against the narrowest lot width within the buildable area for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs, as listed above in Siting Specifications, are considered "a simple plane" within this requirement). When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 25% of the lot area, and all required side setbacks, shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, BAY WINDOWS (not more than 30"), chimneys (not more than 30"), wood decks, and in the rear only, gazebos, green houses and steps except where otherwise specified in the Code. 6. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement except where noted otherwise on the REGULATING PLAN. 7. Lots where the RSBL is curved: the required FRONT PORCH shall be aligned on a tangent to the curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at 1 point). CORNER LOTS: The fence requirements additionally allow a PRIVACY FENCE along the SIDE STREET FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY shall use the ALLEY as the sole means of automobile access, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations. ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. For such units, the owner of the principal structure shall occupy at least one (1) of the units. Conversion of primary structure single-family units for multiple family uses is prohibited. 22

23 BUILDING PLACEMENT STANDARD for COTTAGE FLATS SITES 23

24 COTTAGE FLATS SITES The principal building shall be between 12 and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eaves. Any SIDEWING shall be no more than 15 ft to its Eaves. The FRONT YARD FENCE shall be between 30 and 40 inches in height. The FRONT PORCH floor elevation shall be between 28 and 60 inches above the average RSBL elevation. The first and second stories shall have at least 9 feet clear height for not less than 75 % of their area. The principal building shall be the REQUIRED STREET BUILDING LINE (RSBL), as designated on the REGULATING PLAN. The minimum side Setback is 4 ft. The REGULATING PLAN may designate a required PRIVACY BUILDING LINE (PBL) 4 feet off one COMMON LOT LINE (generally North or East). The garage, vehicle parking (autos, trailers, boats, etc.) shall be kept within the designated Garage-Parking area and! or enclosed and below grade. A FRONT PORCH, between 8 ft and 12 ft deep with a width no less than 50% of the building width (not to include any SIDE STREET frontage), is required along the RSBL. A PRIVACY FENCE, between 6 and 8 ft in height, shall run the remainder of the rear and COMMON LOT LINES (except within the FRONT YARD area which may only have a FRONT YARD FENCE). Residential, Bed and Breakfast Homestay, and Home Occupation (by right subject to Iowa City Zoning Regulations) uses are permitted. Parking, occupant's workshop, Home Occupation, and ACCESSORY UNIT uses are permitted in the buildable area at the rear of the lot. (Enclosed, below grade parking is permitted adjacent to the RSBL as well.) 24

25 HEIGHT SPECIFICATIONS: SPECIFICATIONS: COTTAGE FLAT SITES Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STANDARD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground elevation. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No parts of the buildings (excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") garden trellises and other light and unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any buildings excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") shall encroach past the RSBL 3. The building (the FRONT PORCH) shall be built-to or within 3 behind the specified RSBL for at least 50% of the building width. That portion of the building shall be composed as a simple plane (limited facade jogs less than 24" and porches, and chimneys (not more than 24"), STOOPS, BAY WINDOWS, and balconies are considered to be "a simple plane" within this requirement). For non-rectangular lots the 50% minimum shall be measured against the narrowest lot width within the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 50% of its length. That portion of the building wall shall be composed as a simple plane (limited jogs, as listed above in Siting Specifications, are considered "a simple plane" within this requirement). When a wrap-around PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. At least 25% of the lot area, and all required side setbacks, shall remain open and unpaved and not be built upon (nor used for parking) except for overhanging eaves, cantilevered balconies, stoops, BAY WINDOWS (not more than 30"), chimneys (not more than 2430"), wood or decks, and in the rear only, gazebos, green houses and steps except where otherwise specified in the Code. 6. The Garage/parking setback shall be measured from the ALLEY ROW or the COMMON DRIVE edge of pavement except where noted otherwise on the REGULATING PLAN. 7. Lots where the RSBL is curved: the required FRONT PORCH shall be aligned on a tangent to the curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at 1 point). CORNER LOTS: The fence requirements additionally allow a PRIVACY FENCE along the SIDE STREET FRONTAGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the corner (ROW intersection) of the frontage STREET. ELEMENTS SPECIFICATIONS: 1. All lots bordering an ALLEY shall use the ALLEY as the sole means of automobile access, unless otherwise approved by the City. 2. Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden from the street by a garden wall. HOME OCCUPATIONS: Home occupations are permitted subject to Zoning Regulations. HOUSING UNITS: Two dwelling units, within the principle building envelope restrictions of the COTTAGE FLATS SITES BUILDING ENVELOPE STANDARDS, are permitted by right. ACCESSORY UNITS: ACCESSORY UNITS are permitted by right. For such units, an owner shall occupy at least one (I) of the units. Conversion of primary structure two-family units for multiple family uses is prohibited. 25

26 BUILDING PLACEMENT STANDARD for TOWNHOUSE SITES 26

27 Townhouses The principal building shall be between 18 ft and 35 ft to its Eaves. The accessory building shall be no more than 18 ft to its Eaves. Any Sidewing shall be no more than 15 ft to its Eaves. The Front Porch floor elevation shall be between 28 and 60 inches above the fronting RSBL elevation. The first story shall have at least 9 feet clear height for 80% of its area. The second floor shall have at least 8 feet clear height for 80% of its area. For each unit: the FRONT PORCH shall be REQUIRED STREET BUILDING LINE (RSBL). SIDEWING area construction shall be the PRIVACY BUILDING LINE (PBL) (generally the North or East side). The unit width shall be between 18 ft and 30 ft. A maximum of 6 units shall comprise one building. There shall be a minimum 10ft gap between buildings where multiple buildings are built (except where otherwise designated on the REGULATING PLAN). The garage, vehicle parking (autos, trailers, boats, etc.) shall be kept within the designated Garage-Parking area (and/or as designated on the REGULATING PLAN or enclosed and below grade). the A FRONT PORCH is required for each unit. The FRONT PORCH, between 8 ft and 12 ft deep with a width no less than 50% of the unit width (not to include any SIDE STREET RSBL), shall be Built the REQUIRED STREET BUILDING LINE (RSBL). PRIVACY FENCING, between 6 and 8 ft in height, shall be placed along any unbuilt rear and COMMON LOT LINES (excluding Rowhouse sites with no BACK YARD or courtyard area). Residential, Home Occupation, and Bed and Breakfast Homestay uses are permitted on all floors. Ground Floor and Basement space may additionally include Neighborhood Commercial uses by right (see attached Specifications). Parking, occupant's workshop, Home Occupations, and Accessory Unit «500 Sq Ft) uses are permitted in the buildable area at the rear of the lot. (Enclosed, below grade parking is permitted adjacent to the RSBL as well.) 27

28 SPECIFICATIONS: TOWNHOUSE SITES HEIGHT SPECIFICATIONS: Principal building height is measured from the highest REQUIRED STREET BUILDING LINE (RSBL) elevation (ALLEY or COMMON DRIVE frontage for accessory buildings) to the main eaves or other point specified on the BUILDING PLACEMENT STANDARD (BPS). FENCE and GARDEN WALL heights are measured from adjacent sidewalk (within 5 feet); when not fronting a sidewalk, heights are relative to the adjacent ground elevation. On EDGE LOTS, height for accessory buildings will be measured relative to the adjacent ground elevation on the STREET side of the accessory building. SITING SPECIFICATIONS: 1. The buildings shall occupy only the specified (hatched) area of the lot. No part of any building (excepting overhanging eaves, BAY WINDOWS (not more than 30"), steps (not more than 72") and chimneys (not more than 24") garden trellises and other light unroofed garden structures) shall occupy the remaining lot area. 2. No parts of any building excepting overhanging eaves, BAY WINDOWS, steps (not more than 72") and chimneys (not more than 24") shall encroach past the RSBL. 3. Each unit of the building (its FRONT PORCH) shall be built-to or within 3 feet behind the RSBL for at least 50% of the unit's width (measured on a per-unit basis). That portion of the building facade shall be composed as a simple plane (limited facade jogs less than 24" and PORCHES, BAY WINDOWS (not more than 30"deep), chimneys (not more than 24"), STOOPS, and balconies are considered to be "a simple plane" within this requirement). 4. The SIDE STREET RSBL shall be built-to either by the building wall and/or PORCH for not less than 65% of its length. That portion of the building wall shall be composed as a simple plane (limited facade jogs as listed above in Siting Specifications are considered to be "a simple plane" within this requirement) When a wraparound PORCH is used; the building wall may step forward to the RSBL at the termination of the PORCH. 5. NON-RECTANGULAR LOT MEASUREMENTS: the unit width parameters and PORCH minimums shall be measured at the mid-point of the buildable area depth for the primary building (not to include the buildable area for any SIDE WING or accessory building). 6. At least 15% of the lot area, and all required side setbacks, shall remain open and not be built upon except for overhanging eaves, BAY WINDOWS (not more than 30"deep), chimneys (not more than 30"), STOOPS, cantilevered balconies, stoops, wood or composite decks and steps except where otherwise specified in the Code. 7. Garage/parking setback shall be measured from the nearest ALLEY ROW or the COMMON DRIVE edge of pavement except where noted otherwise on the REGULATING PLAN. 8. CORNER LOTS: The fence requirements for CORNER LOTS additionally allow, where the OPEN SIDE of a lot fronts a SIDE STREET, a PRIVACY FENCE along that FRONT AGE as a substitute for the required FRONT YARD FENCE. This PRIVACY FENCE shall begin no closer than 20 feet from the comer (ROW intersection) of the frontage STREET. 9. Lots where the RSBL is curved: the FRONT PORCH or facade shall be aligned on a tangent to the curve. Where the lot face is convex to the porch the porch shall touch the RSBL at 2 points (where concave it shall touch at I point). ELEMENTS SPECIFICATIONS: 1) All lots bordering an ALLEY or COMMON DRIVE shall use the ALLEY or COMMON DRIVE as the sole means of automobile access to designated parking spaces, unless otherwise approved by the City. 2) Garage doors shall not face the RSBL. They must be at an angle of not less than 90 degrees from the RSBL. Unenclosed parking areas shall not be located within 20 feet of the STREET unless hidden by a GARDEN WALL or enclosed and below grade. NEIGHBORHOOD COMMERCIAL USES: The following uses are permitted by right: 1) Retail or personal service establishments limited to the ground floor space within the existing structure. 2) Adult or child care homes. 3) Bed and Breakfast Homestays. 4) Offices limited to dental practices, general medical practices, insurance, real estate or travel agencies, accounting practices and law offices, limited to ground floor space within the existing structure. PARKING: Iowa City Zoning Code Section 14-5A-5 H.4.i. restricting the number of parking spaces that may back onto an ALLEY, may be waived if the site plan demonstrates to the satisfaction of the Building Official that parking spaces are configured so as not to impede traffic on the ALLEY. Off-street parking spaces for Neighborhood Commercial Uses are not required for the first 1500 square feet of floor area. Any Neighborhood Commercial Use that exceeds 1500 square feet of floor area shall be required to provide parking spaces according to Section 14-5A-4 28