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CITY OF IOWA CITY sa
MEMORANDUM
Date: April 9, 2014
To: Tom Markus, City Manager
From: Doug Boothroy, Department of Neighborhood and Development Services
Re: Riverfront Crossings District — Form -based Zoning Code
The Planning and Zoning Commission Recommended Draft of the Form -based Zoning Code for
the Riverfront Crossings District is attached along with a number of associated amendments to
the larger Zoning Code. The Commission carefully considered the proposed code during their
informal and formal meetings throughout January, February, and March. In order to keep track
of their discussion and any proposed amendments to the original public review draft of the code,
we have put together a "decision matrix," which is attached. This matrix lists all proposed
amendments to the original draft from staff, Commission members, and the public. The matrix
includes the explanatory notes, staff recommendation, and the Commission's decisions
regarding each of these amendments. This matrix along with all staff memos and meeting
minutes are intended to inform your discussion regarding the proposed code.
Bob Miklo and Karen Howard will attend both your informal and formal meetings on Tuesday to
give a brief presentation explaining the important elements of the code and to answer any
questions you might have.
Prepared by: Karen Howard, PCD, 410 E. Washington Street, Iowa City, IA 52240; 319 - 356 -5251
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE 14: ZONING, ADDING ARTICLE 14 -2G, RIVERFRONT
CROSSINGS FORM -BASED DEVELOPMENT STANDARDS, AND AMENDING OTHER PARTS
OF TITLE 14 TO INTEGRATE THE FORM -BASED CODE
WHEREAS, the adopted 2013 Downtown and Riverfront Crossings Master Plan (2013 Plan)
provides a vision, goals and objectives encouraging pedestrian- oriented, mixed -use redevelopment
in the Riverfront Crossings District; and
WHEREAS, one of the primary tools to implement the 2013 Plan's vision for the Riverfront
Crossings District is the adoption and incorporation of form -based development standards into the
Zoning Code to ensure new buildings are designed and located to create a walkable and sustainable
urban neighborhood; and
WHEREAS, because the form -based code will be incorporated into the existing Zoning Code, it is
necessary to amend other articles and sections of the Zoning Code to ensure consistency and clarity
regarding which generally - applicable zoning standards apply in the Riverfront Crossings Zones; and
WHEREAS, furthermore, due to changes in parking policies and regulations since the Near
Southside Neighborhood Parking Facility District Impact fee was enacted in 1992, it is in the interest
of the City to eliminate said fee and update its parking policies and regulations in Downtown and
Riverfront Crossings to reflect current market conditions and the 2013 Plan goals that encourage on-
site parking for residential uses; and
WHEREAS, the Downtown and Riverfront Crossii
provide an option for development that meets cei
requirements through a payment of fees in lieu. Fe
increased development that results from this parking
capital improvement costs necessary to meet the
development. This option will supplant the option to
municipal parking facility, which has resulted in the
parking to private entities at no cost; and
gs Parking District standards are intended to
:ain public goals to reduce on -site parking
:s collected are intended to ensure that the
reduction bears a proportionate share of the
additional parking needs caused by such
request a special exception for parking in a
unsustainable practice of transferring public
WHEREAS, in response to the increased demand for fraternal group living uses (fraternities and
sororities) it is in the best interests of the City to allow these uses at the previous density level of 1
resident per 300 square feet of lot area in the highest density multi - family zones (RM -44 and PRM
Zones), but only by special exception to ensure they are designed and managed in a manner that
provides a safe and healthy living environment for residents and will be compatible with surrounding
residential uses; and
WHEREAS, it is in the best interests of the City to clarify that student dormitories are a type of
independent group living use and to establish special exception approval criteria that will allow this
housing type as an option in the Riverfront Crossings District in a manner that provides a safe and
healthy living environment for residents; and
WHEREAS, it is in the interests of the City to establish consistent storefront window standards in
zones where such windows are required, including the Riverfront Crossings Zones, Central Business
Zones, Neighborhood Commercial Zone, and the Mixed Use Zone; and
WHEREAS, after considerable deliberation and public discussion, the Planning and Zoning
Commission has recommended approval of the Riverfront Crossings form -based development
standards and other related amendments to the zoning code.
Ordinance No.
Page 2
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION I. The Code of Ordinances of the City of Iowa City, Iowa is hereby amended as
follows:
A. Amend Chapter 14 -2, Base Zones, adding Article G, Riverfront Crossings Form -Based
Development Standards, attached hereto and incorporated herein by this reference.
C. Amend 14- 3C -2A, designating design review overlay zones, by adding a new paragraph 10, as
follows:
10. Riverfront Crossings Design Review District
Any exterior alterations to, additions to, or new construction of buildings and structures, or
alterations or additions to site development, including but not limited to parking areas,
landscaping, screening, signage, lighting, and access on property within the Riverfront
Crossings District (See Figure 2G -1), shall be subject to Design Review as specified in 14-
2G -1 D, Design Review.
D. Amend 14- 3C -3A -1 a, regulating Level I design review, by adding the following:
(10) Riverfront Crossings Design Review District
(11) Certain building height bonus provisions as specified in 14- 2G -7G.
E. Delete 14-3C-3A-lb, regulating Level I design review, and substitute in lieu thereof:
b. Applications for Level I Review will be reviewed and approved, modified, or
disapproved by the staff Design Review Committee or, in the case of the Riverfront
Crossings Design Review District, by the Form -Based Code Committee, in accordance
with Article 14 -813, Administrative Approval Procedures.
F. Amend 14- 3C- 3A -2a, regulating Level II design review, by adding the following:
(3) Structures designed with certain building height bonuses allowed pursuant to 14 -2G-
7G.
G. Amend 14- 3C -3B, setting forth approval criteria for design review, by adding the following:
9. Riverfront Crossings Design Review District: Design Review according to 14 -2G -1 D.
H. Delete 144A- 313-2b, establishing the Group Living Use category subgroups, and substitute in
lieu thereof:
b. Independent Group Living: Rooming houses, student dormitories.
I. Amend 14- 4134A -9, regulating special exception approval criteria for independent group living
uses, by adding a new subparagraph d., as follows:
d. Additional Approval Criteria for Special Exceptions:
The proposed use must be designed to be compatible with adjacent uses. The Board
of Adjustment will consider aspects of the proposed use such as the location, site size,
types of accessory uses, anticipated traffic, building scale, setbacks, landscaping and
amount of paved areas to ensure that the proposed use is compatible with other.
residential uses in the neighborhood. The Board may prohibit certain aspects of a use
or impose conditions or restrictions to ensure compatibility. These conditions or
restrictions may include, but are not limited to, additional screening, landscaping,
pedestrian facilities; setbacks; location and design of parking facilities; location and
design of buildings; establishment of a facilities management plan.
Ordinance No.
Page 3
J. Delete 14- 4B- 4A -10a, regulating specific approval criteria for fraternal group living uses, and
substitute in lieu thereof:
Maximum Density:
(1) In the RM -20 and RNS -20 Zones: 1 roomer per 900 square feet of lot area.
(2) In the RM -44 and PRM Zones: 1 roomer per 300 square feet of lot area.
K. Delete 14- 2C -7L, regulating street -level storefront windows in the CN -1 zone, and substitute in
lieu thereof:
L. Street -level Windows
A minimum of 50 percent of the building fagade between 2 and 10 feet in height from the
adjacent exterior grade must be comprised of clear and highly transparent windows and
doors. Reflective (mirrored) or colored glass is not permitted. Such windows must allow
views into the interior space or be storefront display windows that are set into the wall.
Display cases attached to the outside building wall do not qualify. The bottom of such
windows must be no more than 4 feet above the level of the adjacent sidewalk (See
Figure 2C.2).
L. Delete 14- 2C -9K -3, regulating street -level storefront windows in the MU zone, and substitute in
lieu thereof:
3. A minimum of 50 percent of the building fagade between 2 and 10 feet in height from the
adjacent exterior grade must be comprised of clear and highly transparent windows and
doors. Reflective (mirrored) or colored glass is not permitted. Such windows must allow
views into the interior space or be storefront display windows that are set into the wall.
Display cases attached to the outside building wall do not qualify. The bottom of such
windows must be no more than 4 feet above the level of the adjacent sidewalk (See 14-
2C-7L, Figure 2C.2).
M. Delete 14- 2C -8N -1, regulating street -level storefront windows in the Central Business Zones,
and substitute in lieu thereof:
Along any street - facing building fagade and along any portion of a storefront fagade that
abuts a pedestrian plaza, a minimum of 50 percent of the building fagade between 2 and
10 feet in height from the adjacent exterior grade must be comprised of clear and highly
transparent windows and doors. Reflective (mirrored) or colored glass is not permitted.
Such windows must allow views into the interior space or be storefront display windows
that are set into the wall. Display cases attached to the outside building wall do not qualify.
Where possible, the bottom of such storefront windows should be no more than 2 feet
above the level of the adjacent exterior grade. However, on sloping sites where it is
difficult to meet this 2 -foot standard, the height above grade may vary, but shall not
exceed 4 feet above the adjacent exterior grade (see 14- 2C -7L, Figure 2C.2).
N. Delete 14- 413- 413-12h and i, regulating specific approval criteria for Quick Vehicle Service uses,
and substitute in lieu thereof the following:
h. For properties located in the Towncrest Design Review District, Quick Vehicle Servicing
Uses are only allowed by special exception and must comply with the Central Business
Site Development Standards, as they would be applied to a property in the CB -5 Zone,
except as otherwise allowed by paragraph Q) below.
i. For properties located in the Riverfront Crossings District, Quick Vehicle Servicing Uses
are only allowed by special exception and must comply with the standards set forth in 14-
2G, Riverfront Crossings Form -Based Development Standards.
Ordinance No.
Page 4
For properties located in the CB -2 Zone, CB -5 Zone, Riverfront Crossings District, or
Towncrest Design Review District, where it can be demonstrated that the proposed Quick
Vehicle Servicing Use cannot comply with a specific standard as indicated in paragraphs
h. and i. above, the Board of Adjustment may grant a special exception to modify or waive
the provision, provided that the intent of the development standard is not unduly
compromised. The Board of Adjustment may impose any condition or conditions that are
warranted to mitigate the effects of any variation from these development standards.
O. Delete 14- 5A -3C, eliminating the maximum off - street parking allowed in CB -5 zone.
P. Delete 14- 5A -3D -4, regulating maximum off - street parking allowed in the CB -10 zone, and
substitute in lieu thereof:
4. Household Living Uses must provide parking according to Table 5A -1. The parking must
meet the standards specified in subparagraphs 5b. through e. below. If there is practical
difficulty providing the required parking for Household Living Uses on site, off -site parking
for Household Living Uses may be approved according to the provisions of 14- 5A -4F,
Alternatives to Minimum Parking Requirements.
Q. Delete 14- 5A -3E, regulating the maximum parking allowed in the Near Southside Parking
Facility District.
R. Delete 14- 2B -6D -7, regulating building entrances for multi - family developments.
S. Delete 14- 5A -5F, regarding construction and design standards for off - street parking, and
substitute in lieu thereof:
F. Standards for Structured Parking in Multi - Family, Commercial Zones, and the Riverfront
Crossings Zones: The following standards apply to structured parking in all Multi - Family
Zones, all Commercial Zones, except the CB -10 Zone, and on property zoned Riverfront
Crossings. On properties zoned Riverfront Crossings, these standards apply to mid -block
structures, lined structures, integrated structures, and underground structures, as
described in Article 14 -2G. Standards for structured parking in the CB -10 Zone are
specified in Subsection 14- 5A -3D, above.
1. In Multi- Family, CN -1, CB -2, CB -5, and MU Zones, the ground -level floor of a building
is reserved primarily for principal uses allowed in the zone. Therefore, any parking
located with the exterior walls of the building must meet the following standards:
a. In the CN -1, C13-2, C13-5, and MU Zones, structured parking is not permitted on
the ground -level floor of the building for the first 30 feet of lot depth as measured
from the minimum setback line. In the CN -1 Zone it is measured from the "build -
to" line.
b. In Multi - Family Zones, structured parking is not permitted on the ground -level floor
of the building for the first 15 feet of building depth as measured from the street -
facing building wall. On lots with more than one street frontage this parking
setback must be met along each street frontage, unless reduced or waived by
minor modification. When considering a minor modification request, the City will
consider factors such as street classification, building orientation, location of
primary entrance(s) to the building, and unique site constraints such as locations
where the residential building space must be elevated above the floodplain.
c. In the CN -1, CB -2, CB -5, and MU Zones, the ceiling height of any underground
parking may extend no more than 1 foot above the level of the adjacent sidewalk.
On sloping building sites and for existing buildings, the City may adjust this
requirement by minor modification. However, on sloping sites at least a portion of
Ordinance No.
Page 5
the ground -level floor height of any new building must be located no more than
one foot above the level of the abutting sidewalk or pedestrian plaza; and the floor
height of the ground -level floor of the building must be no more than 4 feet above
the level of the abutting public sidewalk or pedestrian plaza at any point along a
street - facing building fagade.
d. In Multi - Family Zones, the ceiling height of any underground parking may extend
no more than 3 feet above grade. For purposes of this subparagraph, grade shall
be defined as the average point of elevation of the finished surface of the ground,
paving, or sidewalk within the area between the building and the streetside
property line(s) or when the streetside property line is more than 5 feet from the
building, between the building and line 5 feet from the building. A parking level
that has more than 3 feet of its floor to ceiling height above grade as defined
herein shall be considered ground level parking and therefore shall be subject to
the setback stated in subparagraph b., above.
2. On property zoned Riverfront Crossings, structured parking shall be placed in
accordance with the provisions set forth in Article 14 -2G, Riverfront Crossings Form -
Based Development Standards.
3. Except for garage openings, the parking area must be enclosed within the exterior
walls of the building. In no case shall a building have the appearance from the street
or from abutting properties of being elevated above a parking level or "on stilts." (See
Figure 5A.1)
Figure 5A.1 — Structured Parking
Acceptable Unacceptable Unacceptable
4. Any exterior walls of a parking facility that are visible from a public or private street or
from an abutting property must appear to be a component of the fagade of the
building through the use of building materials, window openings and fagade detailing
that is similar or complementary to the design of the building and must comply with
the other standards of this Section. (See Figure 5A.1)
5. Parking spaces within the structure must be perpendicular to parking aisles. However,
angled parking or parallel parking configurations may be allowed if parking aisles are
one -way.
6. In addition to the fagade detailing noted above, the City may require landscaping as a
means to soften the visual effect of any garage walls located at the street level.
Shrubs, small berms, and planters may be used to form a landscaped screen
generally ranging between 2 and 4 feet in height. Trees may also be incorporated into
the landscaped area if sufficient area is available for tree growth.
Ordinance No.
Page 6
7. Garage Entrances /Exits.
a. Vehicular access to parking within buildings should be located and designed to
minimize traffic congestion and hazards to pedestrians and to preserve street
frontages for active building uses.
b. Garage entrances /exits should be located along a building wall that does not face
a public street and accessed from a private drive, private rear lane or public alley.
In CB -2, CB -5, MU, and Riverfront Crossings Zones, alley or rear lane access is
preferred. If the Building Official, in consultation with the Director of Neighborhood
and Development Services, and the Form -Based Code Committee, determines
that such access is not feasible due to lack of alley access, topographical
limitations, or other unique circumstances, or if allowing direct access from a
street will better meet the objectives as stated in subparagraph a., above, garage
openings may face a street, but must be designed in a manner that will best meet
the objectives listed in subparagraph a, above, and must meet the standards
listed in sub - subparagraphs (1), (2), and (3), below.
(1) If the structured parking is intended for residents or tenants of a building and
not the general public, there may be no more than one double -wide or two
single -wide garage openings per building. Double -wide openings may not
exceed 20 feet in width; single -wide openings may not exceed 10 feet in width.
For existing buildings where it is not possible to meet this standard due to
structural constraints of the building, the Building Official may adjust this
provision to allow one additional garage entrance /exit that faces a street,
provided that the minor modification approval criteria are met and the garage
opening is designed to minimize its effect on the streetscape and minimize
hazards to pedestrians.
(2) For structured parking intended for use by the general public, garage openings
should be limited in width and number to only what is necessary to provide
adequate access for the types and numbers of vehicles using the parking
facility.
(3) Except in the CN -1, CB -2, MU and CB -5 Zones, the opening(s) must occupy no
more than 50% of the length of the street - facing building wall. On corner lots,
only one street - facing garage wall must meet this standard. In Riverfront
Crossings Zones and in the CN -1, CB -2, MU and CB -5 Zones, garage
opening(s) along the primary street frontage are not permitted if access is
feasible from another local or collector street or from a rear alley, private street
or private rear lane. If there is no feasible alternative, garage opening(s) may
be allowed along the primary street frontage, provided that they occupy no
more than 35 percent of the length of the primary street frontage of the lot and
provided that all provisions of Article 14 -5C, Access Management are met.
T. Delete 14 -5A -4, Minimum Parking Requirements, including Table 5A -1, those portions of Table
5A -2 shown below, and Table 5A -3, and substitute in lieu thereof the following. Those portions
of Table 5A -2 not amended herein shall remain unchanged:
14 -5A -4 Minimum Parking Requirements
A. Purpose
The minimum parking requirements are intended to ensure that enough off - street parking is
provided to accommodate most of the demand for parking generated by the range of uses
that might locate at a site over time, particularly in areas where sufficient on- street parking in
Ordinance No.
Page 7
not available. The minimum parking requirements are also intended to ensure that enough
parking is provided on a site to prevent parking for non - residential uses from encroaching into
adjacent residential neighborhoods.
B. Minimum Requirements
1. Table 5A -2 lists the minimum parking requirements and minimum bicycle parking
requirements for the land use or uses on properties in all zones except the CB -5, CB -10,
and Riverfront Crossings Zones. For some land uses, the minimum parking
requirements differ based on the zone in which the property is located.
2. Table 5A -1 lists the minimum parking requirements and minimum bicycle parking
requirements for the CB -5 and CB -10 Zones, where parking is only required for
Household Living Uses.
3. Table 5A -3 lists the minimum parking requirements and minimum bicycle parking
requirement for properties zoned Riverfront Crossings.
4. In the CB -10 Zone, off - street parking must meet the standards specified in 14- 5A -3D.
C. Parking for Persons with Disabilities
Where a use is required to provide accessibility for persons with disabilities, the number and
design of such parking spaces must be in accordance with State of Iowa Administrative
Code, 661 IAC 18, Parking for Persons With Disabilities, as amended.
D. Rules for Computing Minimum Parking Requirements
1. Where a fractional space results, the number of parking and stacking spaces actually
required will be the closest whole number, with a half space rounded down.
2. Any use that is nonconforming with regard to the number of required parking spaces is
subject to the applicable provisions of Article 14 -4E, Nonconforming Situations.
3. In the case of mixed uses, the number of parking and stacking spaces required is equal
to the sum of the requirements for the various uses computed separately, except for
shopping centers, as specified in Table 5A -2, and for reductions allowed under the
subsection entitled "Alternatives to Minimum Parking Requirements," below.
4. When the parking requirement is based on the number of residents or occupants, the
number of residents or occupants shall be based on the maximum occupancy of the use
as determined by the City.
E. Rules for Computing Bicycle Parking Requirements
In Tables 5A -1 and 5A -2, the minimum bicycle parking requirements are expressed as a
certain number of spaces per dwelling unit or as a percentage of the required number of
vehicle parking spaces. In Table 5A -3, the minimum bicycle parking requirements are
expressed as a certain number of spaces per bedroom or resident or, in the case of
non - residential uses, as a ratio based on the floor area of the proposed use. When
expressed as a number of spaces per resident, the number of residents shall be the
based on maximum occupancy of the use as determined by the City.
2. In all cases where bicycle parking is required, a minimum of 4 spaces shall be provided.
3. After the first 50 bicycle parking spaces are provided, additional spaces are required at
50 percent of the number required by this Section.
4. Where the expected need for bicycle parking for a particular use is uncertain due to
unknown or unusual operating characteristics of the use or due to a location that is
Ordinance No.
Page 8
difficult to access by bicycle, the Building Official may authorize that the construction of
up to 50 percent of the required bicycle parking spaces be deferred. The land area
required for the deferred bicycle parking spaces must be maintained in reserve. If an
enforcement official of the City determines at some point in the future that the additional
parking spaces are needed, the property owner will be required to install the parking in
the reserved area. The owner of the property on which the bicycle parking area is
reserved must properly execute, sign, and record a written agreement that is binding
upon its successors and assigns as a covenant running with the land that assures the
installation of bicycle parking within the reserved area by the owner if so ordered by an
enforcement official of the City.
Table 5A -1: Minimum Parking Requirements in the CB -5 and CB -10 Zones
USE
SUBGROUPS
Parking Requirement
Bicycle
Parking
CATEGORIES
Residential Uses
Household Living
Multi- family
CB -5
Efficiency,1-bedroom units: 0.5 space per dwelling unit.
Uses
Dwellings
2- bedroom units:1 space per dwelling unit.
1.0 per
3- bedroom units: 2.5 spaces per dwelling unit
d.u.
Units with more than 3 bedrooms: 3 spaces per dwelling unit
Elder Apartments:1 space for every 2 dwelling units.
CB -10
For buildings built on or before December 31, 2008:
1.0 per
Zone
Bedrooms 1 -10: no parking required
d.u.
All additional bedrooms: 0.5 spaces per bedroom
(For purposes of this standard an efficiency apartment will be
counted as one bedroom)
For buildings built on or after January 1, 2009:
Efficiency and 1- bedroom units: 0.5 space per dwelling unit
2- bedroom unit:1 space per dwelling unit
3- bedroom unit: 2.5 spaces per dwelling unit
Elder Apartments:1 space for every 2 dwelling units.
Ordinance No.
Page 9
Table 5A -2: Minimum Parking Requirements for all zones, except the C13-5, CB -10 and Riverfront
Crossings Zones
USE CATEGORIES
SUBGROUPS
Parkin Requirement
g G
Bicycle
Parking
Residential Uses
Household Living Uses
Single Family and Two Family Uses
1 space per dwelling unit. However, for a dwelling unit
that contains a household with more than 2 unrelated
None
required
persons, 1 additional parking space is required for each
additional unrelated person in excess of two. For
example, if a dwelling unit contains 3 unrelated
persons, then 2 parking spaces must be provided.
Group Households
3 spaces
None
required
Multi-
All zones, except FIRM
Efficiency & 1- bedroom units: 1 space per dwelling unit
0.5 per d.u.
family
& C13-2
2- bedroom units: 2 spaces per dwelling unit
1.0 per d.u.
Uses
3- bedroom units: 2 spaces per dwelling unit
1.5 per d.u.
4- bedroom units: 3 spaces per dwelling unit
1.5 per d.u.
5- bedroom units: 4 spaces per dwelling unit
1.5 per d.u.
In the University Impact Area:1 space per bedroom
(see Map 213.1 in Article 14 -213).
PRM Zone
Efficiency & 1- bedroom units: 0.75 space per dwelling
1.0 per d.u.
unit
2- bedroom units: 1.5 spaces per dwelling unit
3- bedroom units: 2.5 spaces per dwelling unit
Units with more than 3 bedrooms: 3 spaces per dwelling
unit
In the University Impact Area:1 space per bedroom
(see Map 2B.1 in Article 14 -213).
CB -2 Zone
Efficiency & 1- bedroom units: 0.75 space per unit
1.0 per d.u.
2- bedroom unit: 1.5 spaces per unit.
3- bedroom unit: 2.5 spaces per unit.
Elder Apartments
1 space per dwelling unit for independent living units
5%
and 1 space for every 2 dwelling units for assisted living
units, except in the PRM and C13-2 Zones.
In the PRM and C13-2 Zones,1 space for every 2
dwelling units.
Group Living
Assisted Group Living
1 space for every 3 beds plus 1 space for each staff
member determined by the maximum number of staff
None
required
present at any one time.
Independent Group Living
1 space per 300 sq. ft. of floor area or 0.75 spaces per
25%
resident, whichever is less.
Fraternal Group Living
1 space per 300 sq. ft. of floor area or 0.75 spaces per
25%
resident, whichever is less.
Ordinance No.
Page 10
Table 5A -3: Minimum
Parking Re uirements for the Riverfront Crossings Zones
USE
SUBDISTRICTS
MINIMUM PARKING REQUIREMENT
BICYCLE
PARKING
CATEGORIES
Household Living
South Downtown, University
Efficiency,/- bedroom: 0.5 space per dwelling unit.
Units within the
2- bedroom: 1 spaces per dwelling unit
1 per d.u.
following Building
3- bedroom: 2 spaces per dwelling unit
Types:
Elder Apartments:) space for every 2 dwelling units.
Apartment Building
For Multi - Family Dwellings granted bonus height for student housing
Multi- Dwelling
located within the University Subdistrict or on property directly abutting
Building
or across the street from the UI campus as illustrated on the Regulating
Mixed -Use Building
Plan, Fig.2G -1, the parking requirement is 0.25 per bedroom.
Park, South Gilbert, Central
Efficiency, 1 -bedroom: 0.75 space per dwelling unit.
1 per d. u.
Crossings, Gilbert, West
2- bedroom: 1.5 spaces per dwelling unit
Riverfront
3- bedroom: 2.5 spaces per dwelling unit.
Elder Apartments:/ space for every 2 dwelling units.
Household Living
All subdistricts where said
1 space per dwelling unit. However, for a dwelling unit that contains a
None
Units within the
Building Types are allowed.
household with more than 2 unrelated persons,1 additional parking
Required
following Building
space is required for each additional unrelated person in excess of two.
Types:
Cottage Home
Rowhouse
Townhouse
Live -Work
Townhouse
Household Living
All subdistricts
Parking shall be provided within the associated parking structure using
1 per d. u.
Units within Liner
the following ratios:
Buildings
Efficiency,1- bedroom: 0.5 space per dwelling unit.
2- bedroom: 1 spaces per dwelling unit
3- bedroom: 2 spaces per dwelling unit
Elder Apartments:1 space for every 2 dwelling units.
Specific parking spaces within the associated parking structure may or
may not be reserved for use by residents within the liner building.
Assisted Group
All subdistricts where said
1 space for every 3 rooming units
None
Living
uses are allowed.
Fraternal Group
All subdistricts where said
0.50 space per resident.
0.50 spaces
Living
uses are allowed.
If the use is located within the University Subdistrict or on property
per resident
directly abutting or across the street from the main UI campus as
illustrated on the Regulating Plan, Fig.2G -1, the parking requirement is
0.25 per resident.
Independent Group
All subdistricts where said
0.50 space per resident.
0.50
Living
uses are allowed.
If the use is located within the University Subdistrict or on property
spaces per
directly abutting or across the street from the main UI campus as
resident
illustrated on the Regulating Plan, Fig.2G -1, the parking requirement is
0.25 per resident.
Non - Residential
South Downtown, University
None Required
1/1500
Uses
square feet
of floor area
Park, South Gilbert, Central
1 space per 500 square feet of floor area. On- street parking provided
1/1500
Crossings, Gilbert, West
along the frontage of a property may count toward this parking
square feet
Riverfront
requirement. Buildings with less than 1200 square feet of non-
of floor area
residential floor area are exempt from this parking requirement.
Ordinance No.
Page 11
U. Delete 14- 5A -4F, regulating minimum off - street parking requirements, and substitute in lieu
thereof the following:
F. Alternatives to Minimum Parking Requirements
Off -Site Parking on Private Property
Off - street parking may be located on a separate lot from the use served according to
the following rules. When the proposed off -site parking is located in a Residential Zone
or CB -10 Zone, or is intended for a use located in the CB -10 Zone, the Board of
Adjustment may grant a special exception for the proposed parking, provided the
conditions contained in subparagraphs a. through g. are met. When the proposed off -
site parking is located in a Riverfront Crossings Zone, an Industrial Zone, Research
Zone, or Commercial Zone, except the CB -10 Zone, the Director of Neighborhood and
Development Services may approve the proposed parking, provided the conditions
contained in subparagraphs a. through g. are met.
a. Special Location Plan
A special location plan must be submitted with the application for off -site parking. The
location plan must include a map indicating the proposed location of the off -site
parking, the location of the use or uses served by the parking, and the distance and
proposed walking route between the parking and the use(s) served. The map must
be drawn to scale and include property boundaries, including boundaries of any
intervening properties. In addition, documentation must be submitted providing
evidence deemed necessary to comply with the requirements herein.
b. Location of Off -site Parking
(1) In Residential, Commercial Zones, and Riverfront Crossings Zones, any proposed
off -site parking space must be located within 300 feet from an entrance to the use
served.
(2) In Industrial and Research Zones, any proposed off -site parking space must be
located within 600 feet from an entrance to the use served.
c. Zoning
Off -site parking spaces must be located in the same zone as the principal use(s)
served, or located as follows:
(1) in a Multi - Family Zone serving a use located in a different Multi - Family Zone or in
the MU Zone or vice versa.
(2) in a Commercial Zone serving a use located in a different Commercial zone,
Industrial Zone, or Riverfront Crossing Zone.
(3) in an Industrial Zone serving a use located in a different Industrial Zone or
Commercial zone.
(4) in a Riverfront Crossings Zone serving a use located in a different Riverfront
Crossings Zone or Commercial Zone.
d. Shared Use of Off -Site Parking
Where two or more uses will jointly use the proposed off -site parking, the number of
parking spaces shall equal the sum of off - street parking spaces required, as indicated
in Tables 5A -1, 5A -2, and 5A -3, except for reductions approved under the provisions
of paragraph 2, below, Allowed Reductions for Shared Parking.
Ordinance No.
Page 12
e. Approval Criteria
In assessing a special location plan for off -site parking, the Board of Adjustment or
Director of Neighborhood and Development Services, as applicable, will consider the
desirability of the proposed off - street parking and stacking spaces location;
pedestrian and vehicular traffic safety; any detrimental effects on adjacent property;
the appearance of the streetscape as a consequence of the off - street parking; and, in
the case of non - required parking, the need for additional off - street parking.
f. Covenant for Off -Site Parking
A written agreement between the property owners must be submitted with the
application for off -site parking. The agreement must assure the retention of the
parking and stacking spaces, aisles and drives and be binding upon their successors
and assigns. The agreement must provide that it cannot be released, and its terms
and conditions cannot be modified in any manner whatsoever, without prior written
consent and approval from the City. The written agreement must be reviewed and
approved by the City Attorney. Upon approval of the off -site parking, the applicant
shall provide evidence to the Building Official confirming that the agreement has been
properly executed and has been recorded as a covenant running with the land before
issuance of a building permit.
2. Allowed Reductions for Shared On -Site Parking
The Building Official, in consultation with the Director of Neighborhood and
Development Services, may approve a minor modification as specified in Section 14 -413-
1 to reduce the total number of parking spaces required by up to 50 percent if the uses
sharing the parking are not normally open, used, or operated during the same hours.
To qualify for a reduction under this provision, a parking demand analysis must be
submitted that provides evidence that the amount of parking proposed for the shared
parking area will be sufficient to meet the parking demand. This reduction is not allowed
for Residential Uses.
3. Landbanked Parking in the CN -1 Zone
The Director of Neighborhood and Development Services may reduce the minimum
parking requirements in the CN -1 Zone, if it is determined that the proposed reduction
will further the intent of the CN -1 zone. In such a case, to accommodate future changes
in land use, changes in ownership, and shifts in shared parking demand, up to 30
percent of the land area that would otherwise be needed to provide the required amount
of parking shall be landbanked or set aside on the site to provide for the future
construction of a parking area. If an enforcement official of the City determines at some
point in the future that additional parking spaces are needed, the property owner will be
required to construct parking on the landbanked area. A written agreement between the
property owner and the City must be properly executed and recorded as a covenant
running with the land and binding upon all successors and assigns, assuring the
installation of parking within the landbanked area by the owner if so ordered by the
enforcement official.
4. Parking Exemption in the Central Business Zones and the Riverfront Crossings District
In the CB -5 Zone, CB -10 Zone, or property zoned Riverfront Crossings, a minor
modification may be granted as specified in Section 14 -413-1 exempting up to 30 percent
of the total number of dwelling units contained in a building from the minimum parking
requirements, provided that those dwelling units are committed to the City's assisted
housing program or any other affordable housing program approved by the City.
Ordinance No.
Page 13
5. Downtown and Riverfront Crossings Parking District
For qualifying development as set forth below, the number of required on -site parking
spaces may be reduced in order to facilitate said development according to the
provisions of this subsection.
a. Qualifying Development
To qualify for a parking reduction under this subsection, the proposed development:
(1) Must be located in the Downtown and Riverfront Crossings Parking District;
(2) Must not result in the demolition of a property that is designated as an Iowa City
Landmark, registered on the National Register of Historic Places, or individually
eligible for the National Register of Historic Places; and
(3) Must qualify for bonus height, bonus floor area, or other development assistance
or financial incentive from the City for including uses, elements or features that further
housing, economic development, or other goals of the Comprehensive Plan, including
the Downtown and Riverfront Crossings Master Plan.
b. Parking District Boundaries
Properties described below shall be considered part of the Downtown and Riverfront
Crossings Parking District:
(1) Properties located within the area bounded by Burlington Street on the south, Van
Buren Street on the east, Iowa Avenue on the north, and Capitol Street on the west.
For purposes of this subsection, this area shall be referred to as the Central Business
District; and
(2) Properties zoned South Downtown Subdistrict (RFC -SD), University Subdistrict
(RFC -U), and Central Crossings Subdistrict (RFC -CX) that are located north of the
Iowa - Interstate Rail Line.
c. Reduction of the on -site parking requirement
(1) For qualifying development, the off - street parking requirement may be reduced by
up to 50 %, provided a fee is paid in lieu based on the number of parking spaces that
would otherwise have to be provided.
(2) For qualifying development where it is infeasible to provide at least 50% of the
required parking on -site due to specific qualifying site constraints as noted below, a
developer may request a special exception to reduce the parking requirement by up
to 100 %, provided a fee is paid in lieu of each parking space not provided on -site and
the following review and approval criteria are met. The Board of Adjustment will
review such a request according to the following approval criteria:
(a) Convincing evidence has been presented that it is not feasible to provide at
least 50% of the required residential parking on -site due to a lack of alley access,
a lot width narrower than 60 feet, a lot orientation that makes it infeasible to
provide on -site parking and meet storefront depth requirements of the zone, or
other unique circumstance; and
(b) The proposed project will be designed in a manner that is sensitive and
complementary to adjacent properties designated as Iowa City Landmarks,
registered on the National Register of Historic Places, or individually eligible for
the National Register of Historic Places. See 14- 3C -3C, Design Review
Guidelines for guidance on the factors to be considered to comply with this
Ordinance No.
Page 14
standard. This standard is not intended to impose any particular architectural
style, but rather to foster a harmonious rhythm and proportion of building
elements along a street frontage and ensure that differences in mass and scale
are mitigated through fagade articulation and upper story stepbacks; and
(c) The proposed project will be designed in a manner that will contribute to the
pedestrian- oriented, urban character of central Iowa City as envisioned in the
Downtown and Riverfront Crossings Master Plan.
d. Payment of fee in lieu of required parking
(1) Where the City has allowed up to a 50% reduction in the parking requirement, the
developer shall pay a fee for each space otherwise required in ,the amount of 75% of
the estimated cost of constructing a structured parking space.
(2) Where a special exception has been granted reducing the parking requirement by
more than 50 %, the developer shall pay a fee in lieu of the provision of each space
otherwise required in the amount of 90% of the estimated cost of constructing a
structured parking space.
(3) The estimated cost of a structured parking space is $24,000 in 2013 dollars. This
fee shall be adjusted annually based on the national historical cost indexes contained
in the most recent edition of Engineering News Record, as amended. In the event
the national historical cost index is negative in any edition, the fee shall remain at the
amount previously set under this paragraph.
(4) The City shall calculate and assess the entire fee upon issuance of a building
permit. The fee payor may pay the entire fee at the issuance of the building permit, or
may elect to pay the fee in 3 equal annual installments, the first of which shall be due
and collected at the issuance of the building permit. If the fee payor elects to pay the
fee in 3 annual installments, the fee payor shall execute an agreement with the City
before the City issues a building permit, which agreement sets forth the timing and
amounts of the remaining installments to be paid and also sets forth that, upon
confirmation by the Iowa City Finance Department that the fee payor has defaulted on
an installment payment, the City Clerk shall certify the outstanding fee balance to the
Johnson County Assessor as a lien upon the premises for which the building permit
was issued. Said lien will not preclude the City from pursuing recovery of the fee by
other legal or equitable remedies.
(5) All fees paid shall be deposited in the Downtown and Riverfront Crossings Parking
District Restricted Fund, as set forth in this subsection. Monies held in the Restricted
Fund, including any accrued interest, shall be used for the purpose of acquiring land
for and constructing public parking facilities located in the Downtown and Riverfront
Crossings Parking District;
(6) In the event that bonds or similar debt instruments are issued for the acquisition or
construction of the aforementioned property, infrastructure or facilities within the
parking district, monies held in the Restricted Fund may be used to pay debt service
on such bonds or similar debt instruments.
6. Parking Reduction for Other Unique Circumstances
Where it can be demonstrated that a specific use has unique characteristics such that
the number of parking or stacking spaces required is excessive or will reduce the ability
to use or occupy a historic property in a manner that will preserve or protect its historic,
aesthetic, or cultural attributes, the Board of Adjustment may grant a special exception
to reduce the number of required parking or stacking spaces by up to 50 percent (up to
Ordinance No.
Page 15
100 percent for properties designated as a local historic landmark, listed on the National
Register of Historic Places, or listed as key or contributing structures in a historic district
or conservation district overlay zone).
7. Parking Reduction for Liner Buildings
For Liner Buildings constructed to mask a municipal parking facility, the private off - street
parking requirement may be reduced by up to 100% if parking for uses located within
the liner building is provided within the associated public parking facility. Monthly permits
shall be made available for purchase to residents, businesses, or other tenants located
within the Liner Building, but specific parking spaces within the associated parking
structure may or may not be designated for use by said permit holders, at the discretion
of the City. Compensation for construction of said parking shall be made to the City with
the amount and terms of said compensation determined through an agreement with the
City, which shall be executed prior to issuance of an occupancy permit for the subject
liner building.
8. Allowance for Scooter or Motorcycle Parking
Up to 10% of the parking spaces required for a use may be reconfigured to
accommodate motorized scooters or motorcycles. Conversion of a minimum of two
abutting standard parking spaces (an area equal to 18'x18') is required to ensure
adequate access and vehicular movement for up to 6 scooter /motorcycle spaces.
Design of the scooter /motorcycle parking shall be approved by the City. This provision
shall not increase or decrease the allowed occupancy or residential density of the uses
on the property, i.e. each required vehicular space converted to scooter /motorcycle
spaces shall still be counted as 1 required parking space.
V. Amend the label of Table 5A -3 within Section 14 -5A -6, Off - Street Loading Requirements, to
"Table 5A -4" and change any cross references to this table within Title 14 accordingly.
SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provisions
of this Ordinance are hereby repealed.
Furthermore, Title 14 Zoning Code, Chapter 7, Article B, the Near Southside Neighborhood
Parking Facility District Impact Fee Ordinance is hereby repealed. Any and all fees collected
pursuant to 14 -713 prior to this repeal shall be retained and administered by the City according to
the terms of said Article as if this ordinance had not been repealed.
SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be
adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the
Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconsti-
tutional.
SECTION IV. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage,
approval and publication, as provided by law.
Passed and approved this day of 12014.
ATTEST:
MAYOR CITY CLERK
Ap roved by:
City Attorney's Office
q� , I Li
City of Iowa City
Riverfront Crossings
Form -Based Development Standards
1
r(1
and Zoning Commission Recommended Draft
i, 2014
FUR
ARTICLE G: RIVERFRONT CROSSINGS DISTRICT
FORM-BASED DEVELOPMENT STANDARDS
TABLE OF CONTENTS
14 -2G -1: INTENT, APPLICABILITY, AND ADMINISTRATION
A. Regulating Plan . ............... ............................. .................. ...................................... ............
1
B. Subdistricts ........................................................................................_..... ..._..........................1
C. Applicability . .......................... ................................................. .................. .................... ....... 1
D. Design Review.............................................. ................... ...................................................... 2
14 -2G -2: REGULATING PLAN
A. Regulating Plan ..................
B. Building Height Diagram.
3
5
14 -2G -3: SUBDISTRICT STANDARDS
A. South Downtown, Park, South Gilbert, and University Subdistricts ........................ 7
B. Central Crossings Subdistrict ................. .......................................................................... 13
C. Gilbert Subdistrict . ...................................... _ ...................................................................... 19
D. West Riverfront Subdistrict . ........... ...................................................... ............................ 25
14 -2G -4: FRONTAGE TYPE STANDARDS
A. Generally . ............... .............................. ......... ............................ ................... ..................... 33
B. Storefront . ................................................................................ _ ............................................ 34
C. Urban Flex . ...................................................................................... .................................... 36
D. Terrace ......................................................... ......... ................................................................. 38
E. Stoop .......................................................................................................... .............................40
F. PorchandYard..... ...................................... ......................................................................... 42
G. Portico . .......................................................... _ ......................................................................... 4
H. Forecourt .................................................................................................. .............................46
14 -2G -5: BUILDING TYPE STANDARDS
A. Generally . ............................................. .......... ...................................................................... 49
B. Cottage Home .......................................................................................... .............................50
C. Rowhouse .................................................................................................. .............................52
RlverGont Crossings Form -Based Development Standards City of Iowa City, Iowa
D.
Townhouse ........ ................... ................................................................... ............_................54
E.
Apartment Building ................................................................................ .............................56
F.
Multi - Dwelling Building ........................................................................ .............................58
G.
Live -Work Townhouse ............................................................................ .............................60
H.
Commercial Building ............................................................... ......... .............................
..62
1.
Mixed-Use Building ................................................................................ .............................64
J.
Liner Building ............... ........................................................................................ _ ..............
66
K.
Civic or Institutional Building . .................................................... ......... ...........................
68
14 -2G -6: PARKING
TYPE STANDARDS
A. Generally . ........................................................ ....................................... .............................. 71
B. Garage ................. ......... ........................................................... ......... ................... ............... 72
C. Tuck -Under Parking ................................................................................ .............................72
D. Surface Lot... .................. ........ .............................. .................. ......... .................................. 72
E. Mid -Block Structure .................................... _ ....................................................................... 73
F. Lined Structure .......... ..................................................................... _..... ......................._.....73
G. Integrated Structure ....................................... ........ ................... ....................................... 74
H. Underground Structure ................. ...................................... ....................................... ..... 74
14 -2G -7: GENERAL REQUIREMENTS
A. Streetscape and Frontage Area Improvements .............................. .............................75
B. Pedestrian Streets ......................................................................_........_. .............................77
C. Pedestrian Passageways . .............................. ................................................. .................. 79
D. Streetscreens ................................................. ......... ............................................................. 79
E. Open Space Requirement for Projects with Residential Use ....... .............................80
F. Building Design Standards .................. ......... ................................................................... 82
G. Building Height Bonus Provisions ...................................................... .............................90
H. Minor Adjustments ........................................... ........ .......................................................... 96
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
This page intentionally left blank
14 -2G -1: INTENT, APPLICABILITY, AND ADMINISTRATION
A. Regulating Plan
The form -based development standards in the following sections are intended to shape development and
redevelopment in the Riverfront Crossings District.The standards are designed to promote the creation of
economically vital, mixed -use, pedestrian - friendly districts. The form -based standards describe required
development patterns, building and frontage types, and parking locations and treatments.The standards
are organized in seven sections — Intent, Applicability, and Administration; Regulating Plan; Subdistrict
Standards; Frontage Type Standards; Building Type Standards; Parking Type Standards; and General
Requirements —with each section defining building and site development conditions affecting the quality
of the built environment and ensuring projects are consistent with the goals, objectives, and guidelines in
the Riverfront Crossings Plan.
B. Subdistricts
The Riverfront Crossings District is divided into subdistricts, which are listed below with the corresponding
zoning map symbol.
1. South Downtown Subdistrict (RFC- SD)
2. University Subdistrict (RFC - U)
3. Central Crossings Subdistrict (RFC - CX)
4. Gilbert Subdistrict(RFC - G)
5. Park Subdistrict (RFC - P)
6. South Gilbert Subdistrict(RFC - SG)
7. West Riverfront Subdistrict (RFC - WR)
C. Applicability
All development within the Riverfront Crossings District as designated on the Zoning Map shall be subject
to the provisions of this Article and to the Use Regulations and Site Development Standards contained in
Chapters 4 and 5 of this Title and, if applicable, the Overlay Zone provision of Chapter 14 -3. In the case of
any inconsistency or conflict between the provisions of this Article, the provision that is more specific to
the situation will control. When regulations are equally specific or when it is unclear which regulation to
apply, the more restrictive provision will control.
For purposes of this Article, grade shall be defined as the average point of elevation of the finished surface
of the ground, paving, or sidewalk within the area between the building and the streetside property
line(s), or when the streetside property line is more than 5'from the building, between the building and
a line 5'from the building. Any story that has more than 3' of its floor -to- ceiling height above grade along
one or more frontages shall be counted as a story for purposes of measuring height. Streetside property
lines shall include those abutting approved Pedestrian Streets.
FM Planning and Zoning Commission -ommended Draft —March 25, 2014
D. Design Review
Any exterior alterations to, additions to, or new construction of buildings and structures, or alterations or
additions to site development, including but not limited to parking areas, landscaping, screening, signage,
lighting, and access on property within the boundaries of the Riverfront Crossings District, as illustrated
on the Regulating Plan (Figure 2G -1), shall be subject to Design Review. Design Review shall be conducted
by the Form -Based Code Committee (FBC Committee), as designated by the City Manager. For properties
that have been rezoned to one of the Riverfront Crossings zoning designations as indicated in Subsection
B, above, the FBC Committee shall reviewthe proposed developmentfor compliance with the applicable
provisions of this Article and the goals and objectives of the adopted Riverfront Crossings Master Plan. For
properties within the boundaries of the Riverfront Crossings District, but which have not been rezoned
to one of the Riverfront Crossings zoning designations, the FBC Committee shall review the proposed
development for compatibility with the goals and objectives of the Riverfront Crossings Master Plan and
the general Design Review Guidelines as set forth in subsection 14- 3C -3C.
Riverfront Crossings Form Based Development Standards City of Iowa City, Iowa
14 -2G -2: REGULATING PLAN
A. Regulating Plan
The Riverfront Crossings Regulating Plan —see Figure 2G-1— indicates the location and extent of
subdistricts, primary street designations, required retail storefront locations, and required Ralston Creek
Frontage locations. The Regulating Plan identifies public parks and open spaces as well as proposed green
space within subdistricts, which includes publicly accessible parks, plazas, and trails and open spaces
along the Iowa River and Ralston Creek. Reference to the Regulating Plan is required to determine the
applicability of standards included in the Subdistrict Standards, Frontage Types, Building Types, Parking
Types, and General Requirements.
]FM Planning and Zoning Commission Recommended Draft —March 25, 2014
Figure 2G -1: Regulating Plan
�:: issass� sCs
South Downtown Subdistrict
University Subdistrict
Central Crossings Subdistrict
Gilbert Subdistrict
Park Subdistrict
South Gilbert Subdistrict
West Rlverfront Subdistrict
„
oY
P
Public Parks and Open Space
Green Space
Primary Street
r
Required Retail StorefAt.g*
Required Ralston Cree
= Rlverfront Crossings B
�I: University of Iowa CaM
■
1111"
■
�li�
ra.
■ i=
P?"
NrpawaY s
4
Rlverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
B. Building Height Diagram
The Building Height Diagram —see Figure 2G -2— indicates the building heights permitted in the
Riverfront Crossings District. Additional building height standards can be found in the Section 14 -2G -3,
Subdistrict Standards. The diagram only indicates the base heights allowed in the respective Subdistrict
Standards —bonus height provisions may be applicable (see Section 14- 2G -7G, Building Height Bonus
Provisions).
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
Figure 2G -2: Building Height Diagram
® 3 stories max.
_ 4stories max.
2 stories min, 6 stories max.
_ 2 stories min, a stories max.
_ 8 stories max. with Iowa Niverfrontage
Public Parks and Open Space
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
14 -2G -3: SUBDISTRICT STANDARDS
A. South Downtown, Park, South Gilbert, and University Subdistricts
1. INTENT
The South Downtown, Park, South Gilbert, and University Figure 2G -3: Subdistrict Locator- South
subdistricts (shaded in dark in Figure 2G -3) are intended for Downtown, Park, South Gilbert, University
high intensity mixed -use development in buildings with
active ground floor uses opening onto pedestrian - friendly ' • • • • •
streetscapes. Buildings are designed with facades aligned along N Sol
public sidewalks with parking and service areas located behind \ '• '
buildings in rear lot and mid -block locations. [�
The University subdistrict is intended for continued use by
the University of Iowa. While not subject to these standards,
new and renovated University facilities should adhere to the ,
standards to the extent feasible. Properties within the University I
subdistrict that are not owned by the University of Iowa, J
however, must fully comply with all applicable standards below.
't
2. USES
The principal uses allowed in the South Downtown, Park, South -
Gilbert, and University subdistricts are the same as allowed
in the CB -5 Zone, as specified inTable 2C -1 within Article 14 -2C, except as noted below. Provisions and
special exception approval criteria that apply in the CB -5 Zone also apply in the South Downtown, Park,
South Gilbert, and University subdistricts, as set forth in Article 14 -46, except as noted below. In addition,
the following restrictions and allowances shall apply:
a. In the South Downtown and Park subdistricts, Quick Vehicle Servicing Uses are not allowed on any
frontage designated as a Primary Street Frontage, as specified on the Regulating Plan. In the South
Gilbert subdistrict, Quick Vehicle Servicing Uses are not allowed on any frontage designated as a
required retail storefront, as specified on the Regulating Plan.
b. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-
26-5. For Multi - Family Uses, the provisions in Section 1446 -4 are superseded by the standards in this
Article and, therefore, do not apply. Residential occupancy is limited to one "household "per dwelling
unit, as this term is defined in Article 14 -9A, General Definitions.The maximum number of bedrooms
per dwelling unit is three. Residential density (units per acre): No maximum. However, for Apartment
Buildings, Multi- Dwelling Buildings, and Mixed -Use Buildings, the number of 3- bedroom units per lot
may not exceed 30% of the total number of units on the lot.
c. Residential Uses are not allowed within required retail storefronts, as specified in the Riverfront
Crossings Regulating Plan, except in mid -block locations along South Gilbert Street, where storefront
spaces may be configured as live -work units.
Planning and Zoning Commission Recommended Draft —March 25, 2014
d. Independent and Fraternal Group Living Uses are allowed by special exception in the South
Downtown and University subdistricts according to the approval criteria set forth in 14 -46 -4.
Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor area
within a garage or structured parking area. These uses shall be allowed within permitted Building
Types as specified in Section 14 -2G -5.
e. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
f. In the Park and South Gilbert subdistricts, Drinking Establishments are only allowed in Required
Retail Storefronts, as indicated on the regulating plan, and must also meet the applicable Drinking
Establishment spacing requirement.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14 -2G -5, Building Type Standards.The following
Building Types are permitted in the South Downtown, Park, South Gilbert, and University
subdistricts (see also Table 2G-6):
Table 2G -1: Permitted Building Types - South Downtown, Park, South Gilbert, University
8
Fdverkont Crossings Form -Based Development Standards City of Iowa City, Iowa
Permitted
Building
Types
b
o
o L
U
-6 m
x
g
Rive►frontCrossings
Subdistrcts
rn
x
x
x
South Downtown
x
x x
x
x
x
Park
x
x x
South GBbert
x
x
x x
x
x
x
University
x
z
x
x
x
x
x
8
Fdverkont Crossings Form -Based Development Standards City of Iowa City, Iowa
b. Building Placement
(1) Principal buildings shall be placed to the
front and cornerof lots and aligned along
setbacks in compliance with the following
requirements as shown in Figure 2G-4.
(a) Primary (A) and Secondary (B) Street
Setback: 2' min., 8' max. (except as
indicated below).
(b) Burlington Street Setback: 10'min., 14'
max.
(c) Lots Fronting on Pedestrian Streets: 5'
min., 10' max. from public right -of -way or
access easement. See Section 14 -2G -7B
for additional requirements.
(d) Ralston Creek Frontage Setback: 5' min.
from stream corridor buffer line.
(e) Side Setback (C):10'min.or0'ifbuilding
abuts or will abut the adjacent building,
except for apartment buildings and
multi - dwelling buildings where the
minimum is always 10: For mixed -use
buildings, facades on residential floors
above the 3rd floor must be set back at
least 10'from the side lot line.
Figure 2G -4: Building Placement Diagram
(f) Rear Setback (D):10' min. or 5' min. if setback along public alley or private rear lane.
(g) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30'
above grade) the maximum setback does not apply.
(h) Approved forecourt frontages may exceed the maximum setbacks stated above.
c. Building Height and Facade Stepbacks
(1) Principal building heights shall be regulated as provided below:
(a) In the South Downtown subdistrict buildings shall be 2 stories min. and 8 stories max. in
height above grade.
E
X
0
a
a
a
(b) In the Park, South Gilbert and University subdistricts buildings shall be 2 stories min. and
6 stories max. in height above grade. Single story buildings may be permitted in midblock
locations in the South Gilbert subdistrict.
(c) Additional building height may be granted through transfer of development rights or
through bonus height provisions as set forth in the Section 14- 2G -7G, Building Height Bonus
Provisions.
(d) Building heights maybe further restricted by FAA regulations.
9
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
(2) Upper floor building facades facing and visible from streets, plazas, or parks shall step back 10'
min. from the lower floor facade as follows:
(a) In the South Downtown subdistrict above the 5th floor.
(b) In the Park, South Gilbert and University subdistricts above the 4th floor.
(c) At street corners, tower elements or similar corner emphasis treatments maybe exempt from
the stepback requirement as approved by the FBC Committee.
(d) The required facade stepback may be established at a lower floor than stated above, provided
it is established at least 30'in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, cornices, belt courses, buttresses, sills, and other similar features: 2'max.
(b) Balconies on upper floors may project up to 6' into front setbacks. Balconies may project
beyond non - street - facing facades on upper floors up to 4'max., but shall extend no closer
than 4'from aside or rear lot line, unless said lot line abuts an alley or permanent open space.
(c) Canopies, awnings, stoops, terraces, covered building entries, and similar elements as
permitted in Section 14 -2G -4, Frontage Type Standards.
(2) Awnings and canopies may also project into public rights -of -way according to the applicable
provisions of the Building Code. Certain permitted signs may also project into public rights -of -way
according to applicable standards set forth in Article 14 -56, Sign Regulations. Projections into the
right -of -way shall not interfere with utilities, street trees and other important right -of -way features.
(3) Arcades and galleries projecting beyond street - facing building facades are not permitted.
e. Building and Frontage Types
(1) Principal buildings and building facades shall be designed in compliance with Section 14 -2G -4,
Frontage Type Standards, and Section 14 -2G -5, Building Type Standards.
f. Facade Continuity
(1) To define pedestrian friendly streetscapes and create a mostly continuous frontage of buildings
along primary streets, principal buildings shall occupy a min. of 75% of the primary street lot
frontage. In the absence of a building along the remainder of the lot frontage, a streetscreen shall
be built in compliance with Section 14- 2G -7D.
10 --
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
4. PARKING, LOADING, AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type appropriate for the selected Building Type in
compliance with Section 14 -2G-6, Parking Type Standards, and at the minimum ratios specified in 14-
5A -4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be
located within and behind principal buildings in
compliancewith the following requirements as
shown in Figure 2G -5.
(1) Primary Street, Pedestrian Street, and
designated Ralston Creek Frontage Setback
(E) and Screening
(a) Surface Parking, Loading, and Service
Areas: 30' min. from primary street
building facade and located behind fully -
enclosed, occupied building space.
(b) Building /Structured Parking:30'min.
from primary street building facade and
located behind fully - enclosed, occupied
building space.
(c) Underground Parking: 0'min.from
primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a)
Figure 2G -5: Parking and Service Placement Diagram
i
Adjacent Property
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Surface Parking, Loading, and Service —
Area: 10' min. and set back 3'min. from \
the secondary street building facade 5ecorf Street
and screened by low masonry walls and
landscaping as specified for S2 standard -
alternative materials (option B), set forth in Article 14 -SF, Screening and Buffering Standards.
(b) Building /Structured Parking: 2' min. and setback 1' min. from the secondary street building
facade and screened from view by architecturally - finished building facades, according to the
standards for structured parking set forth in 14- 5A -5F.
(c) Underground Parking: 2'min. and setback O'min. from secondary street building facade.
(3) Side (G) and Rear (H) Setbacks and Screening
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(a) Surface Parking, Loading, and Service Area: 5' min. or O'where parking is shared with the
adjacent property. Setback area shall be landscaped to the S2 standard.
(b) Building /Structured Parking: Must comply with the same side and rear setback requirements
as principal buildings. Parking must be screened from view by architecturally - finished building
facades, according to the standards for structured parking set forth in 14- 5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirement as
principal buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
M Planning and Zoning Commission Recommended Draft —March 25, 2014
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10'to any
residential portion of a building (i.e. not including portions of the building containing garage
space). This 10'area must be used for walkways and landscaping and /or may be included as part
of a larger open space area. If parking spaces are located where headlights of vehicles shine onto
a wall containing ground floor windows, said parking spaces must be screened from view of the
windows to at least the S2 standard.
c. Access to Parking and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes,
or driveways on secondary streets consistent with the Riverfront Crossings Plan, except where
permitted as specified in paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible
due to topography, site conditions, configuration of the lot, and /or other constraints, access to a
primary street may be granted by the FBC Committee. Any request for a curb cut on an arterial
street will be reviewed according to the applicable provisions set forth in Section 14 -5C -6, Arterial
Street Access Requirements.
d. Construction and Design Standards for Parking Areas
(1) The following subsections of Section 14 -5A -5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However,
if the provisions contained in the Riverfront Crossings Code are more specific or restrictive, said
provisions shall supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind principal
buildings according to the same setback standards as surface parking. Facades of accessory buildings
within public view must be architecturally finished in a manner that is consistent with the principal
building.
12
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
B. Central Crossings Subdistrict
1. INTENT
The Central Crossings subdistrict (shaded in dark in Figure 2G -6)
is intended for moderate intensity mixed -use development in
buildings with entries opening onto pedestrian - friendly public
streets and streetscapes. Buildings are designed with facades
aligned along primary streets and parking located in mid -block
parking lots and structures.
2. USLS
Figure 2G -6: Subdistrict Locator -Central
Crossings
The principal uses allowed in the Central Crossings Subdistrict I
are the same as allowed in the CB -5 Zone, as specified in Table i
2C -1 within Article 14 -2C, except as noted below. Provisions and
special exception approval criteria that apply in the CB -5 Zone
also apply in the Central Crossings Subdistrict as set forth in L
Article 14 -46, except as noted below. In addition, the following
restrictions and allowances shall apply:
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1
1
a. Quick Vehicle Servicing Uses are not allowed on any
frontage designated as Primary Street or Ralston Creek
Frontage, as specified in the Riverfront Crossings Regulating Plan.
b. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. For Multi - Family Uses, the provisions in Section 14 -46 -4 are superseded by the standards in this
Article and, therefore, do not apply. Residential occupancy is limited to one "household "per dwelling
unit, as this term is defined in Article 14 -9A, General Definitions.The maximum number of bedrooms
per dwelling unit is three. Residential density (units per acre): No maximum. However, for Apartment
Buildings, Multi- Dwelling Buildings, and Mixed -Use Buildings, the number of 3- bedroom units per lot
may not exceed 30% of the total number of units on the lot.
c. Residential Uses are not allowed within required retail storefronts, as specified in the Riverfront
Crossings Regulating Plan.
d. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
e. Drinking Establishments are not allowed.
13
IM Planning and Zoning Commission , - commended Draft —March 25, 2014
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
L7
14
(1) Principal buildings shall comply with Section 14 -2G -5, Building Type Standards.Thefollowing
Building Types are permitted in the Central Crossings subdistrict (see also Table 2G -6):
Table 2G -2: Permitted Building Types -Central Crossings
Permitted Building Types
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Riverfront Crossings
Subdistricts x ! 'c g m r.
3Sc` m
x x
V
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Central Crossings x x x x x x x x
Building Placement
(1) Principal buildings shall be placed to the
front and corner of lots and aligned along
setbacks in compliancewith thefollowing
requirements as shown in Figure 2G -7.
(a) Primary (A) and Secondary (B) Street
Setback: I O'min., 16'max.
(b) Lots Fronting on Pedestrian Streets: 5'
min., 10'max.from public right -of -way or
access easement. See Section 14 -2G -7B
for additional requirements.
(c) Ralston Creek Frontage Setback: 5' min.
from stream corridor buffer line.
(d) Side Setback (C):IO'min.or0'ifbuilding
abuts or will abut the adjacent building,
except for apartment buildings and
multi - dwelling buildings where the
minimum is always 10: For mixed -use
buildings, facades on residential floors
above the 3rd floor must be set back at
least 10'from the side lot line.
(e) Rear Setback (D): 10'min. or 5'min. if set
back along public alley or private rear
lane.
Figure 2G -7: Building Placement Diagram
_ -_ ! Adjacent Property J
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(f) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30'
above grade) the maximum setback does not apply.
(g) Approved forecourt frontages may exceed the maximum setbacks stated above.
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
c. Building Height and Facade Stepbacks
(1) Except as provided below, principal buildings shall be 4 stories max. in height above grade.
(a) Additional building height may be granted through transfer of development rights or
through bonus height provisions as set forth in the Section 14- 2G -7G, Building Height Bonus
Provisions.
(b) Building heights may be further restricted by FAA regulations.
(2) Above the 3rd floor, building facades facing and visible from streets, plazas, or parks shall step
back 10'min. from the lower floor facade.
(a) At street corners, tower elements or similar corner emphasis treatments maybe exempt from
the stepback requirement as approved by the FBC Committee.
(b) The required facade stepback may be established at a lower floor than stated above, provided
it is established at least 30'in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2' max.
(b) Balconies on upperfloors may project up to 6'into front setbacks. Balconies may project
beyond non - street - facing facades on upper floors up to 4' max., but shall extend no closer
than 4'from a side or rear lot line, unless said lot line abuts an alley or permanent open space.
(c) Canopies, awnings, stoops, terraces, covered building entries, and similar elements as
permitted in Section 14 -2G -4, Frontage Type Standards.
(2) Awnings and canopies may also project into public rights -of -way according to the applicable
provisions of the Building Code. Certain permitted signs may also project into public rights -of -way
according to applicable standards set forth in Article 14 -513, Sign Regulations. Projections into the
right -of -way shall not interfere with utilities, street trees and other important right -of -way features.
(3) Arcades and galleries projecting beyond street - facing building facades are not permitted.
e. Building and Frontage Types
(1) Principal buildings and building facades shall be designed in compliance with Section 14 -2G -4,
Frontage Type Standards, and Section 14 -2G -5, Building Type Standards.
f. Facade Continuity
(1) To define pedestrian friendly streetscapes and create a mostly continuous frontage of buildings
along primary streets, principal buildings shall occupy a min. of 75% of the primary street lot
frontage. In the absence of a building along the remainder of the lot frontage, a streetscreen shall
be built in compliance with Section 14- 2G -7D.
h–R
Planning and Zoning Commission Recommended Draft —March 25, 2014
1;
4. PARKING, LOADING, AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type appropriate for the selected Building Type in
compliance with Section 14 -2G-6, Parking Type Standards, and at the minimum ratios specified in 14-
5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be
located within and behind principal buildings in
compliance with the following requirements as
shown in Figure 2G -8.
(1) Primary Street, Pedestrian Street, and
designated Ralston Creek Frontage Setback
(E) and Screening
(a) Surface Parking and Service Areas: 30'
min. from primary street building facade
and located behind fully - enclosed,
occupied building space.
(b) Building /Parking Structure: For parking
in the ground floor of a building or
structure, 30' min. from primary street
building facade and located behind
fully - enclosed, occupied building space.
For parking in upper floors, 1'min.
from street - facing building facade and
screened from view by architecturally -
finished building facades.
(c) Underground Parking: 0'min.from
primary street building facade.
Figure 2G -8: Parking and Service Placement Diagram
Adjacent Property
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(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Area: 10'min. and set back 3'min. from the secondary
street building facade and screened by low masonry walls and landscaping as specified for S2
standard - alternative materials (option B), set forth in Article 14 -5F, Screening and Buffering
Standards.
(b) Building /Structured Parking:1 O'min. and set back 1' min. from the secondary street building
facade and screened from public view by architecturally - finished building facades, according
to the standards for structured parking set forth in 14- 5A -5F.
(c) Underground Parking: 10' min. and set back 0' min. from secondary street building facade.
16
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: 5' min. or 0' where parking is shared with the
adjacent property. Setback area shall be landscaped to the S2 standard.
(b) Building /Structured Parking: Must comply with the same side and rear setback requirements
as principal buildings. Parking must be screened from view by architecturally - finished building
facades, according to the standards for structured parking set forth in 14- 5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirement as
principal buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10'to any
residential portion of a building (i.e. not including portions of the building containing garage
space).This 10'area must be used for walkways and landscaping and /or may be included as part
of a larger open space area. If parking spaces are located where headlights of vehicles shine onto
a wall containing ground floor windows, said parking spaces must be screened from view of the
windows to at least the S2 standard.
c. Access to Parking, Loading, and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes or
driveways on secondary streets consistent with the Riverfront Crossings Plan, except as allowed in
paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible
due to topography, site conditions, configuration of the lot, and /or other constraints, access to a
primary street may be granted by the FBC Committee. Any request for a curb cut on an arterial
street will be reviewed according to the applicable provisions set forth in Section 14 -5C -6, Arterial
Street Access Requirements.
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14 -5A -5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
17
M Planning and Zoning Commission Recommended Draft —March 25, 2014
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However,
if the provisions contained in the Riverfront Crossings Code are more specific or restrictive, said
provisions shall supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind principal
buildings according to the same setback standards as surface parking. Facades of accessory buildings
within public view must be architecturally finished in a manner that is consistent with the principal
building.
18
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
C. Gilbert Subdistrict
1. INTENT
The Gilbert subdistrict (shaded in dark in Figure 2G -9) is
intended for lower intensity mixed -use development in
buildings with street - facing entries opening onto pedestrian -
friendly streetscapes. Buildings are designed with facades
aligned along primary streets, modest setbacks, and parking
located in mid -block parking lots.
2. USES
The principal uses allowed in the Gilbert subdistrict are the
same as allowed in the CB -5 Zone, as specified in Table 2C -1
within Article 14 -2C. Provisions and special exception approval
criteria that apply in the CB -5 Zone also apply in the Gilbert
subdistrict as set forth in Article 14-46, except as noted below. In
addition, the following restrictions and allowances shall apply:
a. Household Living Uses shall be allowed within permitted
Building Types as specified in Section 14 -2G -5. For Multi-
Figure 2G -9: Subdistrict Locator- Gilbert
Family Uses, the provisions in Section 14 -46 -4 are superseded by the standards in this Article and,
therefore, do not apply. Residential occupancy is limited to one "household" per dwelling unit, as this
term is defined in Article 14 -9A, General Definitions.The maximum number of bedrooms per dwelling
unit is three. Residential density (units per acre): No maximum. However, for Apartment Buildings,
Multi- Dwelling Buildings, and Mixed -Use Buildings, the number of 3- bedroom units per lot may not
exceed 30% of the total number of units on the lot.
c. Residential Uses are not allowed within required retail storefronts, as specified in the Riverfront
Crossings Regulating Plan.
d. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
e. Building Trade Uses shall be allowed on properties located south of the Iowa Interstate Railroad,
provided all aspects of the operation are conducted indoors and, except for fleet vehicle parking,
outdoor storage of materials and equipment is not allowed.
f. Drinking Establishments are not allowed.
i 4
fM Planning and Zoning Commission Recommended Draft —March 25, 2014
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14 -2G -5, Building Types Standards. The following
Building Types are permitted in the Gilbert subdistrict (see also Table 2G -6):
Table 2G -3: Permitted Building Types - Gilbert
Riverfront Crossings
Subdistricts
Gilbert
b. Building Placement
Permitted Building Types
X I x I x x I x I x I x I x I x I x
(1) Principal buildings shall be placed to the
front and corner of lots and aligned along
setbacks in compliance with the following
requirements as shown in Figure 2G -10.
(a) Primary (A) and Secondary (B) Street
Setback: 10' min., 20' max.
(b) Lots Fronting on Pedestrian Streets: 5'
min., 10'max. from public right -of -way or
access easement. See Section 14 -2G -7B
for additional requirements.
(c) Side Setback (C): 10'min. or 0' if building
abuts or will abut the adjacent building,
except for apartment buildings, multi-
dwelling buildings, and cottage homes
where the minimum is always 10:
For mixed -use buildings, facades on
residential Floors above the 3rd floor must
be set back at least 10' from the side lot
line.
Figure2G -10: Building Placement Diagram
i� I._ Adjacent Property J
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X I x I x x I x I x I x I x I x I x
(1) Principal buildings shall be placed to the
front and corner of lots and aligned along
setbacks in compliance with the following
requirements as shown in Figure 2G -10.
(a) Primary (A) and Secondary (B) Street
Setback: 10' min., 20' max.
(b) Lots Fronting on Pedestrian Streets: 5'
min., 10'max. from public right -of -way or
access easement. See Section 14 -2G -7B
for additional requirements.
(c) Side Setback (C): 10'min. or 0' if building
abuts or will abut the adjacent building,
except for apartment buildings, multi-
dwelling buildings, and cottage homes
where the minimum is always 10:
For mixed -use buildings, facades on
residential Floors above the 3rd floor must
be set back at least 10' from the side lot
line.
Figure2G -10: Building Placement Diagram
i� I._ Adjacent Property J
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(d) Rear Setback (D): 10'min. ! l
(e) Above the 3rd floor (or above the 2nd
floor if the height of the first 2 stories is seco iar treat
at least 30' above grade) the maximum
setback does not apply.
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
3
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d
Riverfront Crossings form -Based Development Standards City of Iowa City, Iowa
c. Building Height and Facade Stepbacks
(1) Except as provided below, principal buildings shall be 3 stories max. in height above grade.
(a) Additional building height may be granted through transfer of development rights or
through bonus height provisions as set forth in the Section 14- 2G -7G, Building Height Bonus
Provisions.
(2) Above the 3rd floor, building facades facing and visible from public streets, plazas, or parks shall
step back 10'min. from the lower floor facade.
(a) At street corners, tower elements or similar corner emphasis treatments maybe exempt from
the stepback requirement as approved by the FBC Committee.
(b) The required facade stepback may be established at a lower floor than stated above, provided
it is established at least 30' in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2' max.
(b) Balconies on upper floors may project up to 6'into front setbacks. Balconies may project
beyond non - street - facing facades on upper floors up to 4' max., but shall extend no closer
than 4'from a side or rear lot line, unless said lot line abuts an alley or permanent open space.
(c) Canopies, awnings, stoops, terraces, covered building entries, and similar elements as
permitted in Section 14 -2G -4, FrontageType Standards.
e. Building and Frontage Types
(1) Principal buildings and building facades shall be designed in compliance with Section 14 -2G -4,
Frontage Type Standards, and Section 14 -2G -5, Building Type Standards.
f. Facade Continuity
(1) To define pedestrian friendly streetscapes while maintaining a lower intensity development
character along primary streets, principal buildings shall occupy a min. of 50% and a max. of 75%
of the primary street lot frontage.
21
M Planning and Zoning Commission Recommended Draft —March 25, 2014
4. PARKING, LOADING, AND SERVICE AREAS
a. Parking shall be provided using a permitted Figure 2G -11: Parking and Service Placement Diagram
Parking Type appropriate for the selected Adjacent Property
Building Type in compliance with Section 14 -2G- 1 "' - — - — — — -- - -- —
6, Parking Type Standards, and at the minimum \ }
ratios specified in 14 -5A -4, Minimum Parking
Requirements. I H
b. Parking, Loading, and Service Area Placement & I ~ E
I j I
Screening g
Parking, loading, and service areas shall be >v IF - G } I
located within, behind and to the side of it I I a
principal buildings in compliance with the E'y I
following requirements as shown in Figure 2G -11.I --E
I
(1) Primary Street, Pedestrian Street, and
�I —E— I
designated Ralston Creek Frontage Setback
(E) and Screening H I�
I
(a) Surface Parking, Loading, and Service t
Area: 30'min. from primary street F
building facade and located behind fully- 1 -- — — _A_
— — --
enclosed, occupied building space.
(b) Surface Parking located to the side of Secondary Street
buildings: 10'min. from the streetside
property line (E') and set back 3'
min. from the primary street building facade (E) and screened by low masonry walls and
landscaping as specified for S2 standard - alternative materials (option B), set forth in Article
14-5F, Screening and Buffering Standards.
(c) Building /Structured Parking:15'min. from primary street building facade and located behind
fully - enclosed, occupied building space.
(d) Underground Parking:0'min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Area: 10'min. and located 3'min.from the secondary
street building facade and screened by low masonry walls and landscaping as specified for S2
standard - alternative materials (option B), set forth in Article 14 -51, Screening and Buffering
Standards.
(b) Building /Structured Parking: 1O'min. and set back l' min. from the secondary street building
facade and screened from view by architecturally - finished building facades, according to the
standards for structured parking set forth in 14- 5A -5F.
(c) Underground Parking: 10' min. and set back O'min. from secondary street building facade.
22
Riverfront Crossings Form Based Development Standards City of Iowa City, Iowa
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: 5' min. or O'where parking is shared with the
adjacent property. Setback area shall be landscaped to the S2 standard.
(b) Building /Structured Parking: Must comply with the same side and rear setback requirements
as principal buildings. Parking must be screened from view by architecturally - finished building
facades, according to the standards for structured parking set forth in 14- 5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirements as
principal buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10'to any
residential portion of a building (i.e. not including portions of the building containing garage
space).This 10'area must be used for walkways and landscaping and /or may be included as part
of a larger open space area. If parking spaces are located where headlights of vehicles shine onto
a wall containing ground floor windows, said parking spaces must be screened from view of the
windows to at least the S2 standard.
c. Access to Parking, Loading, and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes or
driveways on secondary streets consistent with the Riverfront Crossings Plan, except as allowed in
paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible
due to topography, site conditions, configuration of the lot, and /or other constraints, access to a
primary street may be granted by the FBC Committee. Any request for a curb cut on an arterial
street will be reviewed according to the applicable provisions set forth in Section 14 -SC -6, Arterial
Street Access Requirements.
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14 -5A -5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
23
I-M Planning and Zoning Commission commended Draft —March 25, 2014
5. ACCESSORY USE` '1 ITDiNGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However,
if the provisions contained in the Riverfront Crossings Code are more specific or restrictive, said
provisions shall supersede the provisions of Article 14 -4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind or to the
side of principal buildings according to the same setback standards as surface parking. Facades of
accessory buildings within public view must be architecturally finished in a manner that is consistent
with the principal building
24
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
D. West Riverfront Subdistrict
�r►rr�an
The West Riverfront subdistrict (shaded in dark in Figure 2G-
12) is intended for commercial and mixed -use development in
buildings with street - facing entries opening onto streetscapes
designed to provide a comfortable and attractive environment
for pedestrians buffered from vehicular traffic on Riverside Drive.
Along the west side of Riverside Drive south of Benton Street,
buildings are designed with facades fronting onto a pedestrian
way and perpendicular parking aligned along a continuous
north -south travelway allowing cross - parcel connections among
adjacent sites and a reduction in curb cuts along Riverside
Drive. Along the Iowa River, buildings are located, oriented, and
designed to take advantage of river views. Along streets in this
district, buildings are designed with facades aligned parallel to
Riverside Drive, Benton Street, and Sturgis Corner Drive, with
parking located in mid -block and side yard locations with front
yard parking only along the west side of Riverside Drive south of
Benton Street, and along some portions of Orchard Street and
Highway 6.
Figure 2G -12: Subdistrict Locator - West
Riverfront
The principal uses allowed in the West Riverfront Subdistrict are the same as allowed in the CB -S Zone, as
specified in Table 2C -1 within Article 14 -2C. Provisions and special exception approval criteria that apply
in the CB -5 Zone also apply in the West Riverfront Subdistrict, as set forth in Article 14 -46, except as noted
below. In addition, the following restrictions and allowances shall apply:
a. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. For Multi - Family Uses, the provisions in Section 1446 -4 are superseded by the standards in this
Article and, therefore, do not apply. Residential occupancy is limited to one "household "per dwelling
unit, as this term is defined in Article 14 -9A, General Definitions. The maximum number of bedrooms
per dwelling unit is three. Residential density (units per acre): No maximum. However, for Apartment
Buildings, Multi- Dwelling Buildings, and Mixed -Use Buildings, the number of 3- bedroom units per lot
may not exceed 30% of the total number of units on the lot.
b. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
c. Residential Uses are not allowed within required retail storefronts, as specified in the Riverfront
Crossings Regulating Plan.
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
d. Outdoor Commercial Recreational Uses shall be allowed by special exception. The Board of
Adjustment may modify subdistrict standards as appropriate for the specific use.
e. Building Trade Uses shall be allowed, provided all aspects of the operation are conducted indoors and,
except for fleet vehicle parking, outdoor storage of materials and equipment is not allowed.
f. Drinking Establishments must meet the applicable Drinking Establishment spacing requirement.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
26
(1) Principal buildings shall comply with Section 14 -2G -5, Building Types Standards.The following
Building Types are permitted in the West Riverfront subdistrict (see also Table 2G -6):
Table 2G -4: Permitted Building Types -West Riverfront
Parmkted Building types
F
e g x
Riverfrontcrosdngs :8 , $
subdistrict:
J -0 E
IEsp m a E .Sb V 9
V F Q ..J V J V m
West Riverfront x x x x x x x x x
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
b. Building Placement
(1) Principal buildings shall be placed to the
front and corner of lots and aligned along
setbacks in compliance with the following
requirements as shown in Figure 2G -13,
except as allowed in paragraphs (2),Q), and
(4), below.
(a) Primary (A) and Secondary (B) Street
Setback: 10' min., 20' max.
Figure 2G -13: Building Placement Diagram
-.� Adjacent Property
ff^._.-._. ._._._._._.J
c I
A pal
I
I I
c Is
(b) Lots Fronting on Pedestrian Streets: 5
min., 10'max.frompublicright- of -wayor !x
access easement. Pedestrian Streets that
I
— —
- -- - -- -- --
aos`
}
provide frontage for buildings located
1
along the riverfront shall provide a
connection through the block between
I A
0 - -.1
the riverfront trail and the intersecting
I .-
j 2
public street. See Section 14 -2G -78 for
I
I
additional requirements.
Side Setback 10' 0' if building
I
• �I
j
(c) (Q: min. or
—._B
abuts or will abut the adjacent building,
l L_.
except for apartment buildings and
multi - dwelling buildings where the - - --
minimum is always 10: For mixed -use secondary street
buildings, facades on residential floors
above the 3rd floor must be set back at least 10'from the side lot line.
(d) Rear Setback (D):10'min.
(e) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30'
above grade) the maximum setback does not apply.
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
(2) Setbacks along the west side of South Riverside Drive south of Benton Street shall be as shown in
the Riverfront Crossings District Master Plan. Building facades shall be aligned along a pedestrian
way with abutting perpendicular parking spaces aligned along a continuous north -south drive
aisle, which allows cross - parcel connections among adjacent sites.
(3) On lots with double frontages on Sturgis Corner Drive and South Riverside Drive or Sturgis Corner
Drive and Highway 6, Sturgis Corner Drive shall be considered the primary street frontage. For
these lots, there shall be no maximum building setback along the Riverside Drive and Highway 6
frontages.
(4) For lots with double frontages on Orchard Street and Riverside Drive, there shall be no maximum
building setback along the Orchard Street frontage.
I-M Planning and Zoning Commission Recommended Draft —March 25, 2014
27
c. Building Height and Facade Stepbacks
(1) Except as provided below, principal buildings shall be 4 stories max. in height above grade.
(a) Principal buildings with frontage on the Iowa River maybe 8 stories max. in height before
application of bonus provisions.
(b) Additional building height may be granted through transfer of development rights or
through bonus height provisions as set forth in the Section 14- 2G -7G, Building Height Bonus
Provisions.
(2) Above the 3rd floor, building facades facing and visible from streets, plazas, parks, and single
family residential zones shall step back 10'min. from the lower floor facade.
(a) At street corners, tower elements or similar corner emphasis treatments maybe exempt from
the stepback requirement as approved by the FBC Committee.
(b) Buildings with frontage on the Iowa River shall be exempt from the stepback requirement.
(c) The required facade stepback maybe established at a lower floor than stated above, provided
it is established at least 30' in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2' max.
(b) Balconies on upper floors may project up to 6'into front setbacks. Balconies may project
beyond non - street - facing facades on upper floors up to 4' max., but shall extend no closer
than 4'from a side or rear lot line, unless said lot line abuts an alley or permanent open space.
(c) Canopies, awnings, stoops, terraces, covered building entries, and similar elements as
permitted in Section 14 -2G -4, Frontage Type Standards.
e. Building and Frontage Types
(1) Principal buildings and building facades shall be designed in compliance with Section 14 -2G-4,
Frontage Type Standards, and Section 14 -2G -5, Building Type Standards.
If. Facade Continuity
(1) To define pedestrian friendly streetscapes while maintaining a lower intensity development
character along primary streets, principal buildings shall occupy a min. of 50% of the primary
street lot frontage.
(2) To ensure public access and view corridors to the Iowa River, buildings located along the riverfront
shall occupy no more than 75% of the width of the lot as measured along the riverside lot line.
(3) Any building that exceeds 5 stories in height must be separated from any other building that
exceeds 5 stories in height by a distance equal to the height of the taller building or 100;
whichever is less.
28
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
4. PARKING AND SERVICE AREAS
a. Parking shall be provided using a permitted
Figure
2G -14: Parking and Service Placement Diagram
Parking Type appropriate for the selected
Property
Building Type in compliance with Section 14 -2G-
1� - -- • - - -•—
6, ParkingType Standards, and at the minimum
G
ratios specified in 14 -5A -4, Minimum Parking
Requirements.M
4'--
b. Parking, Loading, and Service Area Placement &
Ew �4 1
Screening
Parking, loading, and service areas shall be
r G f I
located within, behind and to the side of
r
I 1 I I
t
principal buildings in compliance with the
_ h.E'y I
following requirements as shown in Figure 2G -14.
(1) Primary Street and Pedestrian Street Setback
\,
,}
(E) and Screening
i E i
(a) Surface Parking, Loading, and Service
H
Areas: 30'min. from primary street
1
building facade and located behind fully -
F
enclosed, occupied building space.
-' I._ _._._._._ - f-- _- _. —. —.�
(b)
Surface Parking located to the side of
buildings: 10'min. from the streetside \ secondary Street
property line (E') and set back 3' min.
from the primary street building
facade (E) and screened by low masonry walls and landscaping as specified for S2 standard -
alternative materials (option B), set forth in Article 14 -5F, Screening and Buffering Standards.
(c) Along the west side of South Riverside Drive south of Benton Street, one single - loaded aisle
of parking is permitted within the private frontage area. The parking aisle shall be set back a
min. of 5'from the front property line and the area between the parking aisle and the public
sidewalk shall be landscaped to the S2 standard.
(d) Building /Structured Parking: l5' min. from primary street building facade and located behind
fully - enclosed, occupied building space.
(e) Underground Parking: 0' min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Areas along Myrtle Avenue and Highway 1: 10' min. and
set back 3' min. from secondary street building facades and screened to the S2 standard.
(b) Surface Parking, Loading, and Service Areas along Orchard Street: 10' min. and screened to the
S2 standard.
(c) Building /Structured Parking:1 O'min. and screened from view by architecturally - finished
building facades, according to the standards for structured parking set forth in 14- SA -SF.
(d) Underground Parking: 10' min. and set back 0' min. from secondary street building facades.
20
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: 5' min. or 0' where parking is shared with the
adjacent property. Setback area shall be landscaped to the S2 standard.
(b) Building /Structured Parking: Must comply with the same side and rear setback requirements
as principal buildings. Parking must be screened from view by architecturally - finished building
facades, according to the standards for structured parking set forth in 14- 5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirement as
principal buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10'to any
residential portion of a building (i.e. not including portions of the building containing garage
space).This 10'area must be used for walkways and landscaping and /or may be included as part
of a larger open space area. If parking spaces are located where headlights of vehicles shine onto
a wall containing ground floor windows, said parking spaces must be screened from view of the
windows to at least the S2 standard.
c. Access to Parking and Service Areas
(1) All parking and service areas shall be accessed from public alleys, private rear lanes or driveways
on secondary streets consistent with the Riverfront Crossings Plan. Limited access to primary
streets is allowed consistent with the Riverfront Crossings Plan. However, in order to improve
traffic circulation upon redevelopment, the City may require closure of inappropriately located
curb cuts in favor of shared access points along the frontage.
(2) FBC Committee approval is required for the placement of new driveway and curb cuts along
primary streets. Any request for a curb cut on an arterial street will be reviewed according to the
applicable provisions set forth in Section 14 -5C -6, Arterial Street Access Requirements.
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14 -5A -5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
30
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However,
if the provisions contained in the Riverfront Crossings Code are more specific or restrictive, said
provisions shall supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind and to the
side of principal buildings according to the same setback standards as surface parking. Facades of
accessory buildings within public view must be architecturally finished in a manner that is consistent
with the principal building.
I M Planning and Zoning Commission Recommended Draft —March 25, 2014
31
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32
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
14 -2G -4: FRONTAGE TYPE STANDARDS
A. Generally
A building's frontage condition —the transition from public to private space, from indoor to outdoor at
the main entrance, the design treatment of ground floor building facades, the configuration of facade
projections, and the disposition of improvements within required setbacks— strongly influences the
quality and character of public streets and spaces.
All principal buildings in the Riverfront Crossings District shall be designed with Frontage Types meeting
the requirements of this section. The standards recognize that different types of buildings —as defined
in the Building Type standards in the subsequent section —may call for different frontage conditions.
Illustrations within this section are intended to demonstrate basic frontage type standards and are not
intended to promote a particular architectural style or represent the architectural detail necessary for high
quality buildings.
Table 2G -5 below identifies which of the Frontage Types are permitted in conjunction with each of the
Building Types:
Table 2G -5: Permitted Frontage Types
OWkiktglypes
Permitted Frontage Types
N
,
�
p4
C r
�
Cottage Nome
x
x
Rowhouse
x
x
x
Townhouse
Apartment Building
Multi- Dwelling Building
Live- WorkTownhouse
Commercial Building
- - - --
Mixed-Use Building
Liner Building
x
x
x
x
x
x
x(i)
x
x
x
x
x
x(1)
- - - --
x
x
x(1)
x
x
x
x
—
Civic or Institutional Building
x
x
x
- - - - -- ------
x x(1)
Notes:
Subordinate frontage type - to be used in conjunction with other permitted frontage type(s)
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
B. Storefront
1. DESCRIPTION
34
The Storefront frontage is the primary frontage type for buildings with active commercial ground
floor uses, such as retail, personal services, and restaurants —see Table 2G -5 to determine appropriate
building types.The frontage provides storefront facades that are typically aligned close to the
streetside property line, with large transparent windows and multiple building entries at the grade of
the fronting sidewalk.The Regulating Plan indicates locations where this frontage type is required.
Figure 2G -15: Storefront
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. STANDARDS
a. The private frontage area between the public sidewalk and the building facade shall be designed for
additional sidewalk width and other pedestrian- oriented uses, such as plaza space, outdoor patio
space for restaurant and cafe seating, landscaping, public art, or recessed entryways.
b. To encourage commercial activity at the street level, private frontage areas should be seamlessly
integrated with and at the same level as the public sidewalk to the extent possible. With approval of
the FBC Committee, on sloping sites in specific locations where there is a desire to provide usable
outdoor space the private frontage area may be slightly raised above sidewalk grade to create a level
plaza or patio area.The elevation of the raised area shall not exceed the elevation of the ground floor
finished floor (see 2.d below). A transparent, decorative wrought iron or similar metal railing maybe
located at the edge of the raised area if required for safety, but shall be limited to 42" max. in height.
Opaque railings, fences or walls shall not be permitted. Access to raised areas shall be provided directly
from the sidewalk through steps and /or ramps. The use of ramps and railings shall be minimized to
maintain a seamless transition from sidewalk to storefront. Transparent, decorative wrought iron or
similar metal fencing /railings not to exceed 42" are allowed for outdoor service areas for eating and
drinking establishments, as approved by the City.
c. A minimum of 70% of the total area of the ground floor facade shall consist of storefront windows
and doors. Glazing shall be clear and highly transparent. Reflective (mirrored) or colored glass is not
permitted. Storefront windows must allow views into the interior space. The bottom of storefront
windows shall be no more than 2' above the level of the adjacent exterior grade, except along sloping
sites, where this standard shall be met to the extent possible so that views into the interior are
maximized and blank walls are avoided.
d. The ground floor finished floor elevation shall match the elevation of the abutting public sidewalk or
publicly accessible plaza. On sloping sites the FBC Committee may adjust this requirement, provided
that the height of the ground floor of the building is no more than Yabove the level of the abutting
public sidewalk or public pedestrian plaza at any point along a street - facing facade.
e. The ground floor floor -to- structural - ceiling height shall be 14'min.
f. Ground floor building space shall be designed to meet Building Code requirements for commercial
uses.
g. Entries to individual ground floor tenant spaces and entries to common lobbies accessing upper floor
space shall open directly onto public sidewalks or publicly - accessible outdoor plazas where present.
Thresholds at building entries shall match the grade of the adjacent sidewalk or plaza area.
h. Storefront entries shall be recessed a minimum of 18 "and sheltered by awnings or canopies that
project a minimum of 6'from the building facade. Entries must also be distinguished by facade design,
materials, articulation, or other architectural details that provide relief to the building facade and draw
attention to the entrance.
i. Awnings or canopies designed to provide weather protection are required along at least 60% of the
street - facing facade and shall project 5' min., 8' max. from the front facade and shall be located 8' min.
above the adjacent sidewalk.
3 _;
I-M Planning and Zoning Commission Recommended Draft —March 25, 2014
C. Urban Flex
1. DESCRIPTION
36
The Urban Flex frontage is a frontage type appropriate for buildings with ground floor commercial
uses where more flexibility is desired for non - retail uses, such as offices, institutional uses, building
trade uses, and live -work uses, or along secondary frontages where views into the interior of the
building are not as critical, but where architecturally finished facades with elements that provide visual
interest and comfort to pedestrians are important. See Table 2G -5 to determine appropriate building
types. The frontage provides ground floor storefront conditions with high proportions of transparency,
but to a lesser degree than the Storefront frontage.
Figure 2G -16: Urban !
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. STANDARDS
a. The private frontage area between the public sidewalk and the building facade shall be designed for
pedestrian- oriented uses, such as plaza space, outdoor patio space for restaurant and cafe seating,
landscaping, public art, or recessed entryways.
b. To encourage commercial activity at the street level, private frontage areas should be seamlessly
integrated with and at the same level as the public sidewalk to the extent possible. With approval of
the FBC Committee, on sloping sites in specific locations where there is a desire to provide usable
outdoor space the private frontage area may be slightly raised above sidewalk grade to create a level
plaza or patio area. The elevation of the raised area shall not exceed the elevation of the ground floor
finished floor (see 2.d below). A transparent, decorative wrought iron or similar metal railing maybe
located at the edge of the raised area if required for safety, but shall be limited to 42" max. in height.
Opaque railings, fences or walls shall not be permitted. Access to raised areas shall be provided directly
from the sidewalk through steps and /or ramps.The use of ramps and railings shall be minimized to
maintain a seamless transition from sidewalk to storefront. Transparent, decorative wrought iron or
similar metal fencing /railings not to exceed 42" are allowed for outdoor service areas for eating and
drinking establishments, as approved by the City.
c. A minimum 50% of the total area of the ground floor facade and shall consist of storefront windows
and doors. Glazing shall be clear and highly transparent. Reflective (mirrored) or colored glass is not
permitted. Such windows must allow views into the interior space. The bottom of storefront windows
shall be no more than Tabove the level of the adjacent exterior grade, except along sloping sites,
where this standard shall be met to the extent possible so that views into the interior are maximized
and blank walls are minimized.
d. The ground floor finished floor elevation shall not exceed 12" max. above the elevation of the abutting
public sidewalk or publicly accessible plaza. On sloping sites the FBC Committee may adjust this
requirement, provided that at least a portion of the ground floor finished floor elevation is located
within 12 "of the elevation of the abutting public sidewalk or publicly accessible plaza, views into
storefronts are maximized to the extent possible, and blank walls are avoided.
e. The ground floor floor -to- structural - ceiling height shall be 14'min.
I Ground floor building space shall be designed to meet Building Code requirements for commercial
uses.
g. Entries to ground floor building space and common lobbies accessing upper floor space shall open
directly onto public sidewalks or publicly - accessible outdoor plazas where present, or shall be directly
connected to sidewalks by a paved walkway.
h. Thresholds at building entries shall match the grade of adjacent sidewalks, plaza areas, or paved
walkways.
i. Building entries shall be shall be recessed a min. of 18 "and sheltered by awnings or canopies that
project a minimum of 6'from the building facade. Entries must also be distinguished by facade design,
materials, articulation, or other architectural details that provide relief to the building facade and draw
attention to the entrance.
j. Awnings and canopies designed to provide weather protection along frontages are encouraged and
may project 8'max. from the front facade and shall be located 8' min. above the adjacent sidewalk.
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
D. Terrace
1. DESCRIPTION
The Terrace frontage provides for vertical separation of building space from sidewalk grade and
creates semi - private outdoor space for individual dwelling units by elevating and partially enclosing
a portion of the private frontage area. The Terrace frontage is suited for ground floor residential uses
in urban settings and maybe appropriate for live -work and institutional uses. See Table 2G -5 to
determine appropriate building types.
Figure 2G -17: Terrace
38
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be designed as a raised
terrace, which is elevated up to 36" max. above grade by a garden wall to provide a semi - private
outdoor space. The terrace may also be suitable for outdoor seating for live -work uses.
b. A Terrace shall project 6' min., 10' max. beyond the front facade. A Terrace may extend along the front
facade for the width of the dwelling unit. The Terrace frontage is only allowed for access to individual
dwelling units, individual live -work units, or for institutional uses. To enhance privacy, adjacent Terrace
frontages shall be separated by walls and /or railings, or by a min.6'wide landscaped area.
c. Terraces maybe hardscaped or landscaped, or a combination of both. Wood or composite decking
shall not be permitted. Where present, any private frontage area between the Terrace and the edge of
sidewalk shall be landscaped, except for walkways leading to the Terrace.
d. Terraces shall be enclosed by garden walls up to 42" max. in height above grade. The garden wall's
design and materials shall be of high quality and compatible with the building's architecture. A
decorative, transparent railing or fence, constructed of metal and glass, wrought iron, or metal
faithfully imitating wrought iron, may be affixed atop the garden walls if additional height is necessary
for safety. The railing height shall not exceed 42" max. above the terrace grade. Steps or a ramp shall
be provided for access to the terrace. Steps and /or ramps may be perpendicular or parallel to the
sidewalk.
e. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor
residential building space shall be elevated 18" min. above the elevation of the abutting public
sidewalk, and 36" max. above grade and may be flush with or slightly elevated above the Terrace level.
f. Building entries shall be accessed directly from the Terrace.
g. Landscaping of the Terrace may include groundcovers, grasses, garden plants, low shrubs, and
ornamental trees. All plant material shall be of a variety that will not exceed 42 "in height at maturity
(except trees) so as not to obstruct ground floor windows. Plant material shall be selected to prevent
encroachment of the public sidewalk. Thorny plants are not permitted.
FM Planning and Zoning Commission Recommended Draft —March 25, 2014
WIJ
E. Stoop
1. DESCRIPTION
40
The Stoop frontage is a frontage type appropriate for certain buildings with ground floor residential
or institutional use —see Table 2G -5 to determine appropriate building types. The Stoop frontage
provides for vertical separation of building space from sidewalk grade and modest projections of
stoops and covered entries for individual dwelling units beyond building facades.The Stoop frontage
typically is used in conjunction with shallow setbacks.
Figure 2G -18: 4.'.
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage
area is not intended as outdoor gathering space (such as patios) and hardscaped areas other than
stoop, stair, accessible ramp, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor
residential space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and
36" max. above grade.
c. Stoops shall be provided at the entries of individual units along front building facades and shall
consist of an exterior floor area raised 18" min. above the elevation of the abutting public sidewalk,
and 36" max. above grade to generally match the interior ground floor finished floor elevation. For
buildings with multiple Stoops, or a combination of Stoops, Porches, and Porticos, a 6' min. landscaped
area shall be provided between adjacent frontages.
d. Stoops shall project 4' min., 6' max. beyond the front facade and extend 5' min., 8' max. along the front
facade.
e. The exterior stair of a stoop maybe perpendicular or parallel to the sidewalk.
f. Landscaping on both sides of the Stoop is required. Landscaping may be at grade or elevated,
and may be demarcated by a garden wall up to 24" in height or a max. 42 "decorative, transparent
fence constructed of wrought iron or metal that faithfully imitates wrought iron. Plants may include
groundcovers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except
trees) shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant
material shall be selected to prevent encroachment of the public sidewalk.Thorny plants are not
permitted within 3'of the public sidewalk.
41
I-M Planning and Zoning Commisslon Recommended Draft —March 25, 2014
F. Porch and Yard
1. DESCRIPTION
The Porch and Yard frontage is a frontage type appropriate for certain residential buildings —see
Table 2G -5 to determine appropriate building types. The Porch and Yard frontage provides for vertical
separation of building space from sidewalk grade, projections of usable porches beyond building
facades, and is typically set back from the streetside property line to provide a front yard area. An
optional fence may be built at or close to the property line to delineate the front yard.
Figure 2G -19: Porch and Yard
42
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage
area is not intended as outdoor gathering space (such as patios) and hardscaped areas other than
porch, stair, accessible ramps, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor
residential space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and
36" max. above grade.
c. Porches shall be provided at the entries of single or two - family dwellings along front building facades
and shall consist of an exterior floor area raised 18" min. above the elevation of the abutting public
sidewalk, and 36" max. above grade to generally match the interior ground floor finished floor
elevation. For buildings with multiple Porches, or a combination of Porches and Stoops, a 6' min.
landscaped area shall be provided between adjacent frontages.
d. Porches shall project 6' min., 10' max. beyond the front facade and extend at least 50% of the facade
width along the front facade.
e. An optional fence enclosing the front yard shall not exceed 48" max. in height. Fences shall be made
of high quality materials and construction compatible with the building's architecture. Permitted
materials include vertical wood pickets, wood lattice, wrought iron, and metal that faithfully imitates
wrought iron. Fences shall be semi - transparent with max. 50% opacity. Chain link or wire mesh fences
are prohibited.
f. Frontyard landscaping may include groundcovers, grasses, garden plants, low shrubs, and ornamental
trees. All plant material (except trees) shall be of a variety whose height at maturity will not obstruct
ground floor windows. Plant material shall be selected to prevent encroachment of the public
sidewalk.Thorny plants are not permitted within 3'of the public sidewalk.
43
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
G. Portico
1. DESCRIPTION
The Portico frontage is a frontage type appropriate for certain buildings with ground floor residential
use as well as institutional uses —see Table 2G -5 to determine appropriate building types.The Portico
frontage has its building facade aligned close to the streetside property line with the ground floor
elevated above the sidewalk level to provide privacy for the ground floor windows and is accessed by
a covered, generously -sized exterior stairway and landing.
Figure 2G -20: Portico
44
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. STANDARD
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage
area is not intended as outdoor gathering space (such as patios) and hardscaped areas other than
portico, stair, accessible ramp, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor
residential space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and
36" max. above grade.
c. Porticos shall be provided at building entries along front building facades and shall consist of an
exterior floor area raised 18" min. above the elevation of the abutting public sidewalk, and 36" max.
above grade to generally match the interior ground floor finished floor elevation. Porticos may provide
access to a central lobby of a multi -unit building or may provide direct access to no more than two
entrances to individual dwelling units.
d. Porticos shall project 6'min., 8'max. beyond the front facade and extend 10'min., 16'max. along the
front facade. A flat or pitched roof that is supported by columns or piers shall extend over the entire
Portico. Alternatively a flat metal canopy suspended from support rods or cables may extend over the
entirety of the Portico. for buildings with multiple Porticos, or a combination of Stoops and Porticos, a
6' min. landscaped area shall be provided between adjacent frontages.
e. Landscaping on both sides of the Portico is required. Landscaping may be at grade or elevated,
and may be demarcated by a garden wall up to 24" in height or a max. 42" decorative, transparent
fence constructed of wrought iron or metal that faithfully imitates wrought iron. Plants may include
groundcovers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except
trees) shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant
material shall be selected to prevent encroachment of the public sidewalk.Thorny plants are not
permitted within 3' of the public sidewalk.
FM Planning and Zoning Commission Recommended Draft —March 25, 2014
45
H. Forecourt
1. DESCRIPTION
46
The forecourt frontage is a subordinate frontage type intended for use in combination with one or
more of the above permitted frontage types —see Table 2G -5 to determine appropriate building types.
The forecourt frontage is created by setting back the central portion of the building facade to create
an entry plaza or green that is surrounded by building facades on three sides. Forecourts at corners are
not permitted.
Figure 2G -21: Forecourt
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. STANDARDS
a. Forecourts shall be 20' min. in depth and width, however, neither dimension shall exceed 1.5 times the
other dimension. In addition, the width of a forecourt shall not exceed one -third of the overall facade
width.
b. Forecourts may provide access to a central lobby of a larger building or may provide access to multiple
uses through individual entrances. Depending on ground floor uses, forecourts may be appropriate for
either semi - private or public uses, such as outdoor cafes, gardens, public art, or fountains.
c. The forecourt maybe hardscaped or landscaped, or a combination thereof, and maybe elevated 24"
max. above the elevation of the public sidewalk to maintain visual connectivity between the forecourt
and the public sidewalk. If elevated, steps and /or ramps shall be provided to directly connect the
forecourt with the adjacent sidewalk.
d. Garden walls 24" max. in height maybe used to separate the forecourt from the public sidewalk while
maintaining visual connectivity. The garden wall's design and materials shall be high quality and
compatible with the building's architecture.
e. Where landscaped areas are provided, plants may include groundcovers, grasses, garden plants,
low shrubs, and ornamental trees. All plant material (except trees) shall be of a variety whose height
at maturity will not obstruct ground floor windows. Plant material shall be selected to prevent
encroachment of the public sidewalk or walkways necessary to gain access to the building.Thorny
plants are not permitted within 3' of public sidewalks or walkways necessary to gain access to the
building.
f. Other design standards required for the primary frontage types shall apply.
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
47
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Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
14 -2G -5: BUILDING TYPE STANDARDS
A. Generally
The Building Type Standards differentiate and define a range of principal building typologies deemed
appropriate for the Riverfront Crossings District The Building Types describe basic building configuration
and massing, pedestrian access, vehicle access, and parking specific to each typology. The standards are
intended to complement the Subdistrict Standards and Frontage Type standards set forth in previous
sections. Illustrations are intended to demonstrate basic Building Type standards, and are not intended
to promote a particular architectural style or represent the architectural detail necessaryfor high quality
buildings. In the event of conflicting requirements the more stringent requirement shall control.
Table 2G-6 below identifies which of the Building Types are allowed in each of the Subdistricts:
Table 2G -6: Permitted Building Types
49
rmended Draft —March 25, 2014
Riverfront
Crossings Subdistricts
Permitted Building Types
i
N
�I
C
o
v
} {j
x
Cottage Home
Rowhouse
x
x
Townhouse
x
x
x
Apartment Building x
x
x
x
x
x
x
x
x
x
x
x
x
Multi- Dwelling Building x
Live -Work Townhouse
x
x
x
x
x
x
x
x
x
x
x
Commercial Building x
x
x
x
x
x
x
Mixed -Use Building x
LlnerBullding x
x
x
x
x
x
x
x
x
x
x
x
x
Civic or Institutional Building _ x
49
rmended Draft —March 25, 2014
B. Cottage Home
JPTION
The Cottage Home is a detached single - family house on a fee simple Iot.The Cottage Home provides
a semi - private frontyard and a private backyard. Garages are located in the rear yards, accessed either
from an alley or by narrow driveways between adjacent Cottage Homes.Table 2G -6 above identifies
the Subdistricts where this Building Type is permitted.
Figure 2G -22: Cottage Home (Alley Access)
50
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
Figure 2G -23: Cottage Home (Driveway Access)
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of one, one and a half, or two -story volumes.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance shall be located within the facade and shall be accessed directly from a street
through an allowed Frontage Type —see Table 2G -5.
4. VEHICLE PARKING
a. Parking shall be provided in a garage located in the rear yard behind the principal building.
Garages may be detached, attached to the principal building, or connected to the principal
building by a covered or enclosed breezeway.
b. Vehicular access shall be provided as follows:
(1) Where a public alley or private rear lane is present garages shall be accessed from the alley or
rear lane.
(2) Where no rear access is possible, garages shall be accessed through max. 10'wide driveways
accessed from the front of the lot between adjacent Cottage Homes. Shared driveways
between adjacent lots are encouraged.
c. Refer to the Section 14 -2G -6, Parking Type Standards for additional requirements.
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
51
C. Rowhouse
1. DESCRIPTION
The Rowhouse is a single - family unit that shares common walls with one or two of the adjacent units.
A Rowhouse may be located on a separate fee - simple lot or be part of a multi -unit development.The
Rowhouse provides a semi - private frontyard and a private backyard. Table 2G -6 above identifies the
Subdistricts where this Building Type is permitted.
Figure 2G -24: Rowhouse
52
RiverfrontCrossings Form -Based Development Standards City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three -story volumes.
b. Groups of Rowhouses may consist of two to six attached units.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance shall be located within the facade and shall be accessed directly from a street
through an allowed Frontage Type —see Table 2G -5.
4. VEHICLE PARKING
a. Parking shall be provided in a garage, which maybe detached or attached to the principal
building.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to the Section 14 -2G -6, Parking Type Standards for additional requirements.
53
FM Planning and Zoning Commission Recommended Draft —March 25, 2014
D. Townhouse
1. DESCRIPTION
TheTownhouse is a single - family unit that shares common walls with one or two of the adjacent units.
ATownhouse may be located on a separate fee - simple lot or be part of a multi -unit development. The
Townhouse provides a semi - private frontyard but no private backyard. Table 2G -6 above identifies the
Subdistricts where this Building Type is permitted.
Figure 2G- 25:Townhou5e
54
Riverfront Crossings Form Based Development Standards City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three -story volumes.
b. Groups of Town houses may consist of two to ten units.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to each dwelling shall be located within the facade and shall be accessed directly from a
street through an allowed Frontage Type —see Table 2G -5.
4. VEHICLE PARKING
a. Parking shall be provided in a garage attached to or tucked -under the unit at the rear.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to the Section 14 -2G -6, Parking Type Standards for additional requirements.
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
55
E. Apartment Building
I . DESCRIPTION
The Apartment Building is designed to be occupied by multiple dwelling units configured as a double -
loaded corridor building. The Apartment Building is oriented perpendicular to the primary street
frontage and sits atop an underground parking garage whose bay width determines the building
width. Table 2G -6 above identifies the Subdistricts where this Building Type is permitted.
Figure 2G -26: Apartment Building
56
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, three, or four -story (where permitted) volumes.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance to the Apartment Building shall be located within the facade and shall be
accessed directly from a street through anal lowed Frontage Type —see Table 2G -5.
b. Access to dwelling units shall be from a shared lobby located at the main entrance with entrances
to each dwelling unit provided through central corridors. Exterior corridors and exterior stairways
to upper floor dwelling units are not permitted.
4. VEHICLE PARKINt
a. Parking shall be provided in an underground structure located beneath the building footprint.
The underground structure shall be designed so that the finished floor elevation of the residential
space above matches the elevation of the Frontage Type (see Section 14 -2G -4, Frontage Type
Standards).
b. Additional surface parking maybe located to the rear of the building.
c. Refer to the Section 14 -2G -6, Parking Type Standards for additional requirements.
57
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
F. Multi- Dwelling Building
1. DESCRIPTION
The Multi- Dwelling Building is designed to be occupied by multi - family dwelling units or group living
uses. The Multi- Dwelling Building maybe arranged in a variety of configurations, including bar, Land
C- shapes. A Multi- Dwelling Building may be configured around a courtyard providing private outdoor
space, or may be part of a larger development with multiple buildings configured around a common
courtyard.Table 2G -6 above identifies the Subdistricts where this Building Type is permitted.
Figure 2G -27: Multi - Dwelling Building
58
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed in accordance with the applicable Subdistrict Standards with respect
to building height and stepback requirements.
b. Courtyards shall have no dimensionless than 20' and shall be designed with appropriate
landscaping and /or hardscaping to provide a safe and attractive outdoor space for residents of the
building.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance to the Multi- Dwelling Building shall be located within the facade and shall be
accessed directly from a street through an allowed Frontage Type —see Table 2G -5.
b. Access to dwelling units shall be from a shared lobby located at the main entrance with entrances
to each dwelling unit provided through shared corridors. Exterior corridors and exterior stairways
to upper floor dwelling units are not permitted.
c. Ground floor dwelling units fronting on a street may also have a separate entrance directly from
the street through an allowed Frontage Type. However, the scale and design of entrances to
individual units shall be such that the entrance to the shared lobby is clearly recognizable as the
building's main entrance.
4. VEHICLE PARKING
a. Parking shall be provided in a surface lot in the rear, an underground structure, an above -grade
mid -block structure, an integrated structure contained within the base of the building, or a
combination thereof.
b. Where present, above -grade mid -block parking structures shall be separated from the principal
building by at minimum 40' This space shall be landscaped to screen the parking structure and
may contain an alley or private rear lane providing vehicular access to the structure.
c. Refer to the Section 14 -2G -6, Parking Type Standards for additional requirements.
59
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
G. Live-Work Townhouse
1. DESCRIPTION
The Live - WorkTownhouse is designed to be occupied by a single dwelling unit and a single ground
floor commercial or flex space. The Live-Work Townhouse shares common walls with one or two
adjacent units and may be located on a separate fee - simple lot or be part of a multi -unit development.
Table 2G-6 above identifies the Subdistricts where this Building Type is permitted.
Figure 2G -28: Live-Work Townhouse
ED
Riverfront Crossings . orm -Based Development Standards City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three -story volumes.
b. Groups of Live -Work Town houses may consist of two to ten units.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor commercial or flex space shall be located within the facade and shall be
accessed directly from a street through an allowed Frontage Type —see Table 2G -5.
b. Entrances to each dwelling unit shall be provided through a separate street level entrance or
through a foyer shared with the commercial space.
4. VEHICLE PARKING
a. Parking shall be provided in a garage attached to or tucked -under the unit at the rear, and /or a
surface lot located behind the building.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to the Section 14 -2G -6, Parking Type Standards for additional requirements.
61
fZ Planning and Zoning Commissbn Recommended Draft —March 25, 2014
H. Commercial Building
I. DESCRIPTION
Commercial Buildings are designed for occupancy by one or more non - residential uses. If present,
uses generating visitor or customer traffic (such as retail, restaurants, personal services) are typically
located on the ground floor facing the sidewalk. Table 2G -6 above identifies the Subdistricts where
this Building Type is permitted.
Figure 2G -29: Commercial Building
WA
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed in accordance with the applicable Subdistrict Standards with respect
to building height and stepback requirements.
3. PRIMARY PEDESTRIAN ACCESS
a. For buildings occupied by a single user: The main entrance to a lobby shall be located within the
facade and shall be accessed from a street through an allowed Frontage Type —see Table 2G -5.
b. For buildings occupied by multiple uses: Entrances to ground floor commercial spaces shall be
located within the facade and shall be accessed from a street through anal lowed Frontage Type.
Entrances to upper floor commercial space shall be through a street level lobby and /or interior
corridors accessed from the street through a separate entrance.
4. VEHICLE PARKING
a. Parking maybe provided in a surface lot, underground structure, above -grade mid -block
structure, tuck -under parking, or a combination thereof.
b. Where present, above -grade mid -block parking structures shall be separated from the principal
building by at minimum 40'.This space may contain an alley or private rear lane.
c. Refer to the Section 14 -2G -6, Parking Type Standards for additional requirements.
63
M Planning and Zoning Commission Recommended Draft —March 25, 2014
I. Mixed -Use Building
1. DESCRIPTION
Mixed -Use Buildings are designed for occupancy by a minimum of two different uses that may be
vertically and /or horizontally demised. If present, uses generating visitor or customer traffic (such as
retail, restaurants, personal services, live /work commercial space) are typically located on the ground
floor facing the sidewalk, whereas uses generating limited pedestrian activity (such as office or
residential) are typically located on upper floors or behind street fronting commercial uses. Residential
uses are not allowed in street - facing storefront spaces unless designed as live -work space.Table 2G -6
above identifies the Subdistricts where this Building Type is permitted.
Figure 2G-30: Mixed -Use Building
64
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed in accordance with the applicable Subdistrict Standards with respect
to building height and stepback requirements.
b. Courtyards shall have no dimensionless than 20'and shall be designed with appropriate
landscaping and /or hardscaping to provide a safe and attractive outdoor space.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor commercial spaces shall be located within the facade and shall be
accessed from a street through an allowed Frontage Type —see Table 2G -5.
b. Entrances to upper floor commercial space or dwelling units shall be through a street level lobby
and /or interior corridors accessed from the street through a separate entrance.
c. Entrances to live /work residential space maybe provided directly from the live /work commercial
space.
4. VEHICLE PARKINC
a. Parking maybe provided in a surface lot, underground structure, above -grade mid -block
structure, an integrated structure contained within the base of the building, or a combination
thereof in accordance with the Parking Type Standards —see Table 2G -7.
b. Where present, above -grade mid -block parking structures shall be separated from the principal
building by at minimum 40:This space may contain an alley or private rear lane.
c. Referto the Section 14-2G-6, Parking Type Standards for additional requirements.
1 and Zoning Commission Recommended Draft —March 25, 2014
65
J. Liner Building
1. DESCRIPTION
A Liner Building is a shallow building designed and placed in a manner that hides a parking structure
from public view. Liner buildings are oriented toward the street with no or minimal openings to the
rear. The parking structure in the rear may be attached to the Liner Building, or slightly detached as
required for fire separation. The Liner Building may be occupied by a single use or a mix of uses. If
present, uses generating visitor or customer traffic (such as retail, restaurants, personal services) are
typically located on the ground floor facing the sidewalk, whereas uses generating limited pedestrian
activity (such as office or residential) are typically located on upper floors. The Liner building may also
include live /work units, and townhouse units. Table 2G-6 above identifies the Subdistricts where this
Building Type is permitted.
Figure 2G -31: Liner Building
(_
RlverfrontCrossings Form -Based Development Standards City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. The building height shall be equal or greater than the height of the parking structure behind the
building.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor uses shall be located within the facade and shall be accessed directly
from a street through anal lowed Frontage Type —see Table 2G -5.
b. Entrances to upper floor commercial space or dwelling units shall be through a street level lobby
and /or interior corridors accessed directly from the street.
c. Entrances to live /work residential lofts maybe provided directly from the live /work commercial
space through internal stairs.
4. VEHICLE PARKING
a. Parking shall be provided in a parking structure located behind the Liner Building.
b. Refer to the Section 14 -2G -6, Parking Type Standards for additional requirements.
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
67
K. Civic or Institutional Building
1. DESCRIPTION
Civic or Institutional Buildings are designed for occupancy by public or quasi - public uses that provide
important services to the community. A Civic or Institutional Building contributes significantly to
the quality of a place and often is the focal point of a public open space and built with high quality
materials and architectural design. Civic or Institutional Buildings may be publicly owned and
operated (e.g. city hall, post office, school, courthouse), semipublic (YMCA, Boys and Girls Club,
museum), or privately owned and operated (e.g. church, daycare center, private school).
Figure 2G -32: Civic or Institutional Building
68
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. BUILDING SIZL AND MASSING
a. Civic or Institutional Buildings maybe designed as freestanding buildings in a public space or
integrated into the urban fabric, as deemed appropriate for their use and context.
b. Civic or Institutional Buildings that are integrated into the urban fabric should generally be
composed in accordance with the applicable Subdistrict Standards with respect to setbacks,
building height, and stepback requirements. However, the FBC committee may approve
exceptions under the following circumstances:
(1) To accommodate architectural elements integral to the building design that contribute to
public realm, such as a tower or steeple, or an entry plaza.
(2) To accommodate appropriate civic or institutional uses that cannot feasibly be accommodated
within the building envelope permitted in the applicable Subdistrict.
c. Freestanding Civic or Institutional Buildings may be located within a public or publicly accessible
park or plaza and are exempt from the maximum setback requirements of the applicable
Subdistrict. However, freestanding buildings shall be designed with four building facades of equal
architectural quality.
3. PRIMARY PEDESTRIAN ACCESS
a. For buildings occupied by a single user: The main entrance to a lobby shall be located within the
facade and shall be accessed from a street through an allowed FrontageType —see Table 2G -5.
b. For buildings occupied by multiple uses: The building may provide either a shared entrance with
street level lobby, or separate entrances. All entrances shall be located within the facade and shall
be accessed from a street through allowed Frontage Types.
c- Freestanding Civic or Institutional Buildings shall provide pedestrian access from at least two sides.
4. VEHICLE PARKING
a. For freestanding Civic or Institutional Buildings:
(1) Vehicular access shall be limited to service and emergency vehicle access, provided through
pedestrian walkways of sufficient width and construction.
(2) Parking shall be provided on- street Shared off - street parking maybe provided remotely in a
lot or structure.
b. For Civic or Institutional Buildings integrated into the urban fabric:
(1) Parking maybe provided in a surface lot, underground structure, above -grade mid -block
structure, an integrated structure contained within the base of the building, or a combination
thereof in accordance with the Parking Type Standards —see Table 2G -7.
(2) Where present, above -grade mid -block parking structures shall be separated from the
principal building by at minimum 40: This space may contain an alley or private rear lane.
c. Refer to the Section 14 -2G -6, Parking Type Standards for additional requirements.
E3 n
M Planning and Zoning Commisslon Recommended Draft —March 25, 2014
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Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
14-2G-6: PARKING TYPE STANDARDS
A. Generally
The Parking Type Standards describe the allowed off-street parking options and determine their basic
design requirements. Additional requirements are set forth in the Subdistrict Standards and Building Type
Standards above. The images herein are intended to illustrate typical conditions. The actual design and
configuration of a parking facility may vary.
Table 2G-7 below identifies which of the Parking Types are allowed in conjunction with each of the
8ui|dingTvpes
Table 2G-7: Permitted Parking Types
BuildingTypes
Fornillitted padding Typos
Cottage Home
x
Apartment Building
x
x
Liner Building
x
FM planning and Zoning [omrnisslov Recommended Dmft—Maoh25,20l4
71
B. Garage
Garages provide private, enclosed parking spaces for individual dwelling units. Garages shall be located
behind the principal building and may be attached to it, connected through a breezeway, or detached.
Figure 2G-33: Garage
i
I
L - -- J
I i
I
Primary Property Garage Alley
Street Line
C. Tuck -Under Parking
Tuck -under parking provides covered and enclosed parking spaces located at the rear of a building.Tuck-
under parking may be combined with other parking types and works particularly well on properties that
slope away from the primary street right -of -way and where a residential dwelling must be elevated above
a flood hazard area.
Figure 2G- 34:Tuck -Under Parking
i----- ------ - - - -�
L----------------
I :
i
Primary Property Tuck -Under Alley
Street Line Parking
D. Surface Lot
Surface lots provide uncovered, at -grade parking spaces. Surface lots shall be located according to the
rules set forth in Section 14 -2G -3, Subdistrict Standards.
Figure 2G -35: Surface Lo!
�i-
li
l
I
Primary Property
I_ Street Line
72
Surface Lot
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
E. Mid -Block Structure
Mid -block structures are freestanding parking structures located in the center of a larger block. Mid -block
structures shall beset back from adjacent buildings by at least 40'to provide sufficient light and privacy for
commercial or residential uses facing the block interior. This setback may accommodate an alley, private
rear lane, and /or rear yards.
Figure 2G -36: Mid -Block Structure
--
--------- - - - - --
I
Primary Property Alley Mid -Block Structure
Street Line
F. Lined Structure
Lined structures are parking structures located behind shallow Liner Buildings that are oriented solely
toward the street. Lined structures may bed irectly attached to the liner building or detached by a minimal
fire separation distance. Lined structures shall be limited in height to equal or less than the height of the
liner building.
Figure 2G -37: Lined Structure
I
I
Primary Property Lined Structure
Street Line
73
I-M Planning and Zoning Commission Recommended Draft —March 25, 2014
G. Integrated Structure
Integrated structures are parking structures located within an occupied building. Integrated structures
may be fully or partially integrated into the building.
Figure 2G -38: Integrated Structure
-----
L I
1
I I
L__________________l
I I
_ L______________ ____!___1
I
I I
I I
I
I
I
I
Primary Property Integrated Structure
Street Line
H. Underground Structure
I I
L_____ _________I
I
I
1
I
I
C�� I
I
I
Underground structures are parking structures located below grade. Underground structures may be
combined with other above- ground parking types.
Figure 2G -39: Underground Structure
Primary
Street
74
- ---- --
f---------- - - - - -I F--------------------------
I I � I �
I
I I I
U ne
Underground Structure
Riverhont Crossings Form Based Development Standards City of Iowa City, Iowa
14 -2G -7: GENERAL REQUIREMENTS
A. Streetscape and Frontage Area Improvements
1. The area within the public right -of -way between existing or planned curb lines and the streetside
property line shall be improved for pedestrian circulation, Streetscape amenities, and landscape space
consistent with provisions of the Riverfront Crossings District Master Plan and the City's sidewalk
standards and tree requirements. If any of these provisions conflict, the more specific standard shall
apply.
2. The private frontage area, which is the area between the property line and the plane of any street -
facing building facade, shall be improved consistent with Section 14 -2G -4, Frontage Type Standards.
Within the private frontage area, outdoor storage and work areas, mechanical equipment, accessory
buildings, or other improvements that detract from the quality of the pedestrian environment are
prohibited.The placement of walls and fencing shall comply with the applicable Frontage Type
Standards. In the West Riverfront subdistrict the private frontage area may differ as described in the
Subdistrict Standards.
3. All areas of the site that are not used for buildings, parking, vehicular and pedestrian use areas shall be
landscaped with trees and /or plant materials. A landscaping plan for such areas must be submitted at
the time of site plan review.
Figure 2G -40: Streetscape and Frontage Area Improvements - Typical Non - Residential Frontage
0 :•,
Private Lot
,
I!
Landscape/ Walking
Furnishing Zone Zone
Streetscape I Private Frontage
Roadway Improvement Area Improvement Area
IM Planning and Zoning Commission ..ommended Draft —March 25, 2014
Figure 26.41: Streetscape and Frontage Area Improvements - Typical Residential Frontage
Landscape Public i
Strip Sidewalk
i
Streetscape I Private Frontage
Roadway Improvement Area Improvement Area
76
Riverfront Crossings, Development Standards City of Iowa City, Iowa
B. Pedestrian Streets
1. Buildings may front on a Pedestrian Street, where provided, in compliance with the requirements
in Section 14 -2G -3, Subdistrict Standards, and Section 14 -2G -4, Frontage Type Standards. In such a
case, the pedestrian street is considered a primary street, and as such, all provisions of this Article
that apply to primary streets shall also apply to pedestrian streets. In cases where a pedestrian street
is illustrated on the Regulating Plan as a primary street and for Ralston Creek Frontages illustrated on
the Regulating Plan, a pedestrian street is required, and must be designed according to the following
standards. In the case of a Ralston Creek Frontage, the required stream corridor buffer may be included
in the required pedestrian street right -of -way or public access easement.
2. Pedestrian Streets shall be designed to meet the following standards:
a. Public Pedestrian Street:
(1) Public Pedestrian Streets shall be located within a public right -of -way and function like a
street, but be limited to non - motorized traffic.
(2) Buildings shall front on and be accessed from the public pedestrian street through an allowed
frontage type.
(3) Public Pedestrian Streets shall be at least 40' in width and intersect with, be perpendicular to
and visible from a public street right -of -way and be owned by a government entity. Additional
right -of -way width may be required beyond the minimum based on location and the amount
of pedestrian traffic anticipated.
(4) Public Pedestrian Streets may provide for pedestrian travel through a block to other
neighborhood destinations, such as parks, riverfront areas, trails, schools, and neighborhood
commercial areas.
b. Private Pedestrian Street:
(1) Private Pedestrian Streets shall be designed as publicly accessible thoroughfares that function
like residential streets but are limited to non - motorized traffic
(2) Residential buildings shall front on and be accessed from the private pedestrian street through
an allowed frontage type.
(3) A private pedestrian street shall be established through a shared public access easement that
shall be at min. 30'wide and intersect with, be perpendicular to and visible from a public street
right -of -way.
c. Ralston Creek Frontages:
(1) The required 30'stream corridor buffer shall serve as the pedestrian street right -of -way or
public access easement and shall function like a street, but is limited to non - motorized traffic.
(2) Buildings shall front on and be accessed from the pedestrian street through an allowed
frontage type.
(3) The required public trail may serve as a sidewalk that provides access to building frontages.
In addition, a separate sidewalk may be constructed on a raised terrace along the building
frontages to provide better access to residential units that are elevated above the flood hazard
level.
7
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
m
d. General Standards. A creative and unique streetscape along the pedestrian street is encouraged
based on the type and scale of the buildings along the frontage and the amount of pedestrian
traffic anticipated. Streetscape design shall be approved by the FBC Committee and must meet the
following minimum standards:
(1) To ensure public safety, pedestrian -scale lighting is required along any pedestrian street per
City requirements as determined by the FBC Committee.
(2) Depending on the location and the design of the development, provision for emergency
vehicle access may be required. If required, a central paved pathway must be provided that is
at least 20' wide and remains free of obstructions.
(3) Each pedestrian street, except for Ralston Creek Frontages and pedestrian streets that require
a central 20'fire lane, shall include at least two, min.6'wide public sidewalks separated by a
central green space. For pedestrian streets that exclusively serve residential building types,
one centrally located min. 10'sidewalkflanked by greenspace may be approved by the
FBC Committee. See subparagraph c., above, for sidewalk requirements for Ralston Creek
Frontages.
(4) Street trees must be planted at the same ratio as required for a regular street right -of -way,
although trees may be clustered or spaced according to the streetscape design plan approved
by the FBC Committee.
(5) Any areas that are not intended for pedestrian pathways shall be landscaped or used for
pedestrian amenities, bicycle parking, seating areas, public art, sidewalk cafe seating, and
similar. Landscaped areas may be designed to provide storm water conveyance.
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
C. Pedestrian Passageways
1. For buildings with non - residential uses and facades longer than 200'along a primary street, publicly
accessible pedestrian passageways from primary streets to and through the interior of the block are
required to provide pedestrian access from parking areas at the rear of buildings to street frontages.
2. Passageways shall be designed to meet the following standards:
a. Passageways shall be 10' min. in width and 12'min. in height;
b. Upper floors may continue over the passageway. Open air passageways are also allowed;
c. Passageways should be designed to preclude normal vehicular access and preferably be separate
from other emergency vehicle access ways to the interior of the block;
d. If a pedestrian passageway is provided in conjunction with a mid -block driveway, the pedestrian
walkway shall be separated from vehicular traffic by raising and curbing the walkway. Bollards
and /or landscaping may also be required to improve safety in high traffic volume situations;
e. Pedestrian passageways serving projects with ground floor residential use maybe for the sole use
of building tenants and secured with gates;
f. To ensure safe and secure use, passageways shall be designed to provide clear lines -of- sight, little
or no variation in enclosing wall planes, adequate light levels, and shall be kept clean and clear of
debris.
D. Streetscreens
1. Where Streetscreens are required in Section 14 -2G -3, Subdistrict Standards, a wall that meets the
following standards shall be built for the purpose of enhancing security or for screening a parking lot
or side yard area from public view.
2. Streetscreens shall be designed to meet the following standards:
a. Streetscreens shall be constructed coplanar with or recessed max. 2'from the street - facing facade.
b. Streetscreens shall be a min. of 5' in height but shall not exceed the height of the ground floor
facade.
c. Streetscreens shall be constructed of masonry or other high quality wall material complementary
to the adjacent building facade. A decorative wrought iron or metal fence that faithfully imitates
wrought iron may be approved by the FBC committee, provided the intended purpose of the
streetscreen is achieved.
d. Streetscreens may have openings for approved driveways and pedestrian passageways.
e. Streetscreens over 15' in length shall be articulated and /or be enhanced by landscaping to provide
visual interest along the street frontage.
79
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
E. Open Space Requirement for Projects with Residential Use
1. On lots that contain Multi- Dwelling Buildings, Apartment Buildings, and /or Mixed -Use Buildings that
contain multi- family or group living uses, usable open space shall be provided on each lot at a ratio of
10 square feet per bedroom, but not less than 400 square feet, according to the standards set forth in
this subsection.
2. For the purpose of this section, open space is defined as having the following characteristics:
a. Open air, outdoor space accessible for shared use by occupants of residential units on the
property, except as allowed for Indoor Activity Space, as noted below;
b. Designed to preserve privacy for individual dwelling units;
c. Improved to support passive recreation, leisure activities and informal gathering;
d. Includes amenities such as seating, shade trees, planters, gardens, and /or other improvements to
support passive recreation or leisure activities;
e. Located in one or more clearly defined, compact areas, with each area not less than 400 square
feet, with no dimension less than 20'and no slope greater than 10;'0;
f. Separated and buffered from vehicular use areas through the use of landscaping and /or garden
walls or fencing.
3. Paved areas and bicycle parking areas shall not be counted toward usable open space, except that
paved paths no wider than 5'and pervious pavement designed exclusively for passive outdoor
recreation may be included within the defined open space area.
4. Private frontage areas may not count toward the open space requirement, except for forecourts, as
noted below.
5. Shared garden and patio space located on upper floor terraces, rooftops or podiums (on the top
level of a parking garage) shall count toward the open space requirement, provided these areas are
designed with green features, such as planters or functional green roofs, contain outdoor seating
and other appropriate amenities, are free of any obstructions, screened from rooftop mechanical
equipment, and are improved and available for safe and convenient access to all residential occupants
of the building. Security and close monitoring of any such space is required to ensure the safety of
residents and the public.The City reserves the right to restrict or close such a space and require the
owner to pay a fee in lieu if such space is deemed a public hazard or nuisance.
6. A forecourt meeting the standards above shall count toward the open space requirements, provided:
ba
a. It complies with the Forecourt Frontage Type Standards in Section 4 of this Article;
b. It is square or rectangular inform with a minimum side dimension of 20'and no side greater than
1.5 times the dimension of another side;
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
c. It includes amenities such as seating, shade trees, planters, gardens, and /or other improvements to
support passive recreation or leisure activities;
d. Its elevation is not lower than grade or higher than the ground floor finished floor elevation.
7. Indoor Activity Space may count for up to 50% of the required open space, provided the indoor
activity space meets the following requirements:
a. The space is accessible for shared use by occupants of residential units on the property;
b. It is designed to preserve privacy for individual dwelling units;
c. It is improved to support recreation and leisure activities and informal gathering and as such
is separate and distinguishable from entry areas, storage areas, mail room, and other areas not
devoted to recreation and leisure activities;
d. Each indoor activity area is not less than 225 square feet, with no dimension less than 15';
e. A minimum of 40% of the combined surface area of all the walls is transparent and at least one
wall is an exterior wall with min. 40% window coverage. If located on the top floor, transparent
skylights maybe counted toward the transparency requirement.
B. The payment of a fee in lieu of providing the required usable open space maybe requested by the
developer in cases where there is practical difficulty meeting the standards. A fee in lieu of the open
space requirement may be requested according to the following procedures and requirements:
a. At least 50% of the open space requirement must be met on -site, either as usable outdoor space
and /or as indoor activity area meeting the minimum dimensional requirements as stated above,
unless the lot contains residential development of 20 or fewer bedrooms. In such a case, up to
100% of the open space requirement maybe satisfied with a payment in lieu;
b. The developer must request payment in lieu of open space at the time of site plan review;
c. The fee must be paid in full prior to the issuance of an occupancy permit;
d. The fee shall be equal to the fair market value of the land that otherwise would have been
required for the open space. The fair market value of the land shall be determined by a qualified
real estate appraiser who is acceptable to both the City and the developer. The appraisal cost shall
be borne by the developer.
e. All such fees shall be deposited in either the Riverfront Crossings District East (for properties
located east of the Iowa River) or the Riverfront Crossings District West (for properties located west
of the Iowa River) open space account. All payments will be used to acquire or develop public
open spaces, parks, recreation facilities and greenways /trails that are located within the applicable
Riverfront Crossings open space district.
IM Planning and Zoning Commission X01 s
F. Building Design Standards
'i. FACAUE CUIV&O`_;i f ON
a. Building facades shall be designed with abase, middle, and top, as illustrated in Figure 2G-42. The
ground floor facade, or in the case of taller buildings the facade of the first few stories, composes
the base. The building elements and features above or including the uppermost occupied floor,
including parapet walls and eaves, compose the top. The top of buildings shall be delineated with
some form of cornice expression, either with trim material, brackets and panels, eave details, or
accentuated masonry. The base of a building shall bed istinguished from the middle through the
use of string courses, cornice expression, or installation of awnings or canopies. Where the 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 appropriate to
the building materials being used.
b. To break up building facades along street frontages, facades shall be divided vertically into bays,
as illustrated in Figure 2G -42. Facade bays shall be 20' min. and 35' max. in width and establish
a rhythm of vertical modules unified by a complementary rhythm of windows and window
groupings. Facade bays shall be distinguished by varying fenestration patterns, recessing wall
planes, varying building materials, or establishing a rhythm of architectural elements such as
pilasters or window bays. Where the exterior wall material changes along the horizontal plane of a
building, the change must occur on an inside corner of the building wall.
C. To avoid flat, continuous, and overly long upper floor facades, the maximum length of an upper
floor facade shall be 100: Articulation between continuous upper floor facade sections shall be
accomplished by recessing the facade 2' min. for a distance of at least 10; as illustrated in Figure
2G -42. If an upper story facade is recessed more than 5; said distance shall be increased to at least
20'. If balconies are constructed within the recessed area, the distance between balconies that face
each other across the recessed area shall be a minimum of 20'.
d. To create a seamless transition between the facades of a building at a street corner, both street -
facing facades shall be designed with equal architectural quality and detail as illustrated in Figure
2G -43. Buildings shall reinforce street corners by repeating facade elements such as signs, awnings
and window and wall treatments on both sides of the building facing the corner. Additional
corner emphasis with chamfered or rounded facades, corner entries accentuated through
changes in design treatments, materials, canopy projections, roof or parapet forms, or through
other architectural method is encouraged on street corners. Where additional corner emphasis is
provided that extends vertically to the top of the building, the upper floor stepback requirement
may be waived or adjusted by the FBC Committee.
e. For any exterior building wall that faces a street, park, forecourt, public plaza, public trail, the Iowa
River or Ralston Creek, a minimum of 25% of said wall between the ground floor and the top of the
wall shall be comprised of doors and transparent windows, with the following exceptions:
(1) For buildings with Storefront and Urban Flex frontages, this standard applies only to upper
floors with the ground floor meeting fenestration requirements for these frontage types.
(2) Side facades built to the property line that will abut an adjacent building, but that are
temporarily within public view, are exempt from this requirement.
82
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
f. Along street - facing facades and facades that face the Iowa River, Ralston Creek, public plazas, open
space or trails, blank walls greater than 15' in length are not allowed. Elements such as windows,
doors, columns, pilasters, changes in material, artwork, or other architectural details that provide
visual interest must be distributed across the facade in a manner consistent with the overall design
of the building.
Figure 2G -42: Facade Composition
Figure 2G -43: Corner Treatment
BE l ! o
nil nn
i Wn
m E�
poop
iJ
Cornice
CO~
Ef
Awning
Storefront
Corner
Entrance
IM Planning and Zoning Commission Recommended Draft —March 25, 2014 83
2. BUILDING ENTRIES
a. Primary entries to ground floor building space and to common lobbies accessing upper floor
building space shall be accessed through an allowed frontage type located along street - facing
facades with preference given to entries along facades facing primary streets. Building entries
along rear and side facades or from parking garages may not serve as principal building entries.
Buildings with more than three street - facing facades shall have building entries on at least two
sides.
b. For buildings that contain residential dwelling units, there must be at least one main entrance
on the street - facing facade that provides pedestrian access to dwelling units within the building
through an allowed frontage type. Access to dwelling units must not be solely through a parking
garage or from a rear entrance.
c. Entries on street - facing facades shall be sheltered by an awning, canopy, a recessed doorway,
portico, and /or a porch as appropriate to the frontage type, and shall be distinguished by facade
recesses or variations in facade design appropriate to the frontage type as set forth in Section 14-
26-4, Frontage Type Standards.
d. Primary residential entries shall be demarcated with a transom and sidelight windows, pilasters
and pediment, door surround and raised cornice, or a combination of these treatments.
e. For buildings with greater than 1 00' of frontage along a street, at least one usable building entry
shall be provided for every 50' of frontage.This requirement shall not apply in the West Riverfront
Subdistrict.
f. Unenclosed or partially- enclosed exterior stairways to upper floor building space are not
permitted. Unenclosed, exterior corridors on upper floors are not permitted.
g. Along street frontages, sliding doors are prohibited as building entries. Sliding doors may not be
used as a primary means of entrance to any residential building or residential unit.
84 _
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
3. WINDOWS
Figure 2G -44: Window Configurations
Window Unh Ganged Window Grouped Window
MEMO
0
a. Windows in residential buildings or the residential portions of mixed -use buildings shall comply
with the following standards:
(1) Individual window units that are visible from a public street, pedestrian street, or public park,
plaza or trail shall have a height that is at least 1.5 times greater than the width of the window
unit, as illustrated in Figure 2G -44.
(2) Individual window units may be located side -by -side, or ganged, in a wider window opening,
but the width of the opening may not exceed its height, as illustrated in Figure 2G -44.
(3) Windows may be grouped, but individual window units shall be separated by min. 3 1/2 inch
trim, as illustrated in Figure 2G -44.
(4) Bathroom, kitchen, skylights, and decorative windows, such as stained -glass and ocular
windows, are not required to meet the above dimensional standards.
(5) Horizontal slider windows are not permitted on facades facing public streets, pedestrian
streets, Ralston Creek Frontage, and public trails, plazas, parks and open spaces.
(6) Windows shall be accentuated with facade treatments, recesses, and trim appropriate to the
wall material and architectural style of the building. Windows in walls constructed of masonry,
stucco, or similar shall be recessed a min. of 2 "from the facade and accentuated with sills
and lintels or other similar treatment. In walls not constructed of masonry, stucco or similar,
windows must include min. 3 "trim. If simulated muntins are used they shall be affixed to the
exterior of the windows.
4. STORY HEIGHTS
a. For all mixed -use and non - residential buildings, the minimum ground floor floor-to-structural-
ceiling height is 14: For live- worktownhouses, apartment buildings, and multi - dwelling buildings,
the minimum ground floor Floor -to- structural - ceiling height is 11'.
b. Upper floors shall not exceed 14'floor to floor.
JFM Planning and Zoning Commission Recommended Draft —March 25,2o '
5. BUILDING MATERIALS
a. Buildings shall be constructed of durable, high - quality materials.Table 2G -8, below lists allowable
exterior finish materials, the portion of the building on which they are allowed, and any specific
standards that apply.The FBC Committee shall review the proposed palette of building materials
to ensure compliance with these standards and to ensure that materials and colors form a
cohesive design for the building as related to the mass and scale of the building, the building type,
frontage condition, and proposed architectural style.
b. All building facades within public view of a street, pedestrian street, plaza, park, public
trail, Ralston Creek, or the Iowa River shall use materials and design features similar to or
complementary to those of the front facade.
Table 2G -8: Permitted Building Materials
Permitted Location /Application of Material
Permitted —
Building Trim /Accent Top of Middle of Base /Bottom Storefront Standards
Materials Material Building Building of Building and Urban (see notes)
Flex frontages
Brick (face /
x x x x x
veneer)
Stone /Stone
Veneer
x
I
x
x
x
x
Transparent Glass
x
x
x
x
x
Burnished/
Glazed /Split -face
x
x
x
x
A
Block
Wood/Wood
x
x
x
x
x
B
Composite
Fiber- Cement
B
Siding /Panels
x
x
x
x
Metal Panels
x
x
x
x
x
C
Pre -Cast Concrete
D
Panels
x
x
x
x
EIFS /synthetic
stucco /hand -laid
x
x
E
stucco
Reflective Glass/
F
Spandrel
x
_
Translucent/
Fritted Glass/
x
x
x
x
x
G
Window Film
M
Rlverfront Crossings Form Based Development Standards City of Iowa City, Iowa
NOTES:
A. Shall be used in conjunction with a palette of materials and shall not comprise more than 33% of any facade
within public view of a street, pedestrian street, plaza, park, public trail, Ralston Creek Frontage, parking
area, or the Iowa River.
B. For buildings that exceed 3 stories in height, these materials shall only be used in conjunction with a palette
of materials and shall not comprise more than 33% of any facade within public view of a street, pedestrian
street, plaza, park, public trail, Ralston Creek Frontage, parking area, or the Iowa River.
C. Shall be used in conjunction with a palette of materials; shall be a heavy gauge, non - reflective metal;
D. Shall incorporate horizontal and vertical articulation and modulation, including but not limited to changes
in color and texture, or as part of a palette of materials.This category does not include tilt -up concrete wall
construction, which is not allowed.
E. May only be used for architectural detailing above the ground floor.
F. Shall be used in limited quantities as an accent material or as a means of visual screening. Shall not count
toward minimum fenestration requirements.
G. May be used for architectural detailing and signage. Other than for decoration and signage, use of these
materials on a storefront level is discouraged. For storefront and urban flex frontages, if use of these
materials on ground floor windows reduces the transparency and blocks views into the interior of a
building, said windows shall not count toward the minimum fenestration requirements of the ground floor
of the building.Window film shall not be applied to required storefront windows in a manner that reduces
transparency and blocks views into the interior of the storefront.
6. ROOF DESIGN
a. The following building types may have flat or pitched roofs; however, mansard roofs are
discouraged and shall not be permitted on single story buildings.
(1) Townhouse
(2) Apartment Building
(3) Multi- Dwelling Building
(4) Live- WorkTownhouse
(5) Commercial Building
(6) Mixed -Use Building
(7) Liner Building
(8) Civic or Institutional Building
b. The following building types shall have pitched roofs. Mansard roofs are not permitted.
(1) Cottage Home
(2) Rowhouse
c. All roof edges shall be accentuated with eaves in a manner proportionate to the size of the
building and length of the wall. Buildings with flat roofs shall be enclosed by a parapet wall and
decorative cornice.
fM Planning and Zoning Commission Recommended Draft —March 25, 2014
7. AWNINGS &CANOPIES
a. Awnings and canopies may project over the public sidewalk with a minimum 8'clearance above
the sidewalk, but shall not project in a manner that will interfere with utilities, street trees, or other
important right -of -way features.
b. Awnings shall be constructed of a durable material such as canvas or metal that will not fade
or tear easily. Plasticized, rigid, or curved awnings or mansard -style canopies are prohibited. On
storefront frontages, awnings must be open -ended to allow views along the frontage.
c. Awnings shall not be internally illuminated and any signs shall be illuminated by fixtures located
above the awning and directed downward.
8. MECHANICAL- EQUIPMENT
f
a. Outdoor mechanical, electrical, and communication equipment, including heating, air
conditioning, and ventilation equipment; venting and vent terminations for commercial hoods;
electric meters; electrical and communications equipment and panels; and similar features shall
be placed on the roof or to the rear of buildings. Such equipment shall not be placed in private
frontage areas. Except for venting and vent terminations for commercial hoods, said equipment
may be located along the non - street side of buildings, if it can be demonstrated to the satisfaction
of the FBC Committee that it is impractical to locate such equipment on the roof or to the rear of
the building. Venting for commercial hoods shall be internal to the building and terminations shall
be located on the roof or may terminate through an exterior wall that abuts an alley right -of -way.
If there is practical difficulty locating horizontal vent terminations for kitchen fans, bathroom fans,
and gas fireplaces for individual residential dwelling units on the roof or to the rear or side facades,
they may be allowed on front facades as long as they are designed to blend with the exterior
building facade, as approved by the FBC Committee.
b. All such equipment must be screened from public view by architectural finished screen walls and
enclosures consistent and complementary to the exterior facade of the building.
c. If within public view, rooftop mechanical penthouses shall be shall be designed to complement
the design of street - facing building facades and shall be clad on all sides in the same materials as
used on street - facing facades.
d. Packaged terminal air conditioner (PTAC) units and other similar mechanical units that are
integrated into and behind thewall plane of a building and covered and screened from view with
a decorative guard that is integrated into the design of the building wall are allowed on any side of
a building.
e. Dumpsters and recycling bins must be located in areas that are not visible from public streets and
may not be located in a right -of -way.
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
9. SIGNS
a. In the South Downtown, Central Crossings, Park, and South Gilbert Subdistricts, signage on mixed -
use and non - residential buildings shall be allowed according to the standards that apply in the
CB -10 Zone, as set forth in Article 14 -56.
b. In the Gilbert District, signage for mixed -use and non - residential buildings shall be allowed
according to the standards that apply in the CN -1 Zone, asset forth in Article 14-56.
c. In the West Riverfront District, signage on mixed -use and non - residential buildings shall be
allowed according to the standards that apply in the CC -2 Zone, as set forth in Article 14 -56.
d. Drive - through restaurant menu signs and quick vehicle servicing signs are permitted in locations
where such uses are allowed.
e. Signage for residential buildings shall be allowed according to the standards that apply in
Residential Zones as set forth in 14 -56. For multi - family buildings, the larger sign area for facia
and monument signs as specified in multi - family zones applies. Residential leasing signs are not
allowed along primary street frontages or on secondary street frontages within 30'of a corner.
f. Signs shall be integrated into the architectural design of the building and not dominate the facade
or interfere with adjacent buildings. For buildings with multiple storefronts, a sign plan is required
at the time of development that ensures that signage allowances are fairly apportioned according
to the relative width of the individual storefronts and that the signage type and designs are
consistent and complementary along the building frontage.
g. On storefront and urban flex frontages, storefront level signs shall be primarily oriented to
pedestrians and scaled appropriately. Window signs and temporary signs in windows shall not
block views into the interior and shall not cover more than 25% of the storefront window area.
h. Sign installations shall comply with all other generally applicable sign regulations, standards, and
requirements as set forth in Article 14 -5B.
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
G. Building Height Bonus Provisions
The building height bonus provisions provide an incentive ford eve I opments to incorporate features that
provide a public benefit or that further important goals and objective of the Riverfront Crossings Master
Plan according to the eligible bonuses set forth in this Section.
1. REVIEW PROCESS
NE
Request for building height bonuses will be reviewed by the FBC Committee through the Design
Review process according to the following rules. If Level II Design Review is required the proposal must
also be approved by the City Council:
a. Bonus height upto two additional stories above the applicable subdistrict height standard maybe
approved through a Level I Design Review.
b. A Level II Design Review is required for a height bonus that exceeds 2 stories above the maximum
height established for the applicable subdistrict.
c. A Level II Design Review is required for Open Space Height Transfers, Historic Preservation Height
Transfers and Public Right -of -Way Height Transfers.
d. Multiple height bonuses or transfers maybe applied to one site, however, the resulting height may
not exceed the following maximums:
(1) 15 stories maximum for properties within the South Downtown, University, and Park
subd istricts.
(2) 12 stories maximum for properties within the West Riverfront subdistrict that have frontage
along the Iowa River.
(3) 8 stories maximum for properties within the Central Crossings and South Gilbert subdistricts.
(4) 5 stories maximum for properties within the Gilbert subdistrict and properties within the West
Riverfront subdistrict that do not have frontage along the Iowa River. However, bonus height is
not allowed on lots that abut a single family residential zone.
(5) In no case shall the building height exceed the maximum height allowed by the Federal
Aviation Administration (FAA).
e. All requests for bonus height shall meet the applicable approval criteria. All proposals shall
demonstrate excellence in building and site design, use high quality building materials, and be
designed in a manner that contributes to the quality and character of the neighborhood. The
resulting development must meet all other applicable zoning standards. Bonus height is granted
solely at the discretion of the City based on the quality of the proposal. For buildings receiving
height transfers or granted bonus height, additional upper floor stepbacks may be required to
help reduce the mass and scale of the building as it relates to surrounding development and
public open space.
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
2. OPEN SPACE HEIGHT TRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive
for the development of needed public open space as envisioned in the Riverfront Crossings Master
Plan.
a. Eligibility
The open space height transfer is an option for sites that meet the following criteria:
(1) Minimum size of the open space dedication is 20,000 square feet; and
(2) The site must have sufficient frontage on a public street or future public street so that it is
highly visible and accessible to the public or is land that can be added to an existing park or
land that is suitable for development into a park node along a stream or river corridor trail; and
(3) The site is designated on the Riverfront Crossings Regulating Plan as Green Space; or if the
site is not designated as Green Space on the regulating plan, the applicant must demonstrate
through a Level II Design Review Process that the site is ideally located to serve the need for
public open space for people living or working in the area and the City Parks and Recreation
Department approves the site.
b. Requirements
(1) The area designated for the open space must be dedicated to the City as a public park.
(2) All buildings and structures that will not be retained for park purposes must be removed and
the land graded and seeded to the satisfaction of the City, unless the City Council approves an
alternative arrangement.
c. Transfer of Development Rights
(1) The floor area that results from multiplying the number of stories allowed at the sending site
as specified in the applicable subdistrict standards by the acreage of the sending site may be
transferred to one or more eligible site(s) within the Riverfront Crossings District. For example,
if the land being dedicated for public open space is located in the Park Subdistrict and is
20,000 square feet in size, then 120,000 square feet of floor area (20,000 x 6) may be transferred
to one or more eligible sites and the resulting building or buildings on the receiving sites
may exceed the height limit of the respective subdistrict, within the limits established in this
Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums
stated within subparagraph 1.d, above.
91
M Planning and Zoning Commission Recommended Draft —March 25, 2014
3. HISTORIC PRESERVATION HEIGHT TRANSFERS
&—A
The following transfer of development rights and corresponding height bonus provides an incentive
for the preservation and adaptive re -use of historic properties.
a. Eligibility
The historic preservation height transfer is an option for sites that meet the following criterion:
(1) The site from which the height transfer is requested (sending site) is designated as an Iowa
City Landmark, eligible for landmark designation, registered on the National Register of
Historic Places, or listed as a historically significant building as determined by the survey and
evaluation of the historic and architectural resources for the vicinity.
b. Requirements
(1) If the sending site has not already been designated as an Iowa City Landmark, the applicant
must apply for and obtain approval of this designation as a condition of the transfer of
development rights; and
(2) All historic buildings and structures on the sending site must be preserved against decay,
deterioration, and kept free from structural defects by the owner or such person, persons,
or entities who may have custody or control thereof, according to the provisions of 14 -3B -7,
Prevention of Demolition by Neglect.
c. Transfer of Development Rights
(1) The floor area that results from multiplying the number of stories allowed at the sending
site as specified in the applicable subdistrict standards by the acreage of the sending site
may be transferred to one or more eligible sites) within the Riverfront Crossings District. For
example, if the land being preserved as a Historic Landmark is located in the Central Crossings
Subdistrict and is 20,000 square feet in size, then 80,000 square feet of floor area (20,000 x 4)
may be transferred to one or more eligible sites and the resulting building or buildings on
the receiving sites may exceed the height limit of the respective subdistrict, within the limits
established in this Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums
stated within subparagraph i.d, above.
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
4. PUBLIC RIGHT -OF -WAY HEIGHT TRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive
for dedication of land for public rights -of -way necessary to realize the vision of the Riverfront
Crossings Master Plan.
a. Eligibility
The public right -of -way height transfer is an option for sites that meet the following criterion:
(1) The land proposed for dedication (sending site) is needed in order to constructor improve
rights -of -way necessary to realize the vision of the Riverfront Crossings Master Plan.
b. Requirements
(1) The subject land must be dedicated to the City for use as public right -of -way.
(2) All buildings and structures on the land to be dedicated must be removed, unless the City
Council approves an alternative arrangement.
c. Transfer of Development Rights
(1) The floor area that results from multiplying the number of stories allowed at the sending
site as specified in the applicable subdistrict standards by the acreage of the sending site
may be transferred to one or more eligible site(s) within the Riverfront Crossings District. For
example, if the land being dedicated for public right -of -way is located in the South Gilbert
Subdistrict and is 20,000 square feet in size, then 120,000 square feet of floor area (20,000 x
6) may be transferred to one or more eligible sites and the resulting building or buildings on
the receiving sites may exceed the height limit of the respective subdistrict, within the limits
established in this Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums
stated within subparagraph A.4, above.
5. HEIGHT BONUS FOR CLASS A OFFICE SPACE
Two additional floors of building height maybe granted for every floor of Class A Office Space
provided. To qualify for this bonus, the office space must be located on floors above the ground floor
of the building and meet the definition of Class A office space as stated below. Only non - residential
uses shall be allowed in the designated Class A office space. As defined by the Building Owners and
Managers Association International (BOMA), Class A Office Space is space that is of a quality that is
attractive for premier office users with rents above average for the area. Class A Office Buildings have
high quality standard finishes, state of the art systems, exceptional accessibility and a definite market
presence.
6. HEIGHT BONUS FOR PUBLIC ART
One additional floor of building height maybe granted for a contribution to the City's Public Art
Program equal to 1% of threshold value of the project. Threshold value is the sum of all construction
costs shown on all building permits associated with the project, including site preparation. For
alterations to existing development, the threshold value is the sum of all construction costs as defined
above plus the value of existing improvements to the property, as listed in the City Assessor's records.
Funds contributed shall be used by the City for public art within the Riverfront Crossings subdistrict
where the subject building is located as approved by the Public Art Committee.
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
7. HEIGHT BONUS FOR LEADERSHIP IN ENERGY AND ENVIRONMENTAL DESIGN
Up to four additional floors of building height maybe granted for projects that are designed to
achieve LEED certification. The amount of bonus granted will be based on the overall quality of the
project. Bonus height may also be granted for projects that are designed to minimize the impact
of stormwater run -off on the environment through the use of bioswales, rain gardens, greenroofs,
rainwater harvesting, and streambank stabilization and restoration along Ralston Creek or the Iowa
River, as described in the Riverfront Crossings District sub -area plan adopted in April, 2011. Any
such green feature(s) must be designed using best management practices and demonstrate to
the satisfaction of the City thatthe design will be successful given applicable factors, such as soil
conditions, access to sunlight, topography, etc. A long -term maintenance plan must accompany any
proposal for such green features.
8. HEIGHT BONUS FOR STUDENT HOUSING
Up to five floors of additional building height maybe granted for projects that are ideally located and
designed to provide a high quality living environment for college students.
a. Location
To qualify for this bonus, projects must be located on land that:
(1) Is within the University Subdistrict, South Downtown Subdistrict, or the West Riverfront
Subdistrict; and
(2) Is within 1000'walking distance along public rights -of -way from the University of Iowa
Campus as defined for these purposes and illustrated on the Regulating Plan, Figure 2G -1.
b. Management, Design and Amenities
(1) An enforceable plan for on -site management and security must be submitted to and approved
by the City;
(2) For projects with 200 or more bedrooms, professional 24 -hour on -site management and
security must be provided. A professionally staffed management office /reception desk must
be provided in the entrance lobby of the building;
(3) Interior and exterior usable shared open space must be provided with amenities that create a
high quality living environment for students. The management plan must include adequate
provisions for management, maintenance, and security of such spaces.
(4) A secure bicycle parking /storage area shall be provided and maintained within the building or
parking garage.
(5) The owner shall maintain a valid rental permit and comply with all applicable City Codes;
(6) The City reserves the right to inspect the property to verify compliance with these provisions.
9. HEIGHT BONUS FOR HOTEL SPACE
One additional floor of building height maybe granted for every floor of high quality hotel space.
The additional building height maybe used for additional hotel space or for other uses. The resulting
building must demonstrate excellence in building and site design as demonstrated through use
of high quality building materials, architectural detailing, building amenities, landscaping and
streetscaping elements, and similar.
94
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
10. HEIGHT BONUS FOR WORKFORCE OR AFFORDABLE HOUSING
Up to five floors of additional building height maybe granted for projects that reserve a minimum of
15% of the dwelling units within the building as affordable or workforce housing, as defined by the
City. The project must satisfy the following criteria:
a. Prior to issuance of the building permit, the owner must submit an affidavit to the City that all
such dwelling units will be reserved and occupied by individuals or families that meet the income
criteria as determined by the City; and
b. The affordability of the units must be maintained for a certain minimum amount of time as
determined by the City at the time the bonus is granted;
c. The size and quality of the units shall be similar to other units within the building and shall
generally be distributed throughout the building rather than segregated;
d. The units may be renter- or owner - occupied. If rented, the owner shall maintain a valid rental
permit;
e. The City reserves the right to inspect the property to verify compliance with these provisions.
11. HEIGHT BONUS FOR ELDER HOUSING
Up to five floors of additional building height may be granted for projects where all or a portion of the
dwelling units are designed to provide a high quality living environment for elders or persons with
disabilities. The project must satisfy the following criteria:
a. The development is designed 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;
c. No more than 10% of all individual dwelling units within the project can contain more than two
bedrooms;
d. Prior to issuance of the building permit, the owner must submit an affidavit to the City that
all designated dwelling units will be reserved for and occupied by elders and /or persons with
disabilities; and
e. The units maybe renter- or owner - occupied. If rented, the owner shall maintain a valid rental
permit, unless the use is licensed by the State of Iowa;
f. The City reserves the right to inspect the property to verify compliance with these provisions.
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
H. Minor Adjustments
1. The FBC Committee may approve deviations from the building and parking placement standards set
forth in Section 14 -2G -3, Subdistrict Standards. Setbacks greater or lesser than the ranges allowed may
be approved in the following circumstances provided the approval criteria listed below are met:
a. For publicly - accessible outdoor plazas;
b. For irregular lots with multiple buildings that make meeting the requirements impractical or
infeasible;
c. For buildings along Ralston Creek;
d. For buildings along pedestrian streets designed to maximize access to and views of the Iowa River;
or
e. For other special circumstances, provided that the intent of the Riverfront Crossings District Master
Plan is met.
f. Approval Criteria:
(1) There are characteristics of the site that make it difficult or infeasible to meet the building and/
or parking placement requirements; and
(2) The proposed placement of the building fits the characteristics of the site and the surrounding
neighborhood, is consistent with the goals of the Riverfront Crossings District Master Plan, and
will not detract from or be injurious to other property or improvements in the vicinity.
2. The FBC Committee may approve deviations from the facade continuity requirements set forth in
Section 14 -2G -3, Subdistrict Standards, for buildings with forecourts at primary building entries, open -
air pedestrian passageways connecting public sidewalks to rearyard parking, or driveways on sites
without secondary street, cross - parcel, or alley access to parking and service areas.
3. The FBC Committee may approve deviations from the requirements set forth in Section 14 -2G -4,
Frontage Type Standards, to accommodate buildings located on steeply sloped sites or within flood
hazard zones, where meeting the requirements is impractical or infeasible. If warranted and approved,
deviations may include the following:
a. Floor height of stoops, porticos, porches or terraces may exceed the maximum;
b. The finished ground floor elevation of the building may exceed the maximum;
c. Garden walls enclosing terraces or forecourts may exceed the maximum height; or
d. The terrace frontage maybe configured as a stepped terrace with two levels above grade.
4. Where accessibility standards cannot be met using the standards herein, the FBC Committee may
approve deviations to ensure adherence to Americans with Disabilities Act (ADA) standards. Deviations
may include lowering the height requirements of frontages and finished ground floor elevations, and
accommodating wheelchair accessible ramps.
M.
Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
5. The FBC Committee may approve deviations from the building design standards set forth in Section
14- 2G -7F, provided the following approval criteria are met:
a. The alternative design solution equally or better meets the intent of the specific standard being
modified; and
b. The proposed building design is uniquely designed to fit the characteristics of the site and the
surrounding neighborhood, is consistent with the goals of the Riverfront Crossings Master Plan,
and will not detract from or be injurious to other property or improvements in the vicinity; and
c. The proposed building demonstrates excellence in architectural design and durability of materials;
and
d. The proposed building is designed true to a specific architectural style and adherence to the
building design standards would be impractical and /or compromise the building's architectural
integrity.
f 2 Planning and Zoning Commission Recommended Draft —March 25, 2014
97
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Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa
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CITY OF IOWA CITY
MEMORANDUM
Date: March 14, 2014
To: Planning and Zoning Commission
From: Robert Miklo, Senior Planner
Re: Riverfront Crossings District - Noise Regulations
After receiving a request from a citizen the Commission asked staff to incorporate provisions
from the Smart Code, relating to noise control, into the Riverfront Crossings District Form Based
Code. Upon further study of the issue staff has determined that using the Smart Code's method
of regulating by decibel level may not be a workable solution. The Noise Control provisions of
the City Code previously contained regulations based on maximum decibel levels. These
regulations were difficult to enforce and therefore were subsequently removed from the Code.
Rather than reconsidering regulations that rely on decibel levels, staff is exploring other more
enforceable options, such as requiring venting for commercial kitchens to go to the roof rather
than the side of the building. Such regulations would apply citywide rather than just the
Riverfront Crossings District. We will advise you as noise regulations are further developed.
r
��i�. ®ir CITY OF IOWA CITY
MEMORANDUM
Date: February 14, 2014
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: Decision matrix for Riverfront Crossings Code and related zoning code
amendments
Included in your packet is the portion of the decision matrix that addresses proposed
amendments to the Riverfront Crossings Form -based Code for which you deferred action at
your meeting on February 6. At your meetings next week we would like to get final direction
from the Commission regarding these issues. Once you have made your decisions, staff will
work with the consultant to incorporate them into a revised draft that will be sent to City Council
for their consideration.
In addition to the matrix, we would like you to make a decision on other associated amendments
to the Zoning Code that were sent to you at your last meeting. While these amendments were
discussed at your February 6 meeting, you did not vote on them (see February 6 meeting
packet for draft code language). These changes include:
• Amendments to the 14 -3C, Design Review, to establish Riverfront Crossings as a
design review district as specified in the form -based code on p.2.
• Amendments to the Group Living use category description and standards to include
"student dormitories" as an example of independent group living and establish special
exception approval criteria. Both independent group living and fraternal group living are
listed as uses allowed by special exception in the South Downtown and University
subdistricts of Riverfront Crossings. When the City Council adopted the changes to the
multi - family density formulas to help stabilize older residential neighborhoods, the
Council directed staff to explore the option of allowing student dormitories and other
high density student living opportunities in Riverfront Crossings in areas close to
campus but away from lower density neighborhoods.
• When the Council recently made the amendments to density standards for fraternal
group living, they instructed staff to re -visit the density standard in the RM -44 and PRM
Zones, the highest density zones generally located closest to campus. Staff
recommends that applications for new fraternal group living uses continue to be
reviewed and approved by the Board of Adjustment, but that we return to the density
allowed previously (1 roomer per 300 square feet).
• Revisions to language in the maximum parking section to cross reference Riverfront
Crossings and changes to the minimum parking requirements and alternatives to
minimum parking options. We have made further revisions based on discussions at
your last meeting and have also included clarifying language in the standards for
structured parking.
• An amendment to the language regarding the ceiling height of underground parking for
multi - family uses to clarify the distinction between what constitutes "underground
parking" versus "ground - level" parking. The current language does not address
properties that are naturally sloping, which is causing an increase in the number of
requests for minor modifications. This change will correct the problem.
T
CITY OF IOWA CITY
MEMORANDUM
Date: February 14, 2014
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: Parking Amendments for Downtown and the Riverfront Crossings District
As mentioned at your previous meeting, there have been a number of changes to parking
policies in and around downtown Iowa City over the last decade. While these changes have
helped to further specific goals, the result over time is a patchwork of standards that sometimes
work at cross purposes. In January, staff forwarded a set of draft changes to the minimum and
maximum parking requirements to the Commission for discussion. As mentioned at your last
meeting, staff has continued to refine the proposed changes. The attached amendments include
the following:
• A new table that establishes minimum parking requirements for properties located in a
Riverfront Crossings Zone;
• Revised minimum parking requirements for the Central Business Zones and the PRM
Zone to create a more consistent set of standards that will help to achieve the density
and type of development desired for these areas while ensuring that adequate parking is
provided;
• New alternatives to minimum parking requirements for development that helps to
achieve public goals;
• Clean -up and clarification of the language in Section 14 -5A -4, Minimum Parking
Requirements;
• Deletion of the Near Southside Parking Impact Fee District provisions;
• Deletion of the allowance to satisfy parking requirements within public parking facilities
without compensation to the City;
• Standards to address parking for uses within a Liner Building, which is a building that is
constructed around or in front of a mid -block parking structure such that it masks the
parking structure from view;
• Allowance to convert up to 10% of the required parking spaces into parking for
motorized scooters and motorcycles due to the increased use of these types of vehicles;
• Deletion of the maximum parking standard in the CB -5 Zone. This is an obsolete
standard that may prevent neighborhood - serving commercial uses, which rely on certain
amount of on -site parking, from locating in this zone. Due to the high cost of land in
central Iowa City, parking does not tend to be oversupplied such that a maximum
parking standard is needed;
• Minor amendments to the standards for structured parking to address the Riverfront
Crossings District standards and to clarify how underground parking is distinguished
from ground level parking. This clarification will be particularly helpful for sloping sites.
Following is a table that shows the proposed changes to parking requirements for multi - family
uses and the relationship between the parking requirements in these areas. Our
recommendation is to continue to encourage smaller apartments downtown (CB -10 and CB -5
Zones) by lowering the parking requirement for 1- bedroom units in the CB -5 Zone to match the
0.5 space required per 1- bedroom unit in the CB -10 Zone. We also recommend lowering the
parking requirement for 3- bedroom units in these zones from 3 spaces to 2.5.
For the CB -2 and PRM Zones, which are typically located on the periphery of the downtown, the
standards would be set a bit higher, but would also create an incentive for smaller units. It
February 14, 2014
Page 2
should be noted that in PRM -zoned areas within the University Impact Area the standard of 1
space per bedroom would still apply. There is one area on the west side of the river zoned
PRM. This area is not included in the University Impact Area because it is not adjacent to any
sensitive lower density neighborhoods. It is located directly adjacent to the health sciences
campus where housing is needed for medical, dental, nursing, and pharmacy students. The
lower parking requirement for 1 and 2- bedroom apartments will encourage development of new
housing for these populations as well as for employees of the UI hospital and clinics and others
desiring to live close to the University's westside campus.
In the Riverfront Crossings District, in the South Downtown and University Subdistricts the
standards would mirror the standards in the CB -10 Zone, except that for 3- bedroom units the
parking requirement would be 2 spaces instead of 2.5 to reflect that these areas are appropriate
locations for larger apartments. Similar to the central business zones where a considerable
amount of short term parking is available on- street and in public parking ramps, private off - street
parking will not be required for non - residential uses in the South Downtown and University
Subdistricts of Riverfront Crossings. In the remainder of Riverfront Crossings the proposal is to
establish a minimum parking ratio of 1 space per 500 square feet of floor area for all non-
residential uses. This standard is lower than the requirements in other commercial zones
reflecting the central city location of the Riverfront Crossings District.
Comparison of Existing and Proposed Parking Requirements for Multi - Family Uses
RFC
CB -10
CB -5
CB -2
PRM Zone
south
RFC
Zone
Zone
Zone
Downtown,
all other
University
subdistricts
Outside
Inside
subdistricts
UTA
UTA
Existing
1 -bed
0.5
1
1
1
1
- --
- --
Requirements
2 -bed
1
1
2
2
2
- --
- --
3 -bed
3
3
3
1 2
3
-__
- --
Proposed
1 -bed
0.5
0.5
0.75
0.75
1
0.5
0.75
Requirements
2 -bed
1
1
1.5
1.5
2
1
1.5
3 -bed
2.5
2.5
2.5
2.5
3
2
2.5
Staff recommends deleting the Near Southside Parking Facility District and its associated
parking impact fee. The Riverfront Crossings District Master Plan has replaced the Near
Southside Plan as the comprehensive plan for the area immediately south of downtown Iowa
City, so this article of the zoning code is obsolete and is creating some market distortions. By
requiring parking impact fees in lieu of 75% of the parking required for residential uses
constructed in this area, money was generated that could be used for purchase of land and for
capital costs associated with constructing municipal parking facilities in the area. However, the
parking impact fee was set at about 1/3 the cost of constructing a structured parking space, so it
encouraged a considerably higher residential density with insufficient on -site parking to meet the
parking demand for residents yet did not generate enough funds for the City to construct
municipal parking facilities to meet that demand in a timely fashion. We now believe that
requiring parking on -site that is closer to the actual amount of parking demanded by residents in
these downtown locations will ensure that adequate parking is available and also help level the
playing field between student apartments and housing constructed for more permanent
residents.
Keeping in mind the goal to encourage quality high density housing in Downtown Iowa City and
in the portions of Riverfront Crossings immediately south of downtown where public parking
February 14, 2014
Page 3
facilities are or will be provided, staff is recommending a new parking alternative to facilitate
projects that have been granted bonus height, bonus FAR or other financial assistance from the
City for including uses, elements or features that further housing, economic development or
other goals of the Comprehensive Plan. While qualifying properties would be allowed to reduce
their parking requirement according to these provisions, the developer would have to pay a fee
in lieu of providing the required parking to help offset the cost to the City of providing
strategically located public parking facilities to satisfy the increased demand. The fee would be
set at a level closer to the actual cost of a structured parking space. In 2013 dollars the
estimated cost of a structured parking space is $24,000. For example, the fee for up to a 50%
reduction in parking is 75% of the cost of a structured parking space or $18,000 per space. The
fee is adjusted every year based on a published cost inflation factor.
Given the increased cost of the fee, staff is anticipating that developers would only choose to
pay the fee if there is practical difficulty providing the parking on -site. For very constrained sites
that would otherwise remain undeveloped, there is an option to pay a fee in lieu of up to 100%
of the required parking, but the fee would be even higher for reductions beyond 50 %. This new
alternative to minimum parking requirements will also replace the confusing policy for off -site
parking in a municipal parking facility where developers could request to satisfy parking
requirements within a nearby parking facility at no cost. This amounted to the City giving away
public parking for free. This policy created a confusing and frustrating approval process for the
Board of Adjustment, for applicants, and for the City's parking manager.
Attached are the proposed amendments to the Zoning Code related to the issues described in
this memo. The draft language forwarded to you at previous meetings is superseded by the
attached language.
• Amend Section 14 -5A -4, Minimum Parking Requirements as follows:
14-SA-4 Minimum Parking Requirements
A. Purpose
The minimum parking requirements are intended to ensure that enough off- street parking
is provided to accommodate most of the demand for parking generated by the range of
uses that might locate at a site over time, particularly in areas where sufficient on- street
parking in not available. The minimum parking requirements are also intended to ensure
that enough parking is provided on a site to prevent parking for non - residential uses from
encroaching into adjacent residential neighborhoods.
B. Minimum Requirements
1. Table 5A -2 lists the minimum parking requirements and minimum bicycle parking
requirements for the land use or uses on properties in all zones except the C13-5, and
C13-10, and Riverfront Crossings Zones. For some land uses, the minimum parking
requirements differ based on the zone in which the property is located.
2. In the C13-5 and CB -10 Zones, parking is not required for any land use, except for
Household Living Uses, as specified in Table 5A -1, below.
3. Table 5A -3 lists the minimum parking requirements and minimum bicycle parking
requirement for properties zoned Riverfront Crossings.
4. In the CB -10 Zone, off- street parking must meet the standards specified in 14- 5A -3D.
C. Parking for Persons with Disabilities
Where a use is required to provide accessibility for persons with disabilities, the number
and design of such parking spaces must be in accordance with State of Iowa
Administrative Code, 661 IAC 18, Parking for Persons With Disabilities, as amended.
D. Rules for Computing Minimum Parking Requirements
1. Where a fractional space results, the number of parking and stacking spaces required
is the closest whole number. A half space will be rounded down.
2. Any use that is nonconforming with regard to the number of required parking spaces
is subject to the applicable provisions of Article 14 -4E, Nonconforming Situations.
3. In the case of mixed uses, the number of parking and stacking spaces required is
equal to the sum of the requirements for the various uses computed separately,
except for shopping centers, as specified in Table 5A -2, and for reductions allowed
under the subsection entitled "Alternatives to Minimum Parking Requirements,"
below.
4. When the parking requirement is based on the number of residents or occupants, the
number of residents or occupants shall be determined based on the maximum
occupancy of the use as determined by the City.
E. Rules for Computing Bicycle Parking Requirements
1. In Tables 5A -1 and 5A -2, the minimum bicycle parking requirements are expressed
as a certain number of spaces per dwelling unit or as a percentage of the required
number of vehicle parking spaces. In Table 5A -3, the minimum bicycle parking
requirements are expressed as a certain number of spaces per bedroom or resident
or in the case of non - residential uses as a ratio based on the floor area of the
proposed use When expressed as a number of spaces per resident, the number of
residents shall be determined based on the maximum occupancy of the use as
determined by the City.
2. In all cases where bicycle parking is required, a minimum of 4 spaces shall be
provided.
3. After the first 50 bicycle parking spaces are provided, additional spaces are required
at 50 percent of the number required by this Section.
4. Where the expected need for bicycle parking for a particular use is uncertain due to
unknown or unusual operating characteristics of the use or due to a location that is
difficult to access by bicycle, the Building Official may authorize that the construction
of up to 50 percent of the required bicycle parking spaces be deferred. The land area
required for the deferred bicycle parking spaces must be maintained in reserve. If an
enforcement official of the City determines at some point in the future that the
additional parking spaces are needed, the property owner will be required to install
the parking in the reserved area. The owner of the property on which the bicycle
parking area is reserved must properly execute, sign, and record a written agreement
that is binding upon their successors and assigns as a covenant running with the land
that assures the installation of bicycle parking within the reserved area by the owner
if so ordered by an enforcement official of the City.
Table SA -1: Minimum
Parking Requirements in the CS -5 and CB -10 Zones
USE
CATEGORIES
SUBGROUPS
Parking Requirement
Bicycle
Parking
Residential Uses
Household Living
Multi- family
CB -5
Efficiency, 1- bedrooms units:.0 5 space per dwelling unit.
Uses
Dwellings
2- bedroom units: 1 space per dwelling unit.
1.0 per
3- bedroom units: 3 2,5 spaces per dwelling unit
d,u.
Units with more than 3 bedrooms: 3 spaces per dwelling unit
Elder Apartments: 1 space for every 2 dwelling units.
CB -10
For buildings built on or before December 31, 2008:
1.0 per
Zone
Bedrooms 1 -10: no parking required
d.u.
All additional bedrooms: 0.5 spaces per bedroom
(For purposes of this standard an efficiency apartment will be
counted as one bedroom)
For buildings built on or after January 1, 2009:
Efficiency and 1- bedroom units: 0.5 space per dwelling unit
2- bedroom unit: 1 space per dwelling unit
3- bedroom unit: 3 2_5 spaces per dwelling unit
Elder Apartments:1 space for every 2 dwelling units.
Table SA-2: Minimum, Parking, Requirements for all zones, except the'CO-5 and CB- 10 Zones
USE CATEGORIES
ISUBGRO 1� UPS,
Parking Requirenieft
Parking
Residential Us6s
Household Living
Single Family Uses
1 space per dwelling. However, for a SF use that
contains a household with more than 2 unrelated
None
persons, I additional parking space is required for each
required
additional unrelated person in excess of two. For
example, if a Single Family Use contains 4 unrelated
persons, then 3 parking spaces must be provided.
Two Family Uses
1 space per dwelling unit. For a Two Family dwelling
unit that contains a household with more than 2
None
unrelated persons, 1 additional parking space is
required
required for each additional unrelated person in excess
of two.
Group Households
3 spaces
None
required
Multi-
All zones, except PRIVI
Efficiency & 1 -bedroom units: 1 space per dwelling unit
0.5 per d.u.
family
& QB-2
2-bedroom units: 2 spaces per dwelling unit
1.0 per d.u.
Dwellings
3-bedroom units: 2 spaces per dwelling unit
1,5 per d.u.
4-bedroom units: 3 spaces per dwelling unit
1.5 per d.u.
5-bedroom units: 4 spaces per dwelling unit
1.5 per d,u.
In the University Impact Area: 1 space per bedroom
(see Map 213.11 in Article 14-213).
FIRM Zone
Efficiency & 1 -bedroom units: 4 0,75 space per
1.0 per d.u.
dwelling un
2- bedroom units: 4- 1,5 spaces per dwelling unit
3-bedroom units: 2 2.5 spaces per dwelling unit
Units with more than 3 bedrooms: 3 spaces per
dwelling unit
In the University Impact Area: 1 space per bedroom
(see Map 28.1 in Article 14-213).
CB-2 Zone
Efficiency & 1 -bedroom units: 0.75 sgace per unit
1.0 per d.u.
24)edroom unit: 1.5 spaces per unit.
3-bedroorn unit: 2.5 skaces 2Lr unit.
Elder Apartments
I space per dwelling unit for independent living units
and 1 space for every 2 dwelling units for assisted living
5%
units, except in the PRM and CB-2 Zones.
In the PRIVI and CB-2 Zones, 1 space for every 2
dwelling units.
Group Living
Assisted Group Living
I space for every 3 beds plus 1 space for each staff
None
member determined by the maximum number of staff
required
present at any one time.
Independent Group Living
I space per 300 sq. ft. of floor area or 0.75 spaces per
resident, whichever is less.
25%
Fraternal Group Living
I space per 300 sq. ft. of floor area or 0.75 spaces per
I resident, whichever is less.
25%
(Keep the remaining portions of Table 5A-2 the same.)
• Insert a new Table 5A -3 to address parking requirements in the Riverfront Crossings District:
Table SA 3• Minimum
Parldng Requirements in the Riverfront Crossings District
USE
CATEGORIES
SUBDISTRICTS
MINIMUM PARKING. REQUIREMENT
RJGYCLE
PARKING
Household Living
South Downtown, University
Efficiency 1- bedroom: 0.5 space per dwelling unit.
2- bedroom: 1 spaces per dwelling unit
3- bedroom: 2 spaces per dwelling unit
Elder Apartments: 1 space for every 2 dwelling units.
For Multi - Family Dwellings granted bonus height for student housing
11per d.u.
Units within the
following Building
Types.
• Apartment
Building
• Multi - Dwelling
Building
• Mixed -Use
located within the University Subdistrict or on property directly abutting
or across the street from the UI campus as illustrated on the
Regulating Plan Fig.2G -1, the parking requirement is 0.25 per
bedroom.
Building
Park, South Gilbert, Central
Efficiency, 1- bedroom: 0.75 space per dwelling unit.
2- bedroom: 1.5 spaces per dwelling_unit
3- bedroom: 2.5 spaces per dwelling unit.
Elder Apartments: 1 space for evert dwelling units.
1 per d.u.
Crossings, Gilbert, West
Riverfront
Household Living
All subdistricts where said
1 space per dwelling unit. However, for a dwelling unit that contains a
None
Required
Units within the
following Building
Building Types are allowed.
household with more than 2 unrelated persons, 1 additional parking
space is required for each additional unrelated person in excess of
iYOL
• Cottage Home
• Rowhouse
• Townhouse
• Live -Work
Townhouse
two.
Household Living
All subdistricts
Parking shall be provided within the associated parking structure using
1 per d.u.
Units within Liner
the following_ ratios:
Efficiency,1- bedroom: 0.5 space per dwelling unit.
2- bedroom: 1 spaces per dwelling unit
3- bedroom: 2 spaces per dwelling unit
Elder Apartments: 1 space for every 2 dwelling units.
Specific parking spaces within the associated parking structure may or
Buildings
may not be reserved for use by residents within the liner building.
Assisted Group
Living
All subdistricts where said
uses are allowed.
1 space for every 3 rooming units
None
Fraternal Group
Living
All subdistricts where said
0.50 space per resident.
If the use is located within the University Subdistrict or on property
0.50 spaces
uses are allowed.
per resident
directly abutting or across the street from the main UI campus as
illustrated on the Regulating Plan, Fig.2G -1, the parking requirement is
0.25 per resident.
Independent Group
All subdistricts where said
0.50 space per resident.
If the use is located within the University Subdistrict or on property
0.50
spaces per
resident
Living
uses are allowed.
directly abutting or across the street from the main UI campus as
illustrated on the Regulating Plan, Fig.2G -1, the parking requirement is
0.25 per resident.
Non - Residential
Uses
South Downtown, University
None Required
1/1500
square feet
of floor area
Park, South Gilbert, Central
1 space per 500 square feet of floor area, On- street parking provided
1/1500
square feet
of floor area
Crossings, Gilbert, West
along the frontage of a property may count toward this parking
Riverfront
requirement. Buildings with less than 1200 square feet of non-
residential floor area are exempt from this parking requirement.
F. Alternatives to Minimum Parking Requirements
1. Off -Site Parking on Private Property
Off- street parking may be located on a separate lot from the use served according to
the following rules. When the proposed off -site parking is located in a Residential
Zone or in the CB -10 Zone or intended for a use located in the CB -10 Zone, the Board
of Adjustment may grant a special exception for the proposed parking, provided the
conditions contained in subparagraphs a. through g. are met. When the proposed off -
site parking is located in an Industrial Zone, Research Zone, or Commercial Zone,
except the CB -10 Zone, the Director of Planning and Community Development may
approve the proposed parking, provided the conditions contained in subparagraphs a.
through g. are met.
a. Special Location Plan
A special location plan must be submitted with the application for off -site
parking. The location plan must include a map indicating the proposed location
of the off -site parking, the location of the use or uses served by the parking,
and the distance and proposed walking route between the parking and the
use(s) served. The map must be drawn to scale and include property
boundaries, including boundaries of any intervening properties. In addition,
documentation must be submitted providing evidence deemed necessary to
comply with the requirements herein.
b. Location of Off -site Parking ,
(1) In Residential, and Commercial Zones, and Riverfront Crossings Zones, no
off -site parking space may be located more than 300 feet from an entrance
of the use served, emeept as allewed in subpaFagFaph e, belew,
(2) In Industrial and Research Zones, no off -site parking space may be located
more than 600 feet from an entrance of the use served.
C. Zoning
Off -site parking spaces must be located in the same zone as the principal use(s)
served, or alternatively, off- street parking may be provided on a separate lot
within the parameters of the following pairings:
(1) Parking in a Multi- Family Zone serving a use located in a different Multi -
Family Zone or in the MU Zone or vice versa.
(2) Parking in a Commercial Zone serving a use located in a different
Commercial zone.
(3) Parking in an Industrial Zone serving a use located in a different Industrial
Zone.
(4) Parking in a Commercial Zone serving a use located in an Industrial Zone
or vice versa.
(5) Parking in a Riverfront Crossings Zone serving a use located in a different
Riverfront Crossings Zone or Commercial Zone or vice versa.
d. Shared Use of Off -Site Parking
Where two or more uses will jointly use the proposed off -site parking, the
number of parking spaces shall equal the sum total of off- street parking spaces
required, as indicated in Tables 5A -1 and 5A -2, except for reductions approved
under the provisions of paragraph 2, below, Allowed Reductions for Shared
Parking.
e. Off Site Parking Leeated On a Municipally Owned PaNting Fa
destanee between the use and the paFl(ing faeility. When an applicant Fequests
that with the additien of the Fequested numbeF ef parking spaces the eapaeityef
the paFking fadlity will net be exeeeded. In the GB 10 Zene, said pa"
faeolity feF leng teFFA paFl(ing and leases have been eF will be seewed ftem the
f. Approval Criteria
In assessing a special location plan for off -site parking, the Board of Adjustment
or Director of Planning and Community Development, as applicable, will consider
the desirability of the location of off - street parking and stacking spaces on a lot
separate from the use served in terms of pedestrian and vehicular traffic safety;
any detrimental effects on adjacent property; the appearance of the streetscape
as a consequence of the off - street "parking; and in the case of non - required
parking, the need for additional off - street parking.
g. Covenant for Off -Site Parking
A written agreement between the owners of the parking and the owners of the
property for which the parking will serve must be submitted with the application
for off -site parking. The agreement must assure the retention of the parking and
stacking spaces, aisles and drives and be properly executed, binding upon their
successors and assigns, and must be recorded as a covenant running with the
land. The agreement must provide that it cannot be released, and its terms and
conditions cannot be modified in any manner whatsoever, without prior written
consent and approval from the City. The written agreement must be reviewed
and approved by the City Attorney.
2. Allowed Reductions for Shared Parking
The Building Official in consultation with the Director of Planning and Community
Development may approve a minor modification as specified in Section 14 -4B -1 to
reduce the total number of parking spaces required by up to 50 percent, if the uses
sharing the parking are not normally open, used, or operated during the same hours.
However, this reduction is not allowed for Residential Uses. To qualify for a
reduction under this provision, a parking .demand analysis must be submitted that
provides evidence that the amount of parking proposed for the shared parking area
will be sufficient to meet the parking demand.
3. Landbanked Parking in the CN -1 Zone
The Director of Planning and Community Development may reduce the minimum
parking requirements in the CN -1 Zone as- fellows, if it is determined that the
proposed reduction will further the intent of the CN -1 zone. In such a case, to
accommodate future changes in land use, changes in ownership, and shifts in shared
parking demand, up to 30 percent of the land area that would otherwise be needed
to provide the required amount of parking fftayF shall be landbanked or set aside on
the site to provide for the future construction of a parking area. If an enforcement
official of the City determines at some point in the future that additional parking
spaces are needed, the property owner will be required to construct parking on the
landbanked area. A written agreement between the property owner and the City
must be properly executed and recorded as a covenant running with the land and
binding upon all successors and assigns, assuring the installation of parking within
the landbanked area by the owner if so ordered by the enforcement official.
4. Parking Exemption in the GB 5 Zone and ^° -" the Central Business
Zones and the Riverfront Crossings District
In the C13-5 Zone, er CB -10 Zone, or property zoned Riverfront Crossings, a minor
modification may be granted as specified in Section 14 -413-1 exempting up to 30
percent of the total number of dwelling units contained in a building from the
minimum parking requirements, provided that those dwelling units are committed to
the City's assisted housing program or any other affordable housing program
approved by the City.
S. Downtown and Riverfront Crossings Parking District
For qualifying development as set forth below, the number of required on -site
parking spaces may be reduced in order to facilitate said development according to
the provisions of this subsection.
a. Qualifying Development
To qualify for a parking reduction under this subsection, the proposed
development:
(1) Must be located in the Downtown and Riverfront Crossings Parking District,
and
(2) Must not result in the demolition of a property that is designated as an
Iowa City Landmark, registered on the National Register of Historic Places,
or individually eligible for the National Register of Historic Places; and
(3) Must qualify for bonus height, bonus floor area, or other development
assistance or financial incentive from the City for including uses, elements
or features that further housing, economic development, or other goals of
the Comprehensive Plan, including the Downtown and Riverfront Crossings
Master Plan.
b. Parking District Boundaries
Properties described below shall be considered part of the Downtown and
Riverfront Crossings Parking District.
(1) Properties located within the area bounded by Burlington Street on the
south, Van Buren Street on the east Iowa Avenue on the north, and
Capitol Street on the west. For purposes of this subsection, this area shall
be referred to as the Central Business District; and
(2) Properties zoned South Downtown Subdistrict (RFC -SD), University
Subdistrict (RFC-U), and Central Crossings Subdistrict (RFC -CX) that are
located north of the Iowa - Interstate Rail Line.
C. Reduction of the on -site parking requirement
(i) For qualifying development the off- street parking requirement may be
reduced by up to 50% provided a fee is paid in lieu based on the number
of parking spaces that would otherwise have to be provided.
(2) For qualifying development where it is infeasible to provide at least 50% of
the required parking on -site due to specific qualifying site constraints as
noted below, a developer may request a special exception to reduce the
parking requirement by up to 100 %, provided a fee is paid in lieu of each
parking space not provided on -site and the following review and approval
criteria are met. The Board of Adjustment will review such a request
according to the following approval criteria:
(a) Convincing evidence has been presented that it is not feasible to
provide at least 50% of the required residential parking on -site due to
a lack of alley access, a lot width narrower than 60 feet, a lot
orientation that makes it infeasible to provide on -site parking and
meet storefront depth requirements of the zone, or other unique
circumstance; and
(b) The proposed project will be designed in a manner that is sensitive
and complementary to nearby properties designated as Iowa City
Landmarks, registered on the National Register of Historic Places, or
individually eligible for the National Register of Historic Places; and
(c) The proposed project will be designed in a manner that will contribute
to the pedestrian- oriented, urban character of central Iowa City as
envisioned in the Downtown and Riverfront Crossings Master Plan.
d. Payment of fee in lieu of required parking
(1) Where the City has allowed up to a 50% reduction in the parking
requirement, the developer shall pay a fee for each space otherwise
required in the amount of 75% of the estimated cost of constructing a
structured parking space.
(2) Where a special exception has been granted reducing the parking
requirement by more than 50 %, the developer shall pay a fee in lieu of the
provision of each space otherwise required in the amount of 90% of the
estimated cost of constructing a structured parking space.
(3) The estimated cost of a structured parking space is $24,000 in 2013
dollars. This fee shall be adjusted annually based on the national historical
cost indexes contained in the most recent edition of Engineering News
Record as amended. In the event the national historical cost index is
negative in any edition, the fee shall remain at the amount previously set
under this paragraph.
(4) The City shall calculate and assess the entire fee upon issuance of a
building permit. The fee payor may pay the entire fee at the issuance of
the building permit, or may elect to pay the fee in 3 equal annual
installments the first of which shall be due and collected at the issuance of
the building permit If the fee payor elects to pay the fee in 3 annual
installments, the fee payor shall execute an agreement with the City before
the City issues a building permit which agreement sets forth the timing
and amounts of the remaining installments to be paid and also sets forth
that, upon confirmation by the Iowa City Finance Department that the fee
payor has defaulted on an installment payment the City Clerk shall certify
the outstanding fee balance to the Johnson County Assessor as a lien upon
the premises for which the building permit was issued. Said lien will not
preclude the QN from pursuing recovery of the fee by other legal or
equitable remedies.
(5) All fees paid shall be deposited in the Downtown and Riverfront Crossings
Parking District Restricted Fund, as set forth in this subsection. Monies held
in the Restricted Fund, including any accrued interest, shall be used for the
purpose of acquiring land for and constructing public parking facilities
located in the Downtown and Riverfront Crossings Parking District;
(6) In the event that bonds or similar debt instruments are issued for the
acquisition or construction of the aforementioned property, infrastructure
or facilities within the parking district, monies held in the Restricted Fund
may be used to pay debt service on such bonds or similar debt
instruments.
6. Parking Reduction for Other Unique Circumstances
Where it can be demonstrated that a specific use has unique characteristics such that
the number of parking or stacking spaces required is excessive or will reduce the
ability to use or occupy a historic property in a manner that will preserve or protect
its historic, aesthetic, or cultural attributes,. the Board of Adjustment may grant a
special exception to reduce the number of required parking or stacking spaces by up
to 50 percent (up to 100 percent for properties designated as a local historic
landmark, listed on the National Register of Historic Places, or listed as key or
contributing structures in a historic district or conservation district overlay zone).
7. Parking Reduction for Liner Buildings
For Liner Buildings constructed to mask a municipal parking facility, the private off-
street parking requirement may be reduced by up to 100% if parking for uses located
within the liner building is provided within the associated public parking facility.
Monthly permits shall be made available for purchase to residents, businesses, or
other tenants located within the Liner Building, but specific parking spaces within the
associated parking structure may or may not be designated for use by said permit
holders, at the discretion of the City. Compensation for construction of said parking
shall be made to the City with the amount and terms of said compensation
determined through an agreement with the City, which shall be executed prior to
issuance of an occupancy permit for the subject liner building.
8. Allowance for Scooter or Motorcycle Parkins
Up to 10% of the required parking spaces for a use may be reconfigured to
accommodate motorized scooters or motorcycles, with 3 scooter /motorcycle spaces
equal to one required parking space To take advantage of this provision, conversion
of a minimum of two abutting standard parking spaces (an area equal to 18'x18) is
required to ensure adequate access and vehicular movement. Design of the
scooter /motorcycle parking shall be approved by the City. This provision shall not
increase or decrease the allowed occupancy or residential density of the uses on the
ro e
• Change the label of Table 5A -3 within Section 14 -5A -6, Off - street Loading Requirements, to
Table 5A -4 and change any cross references within Title 14 to the Off - street Loading
Requirements Table to ensure the proper citation.
• Delete all portions ofArticle14 -78, Development Fees, except those portions legally
necessary to ensure that monies currently within the Parking Facility Impact Fee Restricted
Fund for the Near Southside Parking Facility District are properly accounted for and used for
the purposes enumerated within this Article.
• Delete subsection 14- 5A -3C:
• Amend 14- 5A -3D -4 as follows:
4. Household Living Uses must provide parking according to the specified requirement in
Table 5A -1. The parking must meet the standards specified in subparagraphs 5b.
through e., below. If it can be deFnemstFated }" ,} there is practical difficulty providing
the required parking for Household Living Uses on site, off -site parking for Household
Living Uses may be approved by speeial . emee t°en according to the provisions of 14-
5A-4F, Alternatives to Minimum Parking Requirements.
• Delete subsection 14- 5A -3E, Near Southside Parking Facility District
• Amend 14- 5A -3D -4 as follows:
4. Household Living Uses must provide parking according to the specified requirement in
Table 5A -1. The parking must meet the standards specified in subparagraphs 5b.
through e., below. If it can be deFnemstFated }" ,} there is practical difficulty providing
the required parking for Household Living Uses on site, off -site parking for Household
Living Uses may be approved by speeial . emee t°en according to the provisions of 14-
5A-4F, Alternatives to Minimum Parking Requirements.
• Delete subsection 14- 5A -3E, Near Southside Parking Facility District
Amend 14- 5A -5F, as follows:
F. Standards for Structured Parking in Multi - Family, and Commercial Zones, and
the Riverfront Crossings District
The following standards apply to structured parking in all Multi - Family Zones,, and 11
Commercial Zones, except the CB -10 Zone, and on property zoned Riverfront Crossings.
On properties zoned Riverfront Crossings these standards apply to mid -block structures,
lined structures, integrated structures, and underground structures as described in Article
14 -2G. Standards for structured parking in the CB -10 Zone are specified in Subsection 14-
5A-3D, above.
1. In Multi - Family Zones and in the CN -1, CB -2, CB -5, and the MU Zones the ground -
level floor of a building is reserved primarily for principal uses allowed in the zone.
Therefore, any parking located with the exterior walls of the building must meet the
following standards:
a. In the CN -1, CB -2, CB -5, and MU Zones, structured parking is not permitted on
the ground -level floor of the building for the first 30 feet of lot depth as
measured from the minimum setback line. In the CN -1 Zone it is measured from
the "build -to" line.
b. In Multi - Family Zones, structured parking is not permitted on the ground -level
floor of the building for the first 15 feet of building depth as measured from the
street - facing building wall. On lots with more than one street frontage this
parking setback must be met along each street frontage, unless reduced or
waived by minor modification. When considering a minor modification request,
the City will consider factors such as street classification, building orientation,
location of primary entrance(s) to the building, and unique site constraints such
as locations where the residential building space must be elevated above the
floodplain.
C. In the CN -1, CB -2, CB -5, and MU Zones, the ceiling height of any underground
parking may extend no more than 1 foot above the level of the adjacent
sidewalk. On sloping building sites and for existing buildings, the City may
adjust this requirement by minor modification. However, on sloping sites at least
a portion of the ground - level floor height of any new building must be located
no more than one foot above the level of the abutting sidewalk or pedestrian
plaza; and the floor height of the ground -level floor of the building must be no
more than 4 feet above the level of the abutting public sidewalk or pedestrian
plaza at any point along a street - facing building fagade.
d. In Multi - Family Zones, the ceiling height of any underground parking may
extend no more than 3 feet above grade. For purposes of this subparagraph,
grade shall be defined as the average point of elevation of the finished surface
of the ground, paving, or sidewalk within the area between the building and the
streetside property line(s) or when the streetside property line is more than 5
feet from the building between the building and line 5 feet from the building. A
parking level that has more than 3 feet of its floor to ceiling height above grade
as defined herein shall be considered ground level parking and therefore shall
be subject to the setback stated in subparagraph b., above. fleer height
a
street faeong building entrance n9ust met exeeed 3 feet abeve the level ef the
standaFel, except as allewed by FnineF medifleatien due to unique site
2. On property zoned Riverfront Crossings structured parking shall be placed on a lot in
accordance with the provisions set forth in Article 14 -2G, Riverfront Crossings Form -
Based Development Standards.
3. Except for garage openings, the parking area must be enclosed within the exterior
walls of the building. In no case shall a building have the appearance from the street
or from abutting properties of being elevated above a parking level or "on stilts."
(See Figure 5A.1)
Figure 5A.1 — Structured Parking
Acceptable Unacceptable Unacceptable
4. Any exterior walls of a parking facility that are visible from a public or private street
or from an abutting property must appear to be a component of the fa §ade of the
building through the use of building materials, window openings and fagade detailing
that is similar or complementary to the design of the building and must comply with
the other standards of this Section. (See Figure 5A.1)
5. Parking spaces within the structure must be perpendicular to parking aisles. However,
angled parking or parallel parking configurations may be allowed if parking aisles are
one -way.
6. In addition to windew epe the fagade detailing noted above, the City may
require landscaping as a means to soften the visual effect of any garage walls located
at the street level. Shrubs, small berms, and planters may be used to form a
landscaped screen generally ranging between 2 and 4 feet in height. Trees may also
be incorporated into the landscaped area if sufficient area is available for tree
growth.
7. Garage Entrances /Exits.
a. Vehicular access to parking within buildings should be located and designed to
minimize traffic congestion and hazards to pedestrians and to preserve street
frontages for active building uses.
b. Garage entrances /exits should be located along a building wall that does not
face a public street and accessed from a private drive, private rear lane or public
alley. In CB -2, CB -5, and MU zones, and Riverfront Crossings Zones, alley or
rear lane access is preferred. If the Building Official in consultation with the
Director of Planning and Community Development and the Form -Based Code
Committee, determines that such access is not feasible due to lack of alley
access, topographical limitations or other unique circumstances, or if allowing
direct access from a street will better meet the objectives as stated in
subparagraph a., above, garage openings may face a street, but must be
designed in a manner that will best meet the objectives listed in subparagraph
a, above, and must meet the standards listed in sub - subparagraphs (1), (2),
and (3), below.
(1) If the structured parking is intended for residents or tenants of a building
and not the general public, there may be no more than one double -wide or
two single -wide garage openings per building. Double -wide openings may
not exceed 48 20 feet in width; single -wide openings may not exceed 9 10
feet in width. For existing buildings where it is not possible to meet this
standard due to structural constraints of the building, the Building Official
may adjust this provision to allow one additional garage entrance /exit that
faces a street, provided that the minor modification approval criteria are
met and the garage opening is designed to minimize its effect on the
streetscape and minimize hazards to pedestrians.
(2) For structured parking intended for use by the general public, garage
openings should be limited in width and number to only what is necessary
to provide adequate access for the types and numbers of vehicles using
the parking facility.
(3) Except in the CN -1, CB -2, MU and CB -5 Zones, the opening(s) must occupy
no more than 50% of the length of the street - facing building wall. On
corner lots, only one street - facing garage wall must meet this standard. In
Riverfront Crossings Zones and in the CN -1, CB -2, MU and CB -5 Zones,
garage opening(s) along the primary street frontage are not permitted if
access is feasible from another local or collector street or from a rear alley,
private street or private rear lane. If there is no feasible alternative,
garage opening(s) may be allowed along the primary street frontage,
provided that they occupy no more than 35 percent of the length of the
primary street frontage of the lot and provided that all provisions of Article
14 -5C, Access Management are met.
Delete paragraph 14- 28 -6D -7:
CITY O F IOWA C I T Y
MEMORANDUM
Date: January 31, 2014
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: Decision matrix for Riverfront Crossings Code and other related zoning code
amendments
Attached is an updated decision matrix regarding all the proposed amendments related to the
Riverfront Crossings form -based code. At your meetings next week we would like to get final
direction from the Commission regarding which of the amendments you would like staff to
incorporate into your recommended draft to City Council. Once you have made your decisions,
staff will work with the consultant to incorporate them into a revised draft that will be sent to City
Council for their consideration. Regarding the issue of accessibility, we asked the consultant to
revise a couple of the drawings to illustrate how accessible ramps can be incorporated
successfully into the design (see attached).
In addition to the matrix, we have attached a number of proposed amendments to the zoning
code that are necessary for the new form -based chapter to work seamlessly with the remainder
of the zoning code. While we are considering changes to these sections of the code there are
several additional changes that staff is recommending to improve clarity and to correct problems
that have been identified. These changes include:
Amendments to the 14 -3C, Design Review, to establish Riverfront Crossings as a
design review district as specified in the form -based code on p.2.
Amendments to the Group Living use category description and standards to include
"student dormitories" as an example of independent group living and establish special
exception approval criteria. Both independent group living and fraternal group living are
listed as uses allowed by special exception in the South Downtown and University
subdistricts of Riverfront Crossings. When the City Council adopted the changes to the
multi - family density formulas to help stabilize older residential neighborhoods, the
Council directed staff to explore the option of allowing student dormitories and other
high density student living opportunities in Riverfront Crossings in areas close to
campus but away from lower density neighborhoods.
When the Council recently made the amendments to density standards for fraternal
group living, they instructed staff to re -visit the density standard in the RM -44 and PRM
Zones, the highest density zones generally located closest to campus. Staff
recommends that applications for new fraternal group living uses continue to be
reviewed and approved by the Board of Adjustment, but that we return to the density
allowed previously (1 roomer per 300 square feet).
Revisions to language in the maximum parking section to cross reference Riverfront
Crossings and changes to the minimum parking requirements and alternatives to
minimum parking options. We have made further revisions based on discussions at
your last meeting and have also included clarifying language in the standards for
structured parking.
An amendment to the language regarding the ceiling height of underground parking for
multi - family uses to clarify the distinction between what constitutes "underground
parking" versus "ground - level" parking. The current language does not address
properties that are naturally sloping, which is causing an increase in the number of
requests for minor modifications. This change will correct the problem.
Amend 14 -3C -2A by adding a new paragraph 10, as follows:
10. Riverfront Crossings Design Review District
Any exterior alterations to, additions to, or new construction of buildings and
structures or alterations or additions to site development, including but not limited to
parking areas landscaping screening, signage lighting and access on property
within the boundaries of the Riverfront Crossings District, as illustrated on the
Riverfront Crossings District Regulating Plan (Figure 2G -1), shall be subject to Design
Review. Design Review shall be conducted by the Form -Based Code Committee
(FBC Committee), as designated by the City Manager. For properties that have been
rezoned to one of the Riverfront Crossings zoning designations as indicated in
Subsection B above, the FBC Committee shall review the proposed development for
compliance with the applicable provisions of this Article and the goals and objectives
of the adopted Riverfront Crossings Master Plan. For properties within the boundaries
of the Riverfront Crossings District, but which have not been rezoned to one of the
Riverfront Crossings zoning designations, the FBC Committee shall review the
proposed development for compatibility with the goals and objectives of the
Riverfront Crossings Master Plan and the general Design Review Guidelines as set
forth in subsection 14- 3C -3C.
Amend 14- 3C -3A, Levels of Design Review, as follows:
A. Levels of Design Review
1. Level I Review
a. A Level I Review will be conducted for the following designated areas,
properties, and structures:
(1) City Plaza
(2) Sidewalk Cafes
(3) Central Planning District
(4) PRM Zone
(5) Projecting Signs in the CB -2, CB -5 and CB -10 Zones
(6) Certain Public- Private Partnership Agreements - level of review is pursuant
to the specific development agreement.
(7) Minor exterior alterations, such as signage, window placement, and color
that do not substantially change the building concept of a Council -
approved plan under Urban Renewal Project, Iowa R -14.
(8) Requests for an alternative design for an entranceway sign as provided for
in Article 14 -513, Sign Regulations.
(9) Towncrest Design Review District
(10) Riverfront Crossings Design Review District
(11) Certain building height bonus provisions as specified in 14- 2G -7G.
b. Applications for Level I Review will be reviewed and approved, modified, or
disapproved by the staff Design Review Committee or in the case of the
Riverfront Crossings Design Review District by the Form -based Code Committee,
according to the procedures for Design Review contained in Article 14 -813,
Administrative Approval Procedures.
2. Level II Review
a. A Level II Review will be conducted for the following designated areas,
properties, and structures:
(1) Urban Renewal Project, Iowa R -14, except for minor exterior alterations,
such as signage, window placement, and color that do not substantially
change the building concept of the Council- approved plan. Such minor
alterations will be subject to Level I Review.
(2) Certain Public- Private Partnership Agreements - level of review is pursuant
to the specific development agreement.
(3) Certain building height bonus provisions as specified in 14- 2G -7G.
b. Applications for Level II Review will be reviewed by the staff Design Review
Committee with their recommendation forwarded to the City Council for
approval, modification, or disapproval according to the procedures for Design
Review contained in Article 14 -86, Administrative Approval Procedures.
B. Approval Criteria
Applications for Design Review will be reviewed for compliance with the guidelines and
standards as referenced below.
1. Urban Renewal Project, Iowa R -14
Design Review subject to the design guidelines listed in Subsection C, below.
2. City Plaza
Design Review subject to design guidelines listed in Subsection C, below.
3. Other Public- Private Partnership Agreements
Design review guidelines for each such project that is specifically designated as
requiring design review will be pursuant to the development agreement between the
private property owner and the City. In the absence of such guidelines, the design
guidelines listed in Subsection C, below, will be used.
4. Sidewalk Cafes
Design review subject to the design guidelines listed in Subsection C, below, and any
additional requirements and guidelines listed in Title 10, Chapter 3 of the City Code.
S. Central Planning District
Design Review according to the applicable multi - family site development standards
set forth in Article 14 -213, Multi- Family Residential Zones.
6. PRM Zone
Design Review according to the applicable multi - family site development standards
set forth in Article 14 -213, Multi - Family Residential Zones.
7. Projecting Signs in the CB -2, CB -5 and CB -10 Zones
Design Review according to the applicable standards listed in Subsection C, below.
8. Towncrest Design Review District
Design Review according to the applicable design provisions within the Towncrest
Urban Renewal Area Design Plan Manual and according to the applicable standards
listed in Subsection C, below. For purposes of Design Review, Towncrest Drive shall
be considered a street, with buildings, parking areas, pedestrian amenities, landscape
screening, and other streetscape elements designed and located to appropriately
address Towncrest Drive as a street frontage as illustrated in the Towncrest Urban
Renewal Area Design Plan Manual.
9. Riverfront Crossings Design Review District
Design Review according to 14- 213-1D, Design Review.
Amend 14- 4A -38, to add "student dormitories" as an example of a type of independent group
living use.
B. Group Living Uses
1. Characteristics
Group Living uses are characterized by the residential occupancy of a dwelling by a
group of people that do not meet the definition of a household or group household.
The size of the group is typically larger in size than the average size of a family or
household. Tenancy is arranged on a month -to -month basis, or for a longer period.
Group Living structures contain individual rooming units with private or shared
bathroom facilities and may also contain shared kitchen facilities, and /or common
dining and living areas for residents. The residents may or may not receive any
combination of care, training, or treatment, but those receiving such services must
reside at the site.
2. Examples
Examples include uses from the three subgroups listed below.
a. Assisted Group Living
Group care facilities, including nursing and convalescent homes; assisted living
facilities.
b. Independent Group Living
Rooming houses; student dormitories.
C. Fraternal Group Living
Fraternities; sororities; monasteries; convents; rooming house cooperatives.
3. Accessory Uses
Recreational facilities; meeting rooms; associated offices; food preparation and dining
facilities; off- street parking for vehicles of the occupants and staff; storage facilities;
off- street loading areas.
4. Exceptions
a. Uses such as hotels, motels, and guest houses, which by definition may arrange
tenancy for periods shorter than one month, are not considered residential.
They are considered a form of temporary lodging and are classified as
Hospitality- Oriented Retail.
b. Family care homes, elder group homes, and elder family homes are considered
Group Households and are classified as Household Living Uses.
C. Transient housing, which by definition arranges tenancy for periods shorter than
one month, is not considered residential. It is considered a form of temporary
lodging or shelter and is classified as Community Service - Shelter.
d. Alternatives to incarceration, such as halfway houses, where residents are
placed in the facility by court order and are under supervision of employees or
contractees of the Department of Corrections, are classified as Detention
Facilities.
Amend 14- 48 -4A -9 and 14- 48- 4A -10, as follows:
9. Independent Group Living
The maximum density and maximum occupancy standards for an Independent Group
Living Use are as follows. Both density and occupancy limitations apply in all cases.
a. Maximum Density
(1) In the RM -20 Zone: 1 roomer. per 900 square feet of lot area.
(2) In the RM -44 and PRM Zones: 1 roomer per 500 square feet of lot area.
b. Maximum Occupancy
1 roomer per 300 square feet of floor area within the Independent Group Living
Use.
C. Facilities
The Group Living Use must have bath and toilet facilities available for use by
roomers in such numbers as specified in Title 17, Building and Housing. In
addition, the occupants shall have access to kitchen facilities, a dining room,
and other shared living spaces and common facilities related to the use.
d. Additional Approval Criteria for Special Exceptions:
The proposed use must be designed to be compatible with adjacent uses. The
Board of Adjustment will consider aspects of the proposed use, such as the
location site size, types of accessory uses, anticipated traffic building scale
setbacks landscaping and amount of paved areas to ensure that the proposed
use is compatible with other residential uses in the neighborhood. The Board
may prohibit certain aspects of a use or impose conditions or restrictions to
mitigate any incompatibilities. These conditions or restrictions may include, but
are not limited to additional screening, landscaping, pedestrian facilities,
setbacks location and design or parking_ facilities, location and design of
buildings establishment of a facilities management plan, and similar.
10. Fraternal Group Living
The maximum density and maximum occupancy standards for a Fraternal Group
Living Use are as follows. Both density and occupancy limitations apply in all cases.
a. Maximum Density:
(1) In the RM -20 and RNS -20 Zones: 1 roomer per 900 square feet of lot area.
(2) In the RM -44 and PRM Zones: 1 roomer per 500 300 square feet of lot
area.
b. Maximum Occupancy
1 roomer per 300 square feet of floor area within the Fraternal Group Living
Use.
C. Facilities
The Group Living Use must have bath and toilet facilities available for use by
roomers in such numbers as specified in Title 17, Building and Housing. In
addition, the occupants shall have access to kitchen facilities, a dining room,
and other shared living spaces and common facilities related to the use.
d. Additional Approval Criteria for Special Exceptions:
The proposed use must be designed to be compatible with adjacent uses. The
Board of Adjustment will consider aspects of the proposed use, such as the
location, site size, types of accessory uses, anticipated traffic, building scale,
setbacks, landscaping and amount of paved areas to ensure that the proposed
use is compatible with other residential uses in the neighborhood. The Board
may prohibit certain aspects of a use or impose conditions or restrictions to
mitigate any incompatibilities. These conditions or restrictions may include, but
are not limited to, additional screening, landscaping, pedestrian facilities,
setbacks, location and design or parking facilities, location and design of
buildings, establishment of a facilities management plan, and similar.
Amend 14- 5A -5F, as follows:
F. Standards for Structured Parking in Multi - Family,. and Commercial Zones, an
the Riverfront Crossings District
The following standards apply to structured parking in all Multi - Family Zones, aftd-all
Commercial Zones, except the CB -10 Zone, and on property zoned Riverfront Crossings.
On properties zoned Riverfront Crossings these standards apply to mid -block structures,
lined structures integrated structures and underground structures as described in Article
14 -2G. Standards for structured parking in the CB -10 Zone are specified in Subsection 14-
5A-3D, above.
1. In Multi - Family Zones and in the CN -1, CB -2, CB -5, and the MU Zones the ground -
level floor of a building is reserved primarily for principal uses allowed in the zone.
Therefore, any parking located with the exterior walls of the building must meet the
following standards:
a. In the CN -1, CB -2, CB -5, and MU Zones, structured parking is not permitted on
the ground -level floor of the building for the first 30 feet of lot depth as
measured from the minimum setback line. In the CN -1 Zone it is measured from
the "build -to" line.
b. In Multi - Family Zones, structured parking is not permitted on the ground -level
floor of the building for the first 15 feet of building depth as measured from the
street - facing building wall. On lots with more than one street frontage this
parking setback must be met along each street frontage, unless reduced or
waived by minor modification. When considering a minor modification request,
the City will consider factors such as street classification, building orientation,
location of primary entrance(s) to the building, and unique site constraints such
as locations where the residential building space must be elevated above the
floodplain.
C. In the CN -1, CB -2, CB -5, and MU Zones, the ceiling height of any underground
parking may extend no more than 1 foot above the level of the adjacent
sidewalk. On sloping building sites and for existing buildings, the City may
adjust this requirement by minor modification. However, on sloping sites at least
a portion of the ground -level floor height of any new building must be located
no more than one foot above the level of the abutting sidewalk or pedestrian
plaza; and the floor height of the ground -level floor of the building must be no
more than 4 feet above the level of the abutting public sidewalk or pedestrian
plaza at any point along a street - facing building fagade.
d. In Multi - Family Zones, the ceiling height of any underground parking may
extend no more than 3 feet above grade. For purposes of this subparagraph,
grade shall be defined as the average point of elevation of the finished surface
of the ground, paving, or sidewalk within the area between the building and the
streetside properly line(s) or when the streetside property line is more than 5
feet from the building, between the building and line 5 feet from the building. A
parking level that has more than 3 feet of its floor to ceiling height above grade
as defined herein shall be considered ground level parking and therefore shall
be subject to the setback stated in subparagraph b., above. €le
abutting publie sidewalk. Any undeFground paFlkiAg may-net extend abeve gFade
2. On property zoned Riverfront Crossings structured parking shall be placed on a lot in
accordance with the provisions set forth in Article 14 -2G, Riverfront Crossings Form -
Based Development Standards.
3. Except for garage openings, the parking area must be enclosed within the exterior
walls of the building. In no case shall a building have the appearance from the street
or from abutting properties of being elevated above a parking level or "on stilts."
(See Figure 5A.1)
Figure 5A.1 — Structured Parking
Acceptable Unacceptable Unacceptable
4. Any exterior walls of a parking facility that are visible from a public or private street
or from an abutting property must appear to be a component of the fagade of the
building through the use of building materials, window openings and fagade detailing
that is similar or complementary to the design of the building and must comply with
the other standards of this Section. (See Figure 5A.1)
5. Parking spaces within the structure must be perpendicular to parking aisles. However,
angled parking or parallel parking configurations may be allowed if parking aisles are
one -way.
6. In addition to window epenip s the fagade detailing noted above, the City may
require landscaping as a means to soften the visual effect of any garage walls located
at the street level. Shrubs, small berms, and planters may be used to form a
landscaped screen generally ranging between 2 and 4 feet in height. Trees may also
be incorporated into the landscaped area if sufficient area is available for tree
growth.
7. Garage Entrances /Exits.
a. Vehicular access to parking within buildings should be located and designed to
minimize traffic congestion and hazards to pedestrians and to preserve street
frontages for active building uses.
b. Garage entrances /exits should be located along a building wall that does not
face a public street and accessed from a private drive, private rear lane or public
alley. In CB -2, CB -5, and MU zones, and Riverfront Crossings Zones, alley or
rear lane access is preferred. If the Building Official in consultation with the
Director of Planning and Community Development and the Form -Based Code
Committee, determines that such access is not feasible due to lack of alley
access, topographical limitations or other unique circumstances, or if allowing
direct access from a street will better meet the objectives as stated in
subparagraph a., above, garage openings may face a street, but must be
designed in a manner that will best meet the objectives listed in subparagraph
a, above, and must meet the standards listed in sub - subparagraphs (1), (2),
and (3), below.
(1) If the structured parking is intended for residents or tenants of a building
and not the general public, there may be no more than one double -wide or
two single -wide garage openings per building. Double -wide openings may
not exceed �S 20 feet in width; single -wide openings may not exceed 9 10
feet in width. For existing buildings where it is not possible to meet this
standard due to structural constraints of the building, the Building Official
may adjust this provision to allow one additional garage entrance /exit that
faces a street, provided that the minor modification approval criteria are
met and the garage opening is designed to minimize its effect on the
streetscape and minimize hazards to pedestrians.
(2) For structured parking intended for use by the general public, garage
openings should be limited in width and number to only what is necessary
to provide adequate access for the types and numbers of vehicles using
the parking facility.
(3) Except in the CN -1, CB -2, MU and CB -5 Zones, the opening(s) must occupy
no more than 50% of the length of the street - facing building wall. On
corner lots, only one street - facing garage wall must meet this standard. In
Riverfront Crossings Zones and in the CN -1, CB -2, MU and CB -5 Zones,
garage opening(s) along the primary street frontage are not permitted if
access is feasible from another local or collector street or from a rear alley,
private street or private rear lane. If there is no feasible alternative,
garage opening(s) may be allowed along the primary street frontage,
provided that they occupy no more than 35 percent of the length of the
primary street frontage of the lot and provided that all provisions of Article
14 -5C, Access Management are met.
Delete paragraph 14- 28 -6D -7.
• Delete subsection 14- 5A -3C:
0-0110
- - - -- ••
- _- - IL
Amend 14- 5A -3D -4 as follows:
4. Household Living Uses must provide parking according to the specified requirement in
Table 5A -1. The parking must meet the standards specified in subparagraphs 5b.
through e., below. If it there is practical difficulty providing
the required parking for Household Living Uses on site, off -site parking for Household
Living Uses may be approved by special - exception according to the provisions of 14-
5A-4F, Alternatives to Minimum Parking Requirements.
• Delete subsection 14- 5A -3E, Near Southside Parking Facility District
r
® CITY OF IOWA CITY
MEMORANDUM
Date: January 10, 2014
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: Parking Amendments for Downtown and the Riverfront Crossings District
As mentioned at your last meeting, there are a number of associated zoning code amendments
that will be necessary for the new form -based chapter for Riverfront Crossings to work
seamlessly with the remainder of the code. Also, while we are in the process of making these
amendments it is a good time to update certain provisions to ensure that policy goals are
implemented in a cohesive manner. For instance, there have been a number of changes to
parking policies in and around downtown Iowa City over the last decade. While these changes
have helped to further specific goals, the result over time is a patchwork of standards that
sometimes work at cross purposes.
At your work session on Monday, we would like to discuss minimum parking requirements in the
areas near downtown and the University campus, including the Riverfront Crossings District, the
Central Business Zones, and the PRM Zone to make sure they are all set at a level that helps to
achieve the density and type of development desired in these areas. Following is a table that
shows the proposed changes to parking requirements for multi - family uses and the relationship
between the parking requirements in these areas. Our recommendation is to continue to
encourage smaller apartments downtown (CB -10 and CB -5 Zones) by lowering the parking
requirement for 1- bedroom units in the CB -5 Zone to match the 0.5 space required per 1-
bedroom unit in the CB -10 Zone. We also recommend lowering the parking requirement for 3-
bedroom units in these zones from 3 spaces to 2.5, which is still quite high for a central city
location and will continue to discourage fewer of these larger units.
For the CB -2 and PRM Zones, which are typically located on the periphery of the downtown, the
standards would be set a bit higher, but would also create an incentive for smaller units. It
should be noted that in PRM -zoned areas within the University Impact Area the standard of 1
space per bedroom would still apply. There is one location on the west side of the river zoned
PRM. This area is not included in the University Impact Area because it is not adjacent to any
sensitive lower density neighborhoods. It is, however, located directly adjacent to the health
sciences campus where housing is needed for medical, dental, nursing, and pharmacy
students. The lower parking requirement for 1 and 2- bedroom apartments will encourage
development of new housing for these populations.
In the Riverfront Crossings District, in the South Downtown and University Subdistricts the
standards would mirror the standards in the CB -10 Zone, except that for 3- bedroom units the
parking requirement would be 2 spaces instead of 2.5 to reflect that these areas are suitable
areas for student apartments that would likely include more 3- bedroom units. For non - residential
uses in the Riverfront Crossings District, the proposal is for there to be no requirement for
parking in the South Downtown and University Subdistricts, since most of these areas are
already zoned CB -5 where there is no requirement for non - residential parking. In the remainder
of Riverfront Crossings the proposal is to establish a 1 space per 500 square feet of floor area
standard for all non - residential uses.
January 10, 2014
Page 2
Comparison of Existing and Proposed Parking Requirements for Multi - Family Uses
RFC
CB -10
CB -5
CB -2
PRM Zone
south
RFC
Zone
Zone
Zone
Downtown,
remaining
University
subdistricts
Outside
Inside
subdistricts
UTA
UTA
Existing
1 -bed
0.5
1
1
1
1
- --
---
Requirements
2 -bed
1
1
2
2
2
- --
- --
3 -bed
3
3
3
2
3
- --
- --
Proposed
1 -bed
0.5
0.5
0.75
0.75
1
0.5
0.75
Requirements
2 -bed
1
1
1.5
1.5
2
1
1.5
3 -bed
2.5
2.5
2.5
2.5
3
2
2.5
Staff also recommends deleting the Near Southside Parking Facility District and its associated
parking impact fee. The Riverfront Crossings District Master Plan has replaced the Near
Southside Plan as the comprehensive plan for the area immediately south of downtown Iowa
City, so this article of the zoning code is obsolete and is creating some market distortions. By
requiring parking impact fees in lieu of 75% of the parking required for residential uses
constructed in this area, money was generated that could be used for purchase of land and for
capital costs associated with constructing municipal parking facilities in the area. However, the
parking impact fee was set at about 1/3 the cost of constructing a structured parking space, so it
encouraged a considerably higher residential density with insufficient on -site parking to meet the
parking demand for residents yet did not generate enough funds for the City to construct
municipal parking facilities to meet that demand in a timely fashion. We now believe that
requiring parking on -site that is closer to the actual amount of parking demanded by residents in
these downtown locations will help level the playing field between student apartments and
housing constructed for more permanent residents.
Keeping in mind the goal to encourage the highest density housing in the portions of Riverfront
Crossings immediately south of downtown, staff is recommending a new alternative to the Near
Southside Parking Impact Fee. In the South Downtown and University Subdistrict and in
downtown Iowa City the proposal would allow a property owner to pay a fee in lieu of providing
up to 50% of the required parking, but the fee would be set at a level closer to the actual cost of
a structured parking space. This fee would no longer be a requirement. It would be an option.
Given the increased cost of the fee, staff is anticipating that developers would only choose to
pay the fee if there is practical difficulty providing the parking on -site. For very constrained sites
that would otherwise remain undeveloped, there is an option to pay a fee in lieu of up to 100%
of the required parking, but the fee would be even higher for reductions beyond 50 %. This new
alternative to minimum parking requirements will also replace the confusing policy for off -site
parking in a municipal parking facility where developers could request to satisfy their parking
requirements within a nearby parking facility at no cost. This amounted to the City giving away
public parking for free and created a frustrating approval process for the Board of Adjustment,
for applicants, and for the City's parking manager.
Attached are the proposed amendments to the Zoning Code related to the issues described in
this memo. At your next meeting the remainder of the amendments necessary to fit the form -
based code into our existing code will be forwarded for your consideration.
c.® CITY OF IOWA CITY
2111
MEMORANDUM
Date:
December 13, 2013
To:
Planning and Zoning Commission
From:
Karen Howard, Associate Planner
Re:
Riverfront Crossings District — Form -based Zoning Code
At your meeting on Thursday, we will distribute copies of the public review draft of the form -
based zoning code for the Riverfront Crossings District. We will also be posting the draft on the
Riverfront Crossings District webpage on the City's website and issuing a press release, so
interested members of the public have the opportunity to review the proposed code prior to
public discussion at your meeting on January 2.
Since this is a significant piece of new legislation, we also would like to schedule one or more
work sessions with the Commission in January. In addition to the main body of the form -based
code, there are other changes to the zoning ordinance that will need to be made in order for the
form -based code to work within the context of the larger code and some related updates to our
central city parking regulations. We anticipate sending those draft code amendments to you for
discussion at your second meeting in January.
Planning and Zoning Commission
March 20, 2014
Page 4 of 7
Theobald asked if there is an incentive from the distributors. Ream said that these signs are
provided at no charge to the business owner.
Freerks said that with less window area covered, the interaction between the store and the
pedestrians will be different but there will still be the opportunity to advertise.
Eastham said the signage in some cases has gone well over the balance point.
Thomas said you can see that it has spiraled out of control. He said he thinks a nice window
display or being able to see well what's inside would be more likely to draw in pedestrians than
would be these billboard type signs.
A vote was taken and the motion carried 6 -0.
Discussion of Riverfront Crossings District Form -Based Code and proposed regulation
of noise levels.
Miklo said while the Commission was reviewing the Form -Based Code there was a proposal to
incorporate regulation of noise based on the Smart Code, which uses a decibel reading. He said
after research, it was found that is not an easy task or the most effective way to address the
concern raised about commercial vents, as there are variables that make measuring noise
difficult. He said the City used to have decibel levels in the Noise Ordinance, and it was found to
be difficult to regulate and enforce. Other methods are being investigated, such as requiring
commercial to vent to the roof. Staff is recommending that the Commission does not propose
the Smart Code but continue to explore these other alternatives.
Eastham asked how the lighting standards are measured and enforced. Miklo said it's done
through design review before the lights are installed, and if there are complaints after the lights
are installed there is a meter that can measure whether it exceeds the foot candles, the
measurement permitted by the Code. Miklo said he's not sure if there are the same kinds of
industry standards for noise as there are for lighting.
Freerks opened public discussion.
Freerks closed public discussion.
Theobald moved to reconsider the previous recommendation to include the Smart Code
provisions regarding regulation of noise in the Riverfront Crossings Code.
Eastham seconded.
Eastham said he's comfortable with the method of addressing noise described by staff rather
than including the smart code noise provisions in the Riverfront Crossings Form Based Code.
He said the new approach particularly with staff looking at potential noise sources and
regulating those in the design of the building and attempting to see if that's a feasible way of
reducing noise that's coming from uses within the building where those uses are fairly standard
and predictable.
PLANNING AND ZONING COMMISSION Approved
FEBRUARY 20 — 7:00 PM — FORMAL
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Charlie Eastham, Ann Freerks, Phoebe Martin,
Paula Swygard, Jodie Theobald, John Thomas
MEMBERS ABSENT: None.
STAFF PRESENT: Bob Miklo, Karen Howard, Sara Greenwood Hektoen
OTHERS PRESENT: Bob Welsh, Nancy Carlson, Bryan Vogel
RECOMMENDATIONS TO CITY COUNCIL:
1. The Commission voted 6 -1 (Thomas opposed) to recommend approval of Riverfront
Crossings District Form -Based Zoning Code and related zoning code amendments.
2. The Commission voted 6 -0 (Dyer absent) to recommend approval of the proposed
changes to the parking requirements and alternatives to parking minimums in the
Zoning Code that would apply in Downtown and the Riverfront Crossings District
and elimination of the Near Southside Parking Facility District and associated
parking impact fee.
3. The Commission voted 6 -0 (Dyer absent) to recommend approval of an amendment
to Title 14: Zoning, changing the definition of " enlargement/expansion" so that for a
nonconforming drinking establishment, an alteration or addition to a commercial
kitchen that does not result in an increase in the allowable occupancy load will not
be considered an enlargement/expansion of the use.
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There was none.
Planning and Zoning Commission
February 20, 2014 - Formal
Page 2 of 11
Code Items
Discussion of Riverfront Crossings District Form -Based Zoning Code and related zoning
code amendments. (The form -based code is available for review at
hftp:/hvww.icgov.org/riverfrontcrossings)
Howard referred to the decision matrix that contains the final items the Commission wanted to
discuss at this meeting, which include building heights in Riverfront Crossings and accessibility.
Freerks opened public discussion.
Bob Welsh of 84 Penfro Drive said the Commission had the opportunity tonight to give the
message to the citizens of this community and beyond that we really want people to be front
door citizens. He gave an example of a friend who used a wheelchair who could not visit Welsh
in his house due to the front step. He said he hoped the Commission would ask staff to make
some modifications to assure front door accessibility for veterans, those with disabilities, and the
rapidly growing elder population. He would like to promote this community as a good place to
retire.
Nancy Carlson of 1002 E. Jefferson St. spoke of how one of the goals of the Master Plan is to
protect the views of the Old Capital Building, which she said is a symbol both for the university
and for the citizens of Iowa City. She gave Howard two pictures that were in the Press - Citizen in
January and said when she looks at those pictures she sees the Old Capital with two taller high -
rises lurking in the background. She said they are now talking about adding more fifteen story
buildings and one of the reasons is for affordable housing. Carlson said in the Master Plan it
talks about the cost per foot of high rises, and she thinks that the vast majority of working
people would not be able to afford that cost. She wants to know what happens when the City
subsidy ends after ten years. She would like to find other ways of offering affordable housing
without kicking people out of their homes in ten years.
Carlson offered several examples of people getting evicted from affordable housing in Iowa City.
She said the most likely people to get displaced by building affordable housing are the people at
the bottom of the economic scale. She listed some suggestions other cities had for addressing
the problem of affordable housing. She is convinced that building high rises for affordable
housing is not the best answer. She said the reality is that when Iowa City has attempted to up
zone, the repercussions have not been pleasant. She's concerned about what the City's
priorities are and what the best course of action is.
Freerks closed public discussion.
Freerks said she is inclined to approve what staff and the consultants have recommended and
see how it works. She said this is an optional code and nothing they can force anyone to use.
She said there has been a great deal of conversation, many meetings, much discussion with a
lot of people, and she thinks what has been created does reflect what the Plan says, and
parking will determine that. She said when it comes to south of downtown, that's really to
salvage what's left of the downtown that's so beautiful. She said they are to go upward in some
areas, and she thinks that south of downtown would be a good place for that to occur.
Miklo clarified that they anticipate that the City may initiate a rezoning for the south downtown,
so the code would not be optional, but the bonuses would be.
Planning and Zoning Commission
February 20, 2014 - Formal
Page 3 of 11
Howard clarified that the maximum height for the zoning of this area south downtown is eight
stories with a step back after the fifth story to help reduce the building scale, so the only way to
get higher than eight stories is to go through the bonus provisions. She said the Central
Crossings area is a maximum of four stories with a step back after the third story. She said the
Park District and South Gilbert District and University District are a maximum of six stories with
a step back after the fourth story. She said on the west side of the river the maximum height is
four stories except along the Iowa River. Howard said she wanted to be clear that the taller
buildings apply to the discretionary bonus provisions at the end of the code and wanted this in
the record.
Howard addressed Carlson's question about affordable housing by saying that these are not
intended as the absolute or only ways to achieve public goals but as one means of trying to
achieve them. She said for affordable housing there would be an abundance of ways to achieve
it.
Freerks added that City staff is trying to make that happen in many ways
Thomas referred to #35 on the matrix by saying that their goal here is overall density and one
way of achieving that is building height. He said Iowa City's self -image is that it's a small town
with big city attractions, and that is relevant to the question of building height. He said it seems
to him that what they are looking at is the best way of increasing Iowa City's density. He said the
story of density and building height evolves over time and is not fixed in the moment.
Freerks said there has been so much discussion about trying to retain neighborhoods to the
north and east, and she doesn't see spreading density there any further than has already been
done. She said they have a finite piece of ground they are dealing with just south of downtown,
and this is where this kind of growth needs to occur. She said she isn't opposed to tall buildings,
but she doesn't think they will have lots of them. She said what they have here will work
because it's been well thought out and carefully constructed and if there turns out to be issues
with it, she's certainly not afraid to go back and revisit it at any time.
Thomas said he thinks midrises can achieve the desired densities.
Freerks said she thinks that's what this plan will do with a few exceptions.
Thomas said staffs comments in #36 say that they are opposed to the idea of having an
allowance for two buildings exceeding the maximum building height. He said he found
something in Berkeley's zoning code that actually puts a limit on the number of buildings over
eight or nine stories.
Freerks said she thinks it will limit itself with parking, and she prefers to do it that way instead of
the first two people to the gate and then it's done.
Freerks asked if there were four Commissioners who wanted to change #36. There were only
two, Eastham and Thomas. The change to #36 failed.
Freerks said #37 is the university area with two stories minimum and seven stories maximum
and two bonus stories, with staff recommending against making any changes in the university
height standards. She said one of the reasons is that the City has no control over land owned or
developed by the university.
Thomas said he is proposing an increase of one story, from six to seven, in the base height.
Planning and Zoning Commission
February 20, 2014 - Formal
Page 4 of 11
Freerks asked if there were four Commissioners who wanted to make this change. There was
one, Thomas, and the change to #37 failed.
Thomas withdrew his proposed changes to #38. He said he is not clear on the idea that the
change to the allowable bonus height would preclude the City from granting full transfer of
development rights.
Howard explained the concept by using the example that a piece of property has a base height
of four stories. She said someone could tear down a historic property and build a four story
building. She said if they can't transfer the full four stories to another property there's no
incentive to do it. She reminded the Commission that this is just one kind of tool that can be
used.
Freerks said on #39 Thomas had suggested making the maximum three stories with one bonus
story and no bonus where adjacent to existing single family residential. She said staff
recommends against this change other than disallowing bonus heights for properties adjacent to
single family neighborhood. Thomas said he would withdraw this one because the Master Plan
said it's highly unlikely that the development along the east side of the northern end of Gilbert
Street would be redeveloped.
Freerks said on #40 Thomas suggested a change of two stories minimum, six stories maximum
and four bonus stories in the Park area, while staff recommends against changing the allowable
bonus height.
Thomas said he assumed the Master Plan was trying to tie all the variables together in terms of
how these lands would be developed with respect to parking and urban form, etc. He said if you
add up all the development in that plan it's five million square feet. He said the consultant
recommended ten stories. They could have in their own analysis that it could be up to fifteen
stories, but they chose ten. Thomas said he isn't willing to say it could be higher without some
understanding of how that could be the case.
Eastham asked if it was true that in the Park District a developer would have to have nine bonus
points to get up to fifteen stories. Howard said it would be a lot of public benefit they would be
providing to get up to fifteen stories.
There was one Commissioner, Thomas, supporting the change to #40, so the change failed.
Freerks said in #41 Thomas suggested for the West Riverfront four stories maximum, one
bonus story, three story maximum if fronting Orchard Street, and Iowa River edge should have
six story maximum, and two bonus stories. She said staff recommends changing the base
height along the river from 10 to eight stories and allowing the option to grant significant bonus
height, and as stated previously, staff recommends additional standards that will ensure that
riverfront areas are open and accessible to public, and staff would also support a separation
requirement between buildings that exceed five stories, perhaps something between fifty and
one - hundred feet.
Thomas said this is the area where there is the most concern about developing taller buildings.
He said he thinks the separation between buildings is appropriate. He said it would depend on
the height of the building as to what that separation needs to be.
Martin said what the staff has recommended seems to make sense.
Planning and Zoning Commission
February 20, 2014 - Formal
Page 5 of 11
Eastham said he's not keen on having buildings higher than eight stories on the West Riverfront
Crossings area. He said he doesn't think that's an appropriate place to put them.
Swygard said she would agree with that and wonders what significant bonus height means.
Howard said staff was leaving that for the Commission to discuss. Freerks suggested that they
go to twelve maximum rather than fifteen. Eastham said he is struggling with what the public
benefits will be. Howard said in this case one thing that would be the benefit would be the
transfer of development rights for granting open space.
Martin asked if they didn't do any bonus points could a developer make something short and
squat that takes up the whole space. Howard said along the river they could go up to eight
stories and the building has to have some frontage to guarantee access to the river.
Freerks said at six stories you can't see the river so it's up to the Commission to decide how you
best break into that.
Eastham said an eight story building in the West Riverfront corridor is as high a building as he'd
like to see there.
Thomas and Eastham said they would like to see six stories as the base height along the river
with two bonus stores. The other four Commissioners agreed to the option of choosing staff's
recommendation with changing the base height to eight stories and Freerk's suggestion of no
more than twelve stories and staff's ideas for separation requirements. The Commissioners
agreed that buildings exceeding five stories should be separated by the height of the taller
building.
Freerks continued with #29 on the matrix, which said that 100% of the housing units within
Riverfront Crossings District should be totally accessible. Staff does not recommend making
accessibility mandatory for all residential units within the district and recommends relying on
ADA requirements and the Building Code to determine which buildings must have accessible
entrances and features.
Howard said the only building types in Riverfront Crossings that wouldn't be required to be
accessible would be townhouse type units and the cottages, which will be limited.
Eastham said the frontage requirements require the building to be at least eighteen inches
above the street level. Howard said the Building Code is going to require these buildings to be
accessible, so if there is some reason that they can't be made accessible, a provision allows
them to waive the eighteen inch requirement. She said the City has interpreted the accessibility
to apply to the front entrance on all buildings except townhouse type units and single family.
Eastham said so then there is no requirement that those two kinds of buildings have
accessibility from the front. Howard said there is no requirement that you have to make those
accessible from the front, but there is the flexibility in the code to do that if someone wants to
build a single family and make it accessible from the front.
Howard suggested changing the language on page 94 from "where accessibility standards
required by the ADA cannot be met," to read "required or if there's a desire to have the building
accessible."
There was only one Commissioner, Eastham, who was interested in making 100% of the
housing units within Riverfront Crossings District totally accessible.
Planning and Zoning Commission
February 20, 2014 - Formal
Page 6 of 11
Thomas suggested that staff look into best practices and see if there are other cities that have
elected to raise the bar. He asked if what is being proposed in the code is consistent with best
practices. Howard said if there are enough people interested, they can invite someone from the
Building Department to speak on that at another meeting. She said she believes that the City
and the way the Building Code has been interpreted is above and beyond the way some cities
have interpreted it. Freerks asked Howard to investigate and present the results at a future
meeting.
A majority of Commissioners agreed that they would like the language changed on page 94 as
noted above in the minutes.
Freerks said that #42 was suggested by staff to correct confusing language in the side set back
requirements by deleting the "if abutting adjacent building" and also include a provision in the
side set back requirements for mixed used buildings such that residential floors above the third
story must be set back a minimum of ten feet from side lot line.
A majority of Commissioners agreed with this change.
Martin moved to recommend approval Riverfront Crossings District Form -Based Zoning
Code and related zoning code amendments.
Theobald seconded.
Eastham said he thinks this is a very imperfect approach to what they are trying to do. He said
he thinks the allowance for taller buildings in the West Riverfront Area is not appropriate to the
use of that area and the views that are going to exist there from the west. He said he thinks it
doesn't provide adequate and appropriate respect for the people who are still living in the Miller -
Orchard area. He said he also has some moral qualms about not making the frontage of
buildings accessible for everyone, especially in this area where a large number of seniors are
expected to live. He said it's a fairly simple thing to do, and he is disappointed that the
Commission is not recommending to Council that all buildings have access from the front, which
conflicts with the Commission's philosophy of making as many homes in the community
accessible and available to as many people as possible. He said he appreciates Thomas'
comment that the Commission should continue to look at that accessibility issue.
Eastham said as to the building heights he thinks Thomas has done a great job leading the
Commission through what the building heights actually mean in this area and downtown. He
said he hoped the Commissioner would have the opportunity to correct any errors as they go
forward. He said this is a great development opportunity for the community but he thinks there
are a couple things that need to be paid more attention.
Thomas said he thinks the form -based code is a real step forward for Iowa City. He said he
thinks the questions of development in this town have been hard on Iowa City as it relates to
form and density. He said the neighborhoods in the Central District have been hammered over
the last sixty years by questions of density. He said the Historic Preservation Commission is
passionate about their work because they see how badly the city has been damaged. He said
that is the reason he took such a literal view of this plan, because it was an attempt to
understand all the variables that go into deciding the size of a building. He said he hopes there
is more public discussion and that City Council considers this very carefully. He said once you
build a building, it's done.
Planning and Zoning Commission
February 20, 2014 - Formal
Page 7 of 11
Theobald said this discussion helped her begin to see the tall dormitories and see how that
area, with the proper landscaping, could be a lovely area. She said she sees her young friends
who want to move to Iowa City living in this area and being a wonderful opportunity for them.
She said she thinks it's going to be a wonderful neighborhood.
Swygard said as someone who lives close to the West Riverfront she is excited about the
potential changes that come with this redevelopment. She said she thinks that the current
transient nature of some of the businesses along Riverside Drive negatively affects that part of
town. She said she hopes there is some quality development. She said there is an art to doing
this as far as building heights go, and so her hope is that they won't place a twelve -story
building amongst the one -story businesses without also having other redevelopment around
that. She hopes it will be a positive change in that it will open some of the views of the river that
we currently don't see.
Martin said she's very excited about the entire
everyone happy but she does feel that they I
addressed concerns and given thought to the
positive feeling toward what's happening.
Ian. She said she knows that they can't make
ave done a lot to make sure that they have
community issues. She said she has a very
Freerks said she's excited about this and thinks it will be a positive tool to move forward in an
area that can use some redevelopment in many places. She said over the years she has seen
some of the quaint homes taken out and some mismatched things have occurred there for lack
of focus. She said what she sees is a way for the community to create something in this area
that will flow quite well and something embraced by the people in Iowa City but also people from
other areas who will come here. She said when people come here they perhaps look for
something a bit different. She said hopefully this takes some of the pressure off those areas that
we love and want to keep and cherish and that includes the downtown, which lacks protection in
many areas. She said in the future that's something she would like to address. She said she
thinks this will be a positive. She said it's not perfect but she thinks they got it quite focused on
what might allow people to use incentives and she hopes people will use and embrace it and
that there will be many buildings that will have public benefit.
Dyer said she has been excited about this project since she first learned about it. She said she
thinks they have reached some good compromises. She said she hopes they can communicate
community support for developers to see the bonuses that provide workforce housing and
accessibility - that's one of the things that needs to be in the forefront of peoples' minds as the
community ages in population and attracts retirees. She said overall she thinks they have done
a good job and she's quite happy with the results.
The Commissioners said they appreciate all the effort and hard work that went into this.
A vote was taken and the motion carried 6 -1 (Thomas opposed).
Freerks called for a five minute break and Dyer left the meeting.
Freerks called the meeting back to order.
Planning and Zoning Commission
February 20, 2014 - Formal
Page 8 of 11
Discussion of proposed changes to parking requirements and alternatives to parking
minimums in the Zoning Code that would apply in Downtown and the Riverfront
Crossings District and elimination of the Near Southside Parking Facility District and
associated parking impact fee.
Freerks opened public discussion.
Freerks closed public discussion.
Thomas moved to recommend approval of the proposed changes to the parking
requirements and alternatives to parking minimums in the Zoning Code that would apply
in Downtown and the Riverfront Crossings District and elimination of the Near Southside
Parking Facility District and associated parking impact fee.
Eastham seconded.
Thomas said he is basically in support of the proposed changes. He said one thing he would
encourage is the question of on- street parking. He said he thinks much of the street parking in
Riverfront Crossings is unregulated and given how parking is such a critical issue in terms of the
development of this area he thinks it's time to start looking at how that on- street parking is
regulated so they can maximize the efficiency of it.
Eastham said he thinks it's a good point to pursue.
Thomas added that if they can get additional benefit out of that it could be put back into the
public benefits. He said if there were a parking benefit district, for example, those revenues
raised could be used toward improving Riverfront Crossings, either from the meter collections or
permits or whatever the process. He said it seems like a valuable resource and should at least
be evaluated.
Freerks said this seems like a good place to start, and hopefully it will be something that serves
this area well.
Theobald said there are no bicycle parking requirements and wanted to know if expanding those
to all areas has been looked at. Howard said this does have bicycle parking requirements for
commercial uses whereas downtown there are none. She said they tried to put something new
in to make sure that the bicycle parking was accommodated. She said for commercial uses the
bicycle parking has always been based on a percentage of the commercial vehicle parking so
downtown drops to zero although there's a huge demand for bicycle parking. She said they tried
to address some of those issues in Riverfront Crossings.
A vote was taken and the motion carried 6 -0.
Discussion of an amendment to Title 14: Zoning, changing the definition of
" enlargement/expansion" so that for a nonconforming drinking establishment, an
alteration or addition to a commercial kitchen that does not result in an increase in the
allowable occupancy load will not be considered an enlargement/expansion of the use.
Planning and Zoning Commission
February 20, 2014 - Informal
Page 2 of 5
that once the gravel pit was exhausted it would make a good park, and now with the Terry
Trueblood Recreation Area, there is a great park serving the district and the larger community.
He said at that time they also picked out some prospective locations for schools, and the Iowa
City Community School District has now chosen one of those sites. Miklo said these are
examples that the Plan has had value as this area as grown.
Walz said the street pattern is something that needs to be given careful attention, and it would
make the area more walkable and more accessible. She said that other things they would need
to be vigilant about is the way they plan for trees along the street and the separation between
the sidewalk and the street especially along that extension of Sycamore Street when the school
goes in. She said the area has a lot of assets that go unheralded.
Martin asked about the commercial zoning. Walz explained that there is no zoning yet because
some of these areas weren't part of the city until the recent annexation with the school. She said
there had been talk on the Commission about a neighborhood commercial zone, and she said
for that to be viable that east -west connection has to occur
In response to a question from Freerks, Miklo said there were two areas for which the City had
not yet adopted a district plan; the North Corridor and the Northwest District. He said the
Northeast District does have the Camp Cardinal Boulevard Master Plan for guidance.
Walz said the South District is also important because it's one of two districts within the city
limits that has the bulk of undeveloped land. She said much of the recent development has lots
that tend to be on the smaller end and very affordable for single family.
Eastham said the area around the Weber School on Rohret Road was developed almost
entirely as single family, and he would like to see the history of how that developed in order to
help as they plan for the South District. Miklo said he didn't think there was much variance
between what was planned for that area and what was actually built.
Dyer asked if the City bus system will extend to this area after it's developed. Walz said that is
always the plan with new subdivisions and rezonings, and the extension of bus service does
depend a lot on the density of development. She said having a school there will help as will the
east -west extension of McCollister Boulevard.
Dyer said she thinks the bus service is especially important for areas with multifamily housing.
Code Item
Discussion of Riverfront Crossings District Form -Based Zoning Code and related zoning
code amendments. (The form -based code is available for review at
http://www.icgov.org/riverfrontcrossings)
Discussion of proposed changes to parking requirements and alternatives to parking
minimums in the Zoning Code that would apply in Downtown and the Riverfront
Crossings District and elimination of the Near Southside Parking Facility District and
associated parking impact fee.
Howard said this would be a continuation of the discussion from the previous meeting.
Freerks asked to have the wording clarified in the amendment concerning density standards for
fraternal group living. The amendment states... "Staff recommends that applications for new
Planning and Zoning Commission
February 20, 2014 - Informal
Page 3 of 5
fraternal living uses continue to be reviewed and approved by the Board of Adjustment but that
we return to the density allowed previously." Howard affirmed that what is meant is that they are
returning to the previous density only for the RM -44 and the PRM, not for the other zones.
Howard said the minimum parking requirements section has been newly revised, and she
explained what the changes are, including a revised table outlining what the parking
requirements will be in Riverfront Crossings. She said an added revision is the Downtown and
Riverfront Crossings Parking District and information on how to qualify for this type of reduction,
which will entail a fee. She said there is also a change to the near South Side parking impact
fee to make fees paid to the City more commensurate with the actual cost to City to build a
structured parking space.
Howard clarified that a development could have a financial incentive from a Federal or State
program or from the City to qualify for a bonus height provision.
Howard explained that developments that qualify as affordable housing and exempt 30% of the
dwelling units from the parking requirements do not also have to pay a fee.
Howard said that the fees are intended to cover a portion of the construction cost of a structured
parking space but do not cover the operating costs, and residents will not be guaranteed a
parking space in a public parking facility.
Thomas said what he wanted to know is if there is a public subsidy to the operation of the
parking structures. Howard said there is always a public subsidy of the parking structures
downtown. Greenwood Hektoen explained that you can't charge for maintenance- that is what
our tax dollars are for.
Howard emphasized that having a progressive policy of strategically placed public parking
facilities has helped downtown Iowa City maintain its buildings over time rather than seeing
buildings torn down to make room for surface parking lots.
Discussion of an amendment to Title 14: Zoning, changing the definition of
"en largement/expansion" so that for a nonconforming drinking establishment, an
alteration or addition to a commercial kitchen that does not result in an increase in the
allowable occupancy load will not be considered an en largement/expansion of the use.
Miklo said the intention here is to emphasize the non - alcoholic aspect of the business and make
it easier for the restaurant.
Theobald asked about sidewalk cafes. Howard said the Code has a definition of a restaurant,
and there are many businesses downtown that do operate a full -scale restaurant, and they are
the ones that have the sidewalk cafes, but in the Zoning Code some of those restaurants also
qualified as a drinking establishment because sometimes they are open after midnight. She said
that something defined in the Code as a bar would not qualify for a sidewalk cafe.
ADJOURNMENT:
Eastham moved to adjourn the meeting.
Theobald seconded.
Planning and Zoning Commission
February 6, 2014 - Formal
Page 6 of 10
Mike Pugh, the attorney for the applicant, said the issue of rezoning came up at the suggestion
of the City. He said Pearson has expressed concern that Moss Ridge Road would limit its ability
to expand. He said once the road is in, the north side of the building would immediately be non-
conforming, so rezoning is a way to make the current building conforming at that point and still
allows Pearson to expand in the future.
Freerks closed public discussion.
Thomas moved to recommend approval of REZ14- 00001, an application submitted by
NCS Pearson to rezone a 49.5 -acre property located at 2510 N. Dodge Street from Office
Research Park (ORP) zone to Research Development Park (RDP) zone.
Swygard seconded.
Freerks said the rezoning allows the building to stay in conformity and expand, and she will
support it.
Thomas said he'll be supporting it, but it is a relatively tight space between the building and the
parking lot so it poses a design problem, but one that can be solved.
A vote was taken and the motion carried 7 -0
Code Items
Discussion of Riverfront Crossings District Form -Based Zoning Code and related zoning
code amendments. (The form -based code is available for review at
http://www.icqov.org/riverfrontcrossings )
Howard provided a new matrix for the proposed amendments to the form -based code that
address concerns from the Commission. Howard noted that additional changes may be made
by Council once they receive the code. Howard summarized the proposed amendments that
were included in the January 31 staff memo. She requested deferral of the discussion of the
changes to parking regulations.
Howard clarified that items 34 and on in the matrix were new and addressed concerns
expressed by Commission member Thomas and Pam Michaud (public).
Freerks requested that the Commission run through the items prior to the public hearing in order
to see where there was a majority in favor of moving forward. This would give the public a sense
of the direction the Commission was heading and hence where public input would be most
useful.
Eastham requested to remove from consideration the first 6 items on the matrix that deal with
high bonus provisions for affordable and elderly housing. Freerks sought consensus from the
Commission. The Commission concurred in removing these amendments.
Item 10, effecting heights along the Gilbert Street Corridor, there was not a majority of the
Commission that wished to pursue the amendment.
Planning and Zoning Commission
February 6, 2014 - Formal
Page 7 of 10
Item 29, seeking a requirement that 100% of housing in the Riverfront Crossing be ADA
accessible. Howard noted that buildings that are not subject to ADA requirements are single -
family units. Eastham expressed interest in pursuing this with regard to front entrances. Thomas
asked whether there could be a requirement that provided buildings be designed to allow
alteration for ramps when the need /desire arose. Howard cautioned that there may be locations
where due to the topography of property or the floodplain, that it will not be possible to have an
at -grade entrance. She explained that a majority of buildings in Riverfront crossings will be
multi - family or mixed use and those buildings must be ADA accessible. She noted that staff is
trying to balance the reduced setbacks that create an urban streetscape with the desire for
privacy in a single - family unit. Staff believes there should be flexibility with townhouses in some
areas it may not be possible to create an accessible entrance. Miklo noted that when City funds
support single - family housing, that housing is required to have an ADA accessible entrance.
Dyer stated that it is very difficult to find accessible single - family housing and that some single -
family areas of the community simply are closed off to people in wheelchairs. If property is not
topographically challenged she believes it would be appropriate to encourage ramps. Thomas
asked whether there could be language to encourage opportunities that allow modification.
Howard responded that it while the zoning could have language to encourage a certain kind of
development that it is ineffective in getting the desired result. There was not consensus to move
forward with the proposed amendment.
All other items as addressed by staff in the matrix had the acceptance of the Commission.
Thomas discussed maximum building height recommendations he had offered in a memo to the
Commission. He noted that midrise development allows desirable increases in densities while
having some advantages in terms of sustainability and that changes in construction practices
that allow taller wood -frame buildings. He called attention to sections of the master plan that had
called for midrise development.
Howard responded that the base height standards reflect a low to midrise limit for all the districts
except the west riverfront where the base height is 10 stories. Howard noted that quite a bit of
research was put into the base height recommendations. It is the bonus height provisions that
allow something higher. Those provisions apply only in those situations where a developer is
proposing something of public benefit that achieves other goals in the plan. This is balancing the
goals for overall building development with the other goals of the plan. Because staff cannot
know what the financial requirements will be in redeveloping certain areas of the district —
someone may have to buy up existing development and remove existing structure —and that
developers will have to do something considerable in order to justify any bonus height. Howard
asked whether the Commission wanted to preclude the opportunity for some incentive to
achieve other goals in the plan by removing the bonus provision. Each request for bonus height
is considered on a case -by -case basis. She showed slides illustrating scenarios under which the
bonus height provisions could help get more desirable development.
Dyer noted that the only incentive to build affordable housing is in the bonus height provision.
Freerks commented that the area under consideration was a redevelopment area and not one
where building would be fitting into a context of existing structures that were going to stay.
The public hearing was opened.
Planning and Zoning Commission
February 6, 2014 - Formal
Page 8 of 10
Pam Michaud commented on landscaping as a way to soften the appearance of taller buildings,
including green roofs. She expressed support for more sustainability, including LEED standards
for multi - family, and more controls on light and noise pollution.
Bob Welsh commented on the unique opportunity that existed in redevelopment areas. He
asked the Commission to support stronger accessibility and affordability standards for new
development.
Nancy Carlson commented on the bonus height provision and asked that the Commission look
into the cost of building high -rise buildings and how successful they have been in addressing
housing issues. Her research indicates that it is the very rich or very poor. She feels that the
impact of high -rise building heights has not been given enough consideration.
Public hearing closed.
Theobald moved to approve incorporating all the amendments recommended by staff,
keeping 29, 35, and 36 open for discussion.
Seconded by Eastham.
A vote was taken and the motion carried 7 -0.
Theobald moved to defer the Riverfront Crossings Form -Based Code.
Seconded by Eastham.
A vote was taken and the motion carried 7 -0.
Discussion of proposed changes to parking requirements and alternatives to parking
minimums in the Zoning Code that would apply in the Downtown and the Riverfront
Crossings District and elimination of the Near Southside Parking Facility District and
associated parking impact fee.
Freerks opened the public hearing.
Pam Michaud noted that the governor had taken some action on local parking regulations.
Hektoen noted that municipalities have the authority to regulate parking.
Public hearing was closed.
Eastham moved to defer the item to the next Commission meeting.
Theobald seconded.
A vote was taken and the motion carried 7 -0.
Minutes
Miklo noted that minutes from January 13 were not yet ready due to an illness.
Planning and Zoning Commission
February 6, 2014 - Formal
Page 9 of 10
Eastham moved to approve minutes for January 16.
Theobald seconded.
A vote was taken and the motion carried 7 -0.
Other
Discussion of revaluating the South District Plan, especially that area along Sycamore Street
near the proposed school site.
Miklo suggested deferral due to the late hour.
Freerks invited public input. No one came forward.
Eastham moved deferral of the item to the next Commission meeting.
Theobald seconded.
A vote was taken and the motion carried 7 -0.
Eastham moved to set an agenda item for March 20 regarding a potential amendment
regarding affordable housing to the Riverfront Crossings Plan as proposed in the letter
from Sally Scott.
Seconded by Thomas.
A vote was taken and the motion carried 7 -0.
ADJOURNMENT:
Eastham moved to adjourn.
A vote was taken and the motion carried 7 -0.
The meeting was adjourned at 9:50.
Planning and Zoning Commission
February 3, 2014 - Informal
Page 2 of 3
4. Discussion of an application submitted by NCS Pearson, Inc. for a rezoning of approximately
49.5 -acres of property from Office Research Park (ORP) zone to Research Development Park
(RDP) zone located at 2510 N. Dodge Street. (REZ14- 00001)
There was no discussion on Rezoning Items #1 -4.
�[ C. Code Items
1. Discussion of Riverfront Crossings District Form -Based Zoning Code and related zoning code
amendments.
Freerks ran through the list of amendments to see where the commission still had questions for
staff.
In response to a question from the Commission, Howard stated that the bonus provisions are the
only place in which affordable housing is addressed in the code.
Thomas asked about the maximum building height along the Gilbert Street corridor and
expressed a desire to maintain symmetry between the two sides of the street.
Freerks asked Howard to speak at the Thursday meeting about the ways that parking and site
constraints limit potential building height beyond what is allowed in the code.
Swygard asked for some clarification in the language in the bonus section for public art to help
ensure that consideration is given to distributing art throughout the Riverfront Crossings area.
There was brief discussion of a proposed amendment for 100% accessibility for residential uses.
Howard noted that single - family uses are not required to be accessible. Multifamily, mixed use
and commercial buildings are required to have ADA accessible primary entrances. The City has
interpreted this to mean the front entrance.
Thomas stated that he still has a concern about the mid -rise building heights (4 -9 stories)
envisioned in the master plan and what is being proposed currently in the form -based code,
which he views as much taller. Howard stated that the master plan used what was parkable on
current lots in order to envision what was buildable, but is otherwise silent on what the heights
"should" be. She stated that the form -based code is trying to balance a number of goals: creating
residential density to create a commercial area that would have uses that support neighborhood
serving uses; creating green space between buildings to provide views and access to the river;
promoting redevelopment of the area, which is cost prohibitive, will mean allowing buildings that
can take advantage of the views of the park and the downtown.
2. Discussion of proposed changes to parking requirements and alternatives to parking
minimums in the Zoning Code that would apply in Downtown and the Riverfront Crossings
District and elimination of the Near Southside Parking Facility District and associated parking
impact fee.
Howard explained that the attorneys' office was still working with planning on this; there were still
item that needed to be adjusted. She stated that staff was recommending deferral to allow time
for that.
D. Other
Discussion of revaluating the South District Plan, especially that area along Sycamore Street near the
proposed school site. Miklo said that this would be discussed at the next formal meeting.
E. Adjournment
The meeting was adjourned.
Planning and Zoning Commission
January 16, 2014 - Formal
Page 6 of 11
Code Items
�C Discussion of Riverfront Crossings District Form -Based Zoning Code. (Available for review
at hftp: / /www.icgov.org / ?id =2094)
Eastham disclosed that he had been present at a meeting of a group that has been interested in
the form based code section having to do with the affordable and elder housing. He said the gist of
what was said at that meeting is taken up in correspondence from that group and its
recommendation and request. He said the discussion was mainly on how to include anything in the
Code or the Riverfront Crossings Plan in terms of achieving affordable housing in that area. He
said at the meeting he tried to provide information about how the Commission works and when it
meets.
Eastham said he would provide an email from that group that summarized the discussion. Goers
said that it would be appropriate to include those emails in the records of this meeting.
Howard said the Commission had a work session January 13 to go through some things that the
Commission wanted staff to look at with regard to various aspects of what's proposed in this code.
Freerks said the Commission had discussion about the proposed form based code at its work
session and people submitted questions, and now it's important for the public to comment and give
feedback on it as well.
Swygard asked for clarification about distance from student housing on the west side. Howard said
to qualify for the student housing bonus provision the project would have to be within one - thousand
feet walking distance of the edge of the campus as defined on a map that she showed. Swygard
asked if it would be limited to one side of the street. Howard said it would apply to both sides of
Riverside Drive as well as to distance from the campus on the other side of the river. She noted
that the campus boundaries for purposes of the form -based code are illustrated on the regulating
plan for Riverfront Crossings.
Freerks asked what would happen if the university acquired more property. Howard said the map
would then have to be revised.
Eastham said some of the discussion at their last meetings had to do with accessibility of
structures allowed by the form based code provisions and whether the code was sufficient to
assure that no -step entrances were going to be possible. He said for at least a few of the frontage
types he didn't see that they allowed a sidewalk level building to be built.
Howard noted that the code states "steps and /or ramps' and the ADA requirements in the building
code would determine how accessibility is addressed. Eastham said he would like the staff to
clearly address what the form based code language actually requires and allows for no -step
entrance at the front of each one of the allowed building types. Howard said there was no intention
to make it different than any other part of the city.
Freerks opened public discussion.
Sally Scott said she is the volunteer facilitator for a new organization called The Johnson County
Affordable Homes Coalition but she is speaking tonight as an individual. She said the form based
code does address some of the issues she's concerned about. For example, there is a bonus
provision for affordable or workforce housing. However, she stated that it is problematic that
affordable housing is not mentioned as a goal in the Master Plan for Downtown and Riverfront
Crossings.
Planning and Zoning Commission
January 16, 2014 - Formal
Page 7 of 11
Freerks noted that the Master Plan was approved earlier in 2013 and that what was being
considered by the Commission at this time was the form -based code for Riverfront Crossings.
Scott said she is requesting that the Downtown and Riverfront Crossings Master Plan be amended
to specify that 15% of all residential units, approximately 450, should be accessible to people
earning less than 80% of Area Median Income. She said that once the City government
incorporates this target into the Master Plan, a task force of city officials, for - profit and nonprofit
housing developers, University officials and city residents should determine the specific means to
achieve the goal.
Scott said significant public dollars will support the redevelopment of this area, and given the large
investments of public funds, residential development in this area should benefit the full range of
Iowa City residents, including lower- income and older people.
Scott said the Downtown and Riverfront Crossings Master Plan adopted in January 2013 makes no
mention of affordable housing outside of arts - related units in the Gilbert District. She said the
shortage of affordable housing in Iowa City has become apparent since then, as over 63% of
renters are paying more than 30% of their income on housing costs. She said other than students,
most people earning less than $35,000 can't afford to live in Iowa City, resulting in more people
moving farther from their places of work, which negatively impacts families, communities and the
environment.
Scott said the provision of incentives in the Riverfront Crossings Form -Based Development
Standards does not guarantee that any affordable or elder housing will be built in that area, which
would be a huge missed opportunity. She urged the City of Iowa City to make affordable housing
an integral, not an optional, part of the Riverfront Crossings redevelopment.
John McKinstry of 308 Ronalds Street said although he can't speak officially for the Consultation of
Religious Communities, his clergy and laity colleagues share his concerns about affordable
housing. He read from a letter written by Bob Welsh of 84 Penfro Drive that stated that one of the
important features of a livable community is affordable accessible housing and that Riverfront
Crossings provides Iowa City an opportunity to declare in the Form -Based Development
Guidelines that it is the City's intent that 100% of all housing units in Riverfront Crossings are
totally accessible. Welsh went on to say that he hopes the City's will affirm in those Guidelines its
intent to ensure that all the housing units are affordable, citing the example that if 16% of families
had income under $25,000 then 16% of the housing units would be affordable for persons at that
income level. He urged the City to not miss the opportunity that Riverfront Crossings presents.
McKinstry said he applauds the Iowa City Community School District for their diversity policy which
is intended to balance out the past failings of the entire county to have adequate amount and
scattering of affordable housing to overcome some of those geographic inequalities that exist. He
said he believes when public funds are used in redevelopment then the entire public needs to
benefit directly and that the lower income people who work in this neighborhood should have
places to live within it. He said it is increasingly difficult for working families to have affordable
housing in this county, and he thinks it's the responsibility of everyone to see that we don't
continue to go down that road that we've been on for years.
Maryann Dennis said she is speaking for The Housing Fellowship and wants to reiterate what
previous speakers have said. She said City Council recently adopted priorities for neighborhood
stabilization in their Strategic Plan, and one of the Plan's priorities is to define and address
affordable housing issues in Iowa City. She said the Riverfront Crossings regulations can help to
achieve that goal by including bonuses for development that reserve a minimum of 15% of the
dwellings as affordable to households with incomes below 80 %.
Planning and Zoning Commission
January 16, 2014 - Formal
Page 8 of 11
Al Zimmerman of 2422 Lakeside Drive #4 said he is a retired minister who moved back to Iowa
City to be close to his family, and he really had to struggle to find affordable housing, even with
what he considers a good income. He asked the Commission to keep the entire community in mind
as they determine this new project. He said he would hope that the housing that is provided will
reflect all socioeconomic groups in the community so that we can truly be a community.
Freerks closed public discussion.
Eastham moved to defer this item to the meeting of February 6.
Thomas seconded.
Freerks said they have laid forth a number of issues for staff to address including affordable
housing, building height and entry levels.
Martin asked if a certain number of units within a building are set aside for affordable housing, are
they not rented except to someone who meets that requirement and how long do they remain
vacant if they don't get filled.
Howard said the proposal is to explore options to achieve affordable housing goals and there's no
one right answer to how it might be done. She said to research how inclusionary housing could be
incorporated into the code would take some time.
Freerks explained to Martin that the idea is to give people incentives to want to use the form -based
code and to also do affordable housing. She said the Commission is asking staff to explore how
best to entice people to want to do that.
Miklo said that typically with inclusionary zoning certain units are set aside to be rented or sold at a
certain price and they are not allowed to go back to the market rate.
Freerks said that inclusionary zoning has been discussed often over the years and it's something
that City Council, which is more of a political body, has declined to go forward with, but that's a
broader issue that could be addressed in the plan overall.
Eastham said the specifics of the request, which are not something he would characterize as a
request to adopt an inclusionary zoning ordinance, but the request is to make an amendment to
the Riverfront Crossings Master Plan to achieve specific goals.
Howard explained the steps to amending the Comprehensive Plan in regards to the Downtown and
Riverfront Crossings Master Plan: someone would need to submit an application to amend the
plan, notice would be published, and it would be placed on the Commission's formal agenda for
discussion. She noted that a Commission member could initiate a form discussion, but it does
need to be on the agenda and public notice given.
A vote was taken to defer discussion until the next meeting. The motion carried 6-0.
Discussion of proposed changes to parking requirements and alternatives to parking
minimums in the Zoning Code that would apply in Downtown and the Riverfront Crossings
District and elimination of the Near Southside Parking Facility District and associated
parking impact fee.
Howard noted that staff put the draft amendments on the Commission's agenda for discussion, but
Planning and Zoning Commission
January 16, 2014 - Formal
Page 9 of 11
recommend deferral until the code language can be further refined. This is an opportunity for
questions or discussion. Howard noted that currently it is a requirement in the Near Southside
district that if you build residential units you must pay a parking impact fee rather than build
parking. The City would like to change that to have developers build parking on -site to serve the
needs of the residents according to the parking requirements. However, the code would offer an
option for payment in lieu of providing some or all of the parking on -site. These funds would then
be used to construct and maintain centrally located public parking facilities.
Howard explained other proposed changes would address a situation in which a grocery store is
included in a proposed development in a downtown location in a mixed use building where all the
feasible parking that can be built is needed for the grocery store. In such a case, the developer
could pay a fee in lieu of providing on -site parking for the upper floor residential. She also noted
that staff is recommending deletion of the maximum parking requirement in the CB -5 zone, since
developers building extra parking downtown has never been an issue.
Freerks asked whether this alternative to the minimum parking requirement (payment of a fee in
lieu) would promote the demolition of existing buildings. Howard responded that the current
regulations adopted in 2009 were not working well to address the residential and student housing
needs for parking. One part of the current regulation allows developers to seek special exception to
provide required parking in a municipal ramp, however there was no cost to the developer other
than the cost of the parking permits, which is passed along to the tenant. There was also no way
for the Board of Adjustment to judge what amount of parking was appropriate to grant and so they
were giving away public parking basically at no cost to the developer. The proposed change would
ensure that the developer is paying a proportional share of the cost of building the public parking.
The fee is proposed to be at 75% the cost to construct a structured parking space. By internalizing
the cost, the demand for the exception is more likely to be limited to those properties that really
cannot provide all the parking. The special exception is not allowed for historic landmarks or
properties listed as "key buildings" in the master plan. There are also design requirements for new
buildings constructed next to historic buildings.
Eastham asked whether the current revenue from ramps was insufficient to build new ramps.
Howard indicated that the fees basically cover maintenance and operation of existing parking
facilities, but what we are talking about is the cost of constructing the parking. Goers explained that
the funding for the public parking ramps comes from a number of sources, including federal.
Eastham asked about the provision that allows an exemption for affordable housing. Howard said
that provision could be extended to the Riverfront Crossings District.
Thomas asked about the parking requirement for 3- bedroom units. Howard indicated that there
were two reasons: to address neighborhood stabilization by encouraging more small (1- and 2-
bedroom units); and to acknowledge that 3- bedroom apartments in the multi - family buildings
downtown tend to be student apartments and not for more permanent residents, who would likely
have a lower parking demand. She recognized that the proposal had not distinguished between
building types and that there were areas within the plan that may be more attractive to families and
thus the parking requirement should be different for those. She stated that that staff would address
that in a revision. Thomas said he thought families may want to live in multi - family buildings at the
south end of the district and thought the parking requirement was too high. Thomas also said that
close to campus it might make sense to have no parking requirement since in his view that group
has good access to transit and with the advancements in shared vehicles that may diminish the
need for vehicles. Howard indicated that they believe the standard reflects demand at this time, but
that they were looking at an option to convert some spaces for scooter or motorcycle parking and
bike parking facilities.
Planning and Zoning Commission
January 16, 2014 - Formal
Page 10 of 11
Freerks opened the public hearing.
Mark Bruzan stated that the provisions seemed designed for larger developments, but that he has
been working on a number of small projects, say a 30 x 100 foot lot. Those smaller lots become
prohibitive to develop. Howard responded that the provision to reduce parking through a "fee in lieu
of is intended for that type of situation. Right now that option exists only for the South Downtown
area and the Central Business District, which are areas in which the City will provide parking
facilities in the future.
Thomas moved to defer discussion to the next meeting. Second by Martin.
A vote was taken and the motion carried 6 -0.
Consideration of Meeting Minutes: December 19, 2013 & January 2, 2014.
Eastham moved to approve. Second by Swygard.
A vote was taken and the motion carried 6 -0.
OTHER
Miklo suggested scheduling another informal meeting for Monday, February 3, at 5:30. The
discussion would focus on Riverfront Crossings and parking changes.
Swygard stated that she has misspoken at a prior meeting saying that Orchard Street had 11,000
cars. She had meant Benton Street. Orchard Street according to the most recent study has 2,385
cars.
ADJOURNMENT:
Eastham moved to adjourn.
Theobald seconded.
The meeting was adjourned on a 6 -0 vote.
PLANNING AND ZONING COMMISSION APPROVED
JANUARY 13 — 5:30 PM — INFORMAL
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Charlie Eastham, Ann Freerks, Paula Swygard,
Jodie Theobald. John Thomas
MEMBERS ABSENT: Phoebe Martin
STAFF PRESENT: Bob Miklo, Karen Howard, Steve Long, Eric Goers
RECOMMENDATIONS TO CITY COUNCIL:
None.
CALL TO ORDER:
The meeting was called to order at 5:30 PM.
Code Item
1. Discussion of Riverfront Crossings District Form -Based Zoning Code. (Available
for review at http://www.icqov.orql?id=209
Discussion of proposed changes to parking requirements and alternatives to
parking minimums in the Zoning Code that would apply in Downtown and the
Riverfront Crossings District and elimination of the Near Southside Parking
Facility District and associated parking impact fee.
Miklo indicated that the only item to be discussed will be this code item unless the Commission
had questions about any of the other items. There were no questions.
Staff presented a printed matrix with questions from individual Commission members about
items in the Riverfront Crossings Code and staffs response.
Steve Long, Community Development Coordinator for the City spoke about the first item on the
matrix, which is "provide that all affordable units and 15% of elder unit rents cannot exceed the
Iowa City Housing Authority payment standards for one, two or three - bedroom units ". Long
explained that Fair Market Rent is determined by HUD. He said in addition City Council has
adopted a policy for projects receiving financial assistance for workforce housing. He said for
rentals it was determined that using 120% of the Fair Market Rent limits is appropriate as a
maximum in Riverfront Crossings and Downtown Iowa City.
Howard said the question here is that the only thing in the Riverfront Crossings Code now is that
bonus provision. She said staffs recommendation is to keep it as flexible as possible or else it
might not be used at all. She said if you truly want to assure that there is affordable housing you
Planning and Zoning Commission
January 13, 2014 - Informal
Page 2 of 3
would have to do some sort of inclusionary housing policy where you require every project to
have a certain number of affordable units. She said they did receive a communication from the
group Affordable Housing.
Freerks asked if it's something that could come later and not be just about this particular area
but about development as it continues throughout the city.
Eastham said he would like staff comments at a later date about high bonuses that are
proposed may not have enough monetary value to allow for reduced prices and also what is
known about the success of the approaches that are suggested in the Code, which is a case by
case negotiated approach.
Freerks addressed the next issue on the matrix, which was "promote access to affordable units
and affordable elder units for very low income residents by including a provision similar to — "the
owner cannot refuse to lease affordable units to a Section 8 rental assistance voucher holder or
holder of other forms of rental assistance because of the status of the prospective tenant as a
holder of such assistance"
Long explained that income is not a protected class. He said if you use HOME funds, which are
HUD funds for affordable housing, in a development you cannot deny someone because they
are on Section 8. He said using any other type of funds you can decide not to accept a Section
8 voucher. He said currently the most given reason landlords won't accept Section 8 is because
of increased inspections.
Freerks asked if there would be lawsuits if the City tried to do this. Goers said potentially, but
the City Attorney's office can explore this some more if it's something this Commission would
want to consider. Staff does not recommend putting a provision in the zoning code that would
not be consistent with federal rules. Commission members decided they wanted to pursue this
issue further.
Freerks read the next issue regarding "provide that individuals and families occupying all
affordable units and 15% of elder units have incomes less than the 80% Area Median Income
adjusted for household size as published by the Iowa City Housing Authority." Eastham said he
thought there should be different income limits rentals and owner occupied as the latter
generally requires more income.
Long said he thinks it's important to have affordable housing, but it's just as important to have
flexibility. Howard explained that a lot of these projects have multiple funding streams and the
idea wasn't necessarily that the bonus would be used solely as the only means of achieving it.
Dyer asked if theoretically you could combine affordability and environmental provisions to get
funds from two different kinds of sources. Long said you could. Dyer said that seemed like a
good idea.
Eastham said examples based upon a reasonable explanation of cost would be very helpful in
trying to decide what kind of provisions to include. Freerks said she felt to have all at the 80%
median income for the entire area is too restrictive. The Commission decided this item needed
more thought from them.
ADJOURNMENT:
The meeting was adjourned.
Planning and Zoning Commission
January 2, 2014 - Formal
Page 2 of 6
Development Item
SUB13 -00024
Discussion of an application submitted by Southgate Development for a preliminary plat
of Lindemann Subdivision Part 413, 6, & 7, a 85 -lot, 25.04 -acre residential subdivision
located on Kenneth and Charles Drive, north of Gustav Street.
Miklo said the applicant has requested that this item be deferred to the Commission's next
meeting.
Freerks opened public discussion.
Freerks closed public discussion.
Eastham moved to defer SUB13 -00024 to January 161h.
Martin seconded.
A vote was taken and the motion carried 7 -0.
� Code Item
(�( Discussion of Riverfront Crossings District Form -Based Zoning Code. (Available for
review at http: / /www.icgov.org / ?id =2094)
Howard said this will be Article 14 -2G, and the zoning ordinance will be the Riverfront Crossing
Districts and will apply to properties that are rezoned to the Riverfront Crossings zoning
designation. She said each sub - district of Riverfront Crossings has its own set of standards to
follow, based on where they are in Riverfront Crossings.
Howard said the administration of this code will be a staff committee that will review
development proposals to ensure compliance with the provisions of this Code. She said if you
are not zoned through the Riverfront Crossings but are within that design overlay district the
development proposal would be reviewed based on the Riverfront Crossings District Plan and
the general design review criteria already in the Zoning Ordinance.
Howard explained the basic elements of a form -based code including a regulating plan that
specifies primary street frontages, the building heights, open spaces, frontage types or
conditions, and where the buildings and the parking have to be located, which is one of the
major differences between a form -based and a use -based zoning ordinance.
Howard said the land uses allowed are based on the uses allowed in the Central Business
Support (CB -5) zone but it does allow a broad range of residential and commercial uses, with
one of the biggest differences being that you can have a completely residential building.
Howard said frontage elements are one of the most important parts of a form -based code as
that is how the building meets the street or the public right -of -way. She explained some of the
types of frontages and showed examples of those building types.
Planning and Zoning Commission
January 2, 2014 - Formal
Page 3 of 6
Howard said there is an extensive section in the Code about providing useable open space
onsite.
Howard said there are bonus provisions for Class A office space, hotel space, affordable
workforce housing or elderly housing, student housing, green development, and money given
for public art. She said if for some reason the Americans with Disabilities Act requirements
conflict with the zoning provisions that are there there's an ability to adjust that easily through
these provisions.
Howard said at the same time the parking requirements are done for Riverfront Crossings some
adjustments will be necessary to make the parking requirements downtown and near downtown
consistent with Riverfront Crossings.
Howard said that the next steps after deciding on the adoption of what's in this code is those
additional amendments to the Zoning Code, adoption of the Design Review Overlay District and
rezoning individual properties or areas of Riverfront Crossings to the Riverfront Crossings
zoning designation.
Freerks said the Commission just had an informal meeting with a Q and A about this proposed
code, and if anyone is interested, it's all part of the public record.
Eastham asked if developers will be able to propose additional frontage solutions and building
types other than those contained in the proposed code. Howard said the short answer is no, that
staff has tried to anticipate all the kinds of frontages that are likely in Riverfront Crossings as a
way to control the form.
Freerks opened public discussion.
Nancy Carlson of 1002 E Jefferson said she was really excited about this proposed code until
she got to the height bonus provisions. She said they scare her because there are four districts
in which you can have building heights up to fifteen stories. She said it gives people a great deal
of leeway in the heights of buildings they can build. She said the past couple years there have
been many citizens who have been upset about the heights of buildings in Iowa City and want
them to be lower. She said Riverfront Crossings was discussed all along as going to have a
lower base height. She said as a long term resident, she has dealt with repercussions of other
zoning laws on the books and the negative effect they have had on her neighborhood and other
neighborhoods. She said she does not want to be one of the people who set up the same thing
to happen to the next generation.
Carlson said she is also upset by the fact that while university and elder and disabled housing
are to be designated as such for the life of the building, affordable housing has only a minimum
time frame before it can switch back. She said affordable housing is one of the biggest problems
in town, and she finds this regulation very distasteful. She feels that she has been led astray,
and she is asking if she can trust her City government or not.
Freerks closed public discussion.
Eastham moved to defer consideration of this item to the Commission's meeting of
January 161H
Thomas seconded.
Planning and Zoning Commission
January 2, 2014 - Formal
Page 4 of 6
Freerks said this is a work in progress and there's plenty to comment on, so she agrees with the
deferral.
A vote was taken and the motion carried 7 -0.
Goers recommended that Commission members on an individual basis send a list of items
directly to staff so they can respond so as to avoid an open meeting problem.
Freerks said it's best to keep as much as possible open to the public and to talk about it in an
open forum.
Eastham said as this goes forward he would appreciate, particularly for the public, a clear
description of the role of the Form -Based Code Committee and how that will be established and
if that committee's powers or responsibilities are different for these Code provisions than the
current Code provisions.
Thomas suggested that staff's presentation tonight would be very helpful to put on the City
website.
County Item
CU13 -00002
Discussion of an application submitted by Kim Greiner for a conditional use permit for a
home business including storage of recreational vehicles for property located at 4552
Sand Road SE in Area B of the Iowa City /Johnson County Fringe Area.
Miklo said staff is reviewing this because it's within two miles of the city boundary but it is not
within the city's growth area, and it is not anticipated that it will be annexed into the city in the
future. He said the County does want the City's input when they issue Conditional Use Permits
such as this in the event that it might affect the future of City development. He said staff does
not have concerns about this particular use, which is a proposed storage facility for recreational
vehicles. He said staff is recommending approval but to assure that this doesn't become a
problem over time, they would suggest to the County that they might want to attach a time limit
of five to ten years in the unlikely event that the City does grow out here and to evaluate that
this would be an appropriate use in the area.
Theobald asked if in the recommendation to approve the time limit can be included. Miklo said it
will be left up to the County to decide what an appropriate time limit is.
Freerks asked if this has to be owner - occupied in order to be a home -based business. Miklo
replied that it does.
Freerks opened public discussion.
Freerks closed public discussion.
Theobald moved to recommend sending a letter to the Johnson County Board of
Adjustment recommending approval of the conditional use permit.
Thomas seconded the motion.
A vote was taken and the motion carried 7 -0.
Planning and Zoning Commission
January 2, 2014 - Formal
Page 5 of 6
Consideration of Meeting Minutes: December 19, 2013
It was agreed to defer consideration of the minutes to the next meeting of the Commission.
OTHER
ADJOURNMENT:
Eastham moved to adjourn.
Theobald seconded.
The meeting was adjourned on a 7 -0 vote.
Planning and Zoning Commission
December 19, 2013 - Formal
Page 5 of 7
willing to let the design float until the discussion goes forward.
Swygard said she likes the vagueness and thinks it would be very restrictive to start nit - picking
about every design element to make it fit into the area.
Eastham said he can come around to accepting some kind of requirements for an aesthetic
appeal for the larger clusters. He said he doesn't think the expense for the developers or the
homeowners would be extremely increased by aesthetic trappings put around the clusters. He
said access to the clusters by people with mobility issues is an important thing to consider.
Thomas said he's actually more concerned about that issue than the design issue. He said
people with physical issues would have trouble reaching the high mailbox units.
Swygard says she thinks some of the mailboxes would be too high for shorter people.
Thomas said maybe there should be a limit to the height of the clusters. Miklo said because this
is the U.S. Postal Service standard, he suspects they put a lot of research into how these
clusters are designed, and at least some of the boxes in each cluster are going to be accessible
to a person in a wheelchair.
Freerks said she thinks it's in everyone's best interests to make sure these are accessible.
Swygard asked how the mailboxes are assigned. Theobald suggested that the Postal Service
may regulate how they are numbered.
Thomas said if there are accessibility and aesthetic issues that do require some refinement he
would certainly encourage that as this moves forward.
A vote was taken and the motion carried 7 -0.
�i Code Item
Distribution of the public review draft of the Riverfront Crossings District Form -based
Zoning Code.
Miklo distributed copies of the draft Riverfront Crossings District Form -based Zoning Code. He
said staff would like the Commission to open public discussion on this January 2. He said it
would be good to have a work session immediately before their formal meeting that day. He
said staff also has accompanying amendments regarding parking that aren't in the form based
code but that will apply to this and other areas of the city that staff hopes to have before the
Commission on January 16th. After discussion, the Commission agreed to meet on January 2
and January 13 at 5:30 p.m. for informal meetings.
Consideration of Meeting Minutes: December 5, 2013
Eastham moved to approve.
Swygard seconded.
A vote was taken and the motion carried 7 -0.
To: Karen Howard, Associate Planner
City of Iowa City
Planning and Community Development
From: John Thomas, Planning and Zoning Commissioner
Date: February 5, 2014
Subject: Riverfront Crossings Form -Based Development Standards
I have reviewed the Downtown /Riverfront Crossings Master Plan for references regarding
recommended and proposed building heights south of Burlington Street. A summary of my findings
is attached. They support my view that, with the exception of projects already under consideration
by the City (the Hieronymous Square project and the mixed -use parking facility on Linn Street) and
the proposed high -rise residential towers in the Park District, the Master Plan calls for either low -
rise (one to three - stories) or mid -rise (four to nine - stories) development. I have derived my
definition of the upper limit of "mid- rise" from the Plan's narrative and the definition put forth in
Seven Rules for Sustainable Communities by Patrick Condon. Other than these exceptions, I can
find no mention of high -rise (ten- stories or more) development in the Master Plan. The Master
Plan's language consistently emphasizes the use of low- and mid -rise buildings both in the narrative
and in the development yield analysis. From the standpoint of consistency with the City's
Comprehensive Plan, I cannot find justification for the Development Standards allowing high -rise
development, except for the limited circumstances described above.
Since the Downtown /Riverfront Crossings Master Plan was adopted by City Council last year, I have
read numerous documents supporting the concept of mid -rise construction. I've developed a deep
appreciation of the environmental benefits it offers, and the context - sensitive manner by which it
preserves the character of historic downtowns like Iowa City, while increasing density. The
following are some of the benefits of mid -rise buildings not noted in the attached summary.
Density
One of the reasons usually given for high -rise development is the increase in density. However,
going denser doesn't necessitate going taller than nine - stories. Mid -rise buildings generally achieve
densities ranging from 20 to 65 units per acre, depending in part on the parking requirements. This
density range can easily support mass transit and the goods and services associated with city life.
While outside the scope of the current discussion, I would add that the question of density is best
considered within the context of Iowa City as a whole. In addition to increasing density near
downtown, we should be exploring ways to moderately increase density where it is too low.
Increasing the overall density of Iowa City should be our goal, while preserving the existing
urban /suburban qualities from the edge of town to the center.
Greenhouse Gas Emissions
In Seven Rules for Sustainable Communities, the author Patrick Condon compared three building
types: 1) ground- oriented detached structures of three or fewer stories; 2) mid -rise structures
between four and nine stories; and 3) high -rise towers between ten and thirty stories. Of the three,
mid -rise structures performed the best. Condon writes, "It is efficient because it has the most
number of shared walls possible, can be shaded by trees and other buildings from both sun and
wind, and requires less elaborate and less expensive elevators and heating and cooling systems
than do point towers. (p. 99)." Condon also notes that high- rises, in addition to being more exposed
to the sun and wind, suffer from heat loss and gain due to the poor performance of glass as an
insulator.
Condon's findings are supported by the Smart Code's Version 9.2 performance -based module for
sustainable urbanism by Farr Associates. When analyzing a building's surface to volume ratio, it
states, "Building massing and stacking can reduce the number of exterior walls per unit; therefore,
the multi -unit buildings in higher Transect Zones are typically more efficient than single -unity
buildings. However, in high -rises the added systems such as elevators and water pumps may
increase overall building energy use. This is one reason the model SmartCode caps T -6 (Urban
Core) at eight stories."
Mid -Rise Wood Construction
My preliminary findings with regard to tall -frame wood buildings indicate that wood frame
construction has been applied to buildings over five - stories. Six -story wood frame buildings have
been constructed as stand -alone structures, or on top of one or two -story concrete and steel
construction. The Stadhaus, an eight -story cross laminated timber (CLT) structure, has been
constructed over one -story of concrete in London. Since the time frame for development in
Riverfront Crossings is several decades, we can expect the application of tall -frame wood
construction techniques to increase during that period.
cc Bob Miklo, Planning and Community Development
Planning and Zoning Commission
Riverfront Crossingj�lDowntowi
Prepared by John Thomas, 215114
Development Standards
Excerpt from Executive Summary (page 2): "In order to provide a framework for new development
within the Study Area, a brief set of Design Guidelines was developed for the plan. These guidelines
address land use, building heights, frontages and setbacks, parking and access, and special
requirements, and were included in order to provide design guidance before the Form Based Code
for the district is adopted."
Excerpts from Building Heights (page 106):
"The building heights in the plan are based on the desired urban form of each
district, market analysis of the residential and commercial demand, FAA airport
height restrictions, and the desire to protect views towards the Old Capitol
Building."
"Many of the proposed buildings within the plan are shown in the 4 -6 level category,
which is appropriate along Burlington Street, and especially concentrated in the
Central Crossings and South Downtown Districts. These buildings have a mixture of
uses at the ground level, and apartments or condos on the upper floors. These
buildings are well situated in the center of the plan and would reinforce its
pedestrian - friendly intent."
The Park District, which is north of the flight path and transition zone, can support
buildings in the range of 7 -15 levels. These would rise from lower rise residential
pedestal buildings. These residential towers would take full advantage of the
riverfront park and views of the Iowa River.
Comments:
The Standards are saying that an important relationship exists between building height and
"pedestrian- friendliness ". "Pedestrian- friendliness" is a consequence of many factors, including the
proportion of building height to public right -of -way width. Experience tells us that if building
heights are roughly as high as the public right -of -way is wide (that is, a ratio of 1:1), the resulting
sense of spatial enclosure is pleasing. Thus, buildings that are four to six - stories high (I would
extend the upper height limit to 9- stories) on 80 -foot right -of -ways (the typical R.O.W. width in the
South Downtown and Central Crossings sub - districts) roughly reflect that 1:1 ratio. This urban
design approach of tying maximum building height to right -of -way width has been applied to Paris
and Washington D.C., and contributes to their pedestrian - friendly sense of spatial enclosure.
Equally important, maintaining this ratio also ensures that the sidewalks have acceptable levels of
sunlight, both pleasing to people and critical to the health and vigor of trees.
Downtown Iowa City provides ample streetscape examples of what the Riverfront Crossings Master
Plan calls for. A two to six -story building height, reinforced by medium to large street trees, is
characteristic of the Downtown and the University of Iowa's east campus, and one reason why they
are so "pedestrian- friendly ".
Development Character /Program in Districts South of Burlington Street
• District -wide: All but five of the 171 development sites propose building heights 8- stories or
less. There are 2 buildings over 8- stories in the South Downtown District (the Hieronymus
property and the Linn /Church site, both already active development properties), and 3 in
the Park District.
• South Downtown District: 29 development sites in the South Downtown District average 5-
stories. Clinton Plaza scenario: "Mid -rise towers with ground floor retail would be
appropriate for future building sites on the southeast and southwest corners of the
intersection of Clinton Street and Harrison Street." (page 61)
• Central Crossings District: 38 development sites in Central Crossings average 4- stories.
Development Character: "Maintain moderate scale and intensity of use." (page 66)
• Gilbert, South Gilbert Districts: Average building height tapers off to the south and east, to
an average height of 2.5- stories. In the South Gilbert District, 4- and 5 -story condominiums
face Ralston Creek and the new riverfront park to the west.
• West Riverfront District: The Development Program states, "Redevelopment on the east
side of the district will take advantage of river views, and will consist of either pedestrian -
friendly commercial uses or niche residential, including higher end townhouses or mid -rise
condo towers." (page 80)
• Park District's Development Program: "Multiple housing typologies, including condo towers,
apartments, and townhouses." (page 92)
Comments:
The development yield analysis, which makes up the bulk of the Master Plan, clearly establishes a
density /building height gradient pointing toward the Downtown, with maximum building height
capping off at 8- stories in the South Downtown District. The two exceptions to the gradient are the
Park District and the eastern edge of the West Riverfront Drive District. Building heights in
Riverfront Crossings range from mid -rise (4to 8- stories) to low -rise (1 to 3- stories), with a handful
of exceptions in the South Downtown and Park Districts.
January 16, 2014
Members of the Iowa City Planning and Zoning Commission:
Re: Riverfront Crossings District Form -Based Zoning Code.
In reviewing the Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa, pages
36, 38, 40 and 42 caught my attention. Steps are a barrier to many. Access to one's home and their
friend's homes is important to the elderly, families with children in strollers, veterans whose mobility skills
are compromised, and others who have short -term or long -term disabilities.
One of the important features of a livable community is "affordable accessible housing." Riverfront
Crossings provides Iowa City an opportunity to make a positive step forward and declare in these
Guidelines that it is the city's intent that 100% of all housing units in Riverfront Crossings are totally
accessible.
At the same time I hope that Iowa City will affirm in these Guidelines the city's intent to ensure that all
housing units in the Riverfront Crossing Districts are affordable based on the diverse population in Iowa
City. Example: If 16% of the families had income under $25,000, then 16% of the housing units would be
affordable for persons at that income level. I hope that Iowa City will recognize 30% of one's income as
the standard for affordability as it relates to both renters and home owners.
Iowa City is a great place to live. A major weakness is the lack of affordable and accessible housing.
My hope is that Iowa City will take steps to correct this weakness by amending the Guidelines as
suggested. Riverfront Crossings can be an important step or a missed opportunity. Please do not miss
this opportunity.
Bob Welsh
84 Penfro Drive
Iowa City, Iowa 52246
319- 354 -4618
welshbob @aol.com
To: Doug Boothroy, Bob Miklo, and Planning and Zoning Commission
re: Form Based Code -- Noise and Light SmartCode standards February 1, 2014
Thank you for your years of careful work on Planning and Zoning in Iowa City.
Iowa City's current core and future River Front Crossings residential neighborhoods need
Nuisance noise and Light pollution protection. Dense infill first -floor commercial development
can produce nuisance noise from bars and eateries open past 10 pm. Madison and other
towns in Wisconsin have maximum decibel levels for residential neighborhoods. This is not
only about college parties. It is about continual equipment noise from bars and eateries open
late hours that are adjacent to residential areas.
The SmartCode has helped medium size communities control urban pressures. It has been
used as a mandatory overlay in towns and cities across the United States since 2003. Please
consider adding nationally accepted SmartCode standards in the Form Based Code currently
being written.
Nuisance noise in new developments
In November 2013, the CB 2 DP Dough opened at the new 525 Washington apartment
building adjacent to RM 12 single family homes in College Green Historic District. The Red
Avocado Restaurant was open in the same location until 10 pm and had a quiet vent fan. The
DP Dough management intends to be open with a loud exhaust vent fan running cyclically up
to 20 hours 8 AM prep and catering until 4 AM over 300 days and nights per year. Iowa City
government regulates bar hours.
The DP Dough eatery has popular food and complements the College Green Historic District.
However, neither a Historic neighborhood nor any residential apartment building should be
subject to business activity equivalent to a Seven Eleven convenience store. DP Dough's
slogan is "Open Crazy Late." and our college town knows what that brings. The after - midnight
market is intrusive to owner occupiers and renters, negatively affects their quality of life, and
decreases property and rental value.
Iowa City Zoning won't allow a new Duplex in the middle of a residential block because it
would increase density which brings with it increased traffic and noise. In 2013, the 500 block
of Washington went from 4 Victorian era houses to a dense CB 2 residential area. DP Dough
is a late -night commercial destination centered in 150 renters and adjacent to home owners
who are used to considerate neighbors. Its noisy fan is more disruptive than a Duplex.
Light Pollution
Iowa City needs Sensible Infill and Smart Code Guidelines about Lighting in alleys and
parking ramps in current and future highrise neighborhoods. The Chauncey Swan Parking
Ramp (425 Washington) has 20 bright flood lights on the top deck that shine 300 ft down the
Washington - College residential alley all night long for 20 years. In the past 5 years, I've
requested simple motion sensors. I was told the City would be updating with LED lights, but
the upper deck lights continue to be light pollution. This ramp lighting is excessive, intrusive,
and not environmentally sustainable.
Michaud 2 -1 -14 p. 2
SMARTCODE, adopted in towns and cities across the United States since 2003
This sound ordinance is designed to protect reasonable urban sound levels rather than to
preclude noise. Fully enforceable sound ordinances must typically address where the
measurement is taken, how background sound is calculated, and which part of the spectrum
is being measured.
SMARTCODE MODULE 5.16 NOISE LEVELS Municipality scv 9.2
5.16.1
Specific to Zones tl,t2,t3, t4a.
Sound levels measured at the building Frontage Line shall not exceed 65 decibels
from sunrise to midnight and 55 decibels from midnight to sunrise.
DP Dough's vent fan will run up to 20 hours daily, disturbing in the adjacent RNS 20- 529
Washington and College Green Historic District RM -12, (equivalent to t 4 housing)
55 decibels at 109 S. Johnson 80 ft away.
A similar first floor commercial development will be built at Linn - Bloomington, potentially
infringing on adjacent Northside renter's peaceful enjoyment of their leased apartments.
Iowa City Historic Districts are required to follow Secretary Of Interior guidelines. Core
Neighborhood rentals conform to Inspection Codes. These neighbors should be protected
from Light and Noise intrusions on their quality of life.
Thank you for considering this in the Form Based Code,
Pam Michaud
109 S. Johnson St.
Iowa City, IA
b�
Marian Karr
From: Laurian, Lucie <lucie- laurian @uiowa.edu>
Sent: Tuesday, April 08, 2014 2:51 PM
To: Council
Subject: Comment for Apr 15 Council meeting
Dear Iowa City Mayor and Council,
This is a comment for your consideration at your April 15 meeting on the Downtown and Riverfront Crossings
Master Plan. I am an Iowa City resident, and I do not live in the area covered by this Master plan.
I believe that the adoption of the form -based code is an important step in supporting high quality development
and promoting a livable and desirable urban form in the long term. I hope you will collectively decide to adopt
the plan.
Although the Master plan is for "Downtown and Riverfront Crossings," the form -based code currently for
review applies only to the Riverfront Crossings district. However, the Downtown area will also experience
change and growth in the coming years. I believe we should all be as concerned about development quality and
scale for Downtown as we are for the Crossings district.
Therefore, I hope that you will consider applying the form based code to the Downtown district.
For instance, building height in the South Downtown subdistrict (adjacent to Downtown) is limited to 8 stories
(allowing up to 15 stories with density bonuses). I believe that these height limits (or perhaps a simple 8 or 10
stories limit) should apply to Downtown. This would ensure growth as well as some degree of continuity with
our current build environment.
I understand the economic pressures that drive downtown development, and developers' wishes for the highest
buildings possible. But I believe that, as Mayor and Council, you should consider planning for appropriate
Downtown developemnt height and quality.
I appreciate your consideration and hope that you will discuss the wisdom of this suggestion.
Sincerely yours,
Lucie Laurian
Architect
John F. Shaw
AIA, LEED AP, INC
Suite 305
221 -Y2 East
Washington St.
April 9, 2014
Iowa City, IA 52240
john @johnfshaw.com
Mayor Matt Hayek
Members of the City Council
voice City Hall
319.338.4344 410 East Washington Street
Iowa City, IA 52240
Re: Adoption of the Form -Based Zoning Code for the Downtown
Dear Mayor Hayek and Individual Members of Council,
When adoption of the Form -Based Zoning Code is considered for the Riverfront
Crossings District at the upcoming City Council public hearing, I encourage serious
consideration be given to adopting this new code for not only the RCD, but for the
entire Downtown Central Business District as well.
I understand the argument is made that the Form -Based Zoning Code is particularly
appropriate to the RCD, as this district is considered a relatively 'clean slate', one that
invites a new approach. Recent news indicates that the entire Downtown may be
considered a relatively 'clean slate', one block at a time.
Thank you for your consideration.
Sincerely,
John F. Shaw AIA, LEED AP
C)
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Marian Karr
From:
Tim Tabor <ttttaabboorr @gmail.com>
Sent:
Wednesday, April 09, 2014 4:22 PM
To:
Council
Subject:
Downtown and Riverfront Crossings Master Plan
Hello Iowa City Mayor and Council,
This is a request for your consideration at your April 15 meeting on the Downtown and Riverfront
Crossings Master Plan. I am an Iowa City resident, but not in the area covered by this Master plan.
I believe that the adoption of the form -based code is an important step in supporting high quality
development and promoting a livable and desirable urban form in the long term. I hope you all will adopt this
plan.
Although the Master plan is for "Downtown and Riverfront Crossings," the form -based code currently for
review appliesonly to the Riverfront Crossings district. However, the Downtown area will also experience
change and growth in the coming years. I believe we should all be as concerned about development quality and
scale for Downtown as we are for the Crossings district.
I hope that you will consider applying the form based code to the Downtown district.
Thank you, Tim Tabor
i
Marian Karr
From: Mary Oquendo <m_rubis @hotmail.com>
Sent: Tuesday, April 15, 2014 12:33 PM
To: Council
Subject: April 15, 2014 Council Meeting
Dear Council Members,
I would like to encourage you to consider all environmental options as you make your decision tonight
regarding the Riverfront Crossings District. We all want to have pride in our city and we want it to stand out, so
let's make it stand out for environmental design and ingenuity in addition to everything else it has to offer.
Please make all building height bonuses contingent on LEED Platinum certification. At this point in time, there
is no denying we have to consider climate change and make all efforts to combat it. This is a great opportunity
to set a precedent for all future development in our city.
Thank you for your consideration,
Mary Oquendo
2824 Eastwood Drive
Iowa City, IA 52245
319 -321 -9247
Qr�
Prepared by: Karen Howard, PCD, 410 E. Washington Street, Iowa City, IA 52240; 319 - 356 -5251
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE 14: ZONING, ADDING ARTICLE 14 -2G, RIVERFRONT
CROSSINGS FORM -BASED DEVELOPMENT STANDARDS, AND AMENDING OTHER PARTS
OF TITLE 14 TO INTEGRATE THE FORM -BASED CODE
WHEREAS, the adopted 2013 Downtown and Riverfront Crossings Master Plan (2013 Plan)
provides a vision, goals and objective i uragng pedestrian- oriented, mixed -use redevelopment
in the Riverfront Crossings District; and
WHEREAS, one
Crossings District is
Zoning Code to ensu
urban neighborhood;
WHEREAS,
the primary tools to im lement the 2013 Plan's vision for the Riverfront
adoption and incorporate of form -based development standards into the
new buildings are designed nd located to create a walkable and sustainable
form -based code will
necessary to amend other 'articles and sections of i
regarding which generally -a licable zoning standa
WHEREAS, furthermore, blue to changes in
Southside Neighborhood Parkin Facility District I
of the City to eliminate said fee a d update its I
Riverfront Crossings to reflect curren market con(
site parking for residential uses; and ,
WHEREAS, the Downtown and Rive on
provide an option for development that
requirements through a payment of fees in
increased development that results from this
capital improvement costs necessary to
development. This option will supplant the
municipal parking facility, which has resul e
parking to private entities at no cost; and
WHEREAS, in response to the incre
sororities) it is in the best interests of th
resident per 300 square feet of lot area
Zones), but only by special exception t
provides a safe and healthy living env
i
residential uses; and
incorporated into the existing Zoning Code, it is
Zoning Code to ensure consistency and clarity
apply in the Riverfront Crossings Zones; and
rking policies and regulations since the Near
act fee was enacted in 1992, it is in the interest
rking policies and regulations in Downtown and
ions and the 2013 Plan goals that encourage on-
t ossings Parking District standards are intended to
s s certain public goals to reduce on -site parking
u. Fees collected are intended to ensure that the
king reduction bears a proportionate share of the
eet he additional parking needs caused by such
ption request a special exception for parking in a
1 in the nsustainable practice of transferring public
�ed demand for f tern
City to allow these s
n the highest density
ensure they are desigi
ment for residents and
it group living uses (fraternities and
s at the previous density level of 1
ulti- family zones (RM -44 and PRM
d and managed in a manner that
nrll be compatible with surrounding
WHEREAS, it is in the best inter sts of the City to clarify that stud�nt dormitories are a type of
independent group living use and t establish special exception approv I criteria that will allow this
housing type as an option in the Riverfront Crossings District in a manne that provides a safe and
healthy living environment for residents; and
WHEREAS, it is in the interests of the City to establish consistent storefrdnt v7wdow sTndards in
zones where such windows are required, including the Riverfront Crossings ZoneEMnttct Buser s
Zones, Neighborhood Commercial Zone, and the Mixed Use Zone; and .—__j ;:0 "am*
WHEREAS, after considerable deliberation and public discussion, the Plaig and Z g
Commission has recommended approval of the Riverfront Crossings form -l' d1j✓elo t
standards and other related amendments to the zoning code.
ca
Cz
raa
Ordinance No.
Page 2
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION I. The Code of Ordinances of the City of Iowa City, Iowa is hereby amended as
follows:
A. Amend Chapter 14 -2, Base Zones ding Article G, Riverfront Crossings Form -Based
Development Standards, attach ereto an ' corporated herein by this reference.
C. Amend 14- 3C -2A, designati design review ov lay zones, by adding a new paragraph 10, as
follows:
10. Riverfront Crossings/lDesign Review District
Any exterior alter
alterations or ad(
landscaping, scre
Crossings District
2G-1D, Design RE
D. Amend 14- 3C -3A -1 a,
(10) Riverfront C
(11) Certain building
Ons to, additions to, or n construction of buildings and structures, or
ons to site developmen , including but not limited to parking areas,
ling, signage, lighting, nd access on property within the Riverfront
)ee Figure 2G -1), shall subject to Design Review as specified in 14-
ew.
ulating Level I design eview, by adding the followir
_
si gs Design Review istrict" --+ �,..
ht bonus p
E. Delete 14-3C-3A-lb, regulati6q Level I d
b. Applications for Lev I Rev
disapproved by the sta Desig
Crossings Design Review ._ .
with Article 14 -8B, Administ tip
F. Amend 14- 3C- 3A -2a, regulating
(3) Structures designed with
7G.
G. Amend 14- 3C -3B, setting forth ap
9. Riverfront Crossings
H. Delete 14- 4A- 3B -2b, establish
lieu thereof:
b. Independent Group L
vi ions as specified in 14- 2G -7G. c, ca
M -o M
gn review, and substitute in lieu of
will be reviewed and appr ,ed, Mclified, or
Review Committee or, in the case of tQRiverfront
by the Form -Based Code Committee, in accordance
Approval Procedures.
design review, by adding the following:
inn uilding height bonuses allowed pursuant to 14 -2G-
oval criteri for design review, by adding the following:
n Review Dist 'ct: Design Review according to 14 -2G -1 D.
the Group Living
Rooming houses,
I. Amend 14- 4B -4A -9, regulating special exception a
uses, by adding a new subp ragraph d., as follows:
category subgroups, and substitute in
d. Additional Approvay Criteria for Special Exceptions:
dormitories.
criteria for independent group living
The proposed use( must be designed to be compatible�vith adjacent uses. The Board
of Adjustment will consider aspects of the proposed use such as the location, site size,
types of accessory uses, anticipated traffic, building scale, setbacks, landscaping and
amount of paved areas to ensure that the proposed use is compatible with other.
residential uses in the neighborhood. The Board may prohibit certain aspects of a use
or impose conditions or restrictions to ensure compatibility. These conditions or
restrictions may include, but are not limited to, additional screening, landscaping,
pedestrian facilities; setbacks; location and design of parking facilities; location and
design of buildings; establishment of a facilities management plan.
Ordinance No.
Page 3
J. Delete 14- 4B- 4A -10a, regulating specific approval criteria for fraternal group living uses, and
substitute in lieu thereof:
a. Maximum Density:
CD
.�-
(1) In the RM -20 and RNS -20 Zones: 1 roomer per 900 square fee t-bot Via. —TJ
> -a M
(2) In the RM -44 PRM Zones: 1 rd mer per 300 square feet ofclq �reaj
-i t" W r,
K. Delete 14- 2C -7L, regul ing street -level storefron windows in the CN -1 zone<Pd suubstitu
rTJ lieu thereof:
L. Street -level Wi dows
0
A minimum o 50 percent of the building fa de between 2 and 10 feet in heig'h't from the
adjacent exterior rior grade must be comprised of clear and highly transparent windows and
doors. Refle tive (mirrored) or colored gla s is not permitted. Such windows must allow
views into th interior space or be storefr nt display windows that are set into the wall.
Display case attached to the outside bu Iding wall do not qualify. The bottom of such
windows must be no more than 4 feet bove the level of the adjacent sidewalk (See
Figure 2C.2).
L. Delete 14- 2C -9K -3, re lating street -level st efront windows in the MU zone, and substitute in
lieu thereof:
3. A minimum of 50 perc t of the buildi g fagade between 2 and 10 feet in height from the
adjacent exterior grade ust be co rised of clear and highly transparent windows and
doors. Reflective (mirrore or Colo d glass is not permitted. Such windows must allow
views into the interior spac or b storefront display windows that are set into the wall.
Display cases attached to th o side building wall do not qualify. The bottom of such
windows must be no more tha feet above the level of the adjacent sidewalk (See 14-
2C-7L, Figure 2C.2).
M. Delete 14- 2C -8N -1, regulating str t -le I storefront windows in the Central Business Zones,
and substitute in lieu thereof:
Along any street - /2-foot u' ding fagade nd along any portion of a storefront fagade that
abuts a pedestria, minimum of percent of the building fagade between 2 and
10 feet in height adjacent exterio rade must be comprised of clear and highly
transparent windod doors. Reflective irrored) or colored glass is not permitted.
Such windows mw views into the inter r space or be storefront display windows
that are set into thDisplay cases attached o the outside building wall do not qualify.
Where possible, ttom of such storefront w twever, ows should be no more than 2 feet
above the level adjacent exterior grade. on sloping sites where it is
difficult to meet toot standard, the height above grade may vary, but shall not
exceed 4 feet abo adjacent exterior grade (see 14- 2C -7L, Figure 2C.2).
N. Delete 14- 4B- 4B -12h 9fid i, regulating specific approval criteria for Quick Vehicle Service uses,
and substitute in lieu thereof the following:
h. For properties located in the Towncrest Design Review District, Quick Vehicle Servicing
Uses are only allowed by special exception and must comply with the Central Business
Site Development Standards, as they would be applied to a property in the CB -5 Zone,
except as otherwise allowed by paragraph Q) below.
For properties located in the Riverfront Crossings District, Quick Vehicle Servicing Uses
are only allowed by special exception and must comply with the standards set forth in 14-
2G, Riverfront Crossings Form -Based Development Standards.
Ordinance No.
Page 4
For properties located in the CB -2 Zone, CB -5 Zone, Riverfront Crossings District, or
Towncrest Design Review District, where it can be demonstrated that the proposed Quick
Vehicle Servicing Use cannot comply with a specific standard as indicated in paragraphs
h. and i. above, the Board of Adjustment may grant a special exception to modify or waive
the provision, provided that the intent of the development standard is not unduly
compromised. The Board of A msf —ent T impose any condition or conditions that are
warranted to mitigate the of cts of any variation om these development standards.
O. Delete 14- 5A -3C, eliminatingAhe maximum off - street parking allowed in CB -5 zone.
P. Delete 14- 5A -3D -4, regula ng maximum off - street par ing allowed in the CB -10 zone, and
substitute in lieu thereof:
4. Household Living Us must provide parking acco ing to Table 5A -1. The parking must
meet the standards s ecified in subparagraphs 5b through e. below. If there is practical
difficulty providing the required parking for Househ Id Living Uses on site, off -site parking
for Household Living Uses may be approved ac ording to the provisions of 14- 5A -4F,
Alternatives to Minimu Parking Requirements.
Q. Delete 14- 5A -3E, regulatin \the maximum park ing (lowed in the Near Southside Parking
Facility District.
R. Delete 14- 2B -6D -7, regulatiding entrances fo multi - family developments.
S. Delete 14- 5A -5F, regardintruction and d ign standards for off - street parking, and
substitute in lieu thereof:
F. Standards for Structured Park g it
Crossings Zones: The following sta
Zones, all Commercial Zones, ex e
Crossings. On properties zoned Ri
structures, lined structures, integ
described in Article 14 -2G. Stand
specified in Subsection 14- 5A -3D, al
i Multi-Family, Commercial Zones, and the Riverfront
ndardi apply to structured parking in all Multi - Family
pVth CB -10 Zone, and on property zoned Riverfront
t Crossings, these standards apply to mid -block
structures, and underground structures, as
3 or structured parking in the CB -10 Zone are
In Multi - Family, CN -1, CB -2, C 5, an MU Zones, the ground -level floor of a building
is reserved primarily for princi al uses 'lowed in the zone. Therefore, any parking
located with the exterior walls f the buildi must meet the following standards:
a. In the CN -1, CB -2, CB- , and MU Zon , structured parking is not permitted on
the ground -level floor o the building for t first 30 feet of lot depth as measured
from the minimum set ack line. In the CN- Zone it is measured from the "build -
to" line.
b. In Multi - Family Zon s, structured parking is not Nrmitted on the ground -level floor
of the building for he first 15 feet of building deptq as measured from the street -
facing building wall. On lots with more than one street frontage tilis parking
setback must be met along each street frontage, unless red =ed orZwaived by
minor modification. When considering a minor modification request, Cit7mill
consider factors such as street classification, building orien r�tatidn, :McatiGa -0f
primary entrance(s) to the building, and unique site constraintAlh qS locas
where the residential building space must be elevated above thQ d in.
• m
c. In the CN -1, CB -2, CB -5, and MU Zones, the ceiling height un ergil d
parking may extend no more than 1 foot above the level of thejacen sidewalk.
On sloping building sites and for existing buildings, the City mayr°Wdjust this
requirement by minor modification. However, on sloping sites at least a portion of
Ordinance No.
Page 5
the ground -level floor height of any new building must be located no more than
one foot above t/abing of ng sidewalk or pedestrian plaza; and the floor
height of the gro l floor of the b i 'ng must be no more than 4 feet above
the level of the public sidewalk or estrian plaza at any point along a
street - facing buide.
d. In Multi-FamiX Zones, the ceiling height of any un
no mor(da.-ci
3 feet above grade. For purposes of th
be defi the average point of elevation of the fi
paving, dewalk within the area between the
properts) or when the streetside property lin e
buildingeen the building and line 5 feet fro that ha e than 3 feet of its floor to ceiling ei herein e considered ground level parking nd
the settated in subparagraph b., above.
2. On property oned Riverfront Crossings,
accordance wi the provisions set forth in
Based Develop ent Standards.
3. Except for garage penings, the parking a
walls of the building. In no case shall a buil
or from abutting prop ies of being elevate
Figure 5A.1)
Figure SA.1— Structured Par ' g
Acceptable
rground parking may extend
subparagraph, grade shall
ni hed surface of the ground,
uilding and the streetside
s more than 5 feet from the
the building. A parking level
ght above grade as defined
therefore shall be subject to
stru ured parking shall be placed in
rtid 14 -2G, Riverfront Crossings Form-
must be enclose4, "in ,*e ex r
ng have the appeara'MV4ropvthe stmt
above a parking IeveeEbT4on (Nilts. "J2e
--i e)
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ry
4. Any exterior walls of a p king facility that are v ible from a public or private street or
from an abutting prop rty must appear to be component of the fagade of the
building through the u e of building materials, win w openings and fagade detailing
that is similar or co plementary to the design of th building and must comply with
the other standards f this Section. (See Figure 5A.1)
5. Parking spaces within the structure must be perpendicular fo parking aisles. However,
angled parking or parallel parking configurations may be allowed if parking aisles are
one -way.
6. In addition to the fagade detailing noted above, the City may require landscaping as a
means to soften the visual effect of any garage walls located at the street level.
Shrubs, small berms, and planters may be used to form a landscaped screen
generally ranging between 2 and 4 feet in height. Trees may also be incorporated into
the landscaped area if sufficient area is available for tree growth.
Ordinance No.
Page 6
7. Garage Entrances /Exits.
a. Vehicular access to parking within -buildings should be located and designed to
minimize traffic congestion and hazards to destrians and to preserve street
frontages for active building uses.
Garage entrances /exits should be located along a bu ding wall that does not face
a public street and accessed from a private drive, priv to rear lane or public alley.
In CB -2, CB -5, MU, and Riverfront Crossings Zones, [ley or rear lane access is
preferred. If the Building Official, in consultation with th Director of Neighborhood
and Development Services, and the Form -Based C de Committee, determines
that such access is not feasible due to lack of Iley access, topographical
limitations, or other unique circumstances, or if al owing direct access from a
street will better meet the objectives as stated in s paragraph a., above, garage
openings may face a street, but must be designed n a manner that will best meet
li�e objectives listed in subparagraph a, above and must meet the standards
liked in sub - subparagraphs (1), (2), and (3), bel w.
(1) If a structured parking is intended for re dents or tenants of a building and
not a general public, there may be no more than one double -wide or two
single- ide garage openings per builrit g. Double -wide openings may not
exceed feet in width; single -wide op gs m ay not exceed 10 feet in width.
For existin buildings where it is no possible to meet this standard due to
structural co traints of the buildi , the Building Official may adjust this
provision to all one additional arage entrance /exit that faces a street,
provided that the nor modificati n approval criteria are met and the garage
opening is designe o minimiz its effect on the streetscape and minimize
hazards to pedestrians.
(2) For structured parking inte d for use by the general public, garage openings
should be limited in width number to only what is necessary to provide
adequate access for the type and numbers of vehicles using the parking
facility.
(3) Except in the CN -1, C -2, MU and C \naa ones, the opening(s) must occupy no
more than 50% of t length of the t- facing building wall. On corner lots,
only one street -fa ng garage wall mu meet this standard. In Riverfront
Crossings Zones and in the CN -- , MU and CB -5 Zones, garage
opening(s) alon the primary streetage are not permitted if access is
feasible from a ther local or collectet or om a rear alley, private street
or private rear ane. If there is no fe alterna 've, garage opening(s) may
be allowed al ng the primary streetage, pro ' ed that they occupy no
more than 35 percent of the length oprimary stre t frontage of the lot and
provided tha all provisions of Article , Access Man gement are met.
T. Delete 14 -5A -4, Minimum P rking Requirements, inc Table 5A -1, tho portic" of Table
5A -2 shown below, and Ta le 5A -3, and substitute ithereof the follow The podws
of Table 5A -2 not amended herein shall remain unchanged: �,. i ��
14 -5A -4 Minimum Parking Requirements
A. Purpose =M -n M
The minimum parking requirements are intended to ensure that enough l` reappark is
provided to accommodate most of the demand for parking generated byl�he ram of uses
that might locate at a site over time, particularly in areas where sufficient on- stre2t� parking in
Ordinance No.
Page 7
not available. The minimum parking requirements are also intended to ensure that enough
parking is provided on a site to prevent parking for non - residential uses from encroaching into
adjacent residential neighborhoods.
B. Minimum Requirements
1. Table 5A -2 lists the minimum parking require T is and minimum bicycle parking
requirements for the lad use or uses on properties in )aones except the CB -5, CB -10,
and Riverfront Cr sings Zones. For some lan, the minimum parking
requirements diff based on the zone in which the proocated.
2. Table 5A -1 li s the minimum parking requirementminimum bicycle parking
requirements for the CB -5 and CB -10 Zones, whing is only required for
Household L' ina Uses.
3. Table 5A -3] lists the minimum parking requirements anr-V minimum bicycle parking
requiremenj for properties zoned Riverfront Crossings. /
4. In the CB -1p Zone, off - street parking must meet the standArds specified in 14- 5A -3D.
C. Parking for Persons with Disabilities
E.
Where a use is re uired to provide accessibility for persons ith disabilities, the number and
design of such pa in g spaces must be in accordance ith State of Iowa Administrative
Code, 661 IAC 18, P king for Persons With Disabilities, a amended.
Rules for Computing \spe arking Requirements
1. Where a fractionesults, the number of arking and stacking spaces actually
required will be twhole number, with a alf space rounded down.
2. Any use that is nonconformi with regard to a number of required parking spaces is
subject to the applicable provisi s of Article 44E, Nonconforming Situations.
3. In the case of mixed uses, the num r of arking and stacking spaces required is equal
to the sum of the requirements for t arious uses computed separately, except for
shopping centers, as specified in Ta 5A -2, and for reductions allowect?;inder the
subsection entitled "Alternatives to Mi imu Parking Requirements," Flow. -r
4. When the parking requirement is sed on th number of residents�ccants
number of residents or occupants hall be based n the maximum occyof therase
as determined by the City. --+�
rG -v
Rules for Computing Bicycle Parkin Requirements --
1. In Tables 5A -1 and 5A -2, th minimum bicycle parking re irements a%' expr(ased as a
certain number of spaces p r dwelling unit or as a percent a a of the required dumber of
vehicle parking spaces. I Table 5A -3, the minimum bicycl arking requirements are
expressed as a certain umber of spaces per bedroom or re ident or, in the case of
non - residential uses, a a ratio based on the floor area of the roposed use. When
expressed as a numb r of spaces per resident, the number of re ' ents shall be the
based on maximum o cupancy of the use as determined by the City.
2. In all cases where bicycle parking is required, a minimum of 4 spaces shall be provided.
3. After the first 50 cycle parking spaces are provided, additional spaces are required at
50 percent of the n mber required by this Section.
4. Where the expe ted need for bicycle parking for a particular use is uncertain due to
unknown or unusual operating characteristics of the use or due to a location that is
Ordinance No.
Page 8
difficult to access by bicycle, the Building Official may authorize that the construction of
up to 50 percent of the required bicycle parking spaces be deferred. The land area
required for the deferred bicycle parking spaces must be maintained in reserve. If an
enforcement official of the City determines at some point in the future that the additional
parking spaces are needed, the property owner will be required to install the parking in
the reserved area. The own ut the roperty on which the bicycle parking area is
reserved must properly exece, sign, a id record a written agreement that is binding
upon its successors and assigns as a co enant running with the land that assures the
installation of bicycle parking within the re erved area by the owner if so ordered by an
enforcement official of the City.
Table 5A -1: Minimum Parking Requirements in the CB-
i and CB -10 Zones
USE
CATEGORIES
SUBGROUPS
Parking Requiremen
Bicycle
Parking
Residential Uses
Household Living
Multi -fami y
CB -5
Efficiency, 1 -bedroom u
ts: 0.5 space per dwelling unit.
Uses
Dwellings
2- bedroom units:1 spa
a per dwelling unit.
1.0 per
N
3- bedroom units: 2.5s
ces per dwelling unit
d.u.
Units with more than 3
edrooms: 3 spaces per dwelling unit
Elder Apartments:1 s
ce for every 2 dwelling units.
CB -10
For buildings built on Ir before December 31, 2008:
1.0 per
one
Bedrooms 1 -10: n parking required
d.u.
All additional bed corns: 0.5 spaces per bedroom
(For purposes of this standard an efficiency apartment will be
counted as one edroom)
For buildings built nor after January 1, 2009:
Efficiency an 1- bedroom units: 0.5 space per dwelling unit
2- bedroom u it:1 space per dwelling unit
- bedroom nit: 2.5 spaces per dwelling unit
Elder artme ts:1 space for every 2 dwelling units.
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Ordinance No.
Page 9
Table 5A -2: Minimum Parking Requirements for all zones, except the C13-5, CB -10 and Riverfront
Crossings Zones
USE CATEGORIES
SUBGROUPS
Parking Requir ment
Bicycle
Parking
Residential Uses
Household Living Uses
Single Fariily and Two Family Uses
1 space per dwell g unit. However, for a dwelling unit
None
that contains a h usehold with more than 2 unrelated
required
persons,1 additi nal parking space is required for each
additional unrel ed person in excess of two. For
example, if a d elling unit contains 3 unrelated
persons, then parking spaces must be provided.
Group Hous olds
3 spaces
None
required
Multi
A zones, except PRM
Efficiency & 1 bedroom units: 1 space per dwelling unit
0.5 per d.u.
family
& B-2
2-bedroom u its: 2 spaces per dwelling unit
1.0 per d.u.
Uses
3- bedroom u its: 2 spaces per dwelling unit
1.5 per d.u.
4 bedroom nits: 3 spaces per dwelling unit
1.5 per d.u.
5 bedroom nits: 4 spaces per dwelling unit
1.5 per d.u.
In the Uni ersity Impact Area: 1 space per bedroom
(see Ma 2B.1 in Article 14 -26).
PRM Zone
Effiden &I -bedroom units: 0.75 space per dwelling
1.0 per d.u.
om units: 1.5 spaces per dwelling unit
om units: 2.5 spaces per dwelling unit
/,uni
h more than 3 bedrooms: 3 spaces per dwelling
niversity Impact Area:1 space per bedroom
p 2B.1 in Article 14 -213).
C13-2 Zone
E iency & 1- bedroom units: 0.75 space per unit
1.0 per d.u.
2 be oom unit: 1.5 spaces per unit.
3 -bedro m unit: 2.5 spaces per unit.
Elder Apartments
1 space p dwelling unit for independent living units
5%
and 1 spac or every 2 dwelling units for assisted living
units, except i the PRM and CB -2 Zones.
In the PRM and 3-2 Zones,1 space for every 2
dwelling units.
Group Living
Assisted Group Livin
1 space for every 3 b s plus 1 space for each staff
None
member determined by a maximum number of staff
required
present at any one time.
Independent Group Living
1 space per 300 sq. ft. of flo area or 0.75 spaces per
resident, whichever is less.
25
ca
Fraternal Group Living
1 space per 300 sq. ft. of floor a ea or 0.75 spacd&r
210
resident, whichever is less. 51
-D
cn
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-47
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Ordinance No.
Page 10
Table 5A -3: Minimum Parking Re uirements for the Riverfront Crossings Zones
USE
SUBDISTRICTS
MINIMUM PARKING REQUIREMENT
BICYCLE
PARKING
CATEGORIES
Household Living
South Downtown, University
Efficiency, 1 -bedroom: 0.5 space e'dwelling unit.
Units within the
2- bedroom: 1 spaces per dwellin unit
1 per d.u.
following Building
3- bedroom: 2 spaces per dwellin unit
Types:
Elder Apartments:1 space for a ery 2 dwelling units.
Apartment Building
For Multi - Family Dwellings gra ed bonus height for student housing
Multi- Dwelling
located within the University S bdistrict or on property directly abutting
Building
or across the street from the campus as illustrated on the Regulating
Mixed -Use Building
Plan, Fig.2G -1, the parking r uirement is 0.25 per bedroom.
Park, South Gil ert, Central
Efficiency, 1- bedroom: 0.75 ace per dwelling unit.
1 per d.u.
Crossings, Gilbe West
2- bedroom: 1.5 spaces per elling unit
Riverfront
3- bedroom: 2.5 spaces per welling unit.
Elder Apartments:1 space or every 2 dwelling units.
Household Living
All subdistricts where s 'd
1 space per dwelling unit. owever, for a dwelling unit that coUns a
one
Units within the
Building Types are allow .
household with more than 2 unrelated persons, 1 additional p2g.,
quire
following Building
space is required for eac additional unrelated person in excea
.....
Types:
C-)
Cottage Home
1n
Rowhouse
Townhouse
C?
W
Live -Work
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O
Townhouse
Household Living
All subdistricts
Parking shall 'V'-r. vided within the associated parking structure using
1 per d.u.
Units within Liner
the following rai
Buildings
Efficiency,1 -bed o 0.5 space per dwelling unit.
2-bedroom: aces p dwelling unit
3 bedroom: paces per elling unit
Elder Apart ents:1 space f every 2 dwelling units.
Specific p rking spaces within associated parking structure may or
may not a reserved for use by re 'dents within the liner building.
Assisted Group
All subdistricts where said
1 spac for every 3 rooming units
None
Living
uses are allowed.
Fraternal Group
All subdistricts where said
space per resident.
0.50 spaces
Living
uses are allowed.
use is located within the University S district or on property
per resident
/0.5
ly abutting or across the street from the ain UI campus as
ated on the Regulating Plan, Fig.2G -1, th arking requirement is
.per resident.
Independent Group
All subdistricts where said
0.50 space per resident.
0.50
Living
uses are allowed.
If the use is located within the University Subdistrict or on property
spaces per
directly abutting or across the street from the main UI campus as
resident
illustrated on the Regulating Plan, Fig.2G -1, the parking requirement is
0.25 per resident.
Non - Residential
South Downtown, University
None Required
1/1500
Uses
square feet
of floor area
Park, South Gilbert, Central
1 space per 500 square feet of floor area. On- street parking provided
1/1500
Crossings, Gilbert, West
along the frontage of a property may count toward this parking
square feet
Riverfront
requirement. Buildings with less than 1200 square feet of non-
of floor area
residential floor area are exempt from this parking requirement.
Ordinance No.
Page 11
N
Ga
U. Delete 14- 5A -4F, regulating minimum off - street parking requirements, and su Etter lieu
thereof the following:
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C-) ca
F. Alternatives to Minimum Parking Requirements :"<�
1. Off -Site Parking on Private Property ° ;r, c,a
Off -stre t parking may be located on a se arate lot from the use served ac�rding to
the folio ing rules. When the proposed off- ite parking is located in a Residential Zone
or CB -10 Zone, or is intended for a use located in the CB -10 Zone, the Board of
Adjustmen may grant a special exceptio for the proposed parking, provided the
conditions c ntained in subparagraphs a. t rough g. are met. When the proposed off -
site parking i located in a Riverfront Cr sings Zone, an Industrial Zone, Research
Zone, or Com ercial Zone, except the CB 10 Zone, the Director of Neighborhood and
Development rvices may approve the proposed parking, provided the conditions
contained in sub ragraphs a. through g. re met.
a. Special Location 'flan
A special location an must be submit d with the application for off -site parking. The
location plan must clude a map i icating the proposed location of the off -site
parking, the location o the use or us s served by the parking, and the distance and
proposed walking route tween the parking and the use(s) served. The map must
be drawn to scale and in ude pr perty boundaries, including boundaries of any
intervening properties. In ditio , documentation must be submitted providing
evidence deemed necessary to ply with the requirements herein.
b. Location of Off -site Parking
(1) In Residential, Commercial Z nes, d Riverfront Crossings Zones, any proposed
off -site parking space must be ocated thin 300 feet from an entrance to the use
served.
(2) In Industrial and Researc Zones, any pr osed off -site parking space must be
located within 600 feet from a entrance to the u served.
c. Zoning
Off -site parking spaces m t be located in the sam zone as the principal use(s)
served, or located as follow :
(1) in a Multi - Family Zone serving a use located in a differ e t Multi - Family Zone or in
the MU Zone or vice vers .
(2) in a Commercial Zo a serving a use located in a differe Commercial zone,
Industrial Zone, or Rive ront Crossing Zone.
(3) in an Industrial Z e serving a use located in a different Industrial Zone or
Commercial zone.
(4) in a Riverfront C ossings Zone serving a use located in a different Riverfront
Crossings Zone or C mmercial Zone.
d. Shared Use of Off -Site Parking
Where two or more uses will jointly use the proposed off -site parking, the number of
parking spaces shall equal the sum of off - street parking spaces required, as indicated
in Tables 5A -1, 5A -2, and 5A -3, except for reductions approved under the provisions
of paragraph 2, below, Allowed Reductions for Shared Parking.
Ordinance No.
Page 12
e. Approval Criteria
In assessi a special location plan for off -site parking, the Board of Adjustment or
Director Neighborhood and Developrn nt Services, as applicable, will consider the
desira lity of the proposed off - street arking and stacking spaces location;
pede rian and vehicular traffic safety; any trimental effects on adjacent property;
the a pearance of the streetscape as a conse Vence of the off - street parking; and, in
the c se of non - required parking, the need for Additional off - street parking.
f. Coven4nt for Off -Site Parking
A writt agreement between the property
applicati for off -site parking. The agreeme
parking an stacking spaces, aisles and drives
and assigns. The agreement must provide tha
and condition cannot be modified in any mar
consent and a roval from the City. The writ
approved by the ity Attorney. Upon approv I
shall provide evide a to the Building Officia/ac
properly executed an has been recorded a
issuance of a building rmit.
2. Allowed Reductions for Sharbl On -Site P
The Building Official, in co sultation
Development Services, may appr e a mi
1 to reduce the total number of par 'ng s
sharing the parking are not normally p
To qualify for a reduction under this
submitted that provides evidence that
parking area will be sufficient to meet e
for Residential Uses.
3. Landbanked Parking in the CN -1 ZoVe
ners must be submitted with the
t must assure the retention of the
nd be binding upon their successors
it cannot be released, and its terms
ner whatsoever, without prior written
an agreement must be reviewed and
of the off -site parking, the applicant
nfirming that the agreement has been
covenant running with the land before
kith the Director of Neighborhood and
Jr modification as specified in Section 14 -4B-
ices required by up to 50 percent if the uses
, used, or operated during the same hours.
,ision, a parking demand analysis must be
amount of parking proposed for the shared
h(king demand. This reduction is not allowed
The Director of Neighborhood an Development ervices may reduce the minimum
parking requirements in the CN -1 one, if it is le fined that the proposed reduction
will further the intent of the CN -1 one. In such a case, o accommodate future changes
in land use, changes in owner ip, and shifts in shar d parking demand, up to 30
percent of the land area that wo Id otherwise be needed t rovide the required amount
of parking shall be landbank or set aside on the site to provide for the future
construction of a parking area. f an enforcement official of th City determines at some
point in the future that additio al parking spaces are needed, th roperty owner will be
required to construct parking n the landbanked area. A written ag ment � tween the
property owner and the Cit must be properly executed and recorded as`-e covenant
running with the land and binding upon all successors and ass, asurine
ri
installation of parking within the landbanked area by the owner if)9(4rd ed bit e
enforcement official. n" < i ---
:74 C?
4. Parking Exemption in the Central Business Zones and the RiverfrontfaRsirwj Dish
In the CB -5 Zone, CB -10 Zone, or property zoned Riverfront �inQ'S, a or
modification may be granted as specified in Section 14 -4B -1 exemptbg up t &0 percent
of the total number of dwelling units contained in a building from the minirtwm parking
requirements, provided that those dwelling units are committed to the City's assisted
housing program or any other affordable housing program approved by the City.
Ordinance No.
Page 13
5. Downtown and Riverfront Crossings Parking District
For qualifying development
spaces may be reduced i
provisions of this subsection.
a. Qualifying Development
To qualify for a parking re
(1) Must be located i
as set forth below, the number of required on -site parking
n order to facilitate said development according to the
under this
Downtown and Rive
(2) Must not resul in the demolition of a property
Landmark, regist red on the National Register
eligible for the National Register of Historic Places;
on, the proposed development:
Crossings Parking District;
hat is designated as an Iowa City
if Historic Places, or individually
and
(3) Must qualify f r bonus height, bonus floor are , or other development assistance
or financial incenti a from the City for including us s, elements or features that further
housing, economi development, or other goals the Comprehensive Plan, including
the Downtown and iverfront Crossings Master Ian.
b. Parking District B
Properties described
Crossings Parking D,
daries
low shall be considered part of the Downtown and Riverfront
(1) Properties located ' hin the area bounde by Burlington Street on the south, Van
Buren Street on the env Avenue on t e north, and Capitol Street on the west.
For purposes of this subs ction, this areas all be referred to as the Central Business
District; and
(2) Properties zoned South owntown bdistrict (RFC -SD), University Subdistrict
(RFC -U), and Central Crossin s Subdis ict (RFC -CX) that are located north of the
Iowa - Interstate Rail Line.
c. Reduction of the on -site parking rekuir¢ment
(1) For qualifying development, the - street parking requirement may be reduced by
up to 50 %, provided a fee is paid i lie based on the number of parking spaces that
would otherwise have to be provid d.
(2) For qualifying development here it is infeasible to provide at least 50% of the
required parking on -site due to specific qua ' ying site constraints as noted below, a
developer may request a spe al exception to educe the parking requirement by up
to 100 %, provided a fee is pa' in lieu of each p rking space not provided on -site and
the following review and a roval criteria are et. The Board of Adjustment will
review such a request accor ing to the following ap oval criteria:
(a) Convincing eviden a has been presented tha it is not feasible to provide at
least 50% of the n qui ed residential parking on -site ue to a lack of alley access,
a lot width narrower than 60 feet, a lot orientation that makes it infeasible to
provide on -site parki g and meet storefront depth requirements of tl� zone, or
other unique circumstance; and q x
(b) The proposed project will be designed in a manner thg'l"V seA,%itived
complementary to adjacent properties designated as lowaq�, y Londe, rks,
registered on the National Register of Historic Places, or indj4 ally.4ligi r
the National Register of Historic Places. See 14- 3C- 3 —NesW i w
Guidelines for guidance on the factors to be considered � cbm" wit is
c=)
W
Ordinance No.
Page 14
standard. This standard is not intended to impose any particular architectural
style, but rather to foster a harmonious rhythm and proportion of building
elements along a street frontage and ensure that differences in mass and scale
are mitigated through fagade articulation and upper story stepbacks; and
(c) The proposed project will be desig in a manner that will contribute to the
pedestrian- oriented, urban character of central Iowa City as envisioned in the
Downtown and Riverfront Crossings Mas er Plan.
d. Payment of fee in lieu of required parking
(1) Where he City has allowed up to a 500/1 reduction in the parking requirement, the
developer hall pay a fee for each space o herwise required in ,the amount of 75% of
the estimat cost of constructing a struct ed parking space.
(2) Where a ecial exception has been g anted reducing the parking requirement by
more than 50° , the developer shall pay fee in lieu of the provision of each space
otherwise requi din the amount of 90 /o of the estimated cost of constructing a
structured parkin space.
(3) The estimated st of a structured arking space is $24,000 in 2013 dollars. This
fee shall be adjuste annually based o the national historical cost indexes contained
in the most recent a ion of Enginee ing News Record, as amended. In the event
the national historical c st index is n gative in any edition, the fee shall remain at the
amount previously set un er this par graph.
(4) The City shall calculat and
permit. The fee payor may p
may elect to pay the fee in 3
and collected at the issuance
fee in 3 annual installments, t
before the City issues a build
amounts of the remaining i
confirmation by the Iowa City
an installment payment, the
Johnson County Assessor s
was issued. Said lien will not
other legal or equitable r ed
I sess the entire fee upon issuance of a building
entire fee at the issuance of the building permit, or
annual installments, the first of which shall be due
e building permit. If the fee payor elects to pay the
:e payor shall execute an agreement with the City
dig ermit, which agreement sets forth the timing and
tall ents to be paid and also sets forth that, upon
inanc Department that the fee payor has defaulted on
ity Cler shall certify the outstanding fee balance to the
a lien up n the premises for which the building permit
preclude t e City from pursuing recovery of the fee by
ies.
(5) All fees paid shall b deposited in the Do ntown and Riverfront Crossings Parking
District Restricted Fun , as set forth in this s section. Monies held in the Restricted
Fund, including any crued interest, shall be ed for the purpose of ac�iring land
for and constructin public parking facilities loca ed in the Downt'gvn anT-Riverfront
Crossings Pa/tt istrict; c`z a
(6) In the evebonds or similar debt inst rument re issued farAi* artluisitirmr
construction aforementioned property, infrastr ture or faies withi e
parking distric ies held in the Restricted Fund may be used to y c�t s e
on such bond milar debt instruments. °; r W
6. Parking Reduction for Other Unique Circumstances`' °
Where it can be demonstrated that a specific use has unique characteristics such that
the number of parking or stacking spaces required is excessive or will reduce the ability
to use or occupy a historic property in a manner that will preserve or protect its historic,
aesthetic, or cultural attributes, the Board of Adjustment may grant a special exception
to reduce the number of required parking or stacking spaces by up to 50 percent (up to
Ordinance No.
Page 15
100 percent for properties designated as a local historic landmark, listed on the National
Register of Historic Places, or listed as key or contributing structures in a historic district
or conservation district overlay zone).
7. Parking Reduction for Liner Buildings
For Liner Buildings constructed to mask a municipal parking facility, the private off - street
parking requirement may be reduced by up to 100% if parking for uses located within
the liner building is provided within the associated public parking facility. Monthly permits
shall be made available for purchase to r nts, businesses, or other tenants located
within the Liner Building, but specific parkin spaces within the associated parking
structure may or.may not be designated for us by said permit holders, at the discretion
of the City. C pensation for construction of s id parking shall be made to the City with
the amount and terms of said compensation termined through an agreement with the
City, whiclf shall be executed prior to issuan a of an occupancy permit for the subject
liner buildi a.
8. Allowance �or Scooter or Motorcycle Parking
Up to 10 0 0 of the parking spaces req fired for a use may be reconfigured to
accommodat motorized scooters or mot rcycles. Conversion of a minimum of two
abutting stan rd parking spaces (an ar a equal to 18'x18') is required to ensure
adequate ac \rdecrease hicular mo/ee t for up to 6 scooter /motorcycle spaces.
Design of the storcycle parhall be approved by the City. This provision
shall not increaease the alloccupancy or residential density of the us es
on the properth required lar space converted to scooter /motorcycle
spaces shall stiled as 1 requirking space.
V. Amend the label of Twithin Secti5A -6, Off - Street Loading Requirements, to
"Table 5A -4" and chans reference is table within Title 14 accord ingly.
SECTION II. REPEALER. All ordin ces
of this Ordinance are hereby repealed.
Furthermore, Title 14 Zoning Code, Ch ti
Parking Facility District Impact Fee Ordi
pursuant to 14 -713 prior to this repeal sha be i
the terms of said Article as if this ordinan a had
parts of ordinances in conflict with the provisions
7, Article B, the Near Southside Neighborhood
is hereby repealed. Any and all fees collected
:ained and administered by the City according to
SECTION III. SEVERABILITY. If any sectioi
adjudged to be invalid or unconstituf nal, such
Ordinance as a whole or any sectio , provision or
tutional.
SECTION IV. EFFECTIVE
approval and publication, as prop
Passed and approved this
MAYOR
Iroved by:
�.
City Attorney's Office
been repealed.
provision or part of the Ordinance shall be
dication shall not affect the validity of the
pa thereof not adjudged invalid or unconsti-
This Ordinance 8' all be in effect after its final passage,
by law.
day of _
2014
ATTEST
CITY
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FILED
Prepared by: Karen Howard, PCD, 410 E. Washington Street, Iowa City, IA 52240; 319 - 356 -52�AR 2 5 You
ORDINANCE NO. City Clerk
AN ORDINANCE AMENDING TITLE 14: ZONING, ADDI ARTICLE 14 -2G, RIVE l� O&*, Iowa
CROSSINGS FORM -BASED DEVELOPMENT STANDA DS, AND AMENDING OTHER PARTS
OF TITLE 14 TO INTEGRATE THE FORM -BASED CO
WHEREAS, the adopted 2013 Downtown and Ri t rfront Crossings Master Plan (2013 Plan)
provides a vision, goals and objectives encouraging destrian- oriented, mixed -use redevelopment
in the Riverfrlpnt Crossings District; and
WHEREA one of the primary tools to imple ent the 2013 Plan's vision for the Riverfront
Crossings Distri is the adoption and incorporatio of form -based development standards into the
Zoning Code to en ure new buildings are designe and located to create a walkable and sustainable
urban neighborhood; nd
WHEREAS, becaus the form -based code w I be incorporated into the existing Zoning Code, it is
necessary to amend other rticles and sections f the Zoning Code to ensure consistency and clarity
regarding which generally -ap icable zoning st dards apply in the Riverfront Crossings Zones; and
WHEREAS, furthermore, d to chang in parking policies and regulations since the Near
Southside Neighborhood Parking ility Di rict Impact fee was enacted in 1992, it is in the interest
of the City to eliminate said fee and da its parking policies and regulations in Downtown and
Riverfront Crossings to reflect current m t conditions and the 2013 Plan goals that encourage on-
site parking for residential uses; and
WHEREAS, the Downtown and Riv rfront rossings Parking District standards are intended to 11
provide an option for development t at meets ertain public goals to reduce on -site parking
requirements through a payment of es in lieu. \unsust d are intended to ensure that the
increased development that results f om this parkbears a proportionate share of the
capital improvement costs necess ry to meet parking needs caused by such
development. This option will sup ant the option special exception for parking in a
municipal parking facility, which has resulted in tble practice of transferring public
parking to private entities at no cost; and
WHEREAS, in response to the increased demand for fraternal ' oup living uses (fraternities and
sororities) it is in the best interests of the City to allow these uses at e previous density level of 1
resident per 300 square feet of lot area in the highest density multi -fa 'ly zones (RM-44 and PRM
Zones), but only by special Oception to ensure they are designed and naged in a manner that
provides a safe and healthy iving environment for residents and will be co atible with surrounding
residential uses; and
WHEREAS, it is in the best interests of the City to clarify that student dormitories are a type of
independent group living use and to establish special exception approval criteria that will allow this
housing type as an option in the Riverfront Crossings District in a manner that provides a safe and
healthy living environment for residents; and
WHEREAS, it is in the interests of the City to establish consistent storefront window standards in
zones where such windows are required, including the Riverfront Crossings Zones, Central Business
Zones, Neighborhood Commercial Zone, and the Mixed Use Zone; and
WHEREAS, after considerable deliberation and public discussion, the Planning and Zoning
Commission has recommended approval of the Riverfront Crossings form -based development
standards and other related amendments to the zoning code.
Ordinance No.
Page 2
FILED
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF MUM
IOWA: City Clerk
SECTION I. The de of Ordinances of the City of Iowa City, Iowa is hereby 1%ffi 46dcwa
follows:
A. Amend Chapter 14 -2, Base Zones, adding Article G, Riv9Aront Crossings Form -Based
Development Standards, attached hereto and incorporated her in by this reference.
C. Amend 14- 3C -2A, design ing design review overlay zones, y adding a new paragraph 10, as
follows:
10. Riverfront Crossings Desi n Review District
Any exterior alterations to, dditions to, or new con ruction of buildings and structures, or
alterations or additions to s e development, incl ding but not limited to parking areas,
landscaping, screening, signa e, lighting, and cess on property within the Riverfront
Crossings District (See Figure 2 -1), shall be s ject to Design Review as specified in 14-
2G -1 D, Design Review.
D. Amend 14- 3C -3A -1 a, regulating Level I sign rev' w, by adding the following:
(10) Riverfront Crossings Design Revi Dis rict
(11) Certain building height bonus provisi s as specified in 14- 2G -7G.
E
F
Delete 14-3C-3A-lb regulating Level I design r view, and substitute in lieu thereof:
b. Applications for Level I Review! will e
disapproved by the staff Design eview on
Crossings Design Review Distric , by the F
with Article 14 -8B, Administrative Approval Pr
Amend 14- 3C- 3A -2a, regulating Level it design review
reviewed and approved, modified, or
mittee or, in the case of the Riverfront
-Based Code Committee, in accordance
edures.
adding the following:
(3) Structures designed with ceAain building height buses allowed pursuant to 14 -2G-
7G. i
G. Amend 14- 3C -3B, setting forth a roval criteria for design revi , by adding the following:
9. Riverfront Crossings Design Review District: Design Re ' w according to 14 -2G -1 D.
H. Delete 14- 4A- 3B -2b, /establis ing the Group Living Use cat egory ubgroups, and substitute in
lieu thereof:
b. Independent ving: Rooming houses, student dormito 'es.
I. Amend 14- 4B -4A -9, special exception approval criteria for independent group living
uses, by adding a ne graph d., as follows:
d. Additiona{¢(pproval Criteria for Special Exceptions:
The proposed use must be designed to be compatible with adjacent uses. The Board
of Adjustment will consider aspects of the proposed use such as the location, site size,
types of accessory uses, anticipated traffic, building scale, setbacks, landscaping and
amount of paved areas to ensure that the proposed use is compatible with other
residential uses in the neighborhood. The Board may prohibit certain aspects of a use
or impose conditions or restrictions to ensure compatibility. These conditions or
restrictions may include, but are not limited to, additional screening, landscaping,
pedestrian facilities; setbacks; location and design of parking facilities; location and
design of buildings; establishment of a facilities management plan.
Ordinance No.
Page 3 FIL
J. Delete 14- 4B- 4A -10a, regulating specific approval criteria for fraternal group living uses,
5
substitute in lieu thereof: 2 2014
a. Maximu
(1) In the
(2) In the
nsity: City Clerk
AA\-20 and RNS -20 Zones: 1 roomer per 900 square feet of lotlM?1• City, Iowa
A -44 and PRM Zones: 1 roomer per 300 s are feet of lot area.
K. Delete 14- 2C -7L, regulati
lieu thereof:
L. Street -level Windows
n street -level storefront windows in a CNA zone, and substitute in
A minimum of 50 percent o the building fagade bei
adjacent exterior grade must \oside prised of clea
doors. Reflective (mirrored) d glass is n
views into the interior space torefront dis I
Display cases attached to th building a windows must be no more eet above the
Figure 2C.2).
L. Delete 14- 2C -9K -3, regulating street -level st
lieu thereof:
3. A minimum of 50 percent of the buildin g
adjacent exterior grade must be compr
doors. Reflective (mirrored) or colored
views into the interior space or be sto
Display cases attached to the outsid
windows must be no more than 4 felt
2C -7L, Figure 2C.2).
�en 2 and 10 feet in height from the
and highly transparent windows and
permitted. Such windows must allow
y windows that are set into the wall.
do not qualify. The bottom of such
level of the adjacent sidewalk (See
windows in the MU zone, and substitute in
fa de between 2 and 10 feet in height from the
is d o clear and highly transparent windows and
ass i not permitted. Such windows must allow
efront di lay windows that are set into the wall.
building w I do not qualify. The bottom of such
above the le I of the adjacent sidewalk (See 14-
M. Delete 14- 2C -8N -1, regulating street -level storefront
and substitute in lieu thereof:
in the Central Business Zones,
1. Along any street - facing building fagade and along any ports n of a storefront fagade that
abuts a pedestrian plaza, a minimum of 50 percent of the bu' ding fagade between 2 and
10 feet in height from the adjacent exterior grade must be co prised of clear and highly
transparent windows and doors. Reflective (mirrored) or color d glass is not permitted.
Such windows must allow views into the interior space or be st refront display windows
that are set into the wall. Display cases attached to the outside bui ing wall do not qualify.
Where possible, the �ottom of such storefront windows should b no more than 2 feet
above the level of the adjacent exterior grade. However, on slop g sites where it is
difficult to meet t 's 2-foot standard, the height above grade may vary, but shall not
exceed 4 feet ab a the adjacent exterior grade (see 14- 2C -7L, Figure 2C.2).
N. Delete 14- 4B -4B -12 . and i., regulating specific approval criteria for Quick Vehicle Service
uses, and substitu in lieu thereof the following:
h. For properties located in the Towncrest Design Review District, as shown on the
Towncrest Design Review District Map in 14- 3C -2A -9, Quick Vehicle Servicing Uses are
only allowed by special exception and must comply with the Central Business Site
Development Standards, as they would be applied to a property in the CB -5 Zone, except
as otherwise allowed by paragraph (D below.
i. For properties located in the Riverfront Crossings District, as illustrated in Figure 2G -1:
Regulating Plan, Quick Vehicle Servicing Uses are only allowed by special exception and
Ordinance No.
Page 4
must comply with the standards set forth in Article 2G, Riverfront Crossings ForaM ed
Development Standards.
For properties located in the CB -2 Zone, CB -5 Zone, Riverfront Crossings D�st(tWcto
Towncrest Design Review District, where it can be
estan trated
rd as that the r in paragraphs
Vehicle Servicing Use cannot comply with a specific
h. and i. above, the Board of Adjustment may grant a spe ial exception to modify or waive
the ovision, provided that the intent of the devel pment standard is not unduly
1r
comp mised. The Board of Adjustment may impose a0y condition or conditions that are
warrant d to mitigate the effects of any variation from these development standards.
O. Delete 1
P. Delete 14 -5A -31
substitute in lieu
eliminating the maximum off - street parking allowed in CB -5 zone.
4�regulating maximum off - street pacing allowed in the CB -10 zone, and
4. Household Living U s must provide parking
meet the standards sp cified in subparagrap
difficulty providing the re ired parking for H
for Household Living Uses ay be appro e
Alternatives to Minimum Parki Require n
Q. Delete 14- 5A -3E, regulating the may
Facility District.
R. Delete 14- 2B -6D -7, regulating building
S. Delete 14- 5A -5F, regarding
substitute in lieu thereof:
F
Standards for Structured
Crossings Zones: The fol
Zones, all Commercial Zc
Crossings. On properties
structures, lined structu
described in Article 14 -2
specified in Subsection Y
1, CB -2, CB -5, and MU Zones, the gr6;
1 for principal uses allowed in the zone
:rior walls of the building must meet the
an
cording to Table 5A -1. The parking must
5b. through e. below. If there is practical
iehold Living Uses on site, off -site parking
according to the provisions of 14- 5A -4F,
allowed in the Near Southside Parking
for multi - family developments.
esign standards for off - street parking, and
f
do in Multi -Fame Commercial Zones, and the Riverfront
standards apply structured parking in all Multi - Family
I except the CB -10 Z e, and on property zoned Riverfront
ed Riverfront Crossings, hese standards apply to mid -block
integrated structures, d underground structures, as
Standards for structured p rking in the CB -10 Zone are
-3D, above.
In Multi - Family,
is reserved prin
located with the
a. In the C
the grou
from the
to" line
nd -level floor of a building
\ Therefore, any parking
f(Wowina standards:
CB -2, CB -5, and MU Zones, structured park
vel floor of the building for the first 30 feet of
inimum setback line. In the CN -1 Zone it is me
is not permitted on
depth as measured
fed from the "build-
b. In Mu i- Family Zones, structured parking is not permitted on the ground -level floor
of th � building for the first 15 feet of building depth as measured from the street -
fa4g building wall. On lots with more than one street frontage this parking
se ack must be met along each street frontage, unless reduced or waived by
inor modification. When considering a minor modification request, the City will
consider factors such as street classification, building orientation, location of
primary entrance(s) to the building, and unique site constraints such as locations
where the residential building space must be elevated above the floodplain.
c. In the CN -1, CB -2, CB -5, and MU Zones, the ceiling height of any underground
parking may extend no more than 1 foot above the level of the adjacent sidewalk.
Ordinance No.
Page 5
On sloping building sites and for existing buildings, the City may adjust this
requirement by minor modification. However, on sloping sites at least a portion of
the ground -level floor height of any new building must be located no more than
one foot above the level of the abutting sidewalk or pedestrian plaza; and the floor
height of the ground -level floor of the building must be no more than 4 feet above
the level of the abutting public sidewalk or pedest ian plaza at any point along a
street- facing building fagade.
d. n Multi - Family Zones, the ceiling height of any u derground parking may extend
n \efinetd an 3 feet above grade. For purposes/ f this subparagraph, grade shall
bas the average point of elevation ofihe finished surface of the ground,
p sidewalk within the area between the building and the streetside
pes) or when the streetside property line is more than 5 feet from the
between the building and line 5 feet from the building. A parking level
that has mire than 3 feet of its floor to ceiling height above grade as defined
herein shall be considered ground level parking and therefore shall be subject to
the setback sta'led in subparagraph b., ove.
2. On property
zoned iverfront Crossin s, structured parking shall be placed in
accordance with the pr isions set fort in Article 14 -2G, Riverfront Crossings Form -
Based Development Stanrds.
3. Except for garage openings,
wails of the building. In no case
or from abutting properties of be
Figure 5A.1)
Figure 5A.1 — Structured Parking
I r ing area must be enclosed within the exterior
a building have the appearance from the street
elevated above a parking level or "on stilts." (See
MAR 2 5 2014
City Clerk
Iowa City, Iowa
Acceptable
Unacceptable Unacceptable or
vate 4. Any exterior walls of parking facility that are visible a com component Ilf the fagade t of the
from an abutting p perty must appear to be p
building through th use of building materials, window openings nd fagade detailing
that is similar or c mplementary to the design of the building an must comply with
the other standar of this Section. (See Figure 5A.1)
5. Parking spaces ithin the structure must be perpendicular to parking aisles. However,
angled parkin or parallel parking configurations may be allowed if parking aisles are
one -way.
6. In addition to the fagade detailing noted above, the City may require landscaping as a
means to soften the visual a f may be garage sed to form located landscaped screen
Shrubs, small berms, planters
Ordinance No.
Page 6
generally ranging between 2 and 4 feet in height. Trees may also be incorporated into
the landscaped area if sufficient area is available for tree growth.
7. Garage Entrances /Exits.
a. Vehicular access to parking within buildings should be located and designed to
minimize traffic congestion and hazards to edestrians and to preserve street
frontages for active building uses.
b. Garage entrances /exits should be located alo g a building wall that does not face
public street and accessed from a private rive, private rear lane or public alley.
In B -2, CB -5, MU, and Riverfront Crossin s Zones, alley or rear lane access is
prefe ed. If the Building Official, in consul tion with the Director of Neighborhood
and D elopment Services and the For -Based Code Committee, determines
that such access is not feasible due to lack of alley access, topographical
limitations, other unique circumsta ces, or if allowing direct access from a
street will bette meet the objectives stated in subparagraph a., above, garage
openings may fa a street, but mus be designed in a manner that will best meet
the objectives liste in subparagr h a, above, and must meet the standards
listed in sub- subparag hs (1), (2 , and (3), below.
(1) If the structured parkin is int nded for residents or tenants of a building and
not the general public, t re may be no more than one double -wide or two
single -wide garage openin per building. Double -wide openings may not
exceed 20 feet in width; sin le ide openings may not exceed 10 feet in width.
For existing buildings wh re it not possible to meet this standard due to
structural constraints of he bull ' g, the Building Official may adjust this
provision to allow one dditional g age entrance /exit that faces a street,
provided that the mino modification a roval criteria are met and the garage
opening is designed minimize its eff t on the streetscape and minimize
hazards to pedestria�s.
(2) For structured parking intended for use by the eneral public, garage openings
should be limited/'in width and number to only hat is necessary to provide
adequate access for the types and numbers of ehicles using the parking
facility.
(3) Except in the /N -1, CB -2, MU and CB -5 Zones, the ope 'ng(s) must occupy no
more than �% of the length of the street - facing building all. On corner lots,
only one treet- facing garage wall must meet this stan rd. In Riverfront
Crossings/ Zones and in the CN -1, CB -2, MU and CB- Zones, garage
opening ) along the primary street frontage are not per mitt d if access is
feasible rom another local or collector street or from a rear alley, rivate street
or priv a rear lane. If there is no feasible alternative, garage op ing(s) may
be all wed along the primary street frontage, provided that they occupy no
more han 35 percent of the length of the primary street frontage of the lot and
provided that all provisions of Article 14 -5C, Access Management are met.
T. Delete 14 -5A -4, Min�mum Parking Requirements, including Table 5A -1, those portions of Table
5A -2 shown below, and Table 5A -3, and substitute in lieu thereof the follo ho ions
of Table 5A -2 not amended herein shall remain unchanged:
MAR 2 5 2014
City Clerk
Iowa City, Iowa
Ordinance No.
Page 7 FILED
14 -5A-4 Minimum Parking Requirements
MAR 2 5 2014
A. Purpose City Clerk ppjmg is
The minimum parking requirements are intended oo parking generated by the eeft ge of uses
provided to accommodate most of the in
that might locate at a site over time, particularly nts ae a oe tended to ensure that a enough
not availabl The minimum parking req
parking is pr vided on a site to prevent parking for non -res dential uses from encroaching into
adjacent resi ntial neighborhoods.
B. Minimum Requir ents I rkin
1. Table 5A -2 Ii %Cssings inimum parking requ
requirements d use or uses on prope
and Riverfro Zones. For so
requirements d on the zone in which
2. Table 5A -1 lists the rri
requirements for the C
Household Living Uses.
mum parking
§ and CB -10
3. Table 5A -3 lists the minimum`
requirement for properties zoned
7-e ents and minimum bicyc a pa g
ti s in all zones except the CB -5, CB -10,
e land uses, the minimum parking
he property is located.
rements and minimum bicycle parking
is, where parking is only required for
rking equirements and minimum bicycle parking
ierfro t Crossings.
4. In the CB -10 Zone, off - street parking
C. Parking for Persons with Disabilities
Where a use is required to provide ac(
design of such parking spaces must
Code, 661 IAC 18, Parking for Persons
D. Rules for Computing Minimum Parking
meet the standards specified in 14- 5A -3D.
bility r persons with disabilities, the number and
in acco dance with State of Iowa Administrative
h Disabili ' s, as amended.
rements
1. Where a fractional space resul , the number of pad i
required will be the closest wh a number, with a half s
2. Any use that is nonconformi g
subject to the applicable pr is
3. In the case of mixed uses the
to the sum of the requir ` men
shopping centers, as s ecifie
subsection entitled "Alt rnative
with regard to the numl
ons of Article 14 -4E, No
and stacking spaces actually
rounded down.
of required parking spaces is
%orming Situations.
number of parking and stackin spaces required is equal
:s for the various uses comput separately, except for
J in Table 5A -2, and for reducti ns allowed under the
s to Minimum Parking Requirement ," below.
4. When r of residents parking r occupants shall be based on the number maximum o
as determined by th City.
or occupants, the
unancv of the use
E. Rules for Computing Bic cle Parking Requirements
1. In Tables 5A -1 an 5A -2, the minimum bicycle parking requirements are expressed as a
certain number of spaces per dwelling unit or as a percentage of the required number of
vehicle parking spaces. In Table 5A -3, the minimum bicycle parking requirements are
expressed as a certain number of spaces per bedroom or resident or, in the case of When
non - residential uses, as of stlacesSeer on
es'dentl the the
residents dents sh a be the
expressed as a number o p p
based on maximum occupancy of the use as determined by the City.
Ordinance No.
Page 8
2. In all cases where bicycle parking is required, a minimum of 4 spaces shall shaere provided.
at
3. After the first 50 bicycle parking spaces are provided, additional spaces
50 percent of the number required by this Section.
4. Where the expected need for bicycle of the use or due to a locataon that is
unk own or unusual operating characteristics
diffic It to access by bicycle, the Building Official may authorize that the construction of
up to 0 percent of the required bicycle parking spaces be deferred. The land area in reserve. if an
require or the deferred bicycle ear determines at so point
ust nt n he future that the additional
enforcem t official of the City de
parking spa are needed, the property owner ill be required to install the parking in
s
the reserved rea. The owner of the a d ert Ord a written hagbeemen parking s binding
reserved must roperly execute, sign,
upon its success sand assigns as a cove nt running with the land that assures the
installation of bicyc parking within the res rved area by the owner if so ordered by an
enforcement official the City.
Table 5A -1: Minimum Parking Re uir ents in the B -5 and CB -10 Zones Bicycle
USE SUBGROUPS Pa ing Requi ment Parking
CATEGORIES
Residential Uses
Household Living Multi- family CB 5 Efficiency, Broom units: 0.5 space per dwelling unit. 1.0 per
Uses Dwellings 2- bedroom i :1 space per dwelling unit. d.u.
3- bedroo units: 5 spaces per dwelling unit
Units wit more than bedrooms: 3 spaces per dwelling unit
Elder artments:1 spa for every 2 dwelling units. 1.0 p er
CB -10 For b ildings built on or be a December 31, 2008: d.u.
Zone edrooms 1 -10: no parkin equired
All additional bedrooms: 0.5 s ces per bedroom
or purposes of this standard an fficiency apartment will be
counted as one bedroom)
For buildings built on or after January 1, 2 9:
Efficiency and 1- bedroom units: 0.5 spac er dwelling unit
2- bedroom unit:1 space per dwelling unit
3- bedroom unit: 2.5 spaces per dwelling unit
Elder Apartments:1 space for every 2 dwelling units.
MAR 2 5 2014
City Clerk
Iowa City, Iowa
ordinance No.
Page 9
Table 5A -2: Minimum Parking Requirements for all zones, except the CB -5, CB -10 and Riverfront
Crossings Zones
Bicycle
Parking Requirement
Parking
USE CATEGORIES UBGROUPS
Residential Uses
Household Living Uses ingle Family and Two Family Uses
thatt horn ehold with more than 2wunlre unrelated
None
required
contains a
persons 11 addition I parking space is required for each
additional unrelate person in excess of two. For
example, if a dwel ng unit contains 3 unrelated
\
persons, then 2 'rking spaces must be provided.
Group H seholds
3 spaces
None
required
Multi- II zones, except PRM
Efficiency & 1- bedroom units:1 space per dwelling unit
01.5 per
per d u.
family & B -2
2- bedroom nits: 2 spaces per dwelling unit
1.5 per d.u.
Uses
3- bedroo units: 2 spaces per dwelling unit
1.5 per d.u.
4 -bedro m units: 3 spaces per dwelling unit
5 -bedr om units: 4 spaces per dwelling unit
1,5 per d.u,
In th University Impact Area:1 space per bedroom
(se Map 2B.1 in Article 14 -26).
E iency & 1- bedroom units: 0.75 space per dwelling
1.0 per d.u.
PRM Zone
u it
- bedroom units: 1.5 spaces per dwelling unit
- bedroom units: 2.5 spaces per dwelling unit
U ' s with more than 3 bedrooms: 3 spaces per dwelling
unit
In the iversity Impact Area:1 space per bedroom
(see Map .1 in Article 14 -26).
C13-2 Zone
Efficiency & bedroom units: 0.75 space per unit
1.0 per d,u.
2- bedroom unit: .5 spaces per unit.
3- bedroom unit: 2. spaces per unit.
Elder Apartme s
1 space per dwelling it for independent living units
welling units for assisted living
5%
and 1 space for every
units, except in the PRM d C13-2 Zones.
C13-2 Zones, 1 space for every 2
In the PRM and
�
'
dwelling units.
1 space for every 3 beds plus 1 s ce for each staff
None
Group Living Assisted Group Living
member determined by the maximu number of staff
required
present at any one time.
Independent Group Living
1 space per 300 sq. ft. of floor area or 0. spaces per
25%
resident, whichever is less.
Fraternal Group ' vin g
1 space per 300 sq. ft. of floor area or 0.75 s ces per
25%
resident, whichever is less.
f�i�►7
MAR 2 51014
City Clerk
Iowa City, Iowa
Ordinance No.
Page 10
USE I SUBDISTRICTS I MINIMUM PARKING REQUIREMENT
CATEGORIES
Household Living
Units within the
following Building
Types:
Apartment Building
Multi- Dwelling
Building
Mixed -Use Building
Household Living
Units within the
following Building
Types:
Cottage Home
Rowhouse
Townhouse
Live -Work
Townhouse
Household Living
Units within Liner
Buildings
Assisted Group
Living
Fraternal Group
Living
Independent Group
Living
Non - Residential
Uses
South Do town, University
Efficiency,1- bedroom: 0.5 space per dwelling unit.
1 per d.u.
2- bedroom: l spaces per dwelling unit
3- bedroom: 2 spaces per dwelling unit
Elder Apartments: 1 space for every 2 dwellin units.
Efficiency, I. bedroom: 0.5 space r dwelling unit.
For Multi - Family Dwellings granted bonus hei t for student housing
located within the University Subdistrict or o property directly abutting
or across the street from the UI campus as; ustrated on the Regulating
3- bedroom: 2 spaces per dwelling unit
Plan, Fig.2G -1, the parking requirement is .25 per bedroom.
Park, South Gilbert, Ce ral
Efficiency, 1 -bedroom: 0.75 space per elling unit.
Crossings, Gilbert, West
2- bedroom: 1.5 spaces per dwelling unit
Riverfront
3- bedroom: 2.5 spaces per dwellin unit.
Elder Apartments:1 space for e ry 2 dwelling units.
All subdistricts where said
1 space per dwelling unit. Ho ver, for a dwelling unit that contains a
hold more than 2 nrelated persons,1 additional parking
Building Types are allowed.
hou with
space ' required for dditional unrelated person in excess of two
each .
All subdistricts where said
FILED
MAR 2 5 Y014
BICYCLE
PARKING
1 per d.u.
1 per d.u.
None
Required
Parking shall be provided w in the ass tructure using
Iowa City, 1OW3
1 per d.u.
All subdistricts
the following ratios:
Efficiency, I. bedroom: 0.5 space r dwelling unit.
2- bedroom': spaces per dwelling u
3- bedroom: 2 spaces per dwelling unit
Elder apartments:1 space for every 2 dw ling units.
Specific parking spaces within the associate parking structure may or
ma not be reserved for use by residents withi the liner building.
1 pace for every 3 rooming units
None
All subdistricts where said
uses are allowed.
0.50 spaces
.5
All subdistricts where said
uses are allowed.
0.50 space per resident.
If the use is located within the University Subdistrict or n property
P resident
directly abutting or across the street from the main UI c pus as
illustrated on the Regulating Plan, Fig.2G -1, the parking equirement is
0.25 per resident.
0.50 space per resident.
0.50
All suqallowed.
uses
If the use is located within the University Subdistrict or on property
spaces per
directly abutting or across the street from the main UI campus as
resident
illustrated on the Regulating Plan, Fig.2G -1, the parking requirement is
0.25 per resident.
None Required
111500
square feet
Sout
of floor area
1 space per 500 square feet of floor area. On- street parking provided
111500
square feet
Park, South Gilbert, Central
Crossings, Gilbert, West
along the frontage of a property may count toward this parking
Buildings with less than 1200 square feet of non-
of floor area
Riverfront
requirement.
residential floor area are exempt from this parking requirement.
Ordinance No.
Page 11
U. Delete 14- 5A -4F, regulating minimum off - street parking requirements, and substitute in lieu
thereof the following: FILED
F. Alternatives to Minimum Parking Requirements
MAR 2 5 2014
Off -Site Parking on Private Property City Clerk
Off - street parking may be located on a separate lot from the use S�pq to
the following rules. When the proposed off -site parking is located in a Residential Zone
or CB -10 Zone, or is intended for a use to ted in the CB -10 Zone, the Board of
\Develop may grant a special exception f r the proposed parking, provided the
ntained in subparagraphs a. thro gh g. are met. When the proposed off -
is located in a Riverfront Crossi gs Zone, an Industrial Zone, Research
mercial Zone, except the CB -1 'Zone, the Director of Neighborhood and
Services may approve the pr posed parking, provided the conditions
subparagraphs a. through g. ar met.
a. Special Locdlt�on Plan
A special locati plan must be subr
location plan mutt, include a map
parking, the location f the use or u
proposed walking rout etwee
be drawn to scale and lud
intervening properties. In c
evidence deemed necessary to
b. Location of Off -site Parking
(1) In Residential, Commercial
off -site parking space must be
served.
(2) In Industrial and Research
located within 600 feet from an
c. Zoning
Off -site parking spaces must I
served, or located as follows:
(1) in a Multi- Family Zone s rvi
the MU Zone or vice versa.
the
pro
' with the application for off -site parking. The
I ating the proposed location of the off -site
with
by the parking, and the distance and
arking and the use(s) served. The map must
:rty boundaries, including boundaries of any
documentation must be submitted providing
with the requirements herein.
Riverfront Crossings Zones, any proposed
bin 300 feet from an entrance to the use
nes, any prop ed off -site parking space must be
rance to the use rved.
located in the same zo a as the principal use(s)
ng a use located in a different Multi- Family Zone or in
(2) in a Commercial Zone serving a use located in a different CNnmercial zone,
Industrial Zone, or Riverfrpnt Crossing Zone.
(3) in an Industrial Zone serving a use located in a different Industrial Zone or
Commercial zone.
(5) in a Riverfront Cr ssings Zone serving a use located in a different Riverfront
Crossings Zone or Commercial Zone.
d. Shared Use of Off -Sit Parking
Where two or more ses will jointly use the proposed off -site parking, the number of
parking spaces shall equal the sum of off - street parking spaces required, as indicated
in Tables 5A -1, 5A -2, and 5A -3, except for reductions approved under the provisions
of paragraph 2, below, Allowed Reductions for Shared Parking.
Ordinance No.
FILED
Page 12
MAR 2 5 2014
e. Approval Criteria City Clerk
In assessing a special location plan for off -site parking, the Board IM,cy#P,gr
Director of Neighborhood and Development Services, as applicable, will consider the
d sirability of the proposed off - street parking and stacking spaces location;
edestrian and vehicular traffic safety; any detrimental effects on adjacent property;
t e appearance of the streetscape as a consequence of the off - street parking; and, in
th case of non - required parking, the need for additional off - street parking.
f. Cov ant for Off -Site Parking
A writ n agreement between the property, owners must be submitted with the
applicati n for off -site parking. The agreement must assure the retention of the
parking a stacking spaces, aisles and dr' es and be binding upon their successors
and assigns. The agreement must provi that it cannot be released, and its terms
and condition cannot be modified in a y manner whatsoever, without prior written
consent and ap oval from the City. T e written agreement must be reviewed and
approved by the 'ty, Attorney. Upon approval of the off -site parking, the applicant
shall provide eviden to the Buildin Official confirming that the agreement has been
properly executed and as been re rded as a covenant running with the land before
issuance of a building pe it. .
2. Allowed Reductions for Shared`\pn -bite Parking
The Building Official, in cons Itation with the Director of Neighborhood and
Development Services, may appr v a minor modification as specified in Section 14 -46-
1 to reduce the total number ofAbarkingspaces required by up to 50 percent if the uses
sharing the parking are not n rurally open, used, or operated during the same hours.
To qualify for a reduction u der this provision, a parking demand analysis must be
submitted that provides evi nce that the a , cunt of parking proposed for the shared
parking area will be sufficie t to meet the parka demand. This reduction is not allowed
for Residential Uses.
3. Landbanked Parking in tVe CN -1 Zone
The Director of Neigh orhood and Development Se \the may reduce the minimum
parking requirements n the CN -1 Zone, if it is determat the proposed reduction
will further the intent 'f the CN -1 zone. In such a caseommodate future changes
in land use, chang �s in ownership, and shifts in sh king demand, up to 30
percent of the land rea that would otherwise be needro ' e the required amount
of parking shall landbanked or set aside on thto ovide for the future
construction of a arking area. If an enforcement officie City etermines at some
point in the futur that additional parking spaces are n the pro rty owner will be
required to cons uct parking on the landbanked area. en agree nt between the
property owner nd the City must be properly execud recorded s a covenant
running with t land and binding upon all successors and assigns, assuring the
installation of arking within the landbanked area by the owner if so ordered by the
enforcement o icial.
4. Parking Exerrybtion in the Central Business Zones and the Riverfront Crossings District
In the CB -5' Zone, CB -10 Zone, or property zoned Riverfront Crossings, a minor
modification may be granted as specified in Section 14 -46 -1 exempting up to 30 percent
of the total number of dwelling units contained in a building from the minimum parking
requirements, provided that those dwelling units are committed to the City's assisted
housing program or any other affordable housing program approved by the City.
Ordinance No.
Page 13 FILED
5. Downtown and Riverfront Crossings Parking District MAR 2 51016
For qualifying development as set forth below, the number of required on -si �p?arking
spaces may be reduced in order to facilitate said development accolrodwr` t�lf�f
provisions of this subsection. city, Iowa
a. Qualifying Development
Z To qualify for a parking reduction under this subsection, the proposed development:
Must be located in the Downtown and Riv4ront Crossings Parking District;
(2) ust not result in the demolition of a pro rty that is designated as an Iowa City
Lan ark\inntive registered on the National Reg' ter of Historic Places, or individually
eligiblnal Register of Historic P aces; and
(3) Mubonus height, bonus fl or area, or other development assistance
or fina from the City for incl ing uses, elements or features that further
housindevelopment, or other goals of the Comprehensive Plan, including
the Doiverfront Crossings aster Plan.
b. Parking District Bou
Properties described bel�� Shall betnsidered part of the Downtown and Riverfront
Crossings Parking District: \
(1) Properties located within th r a bounded by Burlington Street on the south, Van
Buren Street on the east, Iowa A nue on the north, and Capitol Street on the west.
For purposes of this subsection, is rea shall be referred to as the Central Business
District; and
(2) Properties zoned South owntown S district (RFC -SD), University Subdistrict
(RFC -U), and Central Cross' gs Subdistrict FC -CX) that are located north of the
Iowa - Interstate Rail Line.
c. Reduction of the on -site p rking requirement
(1) For qualifying develo ment, the off - street parking r uirement may be reduced by
up to 50 %, provided a ee is paid in lieu based on the n ber of parking spaces that
would otherwise have o be provided.
(2) For qualifying d velopment where it is infeasible to prov eat least 50% of the
required parking o -site due to specific qualifying site cc trai s as noted below, a
developer may re uest a special exception to reduce the parkin requirement by up
to 100 %, provide a fee is paid in lieu of each parking space not p vided on -site and
the following r iew and approval criteria are met. The Board o Adjustment will
review such a r quest according to the following approval criteria:
(a) Conv' cing evidence has been presented that it is not feasible to provide at
least 50 o of the required residential parking on -site due to a lack of alley access,
a lot w th narrower than 60 feet, a lot orientation that makes it infeasible to
provid on -site parking and meet storefront depth requirements of the zone, or
other nique circumstance; and
(b) T e proposed project will be designed in a manner that is sensitive and
com lementary to adjacent properties designated as Iowa City Landmarks,
registered on the National Register of Historic Places, or individually eligible for
the National Register of Historic Places. See 14- 3C -3C, Design Review
Guidelines for guidance on the factors to be considered to comply with this
Ordinance No. FILED
Page 14
MAR 2 5 r
standard. This standard is not intended to impose any particular architectu
style, but rather to foster a harmonious rhythm and proportion ol✓iwiolegk
elements along a street frontage and ensure that differences in ma4�NWC #9PllbWa
are mitigated through facade articulation and upper story stepbacks; and
(c) The proposed project will be designed in a anner that will contribute to the
pedestrian- oriented, urban character of central Iowa City as envisioned in the
Downtown and Riverfront Crossings Master Pla .
d. Paymbpt of fee in lieu of required parking
(1) Whe the City has allowed up to a 50% red ion in the parking requirement, the
developer all pay a fee for each space otherwi a required in the amount of 75% of
the estimate cost of constructing a structured rking space.
(2) Where a sp cial exception has been gran d reducing the parking requirement by
more than 50 %, a developer shall pay a f e in lieu of the provision of each space
otherwise require n the amount of 90% of the estimated cost of constructing a
structured parking sp ce.
(3) The estimated cost a structured p rking space is $24,000 in 2013 dollars. This
fee shall be adjusted ann Ily based o; the national historical cost indexes contained
in the most recent edition o Enginee ing News Record, as amended. In the event
the national historical cost ind is n gative in any edition, the fee shall remain at the
amount previously set under this a agraph.
(4) The City shall calculate and ess the entire fee upon issuance of a building
permit. The fee payor may pay t e re fee at the issuance of the building permit, or
may elect to pay the fee in 3 e al ann al installments, the first of which shall be due
and collected at the issuance f the buil 'pg permit. If the fee payor elects to pay the
fee in 3 annual installments, a fee payor\ \aidand ecute an agreement with the City
before the City issues a bu' ding permit, weement sets forth the timing and
amounts of the remaining installments to and also sets forth that, upon
confirmation by the Iowa ty Finance Depahat the fee payor has defaulted on
an installment payment, e City Clerk shall a outstanding fee balance to the
Johnson County Asses r as a lien upon ti s for which the building permit
was issued. Said lien ill not preclude the m p rsuing recovery of the fee by
other legal or equitabl remedies.
(5) All fees paid shall a deposited in the Do and Ri rfront Crossings Parking
District Restricted F nd, as set forth in this ion. Moni held in the Restricted
Fund, including any accrued interest, shall be used for the purpose of acquiring land
for and constructi public parking facilities located in the Downtown and Riverfront
Crossings Parkin District;
(6) In the event t at bonds or similar debt instruments are issued for the acquisition or
construction of he aforementioned property, infrastructure or facilities within the
parking district, onies held in the Restricted Fund may be used to pay debt service
on such bonds t similar debt instruments.
6. Parking Reduction for Other Unique Circumstances
Where it can be demonstrated that a specific use has unique characteristics such that
the number of parking or stacking spaces required is excessive or will reduce the ability
to use or occupy a historic property in a manner that will preserve or protect its historic,
aesthetic, or cultural attributes, the Board of Adjustment may grant a special exception
to reduce the number of required parking or stacking spaces by up to 50 percent (up to
Ordinance No.
Page 15
100 percent for properties designated as a local historic landmark, listed on the National
Register of Historic Places, or listed as key or contributing structures in a historic district
or conservation district overlay zone).
7. Parking Reduction for Liner Buildings
For Liner Buildings constructed to mask a municipal par ng facility, the private off - street
parking requirement may be reduced by up to 100% if parking for uses located within
he liner building is provided within the associated pub c parking facility. Monthly permits
s II be made available for purchase to residents, b sinesses, or other tenants located
wit ' the Liner Building, but specific parking sp Ices within the associated parking
structure may or may not be designated for use by said permit holders, at the discretion
of the City. Compensation for construction of said arking shall be made to the City with
the amours nd terms of said compensation det rmined through an agreement with the
City, which s II be executed prior to issuance of an occupancy permit for the subject
liner building.
8. Allowance for Scoot6r,\or Motorcycle Parking
Up to 10% of the p ing spaces re
accommodate motorized ooters or mi
abutting standard parking s Ices (an
adequate access and vehicula move
Design of the scooter /motorcycle r k i g
shall not increase or decrease the al e
on the property, i.e. each required e
spaces shall still be counted as 1 re ired
q red for a use may be reconfigured to
rcycles. Conversion of a minimum of two
ea equal to 18'x18') is required to ensure
ent for up to 6 scooter /motorcycle spaces.
shall be approved by the City. This provision
1 occupancy or residential density of the uses
cular space converted to scooter /motorcycle
'Nrking space.
V. Amend the label of Table 5A -3 within S#ction 14 -5 6, Off - Street Loading Requirements, to
"Table 5A -4" and change any cross refer nces to this to a within Title 14 accordingly.
SECTION II. REPEALER. All ordina ces and parts of ordin ces in conflict with the provisions
of this Ordinance are hereby repealed.
Furthermore, Title 14 Zoning Cod Chapter 7, Article B, the r Southside Neighborhood
Parking Facility District Impact Fee rdinance is hereby repealed. y and all fees collected
pursuant to 14 -7B prior to this repe shall be retained and administere y the City according to
the terms of said Article as if this or nance had not been repealed.
SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be
adjudged to be invalid or uncon titutional, such adjudication shall not affect a validity of the
Ordinance as a whole or any s tion, provision or part thereof not adjudged in alid or unconsti-
tutional.
approval and publication, as p
Passed and approved this
MAYOR
Approved by:
City Attorney's Office
FE. This Ordinance shall be in effect after its final passage,
by law.
day of 12014.
ATTEST:
CI=L rE
F1
MAR 2 5 2014
City Clerk
Iowa City, Iowa
FILED
MAR 2 5 7014
City Clerk
Iowa City, Iowa
City o� Iowa City
Rive rfront rossings
Form -Ba ed Developm nt Standards
Planning and Zoning Commission
March 25, 2014
■■N
I
Recommended Draft
I
FM
ARTICLE G: RIVERFRONT CROSSINGS DISTRICT
FORM -BASED DEVELOPMENT STANDARDS
OF CONTENTS
14 -2G- • INTENT, APPLICABILITY, AND ADMINISTRATION
. Regulating Plan ............................. ............................. ...
B. Subdistricts . .................................. - ............. - I.
C.
D.
14 -2G -2: REGULATING PLAN
A.
Regulating an ..........................
B.
Building Heigh iagram.........
14 -2G -3: SUBDISTRICT STAND RDS
A.
South Downtown, Par South
B.
Central Crossings Subdist 'ct..
C.
Gilbert Subdistrict ...................
D.
West Riverfront Subdistrict ....,
14 -2G -4: FRONTAGE TYPE STAN
A.
Generally ....................
B.
Storefront ...................
C.
Urban Flex .................
D.
Terrace ...................... .
E.
Stoop ..........................
F.
Porch and Y
G.
Portico ........
H.
Forecourt ...
14 -2G -5: BUILDING TY E STANDARDS
A. Generall .. ...............................
B. Cottag Home ........................
C. Rowh use . ...............................
1
1
1
2
3
5
and University Subdistricts ........................7
............................................ .............................13
............................................ .............................19
.............33
.............34
............... ............................... 50
.......... e . � ................. 52
MAR 2 5 Y014
City Clerk
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
MAR 2 5 2014
City Clerk
Iowa City, Iowa
D.
wnnou5e .........................
w n n ou 5 e
'd
E.
i"
B u m
Apa tment Building.........
p a tm e n t g
F.
multi- welling Building.
G.
....
I T
H.
\Live-Worownhouse
commercial uilding ......
I.
Mixed-Use Buil 'ng . .......
J.
Liner Building ......... .......
K.
Civic or institutional i
14-2G-6: PARKING TYPE STANUAKU
A. Generally . ................................. ......... ...........
B. Garage ............................................ . .............................................
g . ................... .... ..................
C. Tuck-Under Parkin
D. Surface Lot ............................... ...
.. ..................... ................................
E. Mid-Block Structure...........
F. Lined Structure . ................ ......... *.,*"*"*,,*,**"*
G. Integrated Structure .... ..... I ............................... I ....... I ............
H. Underground Struct e .........................................
14-2G-7-. GENERAL REQUIREM NTS
X Streetscapeand outage Area improvements ........ ......
B. Pedestrian Stre ts ...... 4 ... 4 .... 4 ......... 4 ..................................... ..
C. Pedestrian Pa 5ageways.......................... ...............................
D. Streetscree ....... 4 .......................
E. open Spa Requirement for Projects with Residential
F. Building esign Standards ..................... ..............4....0...........
.......... m ............... 4 .... 4 .... 0 ......... M'
G. Buildin Height Bonus Provisions ........ ..............................4
H. Minor djustments.o .......... 44.40 ....... 40 ................... 4 ................
IM Planning and Zoning commission Recommended Draft—March 25, 2014
64
71
72
73
74
79
,79
.80
W
FILED
MAR 2 51014
CitY Clerk
to City, Iowa
14 -2G -1: INTENT, APPLICABILITY, AND ADMINISTRATION
A.
Plan
The form -based de lopment
redevelopment in th Riverfr0
economically vital, mi d -use,
development patterns, \Stor
are organized in seven se or
Standards; Frontage Typ
Requirements —with each se(
of the built environment and
the Riverfront Crossings Plan.
standards in the following sections
nt Crossings District. The standards
pedestrian - friendly districts.
g and frontage types, and pi
s— Intent, Applicability, and
dards; Building Type Standa
n defining building and si
ans ring projects are consis�
B. Subdistricts
The Riverfront Crossings District is divid into
zoning map symbol.
1. South Downtown Subdistrict (RFC-SD)
2. University Subdistrict (RFC - U)
3. Central Crossings Subdistrict (RFC - CX)
4. Gilbert Subdistrict (RFC - G)
5. Park Subdistrict (RFC - P)
6. South Gilbert Subdistrict (RFC - SG
7. West Riverfront Subdistrict (RFC R)
C. Applicability
All development within the Riv
to the provisions of this Article
Chapters 4 and 5 of thisTitle ar
any inconsistency or conflict
the situation will control. W er
apply, the more restrictive ro,
intended to shape development and
designed to promote the creation of
based standards describe required
itions and treatments.The standards
ation; Regulating Plan; Subdistrict
gType Standards; and General
)ment conditions affecting the quality
with the goals, objectives, and guidelines in
which are listed below with the corresponding
4 r ront Crossings District as oesN
d to the Use Regulations and S
1, if applicable, the overlay Zone
iween the provisions of this Arth
regulations are equally specific c
lion will control.
MAR 2 5 2014
City Clerk
Iowa City, Iowa
ted on the Zoning Map shall be subject
Development Standards contained in
ovision of Chapter 14-3. In the case of
t'he provision that is more specific to
o it is unclear which regulation to
For purposes of this /Artic , grade shall be defined as the avera ge point r
of the ground, pavidewalk within the area between the building
line(s), or when the de property line is more than 5'from the bull
a line 5'from the buAny story that has more than 3' of its floor to one or more frontall be counted as a story for purposes of meas(
lines shall include t utting approved Pedestrian Streets.
elevation of the finished surface
nd the streetside property
between the building and
ail g height above grade along
ng height. Streetside property
I-M Planning and Zoning Commission Recommended Draft —March 25, 2014
D. Design Review
Any exterior alterations to, additions to, or new construction of buildings and structures, or alterations or
additions to site development, including but not limited to parking are s, landscaping, screening, signage,
lighting, and access on property within the boundaries of the Riverfrort Crossings District, as illustrated
on the Regulating Plan (Figure 2G -1), shall be subject to Design Revie Design Review shall be conducted
by the Form -Based Code ommittee (FBC Committee), as designated y the City Manager. For properties
that have been rezoned t one of the Riverfront Crossings zoning de ignations as indicated in Subsection
B, above, the FBC Committ a shall review the proposed developm t for compliance with the applicable
provisions of this Article an he goals and objectives of the adop d Riverfront Crossings Master Plan. For
properties within the bounds 'es of the Riverfront Crossings Dis ict, but which have not been rezoned
to one of the Riverfront Crossin zoning designations, the FB ommittee shall review the proposed
development for compatibility wi the goals and objectives f the Riverfront Crossings Master Plan and
the general Design Review Guidelin s as set forth in subsec on 14- 3C -3C.
MAR 2 5 2014
City Clerk
Iowa City, Iowa
2 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
14 -2G -2: REGULATING PLAN
A. Regulating Plan
The Riverfront Cr ssings Regulating Plan —see Figure 2G -1—
subdistricts, pri ary street designations, required retail stor<
Frontage location The Regulating Plan identifies public par
space within subdi tricts, which includes publicly accessible
along the Iowa River nd Ralston Creek. Reference to the Re(
applicability of standa s included in the Subdistrict Stand /
Types, and General Req ' ements.
ates the location and extent of
t locations, and required Ralston Creek
nd open spaces as well as proposed green
ks, plazas, and trails and open spaces
ting Plan is required to determine the
Frontage Types, Building Types, Parking
�J
MAR 2 5 2014
City Clerk
Iowa City, Iowa
3
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
Figure 2G -1: Regulating Plan
no.or n
...........
.........,.
.........:..
a.o.a.ar am
ao.00s nia
spoon mai
_ South Downtown Subdistrict
University Subdistrict
Central Crossings Subdistrict
Gilbert Subdistrict
Park Subdistrict
South Gilbert Subdistrict
West Riverfront Subdistrict
FILED
MAR 2 5 2014
City Clerk
9owa City,
_7 -
1 4
ja`gA r
A
Public Parks and Open Space
Green Space
Primary Street r
Required Retail Storefront
Required Ralston Creek Frontage
Riverfront Crossings Boundary
University of Iowa Campus
■z
'1_
Nrgh*oy 6
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
B. Building Height Diagram
The Building Height Diagram —see Figure 2G -2— indicates the building hei
Riverfront Crossings District. Additional building height standards can be fc
Subdistrict Standards.The diagram only indicates the base heights allowed
Standards —bonus he provisions may be applicable (see Section 14-2G
Provisions). \
FILEL
MAR 2 5 2014
City Clerk
Iowa City, Iowa
tL permitted in the
d in the Section 14 -2G -3,
the respective Subdistrict
i, Building Height Bonus
Planning and Zoning Commission Recommended Draft —March 25, 2u 14
Figure 2G -2: Building Height
I J
f
d
P
A
_ 3 stories max.
_ 4stories max.
_ 2 stories min., b stories max.
_ 2 stories min., 8 stories max.
_ 8 stories max. with Iowa River frontage
Public Parks and Open Space
ME
t,
a
IN
C:
High 'or a
FILE®
MAR 2 5 1014
6 City Clerk Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
Iowa City, Iowa
14 -2G -3: SUBDISTRICT STANDARDS
A. South D�Wntown, Park, South Gilbert, and Un
1. INTENT
The South Downtow Park, South Gilbert, and University
subdistricts (shaded in rk in Figure 2G -3) are intended for
high intensity mixed use velopment in buildings with
active ground floor uses op ing onto pedestrian friendly
streetscapes. Buildings are de ' ned with facades aligned along
public sidewalks with parking a service areas located behind
buildings in rear lot and mid -block cations.
The University subdistrict is intended r continued use by
the University of Iowa. While not subjec to these standard
new and renovated University facilities sh uld adhere to e
standards to the extent feasible. Properties ithin the U iversit
subdistrict that are not owned by the Univers v of low
however, must fully comply with all applicable
2. USES
The principal uses allowed in the South D/setforthinj , P k,
Gilbert, and University subdistricts are the alto 1
in the CB -5 Zone, as specified in Table 2C -rticle
special exception approval criteria that ap CB -5
South Gilbert, and University subdistricts,
the following restrictions and allowances ly:
a.
C.
In the South Downtown and Park
frontage designated as a Primary
Gilbert subdistrict, QuickVehicle
required retail storefront, as spe
be Ilowed within permitted Building T es as specified in Section 14-
t provisions in Section 14-413-4 are sup seded by the standards in this
o apply. Residential occupancy is limited to ne "household" per dwelling
Article 14 -9A, General Definitions. The maxi um number of bedrooms
esidential density (units per acre): No maximum However, for Apartment
ui mgs, and Mixed Use Buildings, the number o - bedroom units per lot
e total number of units on the lot.
below.
South
Subdistricts
2G -3: Subdistrict Locator - South
own, Park, south Gilbert, University
N.. M
MEN
yin
except as noted below. Provisions and
also apply in the South Downtown, Park,
14 -4B, except as noted below. In addition,
Districts, QuickVehicle 3ar
et Frontage, as specified �
icing Uses are not allowed
on the Regulating Plan.
cing Uses are not allowed on any
the Regulating Plan. In the South
in any frontage designated as a
Household Living Uses shall
2G -5. For Multi - Family Uses,
Article and, therefore, do n
unit, as this term is defined
per dwelling unit is three.
Buildings, Multi Dwelling Id'
may not exceed 30% of t
owed within required retail storefronts, as specified
except in mid -block locations along South Gilbert°
as live -work units.
Residential Uses are no all
Crossings Regulating an,
spaces maybe config red
IM Planning and Zoning Commission
MAR 2 5 2014
Warch 25, 2014
Iowa
Riverfront
where storefront
7
d. Ind ep ndent and Fraternal Group Living Use are allowed by special ex ption in the South
Dow town and University subdistricts according to the approval criteri set forth in 14 -4B-4•
Dow \So cupancy is limited to 1 roomer per 300 square feet of flo area, not including floor area In the Park and withie or structured parking area. These uses shall be allow within permitted Building
Typeified in Section 142G -5.
e. Assisp Living Uses shall be allowed within permitted Bull
T ypes as specified in Section 14-
2G-5 'al occupancy is limited to 1 roomer per 300 squa feet of floor area, not including floor
area ga ge or structured parking area.
f Retaonts, as dlicated ontlhelregullat ng plan, and h u t ents alsorm eet the applli�cable Dri king
Estat spacing equirement.
ING ACEMENT AND FORM
3, PRINCIPAL BUILD
a. B uilding Types
(1) Principal buildings shall co ly with Section 1
Building Types are permitted i the South Dov
subdistricts (see also Table 2G-
Table 2G -1: Permitted Building Type - South o1
RiverfrontCrossings
Subdistricts E
O N ti
w O L
3 3
o 0 F
South Downtown V /
Park
South Gilbert
University
Building Type Standards. The following
Park, South Gilbert, and University
town, Park, South Gilbert, University
Permitted BuildingTypes
ILE
MAR 2 5 2014
City Clerk
Iowa City, Iowa
8 Riverfront Crossings form -Based Development Guidelines City of Iowa City, Iowa
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ILE
MAR 2 5 2014
City Clerk
Iowa City, Iowa
8 Riverfront Crossings form -Based Development Guidelines City of Iowa City, Iowa
b. Building Placement
(1) Principal buildings s II be placed to the Figure 2G -4: Buildi g Placement Diagram
front and corner of lot and aligned along I Adjacent Property
setbacks in compliance ith the following c I
requirements as shown in figure 2G-4. I
(a) Primary (A) and Second y (B) Street -D ~I
Setback: 2' min., 8' max. (e cept as
indicated below). I
a
(b) Burlington Street Setback:1 in., 14'
max. I c
(c) Lots Fronting on Pedestrian Stre ts: 5' { I
c
min., 10' max. from public right o way or I
o
access easement. See Section 14 -2 -713 I
for additional requirements. D j
(d) Ralston Creek Frontage Setback: 5' mi A
I,
a
from stream corridor buffer line.
(e) Side Setback (Q 10' min. or 0' if buildin ( I
abuts or will abut the adjacent buildin , I
except for apartment buildings and j _ _ B_ _ ----- _ . _. L
_
multi - dwelling buildings where the
is always 10' For mixed- e
minimum
buildings, facades on residential ors seco da streec
above the 3rd floor must beset ac at — - - -- - ------------- --
least 101from the side lot line.
(f) Rear Setback (D):10' min. or min. if set back alon public alley or private rear lane.
(g) Above the 3rd floor (or abo a the 2nd floor if the he ht of the first 2 stories is at least 30'
above grade) the maximu setback does not apply.
(h) Approved forecourt fron ages may exceed the maxim setbacks stated above.
c. Building Height and Facade St backs
(1) Principal building height shall be regulated as provided bell w:
(a) In the South Downt wn subdistrict buildings shall be 2 st Fries min. and 8 stories max. in
height above grad .
Gilbert and University subdistricts buildi gs shall be 2 stories min. and
(b) In the Park, Sout
in eight above grade. Single story buildings ay be permitted in midblock
6 stories max.
locations in th South Gilbert subdistrict.
(c) Additional bu' ding height may be granted through transfer of development rights or
height as set forth in the Section 14- 2G -7G, Building Height Bonus
through bon s provisions
Provisions.
(d) Building h ights may be further restricted by FAA regulations.
MAR 2 5 1014
I-M Planning and Zoning Commission Recommended
E
(2) Upper Floor uilding facades facing and visible from streets, plazas, or parks shall step back 10'
min. from th ower floor facade as follows:
(a) In the Sout Downtown subdistrict above the 5th floor.
(b) In the Park, S th Gilbert and University subdistricts above the 4th or.
(c) At street corner tower elements approved by corner
emphasis ents maybe exempt from or
the stepback req 'rement as app Y
(d) The e required
shed atdle stt 30 ink maybe established
grade. at a lower fl or than stated above, provided
d. Building Projections
(1) The following building featur may project into setbacks
(a) Bay windows, eaves, cornice bell
(b) Balconies on upper floors may rc
beyond non - street - facing facad
than 41from a side or rear lot line,
(c) Canopies, awnings, stoops, terrac
permitted in Section 14 -2G -4, Fro
courses, rimires
and other similar features: 2' max.
Jett up to 6' into fr nt setbacks. Balconies may project
on upper floors to 4' max., but shall extend no closer
%nless said lot li a abuts an alley or permanent open space.
vered bui ing entries, and similar elements as
Type St ndards.
(2) Awnings and canopies may also project intr
provisions of the Building Code. Certain per
according to applicable standards set forth in
right -of -way shall not interfere with utilities,
(3) Arcades and galleries projecting beyond stye'
rights -of -way according to the applicable
signs may also project into public rights -of -way
le 14 -5B, Sign Regulations. Projections into the
trees and other important right -of -way features.
building facades are not permitted.
e. Building and Frontage Types
(1) Principal buildings and building facade shall be design din compliance with Section 14-2G-4,
Frontage Type Standards, and Section 4 -2G -5, Building a Standards.
f. Facade Continuity
(1) To define pedestrian friendly stree capes and create a mostly ontinuous frontage of buildings
along primary streets, principal b ildings shall occupy a min. 0 5%of the primary street lot
frontage. In the absence of a bui ing along the remainder of the t frontage, a streetscreen shall
be built in compliance with Sec on 14- 2G -7D.
MAR 2 5 7014
City Clerk
Iowa City, Iowa
10 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
4. PARKING, LOADING, AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type appropi
complia ce with Section 14 -2G -6, Parking Type Standards, and at
5A -4, Min um Parking Requirements.
b. Parking, Loa ing, and Service Area Placement & Screening /
Parking, loadi\2G-5.
rvice areas shall be Figure
located within nd principal buildings in
compliance wlowing requirements as
shown in Figu
(1) Primary Street, Pede ian Street, and
designated Ralston Cre k Frontage Setback
(E) and Screening
(a) Surface Parking, LoaN3'min. d Service
Areas: 30'min. from street
building facade and behind fully -
enclosed, occupied ace.
(b) Building /Structured : 3 ' min. from primary street g fac e a located behind fully ed, oc p' d building space.
(c) Underground Parkiin.from primary street buildade.
(2) Secondary Street Setback (F) and 5 eening
(a) Surface Parking, Loading, and ervice
Area: 10' min. and set back 3' in. from
the secondary street buildi g facade
and screened by low mas my walls and
landscaping as specified or S2 standard -
alternative materials (o tion B), set forth in Article
FILED
for the to &WMldingTypein
minimtJMtV�,QPesffpecified in 14-
Iowa city, Iowa
and and Service Placement Diagram
Adjacent Property 1. — —1
---------------
.— .— . —. —.— G i
1 I
(b) facade and screenedP rom view by a chitecturallyfinish
standards forstruct red parking set forth in 14- 5A -5F.
(c) Underground Par ng: 2' min. and setback 0' min. from
A
a
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--► H :�-
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Screening and Buffering Standards.
from the secondary street building
;d building facades, according to the
street building facade.
(3) Side (G) and Rear (H etbacks and Screening
(a) Surface Parkin , Loading, and Service Area: 5' min. or O'where \equirement shared with the
adjacent prop rty. Setback area shall be landscaped to the S2
(b) Building /Str ctured Parking: Must comply with the same sidetback requirements
as principal uildings. Parking must be screened from view brally finished building
facades, a ording to the standards for structured parking se- 5A -5F.
(c) Undergro nd Parking: Must comply with the same side and equirement as
principal uildings.
(4) Undergrou d pa rking shall be designed to ensure ground floor finished floor elevations meet
elevation quirements for permitted frontage types.
I-Ell Planning and Zoning Commission Recommended Draft —March 25, 2014
(5) For buildings with ground floor residential use, no surface parkin shall be closer than 10'to any
residential portion of a building (i.e. not including portions of th building containing garage
space). his 10'area must be used for walkways and landscape and /or maybe included as part
of a larg i open space area. If parking spaces are located wh a headlights of vehicles shine onto
a wall con ining ground floor windows, said parking spat must be screened from view of the
windows to t least the S2 standard.
c. Access to Parking �qd Service Areas
(1) All parking, loadi , and service areas shall be aco
or driveways on sec ndary streets consistent with
permitted as specifie 'n paragraph (2), below.
(2) If access from an alley, p ate rear lane, or drivew
due to topography, site co itions, configuratio
primary street maybe grante by the FBC Co
street will be reviewed accordi to the appli abl
Street Access Requirements.
d. Construction and Design Standards for N
(1) The following subsections of Section
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Siz�
D. Drainage /
d from public alleys, private rear lanes,
Riverfront Crossings Plan, except where
y from the secondary street is not feasible
of the lot, and /or other constraints, access to a
ittee. Any request for a curb cut on an arterial
e provisions set forth in Section 14 -5C -6, Arterial
Areas
-5, Construction and Design Standards, shall apply:
E. Location
F. Standards for Structured P king
H. Design and Layout of Sur ce Parking Areas
I. Landscaping and Tree R quirements within
J. Screening and Setba VAreas
K. Design of Bicycle Par ng Areas.
S. ACCESSORY USES, BUI
a. Accessory uses, buildings
if the provisions contai�
provisions shall supers
b. Garages and parking ru
paragraph 4, Parkin Loa
other than garages and parking structures must be locat behind princip al
g to the same setback standards as surface parking. Facades f accessory buildings
must be architecturally finished in a manner that is consistent ith the principal
AND STRUCTURES
nd structures shall comply with the proviX
In the Riverfront Crossings Code are more
the provisions of Article 14-4C.
tures must be located and constructed in <
ing, and Service Areas.
2.
MAR 2 5 7014
City Clerk
Iowa City, Iowa
of Article 14-4C. However,
:ific or restrictive, said
with the provisions of
c. Accessory
buildings
within pul
building.
12
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
B. Central Crossings Subdistrict
1. INTENT
The Central C\entris district (shaded in dark in Figure 2G -6)
is intended f intensity mixed -use development in
buildings witening onto pedestrian - friendly public
streets and s Buildings are designed with facades
aligned aloneets and parking located in mid block
parking lots r .
2. USES
The principal uses allowed in t Central Crossings Subdistri
are the same as allowed in the C 5 Zone, as specified in Ta e
2C -1 within Article 14 -2C , except a noted below. Provisio s and
special exception approval criteria th t apply in the CB -5 one
also apply in the Central Crossings Sub istrict as
Article 14-46, except as noted below. In a dition
restrictions and allowances shall apply:
a.
i:1
Quick Vehicle Servicing Uses are not ailovg�
frontage designated as Primary Street or R
Frontage, as specified in the Riverfront Cro
Household Living Uses shall be allowed wi
2G -5. For Multi- Family Uses, the provisions
Article and, therefore, do not apply. Reside
unit, as this term is defined in Article 14 -91
per dwelling unit is three. Residential de
Buildings, Multi- Dwelling Buildings, an h
may not exceed 30% of the total num r
required retail
on
in
Fig
Creek
Regulating Plan.
Subdistrict Locator - Central
N d Building Types as specified in Section 14-
-46-4 are superseded by the standards in this
cy is limited to one "household" per dwelling
nitions.The maximum number of bedrooms
acre): No maximum. However, for Apartment
l 'nos, the number of 3 bedroom units per lot
of units on the
c. Residential Uses are not allowed
Crossings Regulating Plan.
d. Assisted Group Living Uses shall
2G -5. Residential occupancy is Ii
area within a garage or structun
e. Drinking Establishments are nor
ER
as specified in the Riverfront
)wed within permitted BA
to 1 roomer per 300 square
king area.
a
MAR 2 51014
City Clerk
Iowa City, Iowa
Types as specified in Section 14-
of floor area, not including floor
Planning and Zoning Commission Recommended Draft —March 25, 2014
13
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. BuildingTyp s
(1) Principal iWings shall comply with Section 14 -2G -5,
Building Ty s are permitted in the Central Crossings
Table 2G -2: Pe itted Building Types - Central Crossings
Riverfront Crossings
Subdistricts
v
rn
Y
V
Central Crossings
b. Building Placement
(1) Principal buildings shall be placed to
front and corner of lots and aligned a
setbacks in compliance with the follc
requirements as shown in Figure 2
(a) Primary (A) and Secondary (B) t
Setback: l0' min.,16' max.
(b) Lots Fronting on Pedestrian tre
14
N
O
r
c
0
F-
x
5'
min., 10' max. from public ri ht -of -way or
access easement. See Sect n 14 -2G -7B
for additional requiremen s.
(c) Ralston Creek Frontage tback: 5'min.
from stream corridor bu er line.
(d) Side Setback (C):10' mi . or 0' if building
abuts or will abut the djacent building,
except for apartment uildings and
multi - dwelling build ngs where the
minimum is always 0'. For mixed -use
buildings, facades n residential floors
above the 3rd flo must be set back at
least 10' from the ide lot line.
(e) Rear Setback
back along p
lane.
(f) Abovethe3r
above grade
(g) Approved 19'
0' min. or 5' min. if set
alley or private rear
I LED
MAR 2 51014
Type Standards. ThefollowirQity Clerk
:t (see also Table 2G -6): IOWA City, IOWA
ad Building Types
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Y
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- CT
`o c
Q
3
E
w
u v
v
J
E
U
J
V m
I
X x x X X
XX X '- -- - - --
Figure 2G -7: Building Placement Diagram -
1 Adjacent Property — —
C i
� I
A D I
I
_ c _ _ — ._. --- —I a
c
f c I
8 - -- — .— .— . —. —.L
:)r (or above the 2nd floor if the height of the first 2 stories is at least 30'
maximum setback does not apply.
art frontages may exceed the maximum setbacks stated above.
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
I `o
iY
I
I
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pia
D
A
I n
8 - -- — .— .— . —. —.L
:)r (or above the 2nd floor if the height of the first 2 stories is at least 30'
maximum setback does not apply.
art frontages may exceed the maximum setbacks stated above.
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
C. Building Height and Facade Stepbacks
(1) ExcrAdditional t as provided below, principal buildings shall I thrc
(a) ro ah building
height provisions as asset forth h n
(b) Bl
(2) Above
back 10'
(a) At s'
the
g heights may be further restricted by
3rd floor, building facades facing and
in. from the lower floor facade.
corner emphasis treatments may be exemptfrom
he FBC Committee.
dished at a lower floor than stated above, provided
stories max. in height above grade.
transfer of development rights or
Section 14- 2G -7G, Building Height Bonus
regulations.
e from streets, plazas, or parks shall step
corners, tower elements or simiia
o ck requirement as approved b t
(b) The requi4q facade stepback may be
it is establish \d at least 30' in height a
d. Building Projections
(1) The following buildin features may
(a) Bay windows, eaves, oof overha
features: 2' max.
(b) Balconies on upper floo may F
beyond non - street - facing cad
than 4'from a side or rear I lin
(c) Canopies, awnings, stoops, ie c
permitted in Section 14 -2G-A o
(2) Awnings and canopies may also roj
provisions of the Building Code ert
according to applicable stands ds se
right -of -way shall not interfer with u
(3) Arcades and galleries prc
e. Building and Frontage Types
(1) Principal buildings and r
Frontage Type Standard!
f. Facade Continuity
(1) To define pedestrian
along primary street
frontage. In the abse
be built in complian
grade.
�ct into setbacks as follows:
cornices, belt courses, buttresses, sills, and other similar
�ect up to 6' into front setbacks. Balconies may project
on upper floors up to 4' max., but shall extend no closer
unless said lot line abuts an alley or permanent open space.
es, covered building entries, and similar elements as
ntage Type Standards.
\into public rights -of -way according to the applicable
amitted signs may also project into public rights of -way
tn Article 14 -56, Sign Regulations. Projections into the
street trees and other important right -of -way features.
beyond
ig facades shall be
Section 14-213-5, B
building facades are not permitted.
kndly streetscapes and create a t
xincipal buildings shall occupy a
:e of a building along the remain(
with Section 14- 2G -7D.
ad in compliance with Section 14 -213-4,
Type Standards.
y continuous frontage of buildings
of 75% of the primary street lot
the lot frontage, a streetscreen shall
MAR 2 5 7014
City Clerk
Iowa City, to
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
15
4. PARKING, LOADING, AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type approp'
compliance with Section 14 -2G-6, Parking Type Standards, and at
5A -4, Minimum Parkin# Requirements.
b. Parking, Loading, and ervice Area Placement & Screening
Parking, loading, ands vice areas shall be
Figure
located within and behin principal buildings in
compliance with the folio ing requirements as
shown in Figure 2G -8.
(1) Primary Street, Pedestrian treet, and
designated Ralston CreekF ntage and
(E) and Screening
(a) Surface Parking and Servic Areas: 30'
min. from primary street bui ing facade
and located behind fully -encl ed,
occupied building space.
(b) Building /Parking Structure: For p king
in the ground floor of a building or
structure, 30' min. from primary stre
building facade and located behind
fully - enclosed, occupied building spac
For parking in upper floors, l'min.
from street - facing building facade an
screened from view by architecturall
finished building facades.
(c) Underground Parking: 0' min. from
primary street building facade.
(2) Secondary Street Setback (F) and
(a) Surface Parking, Loading, and
street building facade and scr
standard - alternative materia
Standards.
(b) Building /Structured Parking
facade and screened from u
to the standards for struct r
(c) Underground Parking: 101mi
for the selected Building Type in
minimum ratios specified in 14-
and Service Placement Diagram
Adjacent Property
---------- G i
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Hh-
,E� I I F
+ I a
- -1- - -� t
�.- - -- G 1
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E— I d
III I
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I._.— ._._._.mot - ._.- - -- -.L
srvice Area: 10' min. nd set back 3' min. from the secondary
ned by low masonry ails and landscaping as specified for S2
(option B), set forth nn rticle 14 -5F, Screening and Buffering
10' min. and set back 1' min. rom the secondary street building
blic view by architecturally fi fished building facades, according
ed parking set forth in 14 -5A-5
n. and set back 0' min. from seco dary street building facade.
MAR 2 5 2014
City Clerk
Iowa City, Iowa
16 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: 5' min. or O'where parking is shared with the
adjacent property. Setback area shall be landscaped the 52 standard. rear setback requirements
(b) as Build!
9pal buildings. Park Parking must bescreened fr 'view by architecturally-finished hed building
\according to the standards for structure arking set forth in 14-5A-SF.
(c) Undergro,
principal 1
(4) Underground
elevation regi
Parking: Must comply with the sa a side and rear setback requirement as
shall be designed to ens
s for permitted frontage
a no surface parking shall be closer than 10 I to any
mg portions of the building containing garage
ys and landscaping and /or may be included as part
are located where headlights of vehicles shine onto
parking spaces must be screened from view of the
ground floor finished floor elevations meet
(5) For buildings with gr nd floor residential t
residential portion of a uilding (i.e. not ind
space). This 10' area mus a used for walkw
of a larger open space are If parking spat(
a wall containing ground flo r windows, s
windows to at least the S2 sta dard.
c. Access to Parking, Loading, and Se a Are
(1) All parking, loading, and service ar as all
driveways on secondary streets con ' ent
paragraph (2), below.
(2) If access from an alley, private rear I ne, r
due to topography, site condition confi
primary street may be granted by he FBC
street will be reviewed accordin to the al
Street Access Requirements.
be accessed from public alleys, private rear lanes or
with the Riverfront Crossings Plan, except as allowed in
driveway from the secondary street is not feasible
ration of the lot, and /or other constraints, access to a
mmittee. Any request for a curb cut on an arterial
>p able provisions set forth in Section 145C -6, Arterial
d. Construction and Design Standar for Parking an
(1) The following subsections of ection 14 -5A -5,
A. Purpose
B. Paving Materials
C. Parking and Stacking pace Size
D. Drainage
E. Location
F. Standards for 5
H. Design and La)
I. Landscaping a
J. Screening and
K. Design of Bicy
Lured Parking
of Surface Parking Areas
Areas
ion and Design Standards, shall apply:
Tree Requirements within Parking Areas
thack Areas
Parking Areas.
IM Planning and Zoning Commission Reco mended Draft —March 25, 2014
m
,,
MAR 2 5 2014
City Clerk
Iowa City, Iowa
17
S. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the I
if the provisions contained in the Riverfront Crossings Code are
provisions shall supersede the provisions of Article 14-4C.
b. Garages and parking tr
paragraph 4, Parking, o
c. Accessory buildingsot
buildings according to tl
within public view must
building.
s must be located and constructed
and Service Areas.
of Article 14-4C. However,
:ific or restrictive, said
with the provisions of
than garages and parking structures st be located behind principal
same setback standards as surface pa ing. Facades of accessory buildings
.karchitecturally finished in a manner at is consistent with the principal
MAR 2 5 2014
City Clerk
Iowa City, Iowa
18
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
C. Gilbert Subdistrict
1. INTENT
The Gilbert sub istrict (shaded in dark in Figure 2G -9) is
intended for to er intensity mixed -use development in
buildings with s reet- facing entries opening onto pedestrian -
friendly streetsca es. Buildings are designed with facades
aligned along pri ary streets, modest setbacks, and parking
located in mid -blo parking lots. /
2. USES
The principal uses allo d in the Gilbert subdistrict are to
same as allowed in the C 5 Zone, as specified in Table 2 1
within Article 14 -2C. Provis ns and special exception a proval
criteria that apply in the CB one also apply in the Gi ert
subdistrict as set forth in Artic 14 -4B, except as note below. In
addition, the following restrictio s and allowances s all apply:
till
C.
Household Living Uses shall b (lowed within
Building Types as specified in Se tion 14 -2G -5.
Family Uses, the provisions in Sec n 14 -46 -4
therefore, do not apply. Residential ccupan
term is defined in Article 14 -9A, Gene I De n
unit is three. Residential density (units r cn
Multi- Dwelling Buildings, and Mixed -Use il(
exceed 30% of the total number of units tF
Residential Uses are not allowed within qw
Crossings Regulating Plan.
wed withi permitted Building Types as specified in Section 14-
to 1 roomer er 300 square feet of floor area, not including floor
c.n rte 2G -9: Subdistrict Locator - Gilbert
:or Multi -
re superseded by the standards in this Article and,
is limited to one "household" per dwelling unit, as this
:ions.The maximum number of bedrooms per dwelling
): No maximum. However, for Apartment Buildings,
ings, the number of 3- bedroom units per lot may not
lot.
i retail storefronts, as specified in the Riverfront
d. Assisted Group Living Uses shall be
2G -5. Residential occupancy is limit
area within a garage or structured I
e. Building Trade Uses shall be allowe
provided all aspects of the operati
outdoor storage of materials and
f. Drinking Establishments are not I
area.
on properties Ir
are conducted
jioment is not
south of the Iowa Interstate Railroad,
s and, except for fleet vehicle parking,
—^XDj
AR 2 5 2014
ity Clerk
Iowa City, Iowa
19
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Buildin Types
(1) Pri ipal buildings shall comply with Section 14 -2G -5,
Buil gTypes are permitted in the Gilbert subdistrict
Table 2%3: Permitted Building Types - Gilbert
RiverfrontCrossings
Subdistricts E
Gilbert x I �x
b. Building Placement
(1) Principal buildings shall be placed tol
front and corner of lots and aligned al
setbacks in compliance with the follot
requirements as shown in Figure 2G -1
(a) Primary (A) and Secondary (B)
Setback: l0' min., 20' max.
(b) Lots Fronting on Pedestrian St
min., 10' max. from public rigir
access easement. See Section
for additional requirements.
(c) Side Setback (C):10' min. or 0'
abuts or will abut the adjacen
except for apartment building
dwelling buildings, and cotta
where the minimum is alway
For mixed -use buildings, fac
residential floors above the
be set back at least 10'from t
line.
(d) Rear Setback (D): I O'min.
(e) Above the 3rd floor (or ab v
floor if the height of the fi st
at least 30'above grade) e
setback does not apply.
(f) Approved forecourtfrontag
F ri � � y
Y . ra
MAR 2 5 7014
ling Types Standards. Thefollowor6ity Clerk
Iowa
also Table 2G -6):
Building Types
rn
7
O
t
kulonI
9=02
Gilbert x I �x
b. Building Placement
(1) Principal buildings shall be placed tol
front and corner of lots and aligned al
setbacks in compliance with the follot
requirements as shown in Figure 2G -1
(a) Primary (A) and Secondary (B)
Setback: l0' min., 20' max.
(b) Lots Fronting on Pedestrian St
min., 10' max. from public rigir
access easement. See Section
for additional requirements.
(c) Side Setback (C):10' min. or 0'
abuts or will abut the adjacen
except for apartment building
dwelling buildings, and cotta
where the minimum is alway
For mixed -use buildings, fac
residential floors above the
be set back at least 10'from t
line.
(d) Rear Setback (D): I O'min.
(e) Above the 3rd floor (or ab v
floor if the height of the fi st
at least 30'above grade) e
setback does not apply.
(f) Approved forecourtfrontag
F ri � � y
Y . ra
MAR 2 5 7014
ling Types Standards. Thefollowor6ity Clerk
Iowa
also Table 2G -6):
Building Types
5'
or
building
;, multi -
e homes
10.
les on
J floor must
e side lot
a the 2nd
2 stories is
maximum
Figure 2G -10: Building Placement Diagram
1 Adjacent Property — _j
—
- -- -- - -- ---
c
I I
j n D _I
I I �
11 c — -- -- -- I d
--
c'
j B
i
I;
Id
D �I
I A-
� I
I�
I
�I _ —B .— .— . —. —.L
may exceed the maximum setbacks stated above.
20 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
rn
�
O
C_
C
o
A
N
?
N
C 0
6
O
00
O C
O
Lsl
-Q
r
V
V
G
J
7
>
''
FC3-
x
x
x
x
x
x
X
x
5'
or
building
;, multi -
e homes
10.
les on
J floor must
e side lot
a the 2nd
2 stories is
maximum
Figure 2G -10: Building Placement Diagram
1 Adjacent Property — _j
—
- -- -- - -- ---
c
I I
j n D _I
I I �
11 c — -- -- -- I d
--
c'
j B
i
I;
Id
D �I
I A-
� I
I�
I
�I _ —B .— .— . —. —.L
may exceed the maximum setbacks stated above.
20 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
c. Building Height and Facade Stepbacks
(1) Except as provided below, principal buildings shall be
(a) Additional building height may be granted throuc
through bonus height provisions as set forth in th
/ Provisions.
Above the 3rd floor, building facades facing and
step back 10' min. from the lower floor facade.
( At street corners, tower elements or similar s
e stepback requirement as approved by tf
(b) Th required facade stepback may be estal
it is established at least 30' in height above
stories max. in height above grade.
i transfer of development rights or
Section 14- 2G -7G, Building Height Bonus
from public streets, plazas, or parks shall
�ner emphasis treatments may be exempt from
FBC Committee.
ted at a lower floor than stated above, provided
d. Building Project \ves,
(1) The followining features may project' to setbacks as follows:
(a) Bay winves, roof overhangs, co ices, belt courses, buttresses, sills, and other similar
features(b) Balconieper oors may projec up to 6'into front setbacks. Balconies may project
beyond eet -fa ' g facades o pper floors up to 4' max., but shall extend no closer
than 4'fde or re lot line, u ess said lot line abuts an alley or permanent open space.
(c) Canopiegs, stoops, errace ,covered building entries, and similar elements as
permittction 14 -2G Fro age Type Standards.
e. Building and Frontage Types
(1) Principal buildings and building
Frontage Type Standards, and SE
f. Facade Continuity
(1) To define pedestrian friendly
character along primary stref
of the primary street lot from
shall be designed in compliance with Section 14 -2G-4,
S�G -5, Building Type Standards.
intaining a lower intensity development
shall occupy a min. of 50% and a max. of 75%
MAR 2 5
City Clei
Iowa City, I
21
fM Planning and Zoning Commission Recommended Draft —March 25, 2014
4. PARKING, LOADING, AND SERVICE AREAS
a. Parking shall be provided using a permitted
Parkin ype appropriate for the selected
Buildin Type in compliance with Section 14 -2G-
6, Parkin Type Standards, and at the minimum
ratios spe 'fled in 14 -5A-4, Minimum Parking
b. Parking, Loadii , and Service Area Placement &
Screening
Parking, loading, a service areas shall be
located within, behin and to the side of
principal buildings in c pliance with the
following requirements a hown in Figure 2G -11.i
(1) Primary Street, Pedestria Street, and
designated Ralston Creek it S
(E) and Screening
(a) Surface Parking, Loading, a Sei
Area: 30' min. from primary st el
building facade and located be
enclosed, occupied building spa
(b) Surface Parking located to the sii
buildings: l0' min. from the stree
property line (E') and set back 3'
min. from the primary street bui
landscaping as specified for S2
14 -5F, Screening and Buffering
(c) Building /Structured Parking: 1 '
fully - enclosed, occupied buil in
(d) Underground Parking: 0'r
(2) Secondary Street Setback (F)
22
(a) Surface Parking, Loading,
street building facade am
standard - alternative ma
Standards.
ng:10' min. and setback 1' min. from a secondary street building
view by architecturally - finished build! facades, according to the
parking set forth in 14- 5A -5F.
0' min. and setback 0' min. from secondary s eat building facade.
Figure
�11: Parking and Service Placement Diagram
Adjacent Property
..................
._.— ._..._. —. �} I
I I
I ! I c
o
. _
_._._._..
F. G} .1
�t p— I g
E I d
I I
1� F
�e (E) and screened by low masonry walls and
mative materials (option B), set forth in Article
min. from
g space.
from primary street
street building facade and located behind
Screening
I Service Area: 10' min. ar
,eened by low masonry �
,is (option B), set forth in
facade.
ad 3' min. from the secondary
i landscaping as specified for S2
14-51', Screening and Buffering
(b) Building /Structured Par
facade and screened fro
standards for structure
(c) Underground Parking:
Riverfront Crossings Form -Based
P
MAR 2 5 2014
Cl
Iowa City, Iowa
(3) Side (G) �nd Rear (H) Setbacks and Screening
(a) Surf Ace Parking, Loading, and Service Area: 5'
adja nt property. Setback area shall be lands
(b) BuilclirYStructurecl Parking: Must comply wit
as print al buildings. Parking must be screer
facades, 4cording to the standards for struct
(c) Undergroul d Parking: Must comply with 1
principal
(4) Underground park g shall be designed to
elevation requireme is for permitted front
(5) For buildings with gro d floor residential
residential portion of a ilding (Le. not in
space). This 10'area must \stan d forwalk
of a larger open space arerking spa
a wall containing ground indows
windows to at least the Sard.
c. Access to P arking, Loading, and ServiN
(1) All parking, loading, and service an
driveways on secondary streets col
paragraph (2), below.
kor O'where parking is shared with the
)ed to the S2 standard.
ne same side and rear setback requirements
from view by architecturally - finished building
d parking set forth in 14- 5A -5F.
to side and rear setback requirements as
ground floor finished floor elevations meet
6, no surface parking shall be closer than 10'to any
ding portions of the building containing garage
ys and landscaping and /or may be included as part
are located where headlights of vehicles shine onto
parking spaces must be screened from view of the
be accessed from public alleys, private rear lanes or
with the Riverfront Crossings Plan, except as allowed in
(2) If access from an alley, private rear I ne, driveway from the secondary street is not feasible
due to topography, site condition config ration of the lot, and /or other constraints, access to a
primary street maybe granted by he FBC C mmittee. Any request for a curb cut on an arterial
street will be reviewed accordin to the appli able provisions set forth in Section 14 -5C -6; Arterial
Street Access Requirements.
d. Construction and Design Standard for Parking and L ading Areas
(1) The following subsections
A.
Purpose
B.
Paving Materials
C.
Parking and Stacking'
D.
Drainage
E.
Location
F.
Standards for Structur
H.
Design and Layout of
I.
Landscaping andTre
J.
Screening and Setb c
K.
Design of Bicycle P irk
14 -5A -5, Cons ruction and Design Standards, shall apply:
Size
Parking
face Parking Areas
Requirements within Parking Areas
c Areas
nq Areas.
It Planning and Zoning Commission Recommended Draft —March 25, 2014
I
MAR 2 5 7014
City Clerk
Iowa City, Iowa
23
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the
if the provisions contained in the Riverfront Crossings Code are
provisions shall supersede the provisions of Article 14 -4C.
b. Garages and parking structures must be located and
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings oth r than garages and parking
side of principal buildings ccordd ng ie the same set
accessory buildings within blic view must be arch
with the principal bullding
24
i
ons of Article 14 -4C. However,
specific or restrictive, said
in compliance with the provisions of
must be located behind or to the
lards as surface parking. Facades of
finished in a manner that is consistent
F CEz l
MAR 2 51014
City Clerk
Iowa City, Iowa
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
D. Wiest Riverfront Subdistrict
1. INT T
The West Ri rfront subdistrict (shaded in dark in Figure 26-
12) is intende or commercial and mixed -use development in
buildings with s et- facing entries opening onto streetscapes
designed to provi a comfortable and attractive environment
for pedestrians buff ed from vehicular traffic on Riverside Dri e.
Along the west side o iverside Drive south of Benton 5tree
buildings are designed ith facades fronting onto a pedes ian
way and perpendicular pa ing aligned along a continu s
north -south travelway all ' g cross - parcel connectio s among
adjacent sites and a red uctio in curb cuts along Riv side
Drive. Along the Iowa River, bui ings are located, o ented, and
designed to take advantage of ri r views. Along reets in this
district, buildings are designed wit facades ali ed parallel to
Riverside Drive, Benton Street, and S rgis Cor er Drive, with
parking located in mid -block and side and I ations with front
yard parking only along the west side o Ri rside Drive south of
Benton Street, and along some portions Orchard Street and
Highway 6.
2. USES
The principal uses allowed in the Yst Riverfrot�t
specified in Table 2C -1 within Art le 14-2C. Pro
in the CB -5 Zone also apply in t e West Riverfron
below. In addition, the followijKg restrictions and
2G -12: Subdistrict Locator -West
Subdistrict are the same as allowed in the CB -5 Zone, as
lions and special exception approval criteria that apply
a ubdistrict, as set forth in Article 14 -4B, except as noted
owances shall apply:
a. Household Living Uses all be allowed within p rm
2G -5. For Multi - Family ses, the provisions in Sect r
Article and, therefor , do not apply. Residential occ
unit, as this term is efined in Article 14-9A, General
per dwelling unit' three. Residential density (units 1
Buildings, Multi welling Buildings, and Mixed -Use I
ted Building Types as specified in Section 14-
14 -46-4 are superseded by the standards in this
ancy is limited to one "household' per dwelling
)efinitions.The maximum number of bedrooms
�r acre): No maximum. However, for Apartment
u ldinos, the number of 3- bedroom units per lot
may not exce 30% of the total number of units on tr
b. Assisted Gro p Living Uses shall be allowed within per
2G -S. Resid ntial occupancy is limited to 1 roomer per
area wit hi a garage or structured parking area.
C. Residen al Uses are not allowed within required retail
Crossin s Regulating Plan.
lot.
W Building Types as specified in Section 14-
square feet of floor area, not including floor
as specified in the Riverfront
4
MAR 2 5 1016
City Clerk
25
fZ Planning and Zoning Commission Recommended Draft —March 25, 2014
d. Outdoor Commercial Recreational Uses shall be allowed by special excep on.The Board of
Adjustment may modify subdistrict standards as appropriate for the spe ifi, use.
e. Building Trade Uses shall be allowed, proviVd pects of the opera on are conducted indoors and,
except for fleet vehicle p rking, outdoor staterials and eq pment is not allowed.
f. Drinking Establishments ust meet the apDrinking Establi hment spacing requirement.
3. PRINCIPAL BUILDING PL CEMENT AM
a. Building Types
(1) Principal buildings shall comp with S-2G -5, Bui ingTypes Standards. The following
Building Types are permitt ed in a Weont subd' trict (see also Table 2G -6):
Table 2G-4: Permitted Building Types Wront - --
( -- Perm edBulldI gTypes
MAR 2 5 2014
City Clerk
Iowa City, Iowa
26 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
0 o
c
c
Riverfront Crossings
'?
o
subdistricts
o
m
n
O
J�'@
Y
V
N
V
c
m
W
o
3
E
'C
o
p0
0' c
v
y
E
V
3
>0 'm
V
West Riverfront
x
x
x
x
x
x
MAR 2 5 2014
City Clerk
Iowa City, Iowa
26 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
b. Building Placement
(1) Principal buildings shall be placed to the
front and corner of lots and aligned along
setbacks i compliance with the following
requireme s as shown in Figure 2G 13,
except as all we in paragraphs (2),(3), and
(4), below.
(a) Primary (A) d Secondary (B) Street
Setback:10' m ., 20' max.
Figure 2G -1
(b) Lots Fronting on edestrian Streets: S' j
min., 10' max. from ublic right -of -way or
access easement. Pe strian Streets that
provide frontageforb 'Idingslocated
along the riverfront shal rovide a
connection through the bl k between
the riverfront trail and the in rsecting
public street. See Section 14 -2 -7B for
additional requirements.
(c) Side Setback (C):10' min. or 0' if bur ing
abuts or will abut the adjacent buildi ,
except for apartment buildings and
multi - dwelling buildings where the
minimum is always 10: For mixed -use
buildings, facades on residential floor
above the 3rd floor must beset back t least
(d) Rear Setback (D):10' min.
(e) Above the 3rd floor (or above the
above grade) the maximum setbz
(f) Approved forecourtfrontagesmz
(2) Setbacks along the west side of Sou
the Riverfront Crossings District M t
way with abutting perpendicular r
aisle, which allows cross - parcel c nr
(3) On lots with double frontages
Drive and Highway 6, Sturgis (
these lots, there shall be no m
frontages.
A
I.
I!
Ad floor if the hXi
k does not apply.
exceed the maxis
uilding Placement Diagram
1 Adjacent Property — —. J
C T_ I
I
D
I �
� a
I �'a
18
I �
Id
I
I
I
B —.L
the side lot line.
of the first 2 stories is at least 30'
setbacks stated above.
Riverside Drive south Benton Street shall be as shown in
r Plan. Building facades all be aligned along a pedestrian
ing spaces aligned along a ontinuous north -south drive
:tions among adjacent sites.
Sturgis Corner Drive and South F
ier Drive shall be considered the
num building setback along the
Drive or Sturgis Corner
street frontage. For
Drive and Highway 6
(4) For lots with double frontage on Orchard Street and Riverside Drive, there
sell se along the chard Street frontage.
MAR 2 5 2014
ON Clerk
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
be no maximum
27
c. Building Height and Facade Stepbacks
(1) Except s provided below, principal buildings shall be4
(a) Prin 'pal buildings with frontage on the Iowa River
appli tion of bonus provisions.
(b) throughaonusdhei9ht 'povisionsassetfoth nue
(2) Above the 3rd flo , building facades facing and
family residential z es shall step back 10' min.1
(a) At street corners, wer elements or similar
the stepback requir ent as approved by tl
(b) Buildings with frontages
(c) The required facade ste
it is established at least
d. Building Projections
on the Iowa River
ac may be est�
30 ' height abO
(1) The following building features ma I
(a) Bay windows, eaves, roof overhang
features: 2' max.
(b) Balconies on upper floors may prc
beyond non - street - facing facades
than 4'from a side or rear lot line,
(c) Canopies, awnings, stoops, terra
permitted in Section 14 -2G -4, F
e. Building and Frontage Types
(1) Principal buildings and building f cai
FrontageType Standards, and S tioi
ies max. in height above grade.
be 8 stories max. in height before
i transfer of development rights or
Section 14- 2G -7G, Building Height Bonus
sible from streets, plazas, parks, and single
m the lower floor facade.
ner emphasis treatments may be exempt from
FBC Committee.
I be exempt from the stepback requirement.
,ied at a lower floor than stated above, provided
grade.
into setbacks as follows:
nicer, belt courses, buttresses, sills, and other similar
p to V into front setbacks. Balconies may project
er floors up to 4' max., but shall extend no closer
s id lot line to
an alley or permanent open space.
rere building entries, and similar elements as
Type andards.
!s shall be desig ed in compliance with Section 14 -2G -4,
14 -2G -5, Building pe Standards.
f. Facade Continuity
(1) To define pedestrian friendly s reetscapes while maintaining lower intensity development
character along primary stre s, principal buildings shall occup a min. of 50% of the primary
street lot frontage.
(2) To ensure public access an view corridors to the Iowa River, buildi s located along the riverfront
shall occupy no more than 5% of the width of the lot as measured a ng the riverside lot line.
(3) Any building that exceeds 5 stories in height must be separated from a y other building that
exceeds 5 stories in heig by a distance equal to the height of the taller wilding or 100;
whichever is less.
Lf
MAR 2 5 2014
City Clerk
Iowa City, Iowa
uidelines City of Iowa City, Iowa
28
Riverfront Crossings Form -Based Development G
4. PARKING 'ND SERVICE AREAS
a. Parking sh II be provided using a permitted
Parking Ty a appropriate for the selected
Building Ty a in compliance with Section 14 -2G-
6, Parking pe Standards, and at the minimum
ratios specifi d in 14 -5A-4, Minimum Parking
b. Parking, Loadin \inc e Area Placement &
Screening
Parking, loadine areas shall be
located within, to the side of
principal buildliance with the
following requshown in Figure 2 G-
(1) Primary Streea trian Street SetbA
(E) and Screening
(a) Surface Parking, Loadin and
Areas: 30'min. from prim ys
building facade and locate t
enclosed, occupied building
(b) Along the west side of South
Drive south of Benton Street,
loaded aisle of parking is per
within the private frontage a
parking aisle shall be set /ba the parking aisle and the (c) Building /Structured Parkfully - enclosed, occupied (d) Underground Parking: 0
(2) Secondary Street Setback
(a) Surface Parking, Loadi
set back 3' min. from
(b) Surface Parking, Loa
S2 standard.
Im
(c) Builaingrxlu—,
building facades,
(d) Underground Paw
fully-
a min.
2G -14: Parking and Service Placement Diagram
Adjacent Property 1_J
J
I
G I
I --► H •
Ir E�
1 �
G I u
1— E I I £
j�l
Ll i a
I I°
I �
F I
t-- — .— . —. —.L
5'from the front property line and the area between
l hall be landscaped to the S2 standard.
15' min. fro primary street building facade and located behind
ding space.
from primary set building facade.
and Screening
, and Service Areas along
mdary street building fac
,and Service Areas along
e Avenue and Highway 1:10' min. and
and screened to the S2 standard.
and Street: 10' min. and screened to the
king. lo, min. and screened from vi<
ding to the standards for structured
10' min. and set back 0' min. from se
by architecturally - finished
king set forth in 14- 5A -5F.
�dary street building facades.
I M
MAR 2 5 2014
City Clerk
Planning and Zoning Commission Recommended Draft —March 25, 2014
29
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: 5' min. or 0'
adjacent pro erty. Setback area shall be landscaped to
(b) Building /Stru tured Parking: Must comply with the san
as principal b ildings. Parking must be screened from
facades, accor ing to the standards for structured par
(c) Underground rking: Must comply with the same si e
principal buildi s.
here parking is shared with the
e S2 standard.
e side and rear setback requirements
iew by architecturally - finished building
no set forth in 14- 5A -5F.
and rear setback requirement as
(4) Underground parking hall be designed to ensure ground floor finished floor elevations meet
elevation requirements or permitted frontage types. /
(5) For buildings with groun floo
residential portion of a buillklin
space).This 10'area must be
of a larger open space area. if f
a wall containing ground floor
windows to at least the S2 star
c. Access to Parking and Service Areas
residential use, no sur ace parking shall be closer than 10'to any
(i.e. not including p tions of the building containing garage
d for walkways aVd andscaping and /or may be included as part
king spaces are ated w here headlights of vehicles shine onto
Jhidows, said par g spaces must be screened from view of the
(1) All parking and service areas shall be acl sse from public alleys, private rear lanes or driveways
on secondary streets consistent with the 'v rfront Crossings Plan. Limited access to primary
streets is allowed consistent with the River nt Crossings Plan. However, in order to improve
traffic circulation upon redevelopment, th C may require closure of inappropriately located
curb cuts in favor of shared access points long he frontage.
(2) FBC Committee approval is required forte place ent of new driveway and curb cuts along
primary streets. Any request for a curb qbt on an art ial street will be reviewed according to the
applicable provisions set forth in Secti n 14 -5C -6, Art ial Street Access Requirements.
d. Construction and Design Standards for P king and
(1) The following subsections of Sectio 14 -5A -5, C
30
A. Purpose
B. Paving Materials
C. Parking and Stacking Space
D. Drainage
E. Location
F. Standards for Structured Pa
H. Design and Layout of Surf
I. Landscaping and Tree Req
J. Screening and Setback At a
K. Design of Bicycle Parking At
Parking Areas
within Parking Areas
Design Standards, shall apply:
Iz
i
MAR 2 51014
City Clerk
Iowa City, Iowa
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
5. ACCESSORY USES, BUILDINGS AND STRUCTURES the provisions of Article 14 -4C. However,
a. Accessory uses, buildings and structures front Crossings Code are`more specific or restrictive, said
if the provisions contained in the River
provisions shall supersede the provisions of Article 14-4C. r
b. Garages and parking
paragraph 4, Parking,
C. Accessory buildings (
side of principal bull(
accessory buildings)
with the principal bu
:ures must be located and cons
ing, and Service Areas.
than garages and parking strut
according to the same setback
1 public view must be architect,
in compliance with the provisions of
must be located behind and to the
lards as surface parking. Facades of
finished in a manner that is consistent
25 2014
CA Clerk
Iowa City, Iowa
31
I-M Planning and Zoning Commission Recommended Draft —March 25, 2014
32 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
14 -215-4: FRONTAGETYPE STANDARDS
A. Generally
A building's frontage condition -the transition from public t private space, from indoor to outdoor at
the main entrance, the de ign treatment of ground floor bull ing facades, the configuration of facade
projections, and the disp sition of improvements within re ired setbacks- strongly influences the
quality and character of p blic streets and spaces.
All principal buildings in t Riverfront Crossings District s all be designed with Frontage Types meeting
the requirements of this se ion. The standards recognize at different types of buildings -as defined
in the Building Type standar in the subsequent section may call for different frontage conditions.
Illustrations within this sectio are intended to demonstr to basic frontage type standards and are not
I detail necessary for high
intended to promote a particu r architectural style or r resent the architectura
quality buildings.
ntage Typ s are permitted in conjunction with each of the
Table 2G -5 below identifies which f the fro
Building Types:
Table 2G -5: Permitted Frontage Types — . - - - -- — - --
- - permitted Frontage Types
X
V r
Building Types c y M $ 0
A o
LL
r r N a} a
N
x x
Cottage Home -
x x x
Rowhouse - —_-
x x
Townhouse - -- -
x x
Apartment Building - -- x x x(t)
Multi - Dwelling Building --
x x x
Live -Work Townhouse — XO)
Commercial Building x _ - xft)
Mixed -Use Building x -- - -
x x x x - --
Liner Building - -- x(t)
x x x -
Civic or Institutional Building __ -- -
Notes:
I Subordinate f ontagetype - to be used in conjunctio with other permitted frontage type(s)
Planning and Zoning Commission Recommended
F;L
MAR 2 5 2014
Iowa
33
B. Storefront
DESCRIPTION
The Storefront frontage is the primary frontage type for buildings with active commercial ground
_..a .o�raurants— see�Table 2G -5 to determine appropriate
floor uses, such as retail,
building types. The front
streetside property line,
the fronting sidewalk. TI
Figure 2G -15: Storefront
cally aligned close to the
building entries at the grade of
this frontage type is required.
1,
34 Riverfront crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. STANDARDS
a. The private frontage area between the public sidewalk and the building facade shall be designed for
additional sidewalk width and other pedestrian 1eubc artsor recessed entryways. outdoor patio
space for restaurant a d caf6 seating, landscaping, p
p
b. To encourage tom ercial activity at the street level, pri ate frontage areas should be seamless y With approval of
integrated with and at the same level as the public side alk to the extent possible.
p
the FBC Committee, Vasloping ontage specific
locatio
gh s rwhere there is a aised bove sidewealk grade otolc create allevel
outdoor space the p
plaza or patio area.T a elevation of the raised areas all not exceed the elevation of the ground floor
finished floor (see 2.d elow). A transparent, decora ve wrought iron or similar metal railing maybe
located at the edge oft a raised area if required fo safety, but shall be limited to 42" max. in height.
Opaque railings, fences walls shall not be perm' ted. Access to raised areas shall be provided directly
from the sidewalk throug steps and /or ramps. T e use of ramps and railings shall be minimized to
maintain a seamless transit n from sidewalk to torefront.Transparent, decorative wrought iron or
similar metal fencing /railing not to exceed 42" are allowed for outdoor service areas for eating and
drinking establishments, as ap roved by the ty.
c. A minimum of 70°k of the total ea of the gr and floor facade shall consist of storefront windows
and doors. Glazing shall be clear a d highly ransparent. Reflective (mirrored) or colored glass is not
permitted. Storefront windows mu allow iews into the interior space. The bottom of storefront
windows shall be no more than 2' ab ve t level of the adjacent exterior grade, except along sloping
sites, where this standard shall be met o e extent possible so that views into the interior are
maximized and blank walls are avoided. all match the elevation of the abutting p ublic sidewalk or
d. The ground floor finished floor elevatio
publicly accessible plaza. On sloping s es t e FBC Committee may adjust this requirement, provided
that the height of the ground floor o the bu ding o point along more
a street-facing 31 above facade.I of the abutting
public sidewalk or public pedestria plaza at y p
e. The ground floor floor- to- structur - ceiling heig t shall be 14' min.
ilding Code requirements for commercial
f. Ground floor building space shal be designed to eet Bu
uses. erfloor
g. Entries to individual ground fl r tenant spaces and tries to common lobbies accessing upper
space shall open directly ont public sidewalks or pubicly- accessible outdoor plazas where present.
Thresholds at building entri shall match the grade of a adjacent sidewalk or plaza area.
h. Storefront entries shall be r cessed a minimum of 18 "an heltered by awnings or canopies that
project a minimum of 6'fr the building facade. Entries st also be distinguished by facade design,
'de relief to the building facade and draw
materials, articulation, or ther architectural details that pro
attention to the entrant
of the
i. Awnings or canopies d igned to provide weather protection a e required along at least 60%
street - facing facade an shall project 5' min., 8' max. from the fro t facade and shall be located 8' min.
above the adjacent si ewalk.
1A J
MAR 2 5 35
h-R Planning and Zoning Commission Recommended Draft —March 25, 201 Iowa Y Cllel W8
C. Urban Flex
1. DESCRIPTION
appropriate for buildings with ground floor commercial
The Urban Flex frontage is a frontage type
uses where mor flexibility is desired for no
retail uses, such as offices, Institutional uses, building
trade uses, and ve -work uses, or along secondary fron ages where views into the interior of the
building are not s critical, but where architecturally fi shed facades with elements that provide visual
interest and com rt to pedestrians are important. See able 2G -5 to determine appropriate building
inters t a d comg provides ground floors torefront c nditions with high proportions of transparency,
but to a lesser degr a than the Storefront frontage.
Figure 2G -16: Urban F x —
M
25 2014
City Clerk
Iowa City, Iowa
36 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. STANDARDS MAR 2 5
p bed 48ned for
a. The private frontage area between the public sidewalk and the building facade shall
pace, outdoor patio space for restau Iowa 4 Citty, Iowa atin g
n ,riparian- oriented uses, such as plaza s
landscaping, ublic art, or recessed entryways.
b. To encourage ommercial activity at the street level,
integrated wit and at the same level as the publics
the FBC Comm ee, on sloping sites in specific local
outdoor space t e private frontage area may be slig
plaza or patio are The elevation of the raised area
finished floor (see c
located at the edge
opaque railings, fern
from the sidewalk th
maintain a seamless
similar metal fencing
below). A transparent, dec
f the raised area if required
- or walls shall not be per
o h steps and /or ramp
ran Mon from sidewalk o
1railin s not to exceed 2"
drinking establishments, as p
c. A minimum 50% of the total a
and doors. Glazing shall be clea
permitted. Such windows must
by
of the
shall be no more than 3' above the t
where this standard shall be met to
and blank walls are minimized.
p ivate frontage areas should be seamlessly
ewalk to the extent possible. With approval of
I ns where there is a desire to provide usable
tly raised above sidewalk grade to create a level
hall not exceed the elevation of the ground floor
:ive wrought iron or similar metal railing maybe
safety, but shall be limited to 42" max. in height.
ed. Access to raised areas shall be provided directly
use of ramps and railings shall be minimized to
I 111
storefront. Transparent, decorative wrought iron or
are allowed for outdoor service areas for eating and
City.
nd floor facade and shall consist of storefront windows
ly transparent. Reflective (mirrored) or colored glass is not
ws into the interior space. The bottom of storefront windows
of the adjacent exterior grade, except along sloping sites,
extent possible so that views into the interior are maximized
d. The ground floor finished floor elev tior
public sidewalk or publicly accessi le pli
requirement, provided that at lea t a po
within 12" of the elevation of th abuttir
storefronts are maximized to I extent
not exceed 12" max. above the elevation of the abutting
n sloping sites the FBC Committee may adjust this
A the ground floor finished floor elevation is located
t sidewalk or publicly accessible plaza, views into
and blank walls are avoided.
be 14' min.
e. The ground floortloor- to -scru iuia.- Il ..... >
f. Ground floor building space hall be designed to m \ada g Code requirements for commercial
uses. g upper floor space shall open
g. Entries to ground floor bui ing space and commo accessing
where present, or shall be directly
directly onto public side Iks or publicly accessib plazas
connected to sidewalks a paved walkway. plaza areas, or paved
h. Thresholds at building ntries shall match the gra t sidewalks,
walkways.
i. Building entries shall a shall be recessed a min. ohelt ed by awnings or canopies that
project a minimum 6 'from the building facade. nst als be distinguished by facade design,
materials, articulati n, or other architectural details that provide relief to the building facade and draw
attention to the a trance.
j. Awnings and canopies designed to provide weather protection along frontages are encouraged and
may project B' max. from the front facade and shall be located 8' min. above the adjacent sidewalk. 37
ed Draft —March 25, 20t4
�
Z Planning and Zoning Commission Recommend
D. Terrace
1. DESCRIPTION
The Terrace frontage provides for vertical separation
creates semi - private outdoor space for individual dv
a portion oft private frontage area.TheTerrace fri
in urban settfngs and may be appropriate for live -w
determine a propriate building types.
Figure 2G -17: errace
ding space from sidewalk grade and
units by elevating and partially enclosing
is suited for ground floor residential uses
f institutional uses. See Table 2G -5 to
v.
E
R 2 5 2014
Ci Clerk
Iowa Ci Iowa
38 —�— Riverfront Crossings Form -Based Development Guidelines ucy ui law' -,.r' •
2. STANDARDS
a. The private frontage area between the sidewalk -aQ�
terrace, which is elevated up to 36" max. above grar
outdoor space a terrace may also be suitable for
b. ATerrace shall project 6' min.,10' max. beyond the'
facade for the width of the dwelling unit.TheTerrai
dwelling units individual live -work units, or for ins'
frontages shal be separated by walls and /or railinc
C. Terraces may
shall not be pi
sidewalk shall
o hardscaped or landscaped, or a cI
r fitted. Where present, any pnvd
he landscaped, except for walkwi
d. Terraces shall be e Vosed by garden walls up t
aterial shall be of high quality
anspare trailing or fence, cons u
ating wht iron, may be a td, e4
ht shall not exce
design and m
decorative, tr
faithfully imit
for safety. The
railing _
be prov ided for access to t'be terrace. �tegs
I the building facade shall be designed as a raised
e by a garden wall to provide a semi - private
utdoor seating for live -work uses.
ont facade. ATerrace may extend along the front
frontage is only allowed for access to individual
tutional uses.To enhance privacy, adjacent Terrace
s, or by a min. 6' wide landscaped area.
mbination of both. Wood or composite decking
frontage area between the Terrace and the edge of
�s leading to the Terrace.
42" max. in height above grade.The garden wall's
I compatible with the building's architecture. A
:ted of metal and glass, wrought iron, or metal
atop the garden walls if additional height is necessary
2" max. above the terrace grade. Steps or a ramp shall
an ramps may be perpendicular or parallel to the
sidewalk.
e. To provide vertical separation d k privacy, the finished floor elevation of ground floor
residential building space shall 1 " fln. above or slightly elevated above lthe Tebrace level.
sidewalk, and 36" max. above gra ay
f. Building entries shall be accessed from the Terrace.
g. Landscaping of the Terracemay ioundcovers, grasses, garden plants, low shrubs, and
ornamental trees. All plant matea of a variety that will not exceed 42" in height at maturity
(except trees) so as not to obstr oor windows. Plant material shall be selected to prevent
encroachment of the public sid rn lants are not permitted.
9 \Z4
t
MAR CitIowa ,
s:L•]
mended Draft —March 25, 2014
IM Planning and Zoning Commission Recom
E. Stoop
DESCRIPTION
The Stoop frontage is a
or institutional use —se
provides for vertical sel
stoops and covered en
typically is used in con.
Figure 2G -78: Stoop
tain buildings with ground floor residential
)riate building types.The Stoop frontage
dewalk grade and modest projections of
beyond building facades. The Stoop frontage
40 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. STANDARDS
a. The private frontage area between the sidewalk d the building facade shall be landscaped f with e
intent to provide privacy for residents and attrac (su h as cape for pedestrians. The
s) and hards aped areas other than
area is not intended as out(
stoop, stair, accessible ram
b. To provide vertical separ i
residential space shall be e
36" max. above grade.
c. Stoops shall be provided
consist of an exterior floor
and 36" max. above grade
buildings with multiple St
area shall be provided bet
)pr gathering space
and paved walkway are not ermitted.
n and enhance privacy, the nished floor elevation of ground sidewalk, and
vated 18, min. above the a vation of the abutting public
the entries of individual u its along front building facades shall sidewalk,
rea raised 18" min. abov the elevation of the abutting public
generally match the i erior ground floor finished floor elevation. For
o s. or a combination Stoops, Porches, and Porticos, a 6' min. landscaped
ie6p adjacenttroncagy5
d. Stoops shall project 4' min., 6'
facade.
beyondthe
e. The exterior stair of a stoop may De CI
N
f. Landscaping on both sides of the Sto
and may be demarcated by a garden w
fence constructed of wrought iron or m(
groundcovers, grasses, garden plants, to
trees) shall be of a variety whose height
material shall be selected to prevent e
permitted within 3' of the public sidew
facade and extend 5' min., 8' max. along the front
li ular or parallel to the sidewalk.
uired. Landscaping may be at grade or elevated,
p to 24" in height or a max. 42" decorative, transparent
that faithfully imitates wrought iron. Plants may include
rubs, and ornamental trees. All plant material (except
Plant
tunty will not obstruct ground floor w'lants are not
3c ent of the public sidewalk. Thorny p
G..
MAR 2 5 2014
City Clerk
Iowa City, Iowa
41
d Draft—March 25, 2014
IM Planning and Zoning Commission Recommende
F. Porch and Yard
1. DESCRIPTION
The Porch and Yard frontage
Table 2G -5 to determine ap
separation of building spa
facades, and is typically se
optional fence may be buil
Figure 2G -19: Porch and Yard
is a frontage type appropnaM
ropriate building types.The Pc
from sidewalk grade, projectic
ack from the streetside prope
it or close to the property line
certain residential buildings —see
h and Yard frontage provides for vertical
of usable porches beyond building
line to provide a front yard area. An
delineate the front yard.
r-
., yet Y � w • n
City Clerk,
� h
c r
i
Iowa City, io
J4 :.
42 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. STANDARDS
f r rAeinh i The private frontage
and attractive landscapefor pedestrians. a. The private frontage area between n the sidewalk and the building facade shall be landscaped with the
otherthan
intent to provide privacy o
area is not intended as out
porch, stair, accessible ra r IF
b. To provide vertical separ tip
residential space shall be 1
36" max. above grade.
c. Porches shall be provided
and shall consist of an exte
sidewalk, and 36" max. abc
it gathering space (such as 1
and paved walkway are not
and enhance privacy, the fi
ated 18" min. above the ele,
the entries of single or two -tan
Per floor area raised 18" min. ab(
Acirade to generally match the
elevation. For buildings with ul
landscaped area shall be provi
d. Porches shall project 6' min., 10' i
width along the front facade.
P. An optional fence enclosing the
Die Porches, or a con
between adjacent fr
fix. beyond the front
of high quality materials and constructs(
materials include vertical wood pickets,
wrought iron. Fences shall be semi -tram
and hardscaped areas
)or elevation of ground floor
the abutting public sidewalk, and
dwellings along front building facades
the elevation of the abutting public
erior ground floor finished floor
)n of Porches and Stoops, a 6' min.
and extend at least 50% of the facade
shall not ex eed 48" max. in height. Fences shall be made
compatibI with the building's architecture. Permitted
>od lattice wrought iron, and metal that faithfully imitates
,.f'.'.t max. 50°/b opacity. Chain link or wire mesh fences
are prohibited.
f. Frontyard landscaping may include groundc
trees. All plant material (except trees) shall be
ground floor windows. Plant material shall be
sidewalk.Thorny plants are not permitted wit
I
grasses, garden plants, low shrubs, and ornamental
variety whose height at maturity will not obstruct
cted to prevent encroachment of the public
�of the public sidewalk.
MAR 2 5 2014
City Clerk
va City, Iowa
43
I U[J Planning and Zoning Commission Recommended Draft —March 25, 2014
G. Portico
1. DESCRIPTION
The Portico frontage is a'
use as well as institution
frontage has its building
elevated above the sides
a covered, generously -si
Figure 2G -20: Portico_
u
Ira
�A
'r
I,
J
tage type appropriate for
es —see Table 2G -5 to det
ide aligned close to the st
level to provide privacy fi
exterior stairway and lanc
FILM
252014
City Clerk
va City, Iowa
n buildings with ground floor residential
e appropriate building types. The Portico
ie property line with the ground floor
ground floor windows and is accessed by
AAL
44 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. STANDARDS
a. The private frontage ar between the sidewalk and a building facade shall be landscaped with the
intent to provide priv cy for residents and attractive Ian cape for pedestrians. The private frontage
area is not intended s outdoor gathering space (such as tios) and hardscaped areas other than
portico, stair, accessi le ramp, and paved walkway are not ermitted.
b. To provide vertical s aration and enhance privacy, the fini hed floor elevation of ground floor
residential space shal be elevated 18" min. above the eleva ion of the abutting public sidewalk, and
36" max. above grade.
c. Porticos shall be provid d at building entries along front b ilding facades and shall consist of an
exterior floor area raised 8" min. above the elevation oft a abutting public sidewalk, and 36" max.
above grade to generally atch the interior ground floor nished floor elevation. Porticos may provide
access to a central lobby of multi -unit building or may rovide direct access to no more than two
entrances to individual dwell g units.
d. Porticos shall project 6' min., 8' ax. beyond the front acade and extend 10' min.,16' max. along the
front facade. A flat or pitched roo that is supported y columns or piers shall extend over the entire
Portico. Alternatively a flat metal c opy suspende from support rods or cables may extend over the
entirety of the Portico. For buildings ith multiple orticos, or a combination of stoops and Porticos, a
6' min. landscaped area shall be provi d betwe adjacent frontages.
e. Landscaping on both sides of the Portic 's req ued. Landscaping maybe at grade or elevated,
and may be demarcated by a garden wall t 24" in height or a max. 42" decorative, transparent
fence constructed of wrought iron or metal t faithfully imitates wrought iron. Plants may include
groundcovers, grasses, garden plants, low sh s, and ornamental trees. All plant material (except
trees) shall be of a variety whose height at at 'ty will not obstruct ground floor windows. Plant
material shall be selected to prevent encro chme t of the public sidewalk. Thorny plants are not
permitted within 3' of the public sidewalk.
fo
MAR 2 5 2U
City Cie k
Iowa City, owa
45
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
H. Forecourt
1. DESCRIPTION
The forecourt frontage I
more of the above pern
The forecourt frontage
an entry plaza or green
not permitted.
Figure 2G- 21:Forecourt
.4
subordinate frontage type in'
ed frontage types —see Table
reated by setting back the cei
it is surrounded by building/
ILE
MAR 2 5 2014
City Clerk
Iowa City, Iowa
ed for use in combination with one or
i to determine appropriate building types.
portion of the building facade to create
es on three sides. Forecourts at corners are
r I
.4 � ..
.�i
46 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. STAN
a Forecourts n
ther dime
o ion. In addition, he width of a fotrecou
width.
b. Forecourts may ovide access to a central lobby of ding on g
uses through rn a 0 ublic uses, such as outdo o
either semi -p '
C. The forecourt may be h dscaped or ianW
max. above the elevation f the public Sid
and the public sidewalk. If vated, steps
forecourt with the adjacent si ewalk.
d. Garden walls 24" max. in height ay be u
maintaining visual connectivity. a gard
compatible with the building's arch ectu
e. Where landscaped areas are provided, I
low shrubs, and ornamental trees. All pi
at maturity will not obstruct ground fl
encroachment of the public sidewalk r
plants are not permitted within 3' of t
building.
f. Other design standards required fo the
FILE
MAR 2 5 7114
City GI(
Iowa City,
neither dimension shall exceed 1.5 times the
II not exceed one -third of the overall facade
larger building or may provide access to multiple
c and floor uses, forecourts may be appropriate for
:efes, gardens, public art, or fountains.
r a combination thereof, and may be elevated 24"
maintain visual connectivity between the forecourt
,mns shall be provided to directly connect the
separate the forecourt from the public sidewalk while
I's design and materials shall be high quality and
:s may include groundcovers, grasses, garden plants,
material (except trees) shall be of a variety whose height
iindows. Plant material shall be selected to prevent
ways necessary to gain access to the building.Thorny
ways
or walkways necessary to gain access to the
types shall apply.
47
Z Planning and Zoning Commission Recommended Draft—March 25, 2014
- Out L
{
6
MAR
City
Iowa C
48 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
14 -2G -5: BUILDING TYPE STANDARDS
A. Generally olo ies deemed
Type Standards differentiate and define a range f principal building typ 9
9
The Building yp es describe basic building configuration
appropriate for the Riverfront Crossings District. The Building yp y g The standards are
and massing, p estrian access, vehicle access, and parking to each
standards l et forth in previous
intended to co lement the Subdistrict Standards and Fron ag9TYpe standards, and are not intended
sections.11lustrati ns are intended to demonstrate basic Bui in Type
to promote a parti ular architectural style or represent the chitectural detail necessary for high quality
buildings. In the ev t of conflicting requirem all control.
ents the mor stringent requirement sh
B 'Idin Types ar allowed in each of the Subdistricts:
Table 2G-6 below iden ifies which of the ui
9
Table 2G -6: Permitted Bui mg YPe
_
-
Riv rfront Crossings 5ubdistricts -
- - --
c -
3
- --
o+
c li
N
Permitted Building Types
.°
C
3
w
a
�
o
U
O
s
�
a 0
=
v
Cottage Home
Rowhouse — _
x
Townhouse
—
x
x
_
Apartment Building
x
x
x
Multi - Dwelling Building
x
x
x
- " --
_
x
x
x
Live- WorkTownhouse
—
x
Commercial Building
X
x x
— x --
Mixed -Use Building
x
x
—X
x
x
UnerBuilding —
x
x x
x --
x
civic or Institutional Building _
x
x x
x
--
MAR 2 5 2014
City Clerk
Iowa City, Iowa
I-M Planning and Zoning Commission Recommended Draft —March 25, 2014
a+ C
d
X
x x
x x
x x
x x
x x
x x
x x
x x
x x
F9
B. Cottage Home
1. DESCRIPTION
The Cottage Horn
a semi - private fro
from an alley or t
the Subdistricts v
Figure 2G -22: Cottage
is a detached single - family house on a
.yard and a private backyard. Garages
narrow driveways between adjacent C
I\erethis Building Type is permitted.
dyne (Alley Access)
MAR 2 5 2014
City Clerk
Iowa City, Iowa
simple Iot.The Cottage Home provides
xated in the rear yards, accessed either
oe Homes. Table 2G-6 above identifies
50 Rlverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
Figure 2G -23: Cottage Home (Driveway Access)
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of o
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance shall be located
through an allowed FrontageType
4. VEHICLE PARKING
a. Parking shall be provided in a
Garages may be detached, att
building by a covered or encl,
b. Vehicular access shall be pro\
(1) Where a public alley or pi
rear lane.
(2) Where no rear access is p
accessed from the front
between adjacent lots I
c. Refer to the Section
�
MAR 2 5 2014
City Clerk
Iowa City, Iowa
and a half, or two -story volumes.
the facade and shall be accessed directly from a street
;hie 2G -5.
ge located the rear yard behind the principal building.
!d to the prin ipal building, or connected to the principal
breezeway.
as follows:
rear lane is
)ssible, garages shall be acr
f the lot between adjacent
:encouraged.
Parking Type Standards for
shall be accessed from the alley or
through max. 10'wide driveways
e Homes. Shared driveways
requirements.
51
ER Planning and Zoning Commission Recommended Draft —March 25, 2014
C. Rowhouse
1. DESCRIPTION
The Rowhouse is a single - family unit that shares comp
A Rowhouse may be located on a separate fee - simple
Rowhouse�provides a semi - private frontyard and a pri
Su hdistric where this Building Type is permitted.
Figure 2G -24:
MAR 2 5
Iowa Citf. Iowa
i walls with one or two of the adjacent units.
or be part of a multi -unit development.The
e backyard. Table 2G -6 above identifies the
52 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three -story volumes.
b. Groups of Rowhouses may consist of two to six attached units.
3. PRIMARY PED STRIAN ACCESS
a. The main en rance shall be located within the facad and shall be accessed directly from a street
through an a owed Frontage Type see Table 2G -5.
4. VEHICLE PARKI G
a. Parking shall be rol
building.
b. Garage doors must
c. Refer to the Section
U 6 LD
MAR 2 5 2614
City Clerk
Iowa City, Iowa
in a garage, which may
oriented to an alley or
1 -2G -6, Parking Type St
detached or attached to the principal
rear lane and shall not face the street.
for additional requirements.
53
ed Draft —March 25, 2014
IM Planning and Zoning Commission Recommend
D. Townhouse
1. DESCRIPTION
The Townhouse is a�
ATownhouse may
Townhouse provid
Subdistricts where t
Figure 2G -25: Townhouse
ngle- family unit that shares commor
located on a separate fee - simple lot
a semi - private frontyard but no privi
is Building Type is permitted.
FI 4 k,
MAR 2 5 2014
City Clerk
Iowa City, Iowa
alls with one or two of the adjacent units.
be part of a multi -unit development. The
backyard. Table 2G -6 above identifies the
HIM 0`11
! 1
r
54 Riverfront Crossings Form Based Development Guidelines City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three -story volumes.
b. Group of To
may consist of tw to ten units.
3. PRIMAR PEDESTRIAN ACCESS
a. Entran es to each dwelling shall be locatted eeTabth 2G-5. facade and shall be accessed directly from a
street t rough an allowed FrontageTyp —
4. VEHICLE P RKING
a. Parking s II be provided in a garage atta hed to or tucked -under the unit at the rear.
b. Garage do s must be oriented to an all or private rear lane and shall not face the street.
c. Refer to the ction 14 -2G -6, Parking Ty e Standards for additional requirements.
FLED
MAR 2 5 2014
City Clerk
Iowa City, Iowa
55
_y Planning and Zoning Commission Recommended Draft —March 25, 2014
E. Apartment Building
1. DESCRIPTION
The Apartment
loaded corrido
frontage and s{
width.Table 2(
Figure 2G -26: Apart
3uilding is designed to be occupied
building.The Apartment Building is
s atop an underground parking gan
.6 above identifies the Subdistricts N
bent Building
rr
►t
MAR 2 5 1014
City Clerk
Iowa City, Iowa
tr
9,
multiple dwelling units configured as a double -
ented perpendicular to the primary street
whose bay width determines the building
re this Building Type is permitted.
au �a
Od D
Au dp
0 d11
es City of Iowa City, Iowa
56 Riverfront Crossings Form -Based Development Guidelin
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, three, orfour -story (where permitted) volumes.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entranc to the Apartment Building shall
accessed directly rom a street through an allowed
b. Access to dwellin units shall be from a shared lob
to each dwelling it provided through central coi
to upper floor dwe ing units are not permitted.
located within the facade and shall be
)ntageType —see Table 2G -5.
located at the main entrance with entrances
ors. Exterior corridors and exterior stairways
4. VEHICLE PARKING
a. Parking shall be provi d in an underground stru ture located beneath the building footprint.
The underground strut re shall be designed so hat the finished floor elevation of the residential
space above matches th elevation of the Front geType (see Section 14 -2G-4, FrontageType
Standards).
b. Additional surface parking y be located to t e rear of the building.
c. Refer to the Section 14 -2G -6, P rking Type St Bards for additional requirements.
MAR 2 5 2014
City Clerk
Iowa City, Iowa
57
ended Draft —March 25, 2014
�
Z Planning and Zoning Commission Recomm
F. Multi- Dwelling Building
1. DESCRIP11ON
The Multi- Dwelling Building is designed to be occupied bKn
uses.The M Iti- Dwelling Building maybe arranged in a varie
C- shapes. Multi- Dwelling Building maybe configured arOL
space, or m y be part of a larger development with multiple
courtyard. T le 2G -6 above identifies the Subdistricts when
Figure 2G -27: Mult Dwelling Building
as _4Aa
h..
Tlp
Q =g
�l
� °D
MAR 2 5 2014
City Clerk
Iowa City, Iowa
ti- family dwelling units or group living
of configurations, including bar, L and
I a courtyard providing private outdoor
tildings configured around a common
his Building Type is permitted.
0 BI:
1 00
0
58 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING t
a. Buildings shall be composed in accordance with the applicable Subdistrict Standards with respec
to building height and stepback requirements.
b. Courtyards shall have no dimension less than 20'and shall be designed with appropriate
landscaping and /or hardscaping to provide a safe and attractive outdoor space for residents of the
building. I
3. PRIMARY PE
a. The main entr>(
accessed direc
b. Access todwellir
to each dwelling
to upper floor dv
IAN ACCESS
e to the Multi- Dwelling E
from a street through an
units shall be from a
ii�i,t provided through
IMcr units are not pe
c. Ground floor dwellin un
the street through an a o
individual units shall be
building's main entrance.
4. VEHICLE PARKING
ng shall be located within the facade and shall be
ved Frontage Type —see Table 2G -5.
lobby located at the main entrance with entrances
corridors. Exterior corridors and exterior stairways
fronting on a s reet may also have a separate entrance directly from
�d Frontage Ty e. However, the scale and design of entrances to
h that the ent nce to the shared lobby is clearly recognizable as the
a. Parking shall be provided in a s%r
mid -block structure, an integrate
combination thereof.
b. Where present, above -grade mic
building by at minimum 40' This
may contain an alley or private n
c. Refer to the Section 14 -2G -6, Par
J
MAR 2 5 2014
City Clerk
Iowa City, Iowa
in the rear, an underground structure, an above -grade
ure contained within the base of the building, or a
parking structures shall be separated from the principal
;hall be landscaped to screen the parking structure and
�nrovidina vehicular access to the structure.
for additional requirements.
59
IM Planning and Zoning commission Recommended Draft —March 25, 2014
G. Live -Work Townhouse
DESCRIPTION unit and a single ground
The Live -Work Townhouse is designed to be occupied by a single dwelling
floor commercial or flex space. The Live- WorkTownhouse shares common walls with one or two
adjacent units and may be located on ar separate
Whe f ee-si ple lot 0 part permitted. tted.ti unit development.
60 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three -story volumes.
b. Groups of Live- WorkTownhouses may consist of two to ten units.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor commercial or flex space shal a located within the facade and shall be
accessed direct) from a street through an allowed Front geType —see Table 2G -5.
b. Entrances to eac dwelling unit shall be provided throug a separate street level entrance or
through a foyers red with the commercial space.
4. VEHICLE PARKING
a. Parking shall be pr
surface lot located
b. Garage doors must be
c. Refer to the Section 11
FIE-
MAR 2 5 2014
City Clerk
Iowa City, Iowa
in a garage attached to or
I the building.
anted to an alley or private
Type
unit at the rear, and /or a
lane and shall not face the street.
additional requirements.
61
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
H. Commercial Building
DESCRIPTION
pancy by one or more non - residential uses. If present,
Commercial Buildings are designed for occu
uses generating visitor or customer traffic (such as retail, restaurants, personal services) are typically
located on the ground floor facing the sidewalk. Table 2G -6 above identifies the Subdistricts where
this Building Type is permitted.
62 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed in accordance with the applicable Subdistrict Standards with respect
to building height and stepback requirements.
3. PRIMARY PEDESTRIAN ACCESS
a. For buildin s occupied by a single user: The main entrance to a lobby shall be located within the
facade and hall be accessed from a street through a allowed Frontage Type —see Table 2G -5.
b. For building occupied by multiple uses: Entrances to round floor commercial spaces shall be
located within the facade and shall be accessed from street through an allowed FrontageType.
Entrances to up er floor commercial space shall be th ough a street level lobby and /or interior
corridors accesse from the street through a separat entrance.
4. VEHICLE PARKING
a. Parking may be provi d in a surface lot, under
structure, tuck under pa ing, or a combination
b. Where present, above -gra mid -block parking
building by at minimum 40: is space may cor
c. Refer to the Section 14 -2G -6, Pa ing Type Stan
6, cis a. _ ';D
MAR 2 5 7014
City Clerk
Iowa City, Iowa
structure, above -grade mid -block
ctures shall be separated from the principal
an alley or private rear lane.
s for additional requirements.
63
IM Planning and Zoning commission Recommended Draft —March 25, 2014
I. Mixed -Use Building
DESCRIPTION
Mixed -Use Buildings are designed for occupancy by a minimum of two different uses that maybe
vertically and /or gaze designed
demised. C present, uses generating visitor or customer traffic (such as
retail, restaurants personal services, live /work commerci I space) are typically located on the ground
floor facing the si ewalk, whereas uses e floors or beh1ind s reet fronting com(mercial uses. Residential erating
residential) are ty 'cally located on upper
uses are not allow in street facing storefront spaces u l s permitted. ed as live -work space.Table 2G
above identifies the ubdistricts where this Building Typ
Figure 2G -30: Mixed -Use
4p �� hp a4
LIE
Gr
MAR 2 5 "'k
City Clefk
Iowa City, Iowa
11 11 1I
I1 11
1
11 11 II 11
I 11
�d
d
64 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed in accordance with the applicable Subdistrict Standards with respect
to building height and stepback requirements.
b. Courtyard shall have no dimensionless than 20'and shall be designed with appropriate
landscapin and /or hardscaping to provide a safe a attractive outdoor space.
3. PRIMARY PED STRIAN ACCESS
a. Entrances to ound floor commercial spaces shall b located seeTable 2Gfscade and shall be
accessed from street through an allowed Frontage yp —
b. Entrances to up r floor commercial space or dwell g units shall be through a street level lobby
and /or interior co 'dors accessed from the street t rough a separate entrance.
c. Entrances to
Ii residential space may be p ovided directly from the live /work commercial
space.
4. VEHICLE PARKING
a. Parking may be provided i a surface lot, uncle round structure, above -grade mid -block
structure, an integrated stru ture contained w' hin the base of the building, or a combination
thereof in accordance with th Parking Type S andards —see Table 2G -7.
b. Where present, above -grade mi -block parki g structures shall be separated from the principal
building by at minimum 40. This ace may ntain an alley or private rear lane.
c. Refer to the Section 14 -2G -6, Parkin Type an( for additional requirements.
MAR 2 5 2014
City Clerk
Iowa City, Iowa
65
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
J. Liner Building
1. DESCRIPTION
A Liner Building is a shallow building designed and placed in a manner that hides a parking structure
from public view. Liner buildings are oriented toward the street with no or minimal openings to the
rear. The parking structure in the rear may be attached to the 1Liner a dingle sr slightly ttly of detached
required for fire separation. he Liner Building may P
present, uses generating vi itor or customer traffic (such as retail, r staurants, personal services) are
typically located on the gro nd floor facing the sidewalk, whereas ses generating limited pedestrian
activity (such as office or res entiap are typically located on upper oors.The Liner building may also
include live /work units, and t wnhouse units. Table 2G -6 above ide tifies the Subdistricts where this
Building Type is permitted.
Figure 2G -31: Liner Building
F L
MAR 2 5 2014
City Clerk
Iowa City, Iowa
66 Riverfront Crossings Form Based Development Guidelines City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
greater than the height of the parking structure behind the
a. The building height shall be equal or
building.
3. PRIMARY PEDEST IAN ACCESS
a. Entrances to gro nd floor uses shall be located t, facade 2G -Sand shall be accessed directly
from a street thro gh an allowed Frontage
b. Entrances to upper oor commercial space or dwelling un is shall be through a street level lobby
and /or interior corri ors accessed directly from the street
c. Entrances to live /wor esidential lofts maybe provided irectiy from the live /work commercial
space through internal airs.
4. VEHICLE PARKING
a. Parking shall be provided in parking structure located behind the Liner Building.
b. Refer to the Section 14 -2G -6, P king Type Standards f r additional requirements.
MAR 2 5 2014
City Clerk
Iowa City, Iowa
67
March 25, 2ot4
IM Planning and Zoning Commission Recommended Draft —
K. Civic or Institutional Building
DESCRIPTION
Civic or Institutional Buildings are designed for occupancy by public or quasi-public uses that provide
important services lace and often is the fo al Civic oint of a open dspace and built with lh gh quality
P P
the quality of a p
materials and architectural design. Civic or Institutional E
operated (e.g. city hall, p st office, school, courthouse), s
museum), or privately o ned and operated (e.g. church,
Figure 2G -32: Civic or Institutio al Building
ings may be publicly owned and
public (YMCA, Boys and Girls Club,
care center, private school).
LW
MAR 2 51014
City Clerk
Iowa City, Iowa
68 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Civic or Institutional Buildings maybe designed as freestanding buildings in a public space or
for their use and context.
integrated into the urban fabric, as deemed appropriate
' h uld generally be
b. Civic orinstitution
composed in accc
building height, a
exceptions under
(1) To accommol
public realm,
Buildings that are integrated into the urban fabric s o
ance with the applicable Subdistrict Standards with respect to setbacks,
stepback requirements. However, t
!``following circumstances:
yarchitectural elements integral to
h s a tower or steeple, or an entry
(2) To accommodate a'
within the building
c. Freestanding Civic or It
park or plaza and are e
Subdistrict. However, f
architectural quality.
late civic or institutional
rpe permitted in the apl:
anal Buildings may be Ic
from the maximum sett
klinq buildings shall be
3. PRIMARY PEDESTRIAN ACCESS
a. For buildings occupied by a single er:l
facade and shall be accessed from a ret
b. For buildings occupied by multiple use
street level lobby, or separate entrances.
be accessed from a street through allow
FBC committee may app
building design that contribute to
s that cannot feasibly be accommodated
ole Subdistrict.
�d within a public or publicly accessible
requirements of the applicable
,ned with four building facades of equal
main a at to a lobby shall be located within the
trough n allowed Frontage Type —see Table 2G-'.
a build ng may provide either a shared entrance with
entra ces shall be located within the facade and shall
c. Freestanding Civic or Institutional Buildings
4. VEHICLE PARKING
a. For freestanding Civic or Institutional Buildir
(1) Vehicular access shall be limited to servi
pedestrian walkways of sufficient width
(2) Parking shall be provided on- street. Sha
lot or structure.
Ige Types.
provide pedestrian access from at least two sides.
vehicle access, provided through
parking may be provided remotely in a
b. For Civic or Institutional Buildings integrat 11 into the urb;
(1) Parking may be provided in a surface I t, undergroun
structure, an integrated structure con ained within th
thereof in accordance with the Parkin Type
(2) Where present, above -grade mid -bl k parking strut
principal building by at minimum 4 .This space may
f the section 14 -2G -6, Parking Ty a Standards for
MAR 2 5 2014
City Clerk
Iowa City, Iowa
fabric:
structure, above -grade mid -block
base of the building, or a combination
see Table 2G -7.
ir shall be separated from the
on in an alley or private rear lane.
requirements.
It Planning and Zoning Commission Recommended Draft —March 25, 2014
r
City of Iowa City, Iowa
14 -2G -6: PARKING TYPE STANDARDS
A Generally
The Parking Type Standards escribe the allowed off treet parking options and determine their basic
design requirements. Additi nal requirements are set orth in the Subdistrict Standards and Building Type
Standards above.The image herein are intended to i ustrate typical conditions.The actual design and
configuration of a parking fa 'l1 V'chof may vary.
Table 2G -7 below identifies w Parking Typ s are allowed in conjunction with each of the
Building Types:
Table 2G -7: Permitted Parking - -- - --
--
--
Permitted Parking ypes
Building Types
Cottage Home
Rowhouse
Townhouse
Apartment Building
Multi- Dwelling Building
Live -Work Townhouse
Commercial Building
Mixed -Use Building
Liner Building _
Civic or Institutional Building
MAR 2 5 2014
City Clerk
Iowa City, Iowa
d
N
t7
x
x
x
x x
71
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
x
�
c
x x
7
9
O N
c
w
2
v
A
a 9
w t'i
y
V t
N
N 7
C
x x
71
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
x
x
x x
x
x
4X1-
i-x
71
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
B. Garage for
behind the vi ncipal building and may parking spaces
attached to tconnec ed through a bree eway, or detaoched. dwelling units. Garages shall be
Figure 2G -33: Garage
Primary Property
Street Line
c. Tuck -Under
Tuck -under parking provides cov
under parking may be combined
slope away from the primary stre
a flood hazard area.
Figure 2G- 34:Tuck -Under Parking
Garage
and enclosed par ing spaces located at the rear of a building.Tuck-
other parking ty es and works particularly well on properties that
,ht- of -wav and w ere a residential dwelling must be elevated above
- -
I
I I
I
I
j I
I I I I
I �
Primary Property
Street Line _
D. Surface Lot
Surface lots provide uncovered, at -grade part
rules set forth in Section 14 -2G -3, Subdistrict
Figure 2G-35: surface Lot
I
j I _f
I I I
1
Primary Property
MAR 2 5 talk
Surface lots shall be located according to the
Lot
eiK
72 IOW § gliO"sings Form -Based Development Guidelines City of Iowa City, Iowa
E. Mid -Block Structure
Mid -block structures are freestanding parking structures located in the center of a larger block. Mid block
str uctures shall be set back from adjacent buildings by at least 40'to provide sufficient light and pri ac
commercial or residential uses facing the bloc for
k interior. Th' setback may accommodate an alley, p i
rear lane, and /or rear yards.
Figure 2G -36: Mid -Block Structure -- _-
I---------- - - - --1
I- - -- -- - - - - -i
I I
I
I I
I I I
I AlJbind Mid -Block Structure
Primary Property - - -
Line - --
----------
Street - - -- - -
F. Lined Structure iner
Lined structures are parking struc res located e shallow L
t the li nerlbu'Iding or detached bysa m nimal
toward the street. Lined structures ay fire separation distance. Lined struc res shall ited in height to equal or less than the height of the
liner building.
Figure 2G -37: Lined Structure
1 I
I I
1
I
Structure
Primary Property
MAR 2 51014
City Clerk
Iowa City, Iowa
73
Z Planning and Zoning Commission Recommended Draft —March 25, 2014
G. Integrated Structure
Integrated structures are parking str ures located withiI
maybe fully or partially integrate into the building.
Figure 2G -38: integrated Struct re
I I
I
I I I
I 1
I
I F____ I
I I - - - - -- -
I
I I
I Integrated
Primary Property
c..00r Line _ -
H. Underground Structure \
Underground structures are parking structur
combined with other above - ground parking
Figure 2G -39: Underground Structure
Primary
I i- ---- -- -- -- - - -I
1
I 1
I
I 1----- ---- - - -- -1
1
j I 1
I I I
j I I
I
Line
MAR 2 51014
City Clerk
Iowa CO, Iowa
occupied building. Integrated structures
______________1
I I
I I
I
grade. Underground structures may be
- -_
I
-------------- ------ - - - - -i
I
I
I I
I I
Structure
74 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
14 -2G -7: GENERAL REQUIREMENTS
A. Streetscape and Frontage Area Improve
1. The area within the public right -of -way between existing of
property line shall be improved for pedestrian circulation, s
consistent with provisions of the Riverfront Crossings Distri
standards and tree requirements. If any of these provisions
apply.
2. The private frontage a�
facing building facade,
Within the private fron
buildings, or other imr
prohibited.The placen
5tandards.ln the West
Subdistrict Standards.
which is the area between the 1
311 be improved consistent with
e area, outdoor storage and w
cements that detract from the
of walls and fencing shall co
e ront subdistrict the privat f
3. All areas of the site that are not sed for buildings,
landscaped with trees and /or pla t materials. A lar
the time of site plan review.
Figure 2G- 40_streetscape and Frontage Ar Improveme
Public R.O.W.
1'
�I
MAR 2 51014
,
City Clerk
Iowa CO, Iowa
I
Roadway
anned curb lines and the streetside
!etscape amenities, and landscape space
Master Plan and the City's sidewalk
nflict, the more specific standard shall
iperty line and the plane of any street -
ction 14 -2G -4, FrontageType Standards.
areas, mechanical equipment, accessory
lity of the pedestrian environment are
/ with the applicable FrontageType
itacle area may differ as described in the
vehicular and pedestrian use areas shall be
3 plan for such areas must be submitted at
Typical Non - Residential Frontage
Private Lot I I.
,
,
,
Landscape Walki g
Furnishing Z ne Zone '
Streetscape Private Frontage
Improvement Area Improvement Area �
r
Planning and Zoning Commission Recommended Draft —March 25, 2014
75
76 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
B. Pedestrian Streets compliance with the requirements here
1. Buildings may front on P Pedestrian Street, rrd Section 2G 4 Frontage Type Standards. In such a
in Section 14 -2G -31 Sut
case, the pedestrian st
that apply to primary
is illustrated on the Re
the Regulating Plan, a
standards. In the case
in the required pedes
rict Standards, an
is considered a primary stre
is shall also apply to pedes'
ting Plan as a primary stree
estrian street is required,
Ralston Creek Frontage, t i
\street right -of -way or p I
2. Pedestrian Streets shall be esic
a. Public Pedestrian Street:
(1) Public Pedestrian Are
street, but be limited tc
(2) Buildings shall front on
frontage type•
to meet the
shall be
(3) Public Pedestrian Streets sr
and visible from a public st
right -of -way width may be
of pedestrian traffic anticir
be
pedestrian t and as such, all provisions of this rti ltreet
!an streets. In cases where a
and for Ralston Creek Frontages illustrated on
J must be designed according to the following
included
required stream corridor buffer may
access easement.
inq standards:
in a public right -of -way and function like a
the public pedestrian street through an allowed
be at let 40' in width and intersect with, be perpendicular to
t right way and be owned by a government entity. Additional
vond the minimum based on location and the amount
(4) Public Pedestrian Streets may pro
neighborhood destinations, such
commercial areas.
for pedestrian travel through a block to other
irks, riverfront areas, trails, schools, and neighborhood
b. Private Pedestrian Street:
(1) Private Pedestrian Streets shall b de\baccessed blicly accessible thoroughfares that function
like residential streets but are Ii ited rized traffic• private edestrian street through
(2) Residential buildings shall front n a from the p P an allowed frontage type• r endicular to and visible from a public street
(3) A private pedestrian street sh I be erough a shared public access easementt a shall be at min. 30' wide and i tersecP
right -of -way.
c. Ralston Creek Frontages:
(1) The required 30'stream con
public access easement anc
(2) Buildings shall front on and
frontage type.
(3) The required public trail
In addition, a separate sid
frontages to provide bett
p I �levet;
MAR 2 5 2014
City Clerk
Iowa City, Iowa
Planning and Zoning Commission Recommended Draft—March 25, 2014
Lor buffer shall serv\on
destrian street right -of -way or
shall function like a is limited to non- motorized traffic.
be accessed from thn street through an allowed
V serve as a sidewalk des access to building frontages.
valk may be construised terrace along the building
access to residential are elevated above the flood hazard
KZ
77
d. General Standards. A creative and unique streetscape along the pedestrian street is encouraged
based on the type and scale of the buildings along the frontage and the amount of pedestrian
traffic anticipated. Streetscape design shall be approved by the FBC Committee and must meet the
following minimum standards: pedestrian street per
destrian -scale lighting i; required along any p
(1) To ensure public safety, pe
City requirements as determined by the FBC Corr
(2) Depending on th location and the design of the
vehicle access ma be required. If required, a cen,
at least 20' wide a d remains free of obstructions
(3) Each pedestrian str et, except for Ralston Creek I
a central 20'fire lane shall include at least two,
central green space. r pedestrian streets that
one centrally located 'n.10! sidewalk flanked
FBC Committee. See su aragraph c., above, f r
relopment, provision for emergency
paved pathway must be provided that is
( rontages and pedestrian streets that require
in.6'wide public sidewalks separated by a
xclusively serve residential building types,
I greenspace may be approved by the
sidewalk requirements for Ralston Creek
Frontages.
(4) Street trees must be plante at the same rati as required for a regular street right -of -way,
although trees may be cluste d or spaced a cording to the streetscape design plan approved
by the FBC Committee.
(5) Any areas that are not intended r pedestr' n pathways shall be landscaped or used for
pedestrian amenities, bicycle par ' g, seati g areas, public art, sidewalk cafe seating, and
similar. landscaped areas may be d igne to provide storm water conveyance.
MAR 2 5 2014
City Clerk
Iowa City, Iowa
78 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
C. Pedestrian Passageways rimar street, publicly
1. For buildings with non - residential uses and facades longer than 200'along a p Y
primary streets to and through the interior of the block are
accessible pedestrian passageways from
parking areas at the rear of buildings to street frontages.
required to provide pedestrian access from
t the followihcr standards:
2. Passageways
a. Passageways
b. Upperfloors
c. Passageways
from other er
designed to mee
I be 10' min. in width and 12'
continue over the
be designed to preclude
-v vehicle access ways to
d. If a pedestrian pass geway is provided in con
walkway shall be se rated from vehicular tri
and /or landscaping y also be required to i
e. Pedestrian passageway serving projects wi�
of building tenants ands cured with gates
f. To ensure safe and secure 0
or no variation in enclosing
debris.
D. Streetscreens
planes,
i, Where Streetscreens are required in Sect
following standards shall be built for the
or side yard area from public view.
2. Streetscreens shall be designed to meet
a. Streetscreens shall be constructed
b. Streetscreens shall be a min. of 5' in
facade.
c. Streetscreens shall be construct,
to the adjacent building facade.
wrought iron may be approved
streetscreen is achieved.
d. Streetscreens may have openin
e. Streetscreens over 15' in length
visual interest along the street I
MAR Z 5 2014
City Clerk
Iowa City, Iowa
i, in height;,
open air passageways are also allowed;
•mal vehicular access and preferably be separate
interior of the block,
inction with a mid -block driveway, the pedestrian
is by raising and curbing the walkway. Bollards
prove safety in high traffic volume situations;
ground floor residential use may be for the sole use
shall be designed to provide clear lines -of- sight, little
luate light levels, and shall be kept clean and clear of
14 -2G -3, Subdistrict Standards, a wall that meets the
nnse of enhancing security or for screening a parking lot
e ollowing standards:
c plan with or recessed max. 2'from the street - facing facade.
eight b t shall not exceed the height of the ground floor
of masonr\oother high quality wall material complementary
lecorative t iron or metal fence that faithfully imitates
the FBC ce, provided the intended purpose of the
for approved driv
all be articulated
and pedestrian passageways.
be enhanced by landscaping to provide
lUt Planning and Zoning Commission Recommended Draft —March 25, 2014
79
E. Open Space Requirement for Projects with Residential Use
1. On lots that contain Multi- Dwelling Buildings, Apartment space Buildings, nd /or mixed-Use Buildings di a atho t of
contain multi - family or group living uses, usable open
X00 square feet, according to the standards set forth in
10 square feet per bedroom, but not less than
this subsection.
2. For the purpose of this s c
a. Open air, outdoors a
property, except as II
b. Designed to preserve
c. Improved to support
d. Includes amenities sr
support passive recr(
m, open space is
accessible for sN
aed for Indoor Ac
e. Located in one or more
feet, with no dimension
for
seating, s
or leisure
f. Separated and buffered from ehio
walls or fencing.
3. Paved areas and bicycle parking area
paved paths no wider than 5' and per
recreation may be included within the
4. Private frontage areas may not coun
noted below.
5. Shared garden and patio space loco
level of a parking garage) shall cour
designed with green features, such
and other appropriate amenities, ar
equipment, and are improved and ;
of the building. Security and close r
residents and the public.The City n
owner to pay a fee in lieu if such sp
6. A forecourt meeting the standards
a. It complies with the Forecourt
b. It is square or rectangular info
1.5 times the dimension of am
HI LM
MAR 2 5 2014
City Clerk
Iowa City, Iowa
80
ied as having the following characteristics:
use by occupants of residential units on the
I Space, as noted below;
dwelling units;
sure activities and informal gathering;
trees, planters, gardens, and /or other improvements to
compact areas, with each area not less than 4o0 square
d no slope greater than 10%;
use areas through the use of landscaping and /or garden
not be counted toward usable open space, except that
pavement designed exclusively for passive outdoor
ned open space area.
rd the open space requirement, except for forecourts, as
i on up er floor terraces, rooftops or podiums (on the top
oward th open space requirement, provided these areas are
planters o functional green roofs, contain outdoor seating
ree of any o structions, screened from rooftop mechanical
iilable for safe nd convenient access to all residential occupants
nitoring of any uch space is required to ensure the safety of
�rves the right to strict or close such a space and require the
e is deemed a publ hazard or nuisance.
iove shall count towa the open space requirements, provided:
ntage Type Standards , Section 4 of this Article;
with a minimum side di sion of 20' and no side greater than
er side;
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
c. It includes amenities such as seating, shade trees, planters, gardens, and /or other improvements to
support passive recreation or leisure activities;
d. Its elevation is not lower than grade or higher than the ground floor finished floor elevation.
Indoor Activity Space may count for up to 50% of the required open space, provided the indoor
activity space meets the following requirekents: the roperty
a. The space is accessible for shared use
b. it is designed to preserve privacy for i
C. It is improve to support recreation ;
is separate an distinguishable from
devoted to re eation and leisure ac
d. Each indoor act \ity area is not less ti
e. A minimum of 40 of the combined
wall is an exterior VNI with min. 400A
skylights may be cou ted toward th
g. The payment of a fee in lie t prowai
developer in cases where the is prac
space requirement may be req es
a. At least 50% of the open spa re,
and /or as indoor activity area
unless the lot contains residentia
100% of the open space requiren
occupants of residential units on p
vidual dwelling units;
leisure activities and informal gathering and as such
ry areas, storage areas, mail room, and other areas not
an 225 square feet, with no dimension less than 15';
;urface area of all the walls is transparent and at least one
window coverage. If located on the top floor, transparent
transparency requirement.
the required usable open space may be requested by the
al difficulty meeting the standards. A fee in lieu of the open
:ording to the following procedures and requirements:
rement must be met on -site, either as usable outdoor space
rg the minimum dimensional requirements as stated above,
wainnment of 20 or fewer bedrooms. In such a case, up to
may be satisfied with a payment in lieu;
lieu of open space at the time of site plan review;
b. The developer must request paym nr�
c. The fee must be paid in full prior t the
d. The fee shall be equal to the fair i
required for the open space.The
real estate appraiser who is acce
be borne by the developer.
e. All such fees shall be deposited
located east of the Iowa River)
of the Iowa River) open space a
open spaces, parks, recreation
Riverfront Crossings open spa e
vu � ID
MAR 2 5 2014
City Clerk
Iowa City, Iowa
of an occupancy permit;
Va1ye of the land that otherwise would have been
rrket alue of the land shall be determined by a qualified
to botPkthe City and the developer. The appraisal cost shall
I either the River ont Crossings District East (for properties
the Riverfront Cros ings District West (for properties located west
:ount. All payments III be used to acquire or develop public
cilities and greenways/ ails that are located within the applicable
district.
Planning and Zoning Commission Recommended Draft —March 25, 2014
Al
F. Building Design Standards
City Clerk
designed with abase, middle, and top 50il t AtAW4igure 2G- 42.The
the case of taller buildings the facade of the first few stories, composes
�ments and features above r including the uppermost occupied floor,
Ind eaves, compose the toplThe top of buildings shall be delineated with
:ssave either with trim rnkerial, brackets and panels, eave details, or
base of a building shall
ce expression, or install
the vertical plane of 1
belt course, soldier'
FED
MAR 2 5 2014
1. FACADE COMPOSITION
a. Building facades shall bi
ground floor facade, or i
the base. The building e
including parapet walls
some form of cornice e:
accentuated masonry.1
use of string courses, o
wall material changes <
a horizontal band, such as
the building materials be!
b. To break up building facades klong street
as illustrated in Figure 2G-42. F cade bays
a rhythm of vertical modules u ed by a
groupings. Facade bays shall be 'stingui!
planes, varying building materials, r esta
pilasters or window bays. Where th extei
building, the change must occur on in
c. To avoid flat, continuous, and overly to g
floor facade shall be 100: Articulation b
accomplished by recessing the facade 2i
2G-42.
Figure 2G -42: Facade Composition
r - - -- Facade Length --
Base
82
il♦I X11 I,I I,li
Bay
,I
distinguished from the middle through the
>n of awnings or canopies. Where the exterior
building, the materials must be separated by
;e. band board or other trim appropriate to
ges, facades shall be divided vertically into bays,
be 20' min. and 35' max. in width and establish
plementary rhythm of windows and window
by varying fenestration patterns, recessing wall
hing a rhythm of architectural elements such as
wall material changes along the horizontal plane of a
corner of the building wall.
per floor facades, the maximum length of an upper
en continuous upper floor facade sections shall be
1. for a distance of at least 10, as illustrated in Figure
._........ _
- - --
— Bece ss —
Riverfront Crossings Form-Based Development Guidelines City of Iowa City, Iowa
d. To create a seamless transition between the facades of a building at a street corner, both street -
facing facades shall be designed with equal architectural eatinq faciade elements such
2G-43. as signs, awnings
2G -43. Buildings shall reinforce street corners s repeating facing the corner. Additional
and window and wall treatments on both sides of the building 9
corner emphasis with chamfered or rounded facades, ons,roof or parapet fo ms, or through
changes in design treatments, materials, canopy p j
corner emphasis is
other architectural ethod is encouraged on stree corner the Uereer floioro tepback requirement
provided that exte ds vertically to the top of the ilding, pp
may be waived or a 'usted by the FBC Committe .
Figure 2G-43: Corner Treat ent
--------- - - -- - F.
Cornice
- - - --- I _ Corner
Emphasis
1ryry1'�' 1i�y�' LLLLLL --- 999 ". I
I
- - -- --
— 1- Window
Pattern
e. For any exterior building wall
River or Ralston Creek, a mini
wall shall be comprised of do
(1) For buildings with Storefi
floors with the ground fli the
(2) emporarriil swithino
t ubli
temporarily p
f. Along street - facing facades
space or trails, blank walls
doors, columns, pilasters,
visual interest must bed! r
of the building.
— Awning
- storefront
- -- - - - - - --
Corner
Entrance
Irlimeeting t faces a street, ark, for t ublic plaza, public trail, the Iowa
of 25% of said all be
andtransparentw do
and Urban Flex 9
fenestration r
roperty line that will abut
view, are exempt from this
ecour , p
bet
the ground floor and the top of the
ws, with the following exceptions:
es, this standard applies only to upper
quirements for these frontage types.
adjacent building, but that are
facades that face the Iowa I
er than 15' in length are not
es in material, artwork, or o
ed across the facade in a mi
r,
Led
MAR 2 5 2014
h-R Planning and Zoning Commission
Ralston Creek, public plazas, open
fed. Elements such as windows,
irchitectural details that provide
\,-nnciCtent with the overall design
25,2014
RE
2. BUILDING ENTRIES
Primary entries to ground floor building space
building space shall be accessed through an al
facades with preferenc given to entries alonc
along rear and side fa ades or from parking g+
Buildings with more t an three street - facing f
sides.
b. For buildings that con
on the street - facing fa
through an allowed fi
garage or from a rear
residential dwelling
e that provides pede
Ige type. Access to d
c. Entries on street - facing taca es
portico, and /or a porch as ap
recesses or variations in facade
2G -4, FrontageType Standards.
to common lobbies accessing upper floor
frontage type located along street - facing
d s facing primary streets. Building entries
e' may not serve as principal building entries.
s shall have building entries on at least two
there must be at least one main entrance
access to dwelling units within the building
a units must not be solely through a p
shall be she ered by an awning, canopy, a recessed doorway,
opriate to t e frontage type, and shall be distinguished by facade
.r, rooriate to the frontage type as set forth in Section 14
d. Primary residential entries shall be
and pediment, door surround and ra
e. For buildings with greater than 100'
shall be provided for every 50' of fro
Subdistrict.
f. Unenclosed or partially - enclosed
permitted. Unenclosed, exterior c i
g. Along street frontages, sliding d o
used as a primary means of ent n
MAR 2 5 2014
City Clerk
Iowa City, Iowa
cated with a transom and sidelight windows, pilasters
cornice, or a combination of these treatments.
mtage along a street, at least one u n bhe buildinge ntry
e. This requirement shall not apply
prior st irways to upper floor building space are not
dors on per floors are not permitted.
are p
rohib ed as building entries. Sliding doors may not be
to any resid tial building or residential unit.
84 Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
3. WINDOWS
Figure 2G -44: Window Configurations
.— Width - --
Height = Trim
Grouped Window
Window Unit Ganged Windo .. -- - -
a, Windows in residential buil gs or the resi ential portions of mixed -use buildings shall comply
with the following standards:
ow u (1) plaza or tr window shall have hei a t
re thatbl atrleast 15timesrgreaterthan the width of helwindow
unit, as illustrated in Figure 2G
(2) Individual window units may be o
but the width of the opening ma
(3) Windows may be grouped, but inc
trim, as illustrated in Figure 2G -44.
(4) Bathroom, kitchen, skylights, and
windows, are not required to me
(5) Horizontal slider windows are n
streets, Ralston Creek Frontage, i
(6) Windows shall be accentuated i
wall material and architectural r
stucco, or similar shall be rece se
and lintels or other similar tre trr
windows must include min. 3 tri
exterior of the windows.
Id side -by -side, or ganged, in a wider window opening,
exceed its height, as illustrated in Figure 2G 44.
ual window units shall be separated by min. 3 1/2 inch
ec\tratments, windows, such as stained -glass and ocular
th dimensional standards.
)e on facades facing public streets, pedestrian
d ails, plazas, parks and open spaces. appropriate to the
T fr atments, recesses, and trim app p e uil ing. Windows in walls constructed of masonry,
a 2 "fr m the facade and accentuated with sills
nlls not onstructed of masonry, stucco or similar,
1. Ited m tins are used they shall be affixed to the
4. STORY HEIGHTS
a. For all mixed -use and non -resid ntial buildings, the minimu ground floor floor-to-structural-
a.
height is 14'. For live -wo ktownhouses, apartment bull ings, and multi - dwelling buildings,
the minimum ground floor flo -to- structural - ceiling height is 1:
b. Upper floors shall not exceed 1 'floor. to floor.
MAR 2 51014
r.itv Clerk
RZ
Commission mended Draft —March 25, 2014
85
5. BUILDING MATERIALS
a. Buildings shall be constructed of durable, high - quality materials. Table 2G -8, below lists allowable
exterior finish materials, the portion of the building on which they are allowed, and any specific
standards that apply. The FBC Committee shall revi w the proposed palette of building materials
to ensure complianc with these standards and to sure that materials and colors form a
cohesive design for t e building as related to the ss and scale of the building, the building type,
frontage condition, an proposed architectural sty e.
b. All building facades wit in public view of a street pedestrian street, plaza, park, public
trail, Ralston Creek, or th Iowa River shall use m erials and design features similar to or
complementary to those o the front facade.
Table 2G -8: Permitted Building Mated s
Per Itted Location/ pplication of Material standards
rBding itted Trim /Accent T of M die of Base /BottotnStorefront
(see notes)
Material Buil 'ng ilding of Building rontages
erials x x x k(face/ x x - -
_..__.,
x x x
Stone /Stone x
x
Veneer
x x x
Transparent Glass x
x
Burnished/
A
x x
Glazed /Split -face x
x
Block
x B
Wood/Wood x
x
x
Composite
B
Fiber - Cement x
x x x
Siding /Panels
x x C
Metal Panels x
x x
p
Pre -Cast Concrete x
x x
Panels
- -"
_
EIFS /synthetic
E
stucco /hand -laid x
x
stucco — - -
-- - - -- - - - F
Reflective Glass/ x
Spandrel _. --
- --
Translucent/
x x x G
Fritted Glass/ x
x
Window Film
-- -- - - -- - _ --
�
MAR 2 5 2014
CiN Clerk
Em
Crossings Form -Based Development Guidelines City of Iowa City, Iowa
NOTES: parking
pedestrian street, plaza, park, public trail, Ralston Creek Frontage, p
ith a palette of materials and shall not comprise more than 33% of any facade
A. Shall be used in conjunction w
within public view of a street,
area, or the Iowa River.
facade within public view of a street, pedestrian
B. For buildings that exceed 3 stories in height, t se materials shall only be used in conjunction with a palette
parking area, or the Iowa River.
of materials and sh II not comprise more than 3 % o any non - reflective metal;
street, plaza, park, ublic trail, Ralston Creek Fro tage, p tow C. Shall be used in c njunction with a palette of terials; shall be a heavy gauge, concrete wall , including but D. Sn all i color andtexturoror astpart of a palette o'f ulster als. This ategoory does not include tilt -up limited n changes
construction, whit is not allowed. a ove the ground floor.
E. May only be used fo architectural detailing
F. Shall be used in limit quantities as an acce t material or as a means of visual screening. Shall not count
na a Other than for decoration and signage, use of these
toward minimum fen tration requirements.
G. May be used for archite tural detailing and g 9
materials on a storefron evel is discourage . For storefront and urban flex frontages, if use of these
materials on ground floo indows reduce the transparency and blocks views into the interior ground a
building, said windowh I shall not be a plied to required storefront windows n a manner th t reduces
of the building .
transparency and blocks vie into the in rior of the storefront.
6. ROOF DESIGN
a. The following building types m
discouraged and shall not be p
(1) Townhouse
(2) Apartment Building
(3) Multi- Dwelling Building
(4) Live- WorkTownhouse
(5) Commercial Building
(6) Mixed -Use Building
(7) Liner Building
(B) Civic or Institutional Built
b. The following building types
(1) Cottage Home
(2) Rowhouse
c. All roof edges shall be accer
building and length of the v
decorative cornice.
MAR 2 5 2014
City Clerk
Iowa City, Iowa
flat or pitched roofs; however, mansard roofs are
1 on single story buildings.
have pitche� roofs. Mansard roofs are not permitted.
ted with eaves in a anner proportionate to the size of the
Buildings with flat ro s shall be enclosed by a parapet wall and
I�gZ planning and Zoning Commission Recommended Draft —March 25, 2014
IN
AWNINGS & CANOPIES er the public
a. Awnings
he sidewalk, but shall not ppoject in a manner that will nterfere hwith utilities, Bstreet trees, or other
important right -of -way
b. Awnings shall be consti
or tear easily. Plasticize,
storefront frontages, m
C. Awnings shall not be it
above the awning and
B. MECHANICAL EQU
a. Outdoor
conditioning, and ventilation qu(pmer
electric meters; electrical and c mrn in
be placed on the roof or to the r ar of I:
frontage areas. Except for ventin and,
may be located along the non -stre t si
of the FBC Committee that it is impr c,
the building. Venting for commercial
be located on the roof or may termina
If there is practical difficulty locating h
and gas fireplaces for individualresid(
they may be allowed on front facades
building facade, as approved by the F
MU,I..
cted of a durable materia such as canvas or metal that will not fade
rigid, or curved awnings r mansard -style canopies are prohibited. On
,ings must be open -end d to allow views along the frontage.
ally illuminated and ny signs shall be illuminated by fixtures located
r cted downward.
and
b. All such equipment must be screen(
enclosures consistent and complerr
c. If within public view, rooftop mechi
the design of street - facing building
used on street - facing facades.
d. Packaged terminal air conditioner 1
integrated into and behind the wal
a decorative guard that is integrati
a building.
e. Dumpsters and recycling bins
may not be located in a right-
MAR 2 5 2014
City Clerk
88 Iaw_Cit 'UA%`a-
n cation equipment, including heating, air
atos for comercial hods;
ting and vent termianellsnand simJarfeaturess shall
s equipment and p
gs. Such equipment shall not be placed in private
terminations for commercial hoods, said equipment
f buildings, if it can be demonstrated to the satisfaction
to locate such equipment on the roof or to the rear of
s shall be internal to the building and terminations shall
rough an exterior wall that abuts an alley right -of -way.
antal vent terminations for kitchen fans, bathroom fans,
\\I dwelling units on the roof or to the rear or side facades,
)� q as they are designed to blend with the exterior
from \andot w by architectural finished screen walls and
ntary trior facade of the building.
iical pe shall be shall be designed to complement
acades be clad on all sides in the same materials as
TAC) uf er similar mechanical units that are
plane ng nd covered Wad are allowed on view with side of
I into tof t e building
be located in areas that re not visible from public streets and
Riverfront Crossings Form-Based Development Guidelines City of Iowa City, Iowa
9. SIGNS -sings on mixed
hall be allowed according to the standards that apply in the
a. In the South Downtown, Central Cro, Park, and South Gilbert Subdistricts, signage
use and non -res
CB -10 Zone, as
b. In the Gilbert D
according to th
c. In the West Riv
allowed accor<
d. Drive - through
lential buildings s
r forth in Article 14 -513.
[rict, signage for mixed -use
standards that apply in the
ront District, signage on m
r to the standards that apl
�r want menu signs and q
where such uses
e. Signage for resic
buildings shall be
Residential Zones ass forth in 14 56. Fc
and monuments
; gn , a specified in mur
allowed along primary st eet frontages c
Signs shall be integrated i o the arc
or interfere with adjacent b U. ngs.
at the time of development t tens
to the relative width of the Ind idua
consistent and complementary on
g. On storefront and urban flex front c
pedestrians and scaled appropriate
block views into the interior and sh;
h. Sign installations shall comply with
requirements as set forth in Article
FG1. D
MAR 2 51014
City Clerk
Iowa City, Iowa
d non - residential buildings shall be allowed
1 -1 Zone, as set forth in Article 14 -56.
d -use and non - residential buildings shall be
in the CC -2 Zone, as set forth in Article 14 -5B.
kvehicle servicing signs are permitted in locations
d owed according to the standards that apply in
r ulti- family buildings, the larger sign area for facia
i family zones applies. Residential leasing signs are not
on secondary street frontages within 30' of a corner.
;tural design of the building and not dominate
the facade
wildings with multiple storefronts, a sign plan Toned according
that signage allowances are fairly app o
rofronts and that the signage type and designs are
the building frontage.
s, storefront level signs shall be primarily oriented to
Window signs and temporary signs in windows shall not
dot cover more than 25% of the storefront window area.
I her generally applicable sign regulations, standards, and
9Z
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
G. Building Height Bonus Provisions
The building height bonus provisions provide an incentive for developments to incorporate features that
provide a public benefit or that further important goals and objective of the Riverfront Crossings Master
Plan according to the eligible bonuses set forth in this Section.
1. REVIEW PROCESS
Request for building heigf
Review process according
also be approved by the C
a. Bonus height up to two
approved through a Le,
onuses will be reviem
the following rules. If
Council:
dditional stories abo
I Design Review. )
b. A Level II Design Review is equueu
height established for the a plicabl
c. A Level II Design Review is re wired
Transfers and Public Right -of- ay t
d. Multiple height bonuses or tra fe
not exceed the following maxim r
(1) 15 stories maximum for prope
subdistricts.
(2) 12 stories maximum for prope
along the Iowa River.
(3) 8 stories maximum for proper
(4) 5 stories maximum for propel
Riverfront subdistrict that do
not allowed on lots that abut
(5) Aviation Administration tratioind(FA
e. All requests for bonus height s
demonstrate excellence in buil
designed in a manner that co r
resulting development must e
solely at the discretion of the Ci'
height transfers or granted n
help reduce the mass and s le
public open space.
FILE
MAR 2 51014
city Clerk
for a
for
,e by the FBC Committee through the Design al must
L vel II Design Review is required the prop
e the applicable subdistrict height standard may be
ht bonus that exceeds 2 stories above the maximum
ict.
Space Height Transfers, Historic Preservation Height
be applied to one site, however, the resulting height may
within the South Downtown, University, and Park
within the West Riverfront subdistrict that have frontage
ithin the Central Crossings and South Gilbert subdistricts .
is f the Gilbert g the Iowa River. r.rHowever, bonus height is
�av frontage along
igle mily residential zone. the Federal
,r Ayr _ d the maximum height allowed by
meet the ap�
g and site des
utes to the qr
L all other app
based on the
Ae approval criteria. All proposals shall
use high quality building materials, and be
r and character of the neighborhood- The
)le zoning standards. Bonus height is granted
Uty of the proposal. For buildings receiving
,is height, additional
of the building as it
floor stepbacks may be require to
to surrounding development and
90 lowa Ci Iowa v
Riverfront Crossings Form Based Development ui e
city. Iowa
2. OPEN SPACE HEIGHT TRANSFERS provides an incentive
The following transfer of development rights and corresponding height bonus p
for the development of needed public open space as envisioned in the Riverfront Crossings Master
Plan.
a. Eligibility
The open space height transfer is an op
(1) Minimum size of the open space d(
(2) The site must ha a sufficient fronts
highly visible an accessible to the
land that is suita le for developme
(3) The site is designa ed on the River
site is not designat d as Green Sps
through a Level II D sign Review F
public open space f people livi in
Department approve the site.
in for sites that meet the following criteria:
is tion is 20,000 square feet; and it is
a n a public street or future public street so that ark or
blic or is land that can be added to an existing p
into a park node along a stream or river corridor trail; and
>nt crossings Regulating Plan as Green Space; or if the
e on the regulating plan, the applicant must demonstrate
)cess that the site is ideally located to serve the need for
or working in the area and the City Parks and Recreation
b. Requirements y public ark.
(1) The area designated for a ope space must be dedicated to the Cie as p
the land graded and seede to he satisfaction of the City, unless the City Council approves an
(2) All buildings and structur tha will not be retained for park purposes must be removed an
alternative arrangement.
c. Transfer of Development Rights
(1) The floor area that results fro
as specified in the applicable
transferred to one or more el
if the land being dedicated f(
20,000 square feet in size, th
to one or more eligible sites
may exceed the height limi
Section.
(2) The resulting building or b
stated within subparagrap
MAR 2 51014
City Clerk
Iowa City, Iowa
ultiplying the number of stories allowed at the sending ybe
\jte(s) andards by the acreage of the sending
within the Riverfront Crossings District. Fo r example,
n space is located in the Park Subdistrict and is
t ansferred
uare feet of floor area (20,000 x 6) may ting building or buildings on the receiving sites
tive subdistrict, within the limits established in this
(dings on the r ceiving site(s) may not exceed the maximums
1A above.
91
h-R Planning and Zoning Commission Recommended Draft —March 25, 2014
HISTORIC PRESERVATION HEIGHTTRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive
for the preservation and adaptive re -use of historic 7rties.
a. Eligibility
The historic preservation height transfer is an o
(1) The site from whi4
City Landmark, ell
Historic Places, or
evaluation of the
the height transfer is re
ble for landmark desigi
``ted as a historically sig
� oric and architectural
for sites that meet the following criterion:
ted (sending site) is designated as an Iowa
n registered building determined by the Register
urvey and
nt building
irces for the vicinity.
b. Requirements y applicant
(1) If the sending site ha\cust already al of thi designation Iowa
condition of he transfers of
must apply for and o
development rights;
deterioration, and ke struct ral defects by the owner or such person, persons,
(2) All historic buildings res on t e sending site must be preserved against decay,
or entities who may y or c trol thereof, according to the provisions of 14 -36 -7,
Prevention of Demoled.
c. Transfer of Development Rights
(1)
mu
The floor area t hat results s
site as specified in the applicable
may be transferred to one or more
example, if the land being preserv,
Subdistrict and is 20,000 square f
may be transferred to one or mor
the receiving sites may exceed tt E
established in this Section.
gs on the
above.
t lying the number of stories allowed at the sending
i - strict standards by the acreage of the sending site
ligi le site(s) within the Riverfront Crossings District. For
d as a istoric Landmark is located in the Central Crossings
't in siz then 80,000 square feet of floor area (20,000 x 4)
eligibles es and the resulting building or buildings on
height lim of the respective subdistrict, within the limits
(2) The resulting building or bum
stated within subparagraph 1
n
MAR 2 51014
City Clerk
Iowa City, Iowa
site(s) may not exceed the maximums
92 — Riverfront Crossings Form -Based Development Guidelines city of Iowa City, Iowa
b
4. PUBLIC RIGHT-OF -WAY HEIGHT TRANSFERS
MAR 2 5 2014
The following transfer of development rights and corresponding height bonus provides an incentive
for dedication of land for public rights -of -way necessary to realize the vision of ti-19 &600b*
City, Crossings Master Plan. Iowa Y, Iowa
a. Eligibility
The public right -o -way height transfer is
(1) The land prop sed for dedication (ser
rights -of -way ecessary to realize the
b. Requirements
(1) The subject land ust be dedicated t
(2) All buildings and ructures on the lar
Council approves a alternative arran
c. Transfer of Development ights i
(1) The floor area that res is from mu
site as specified in the a licable s
maybe transferred to on or more
example, if the land being edicat<
Subdistrict and is 20,000 sq refer
6) may be transferred to one me
the receiving sites may exceed �1J
established in this Section.
(2) The resulting building or buildir
stated within subparagraph A.4,
5. HEIGHT BONUS FOR CLASS A OFF
option for sites that meet the following criterion:
ng site) is needed in order to construct or improve
,ion of the Riverfront Crossings Master Plan.
City for use as public right -of -way.
to be dedicated must be removed, unless the City
plying the number of stories allowed at the sending
)district standards by the acreage of the sending site
igible site(s) within the Riverfront Crossings District. For
for public right -of -way is located in the South Gilbert
in size, then 120,000 square feet of floor area (20,000 x
eligible sites and the resulting building or buildings on
eight limit of the respective subdistrict, within the limits
the receiving site(s) may not exceed the maximums
Two additional floors of building heigh may be anted for every floor of Class A Office Space
provided. To qualify for this bonus, the ffice spat ust be located on floors above the ground floor
of the building and meet the definitio of Class A o ce space as stated below. Only non - residential
uses shall be allowed in the designate Class A office ace. As defined by the Building Owners and
Managers Association International ( OMA), Class A O e Space is space that is of a quality that is
attractive for premier office users wit rents above avera for the area. Class A Office Buildings have
high quality standard finishes, state the art systems, exc tional accessibility and a definite market
presence.
6. HEIGHT BONUS FOR PUBLIC
One additional floor of building heig t may be granted for a con ibution to the City's Public Art
Program equal to 1 %of threshold value of the project. Threshold lue is the sum of all construction
costs shown on all building permits Issociated with the project, inc ding site preparation. For
alterations to existing development, he threshold value is the sum ot all construction costs as defined
above plus the value of existing imp) vements to the property, as listed in the City Assessor's records.
Funds contributed shall be used by the City for public art within the Riverfront Crossings subdistrict
where the subject building is located as approved by the Public Art Committee.
93
IM Planning and Zoning Commission Recommended Draft —March 25, 2014
I-- r � �
c..a y I t
7. HEIGHT BONUS FOR LEADERSHIP IN ENERGY AND ENVIRONMENTAL DESIGNMAR 2 5 Z014
Up to four additional floors of building height may be granted for projects that are desig cj to
achieve LEED certification. The amount of bonus gra ted will be based on the overall I k
project. Bonus height may also be granted for project that are designed to minimize the impac��Wa
of stormwater run -off on the environment through t use of bioswales, rain gardens, greenroofs,
rainwater harvesting, and 'treambank stabilization a d restoration along Ralston Creek or the Iowa
River, as described in the R verfront Crossings Distri sub -area plan adopted in April, 2011. Any
such green feature(s) must be designed using best anagement practices and demonstrate to
the satisfaction of the City at the design will be ccessful given applicable factors, such as soil
conditions, access to sunlig t, topography, etc. A ng -term maintenance plan must accompany any
proposal for such green feat res.
8. HEIGHT BONUS FOR STU NT HOUSING
Up to five floors of additional b ilding height ay be granted for projects that are ideally located and
designed to provide a high quali living envir nment for college students.
a. Location
To qualify for this bonus, projec must b located on land that:
(1) Is within the University Subdi trict, uth Downtown Subdistrict, or the West Riverfront
Subdistrict, and
(2) Is within 1000'walking distance I g public rights -of -way from the University of Iowa
Campus as defined for these pur ses and illustrated on the Regulating Plan, Figure 2G -1.
b. Management, Design and Amenities
(1) An enforceable plan for on -site na ement and security must be submitted to and approved
by the City;
(2) For projects with 200 or more
security must be provided. A
be provided in the entrance I
(3) Interior and exterior usable sl
high quality living environme
provisions for management, i
(4) A secure bicycle parking /stor
parking garage.
(5) The owner shall maintain a �9. (6) The City reserves the right t
HEIGHT BONUS FOR HOTEL
94
tal 24 -hour on -site management and
management office /reception desk must
3yofthebu ding; ed open spt must be provided with amenities that create a
for students.T management plan must include adequate
intenance, and s urity of such spaces.
area shall be pro ' ed and maintained within the building or
lid rental permit and coriyply with all applicable City Codes;
nspect the property to ve 'fy compliance with these provisions.
One additional floor of building height may be granted for every flo of high quality hotel space.
The additional building height m be used for additional hotel space r for other uses. The resulting
building must demonstrate excel nce in building and site design as de onstrated through use
of high quality building materials, architectural detailing, building amenit s, landscaping and
streetscaping elements, and similar.
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
f_ e
10. HEIGHT BONUS FOR WORKFORCE OR AFFORDABLE HOUSING MAR 2 5 2014
Up to five floors of additional building height may be granted for projects that reserve a rfi�Qft
15°%of the dwelling units within the building as affordable or workforce housing, as deRNACuy "A40Wa
City. The project must satisfy the following criteria:
a. Prior to issuance of the building permit, the owner must submit an affidavit to the City that all
such dwelling units will be reserved and occupied by individuals or families that meet the income
criteria as determined by the City; and
b. The affordability of the units must be maintai ed for a certain minimum amount of time as
determined by the City at the time the bonu is granted;
c. The size and qualit of the units shall be
generally be distrib ted throughout the
d. The units may be re ter- or owner -occup
permit;
e. The City reserves the ri or
to inspect the
11. HEIGHT BONUS FOR ELDER HOUSING
Up to five floors of additional Nuilding height
dwelling units are designed to IXovide a high
disabilities. The project must sati the folloA
ment
a. The develop is designed f r use an4
b. All individual dwelling units and
the Iowa Administrative Code;
c. No more than l0% of all individual
bedrooms;
d. Prior to issuance of the building per
all designated dwelling units will be
disabilities; and
e. The units maybe renter- or owner -o
permit, unless the use is licensed by
f. The City reserves the right to in
it to other units within the building and shall
ing rather than segregated;
If rented, the owner shall maintain a valid rental
to verify compliance with these provisions.
nay be granted for projects where all or a portion of the
luality living environment for elders or persons with
ng criteria:
occupancy by elders and /or persons with disabilities;
space must be handicap accessible, as defined in
units within the project can contain more than two
owner must submit an affidavit to the City that
4 for and occupied by elders and /or persons with
tied. If ranted, the owner shall maintain a valid rental
State of l a;
the property to \verify compliance with these provisions.
95
I-M Planning and Zoning Commission Recommended Draft —March 25, 2014
H. Minor Adjustments
1. The FBC Committee may approve deviations from the building and parking placement standards set
forth in Section 14 -2G -3, Subdistrict Standards. Setbacks greater or lesser than the ranges allowed may
be approved in the following circumstances pr ided the approval criteria listed below are met:
a. For publicly - accessible outdoor plazas;
b. For irregular lots with ultiple buildings th make meeting the requirements impractical or
infeasible;
c. For buildings along Ral ton Creek;
d. For buildings along ped trian streets des gned to maximize access to and views of the Iowa River;
or
e. For other special circumsta ces, provide that the intent of the Riverfront Crossings District Master
Plan is met.
f. Approval Criteria:
(1) There are characteristics of a site hat make it difficult or infeasible to meet the building and/
or parking placement requir ent ;and
(2) The proposed placement of h b ilding fits the characteristics of the site and the surrounding
neighborhood, is consistent wi a goals of the Riverfront Crossings District Master Plan, and
will not detract from or be injuri s to other property or improvements in the vicinity.
2. The FBC Committee may approve deviat' s from the facade continuity requirements set forth in
Section 14 -2G -3, Subdistrict Standards, f r ildings with forecourts at primary building entries, open -
air pedestrian passageways connecting ubl sidewalks to rear yard parking, or driveways on sites
without secondary street, cross - parcel, r alle ccess to parking and service areas.
3. The FBC Committee may approve devi tions fro the requirements set forth in Section 14 -2G-4,
Frontage Type Standards, to accomm ate buildi gs located on steeply sloped sites or within flood
hazard zones, where meeting the req irements is i practical or infeasible. If warranted and approved,
deviations may include the following-
a. Floor height of stoops, porticos, orches or terrac may exceed the maximum;
b. The finished ground floor elevati n of the building ay exceed the maximum;
c. Garden walls enclosing terraces r forecourts may ex ed the maximum height; or
d. The terrace frontage maybe con gured as a stepped to race with two levels above grade.
4. Where accessibility standards cannol be met using the stand rds herein, the FBC Committee may
approve deviations to ensure adherence to Americans with Di bilities Act (ADA) standards. Deviations
may include lowering the height req Arements of frontages an finished ground floor elevations, and
accommodating wheelchair accessible ramps.
FI r� ,
a
MAR 2 5 2014
City Clerk
Iowa City, Iowa
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
5. The FBC Committee may approve deviations from the building design standards set forth in Section
14- 2G -7F, provided the following approval criteria are met:
a. The alternative design solution equally or better meets the intent of the specific standard being
modified; and
b. The proposed building design is uniq
surr unding neighborhood, is consist
and ill not detract from or be injuric
c. The pr osed building demonstrates
and
d. The propos building is designed tri
building desig standards would be ii
integrity.
resigned to fit the characteristics of the site and the
with the goals of the Riverfront Crossings Master Plan,
o other property or improvements in the vicinity; and
ellence in architectural design and durability of materials;
a specific architectural style and adherence to the
ctical and /or compromise the building's architectural
114
k
:)Ws
I-M Planning and Zoning Commission Recommended Draft —March 25, 2014
97
M
Riverfront Crossings Form -Based Development Guidelines City of Iowa City, Iowa
Riverfront Crossings
Form -based Zoning Standards
Implementation of Riverfront Crossings
------------------------------------------------------------------------------------------------- - - - - W-0-----------------------------
• Urban Renewal District — financial
available
incentives
• Plan and construct the infrastructure and public
amenities
• Green Infrastructure - Riverfront Park, Ralston Creek
restoration
• Streetscape Improvements
• Pedestrian and Bicycle Facilities
Public Art
• Adopt a form -based zoning code
Rezone property to "Riverfront Crossings"
Elements of the Form -based Code
• Regulating Plan
--------- - - - - -- 0 -- - - - - --
• Sub - District Standards
• Intent of the Subdistrict (describes the general character of
development)
• Uses Allowed
• Building Types, Building Placement and Height
o Placement of Parking, Loading, and Service Areas
- Accessory Uses and Buildings
Frontage Type Standards
• Building Type Standards
Parking Type Standards
General Req
uirements
MGM
The Re;
specifie
bounds
street fi
buildiq
parks a
space,
specific
conditio
require
area;
Figure 2G -1: Regulating Plan
Figure2G -2: Building Height Diagram
Maximum height in
U „ stories
Minimum ,111 � � ■��� _ ■
� ��� :!� 1 7 : ■ ■■ _. iii I' �' ” ��� VIII height
establish a minimum
street wall" that
if _
SOME 11 I
makes it comfortable
CIS
. .. �.
pp �nuuwiui � •' � � � JII,�
for pedestrians
Upper floor stepbacks
.0 �D omm�. � � i. � ■1_ —�
may be required 77, Bonus height is
_
,� +1 , available th• • •
Fallow taller buildings
Example ara 3 storey sfieetwall Examples &minmum street waif height d 3 stcro*,s
Land Uses Allowed
---------------------------------------------------------------------------------------- - - - - -- � ------------------------------------------------------------------------------------
Broad range of commercial and residential uses
allowed within the allowed building and frontage
types
• Based on the land uses allowed in the CB -5 Zone
• Some additional uses allowed and restrictions established
based on the scale and character of the subdistrict.
• Uses can be mixed both vertically and horizontally
• The regulating plan reserves specific primary
I frontages for required storefronts
• Special standards for auto - oriented uses, such as gas
stations and drive - through facilities
Parking Requirements
----------------------------------------------------------------------------------------------- - - - - -- 0 - ----------------------------------------------------------------------------
• Opportunity to adopt a cohesive and comprehensive set
of parking policies for Downtown and Riverfront
Crossings
Establish parking requirements for Riverfront Crossings
Revise minimum requirements for multi - family so they are
consistent across similar zones
Delete Near Southside Parking Impact Fee District
Establish new Downtown and Riverfront Crossings Parking
District to provide flexibility to reduce parking requirements for
projects that are designed to achieve public goals. Payment of a fee
in lieu of providing the parking would compensate the City for costs
associated with providing public parking to satisfy the parking
demand generated by the development
Delete option to satisfy private parking requirements within public
parking facilities without compensation to the City
Minimum Parking Requirements for Apartments
60
Comparison of Existing and Proposed Parking Requirements for Multi - Family Uses
RFC
PRM Zone
south
RFC
CB-10
CB-2
CB -5 Zone
Downtown,
all other
Zone
Zone
University
subdistricts
Outside
Inside
subdistricts
UTA
UTA
Existing
1 -bed
0.5
1
1
1
1
--
Requirements
2 -bed
1
1
2
2
2
- --
- --
3 -bed
3
3
3
2
3
Proposed
1 -bed
0.5
0.5
0.75
0.75
1
0.5
0.75
Requirements
2 -bed
1
1
1.5
1.5
2
1
1.5
3 -bed
2.5
2.5
2.5
2.5
3
2
2.5
Groupings with similar parking requirements:
• CB -1o, CB -5, South Downtown, University subdistrict
• CB -2, PRM (outside UTA), all other subdistricts of Riverfront Crossings
• PRM in University Impact Area (near lower density neighborhoods) is the same
as other MF Zones.
South Downtown
Subdistrict Standards
---------------- ------------------------------- - - - - -- - - --
Subdistric O�
■ ■ M1
■•I
NMI
■ � it
s"
r
Most urban subdistrict with
opportunities for hotels, apartments,
condominiums and commercial
businesses close to downtown and
campus
• Opportunities for high quality student
housing (apts, private dormitories,
sororities /fraternities, particularly in
the western portion of the subdistrict
directly adjacent to campus
• Min. setback: 2 ft
• Max. setback: 8 ft.
• Building Height:
0 2 stories min.
0 8 stories max.
• TDR and bonus height up to 15 stories
• io ft. stepback above 5a' story
Facade Continuity: 75% of frontage
Parking located behind active building
space
Subdistrict Standards
-------------------------------------------------------------------------------------------------- - - - - -- On-
University, Park, and South Gilbert
rl
University and higher density,
mixed -uses that abut the Iowa
River and the new park,
opportunities for storefront
commercial along S. Gilbert Street,
potential for a significant amount
of residential with access to and
views of the park and the river
Min. setback: 2 ft
Max. setback: 8 ft.
Building Height:
0 2 stories min.
o 6 stories max.
o TDR and bonus height up to 15 stories
io ft. stepback above 4h ston-
Fafade Continuity: 75% of frontage
Parking located behind active
building space
Subdistrict Standards
----------------------------------------------------------------------------------------------- - - - - -- 0 --- - - - - --
Central Crossings Subdistric
i i • Moderate intensit mixed -use
INEEN I : I
Em mill.,
■ro
�
. _
■ 1
A-In
but more residential in character
• Unique features include Ralston
Creek frontage, historic rail depot
with surrounding small -scale
businesses
• Min. setback: loft
• Max. setback: 16 ft.
• Building Height:
0 4 stories max.
o TDR and bonus height up to 8
stories
o io ft. stepback above 3rd story
• Fagade Continuity: 75% of
frontage
• Parking located behind active
building space
Subdistrict Standards
------------------------------ - - - - -- -----------------------------------------
Gilbert Subdistrict
C` -�–•• LM M. Low to moderate intensit mixed-
:;
NOMMMIL,
M
`owr17
L I L
Y�
use
• Student housing north of RR
• Eclectic mix of businesses south of
RR with new opportunities for mix
of housing, live -work units, cottage
industries
• Min. setback: loft
• Max. setback: 20 ft.
• Building Height:
0 3 stories max.
• TDR and bonus height up toy stories,
except where abutting SF residential
zone
• io ft. stepback above 3rd store
• Fagade Continuity: 50% of frontage
• Parking located behind or to the
side of principal buildings
Subdistrict Standards
-------- --------------------------------------- - - - - --
U
West Riverfront Potential for a mix of housing at northern
end of subdistrict with commercial
loom
IMME, ` IN IN IN It".,
N
i
■ • rs
OF
IL
development predominant in the central and
southern portion.
• Potential for mixed -use development along
the Iowa River with trail access and views of
the riverside park
• Min. setback: io ft
• Max. setback: 20 ft.
• Building Height:
4 stories max.
o However, 8 stories max. allowed along the river
o TDR and bonus height up toy stories /12 stories
along the river. Bonus height not allowed if
abutting a SF zone.
10 ft. stepback above 3 rd story
• Facade Continuity: min. 50% of frontage,
max. 75% along the river. Pedestrian streets
may be used to provide frontage for deep
blocks. Min. spacing requirement between
taller buildings.
• Parking located behind or to the side of
principal buildings.
Frontage Condition
A building's frontage condition - the transition
from public to private space, from indoor to outdoor
at the main entrance, the design treatment of first
story building facades, the configuration of fagade
projections, and the disposition of improvements
within required setbacks - strongly influences the
quality and character of public streets and
spaces.
Urban Flex
----------------------------------------------------------------------------------------------------- - - - - -- n ----------------------------------------------------------------------------------------------------- - - - - --
Forecourt
0
Stoop
wrl
�� It
Portico
�P
Terrace
----------------------------------------------------------------------------------------------------- - - - - -- n ----------------------------------------------------------------------------------------------------- - - - - --
Building Types (with appropriate frontage types)
Cottage Home (stoop,
0 60-
porch)
Rowhouse (stoop, terrace, porch)
- Townhouse (stoop, terrace)
• Live -Work Townhouse (urban flex, terrace, stoop)
• Apartment Building (stoop, portico)
- Multi- Dwelling Building (stoop, portico, forecourt)
• Mixed -Use Building (storefront, urban flex, forecourt)
• Commercial Building (storefront, urban flex, forecourt)
Liner Building (storefront, urban flex, terrace, stoop)
Townhouse
IIIII
--------- 0 ---------------------------------------------------------------------
EW&
a
��111 � Illlj �
Live-Work Townhouse
O
Multi- Dwelling Building
0
I, , na a4
Mixed -Use Building
afiA
4
MEN
�� 11
SIN
n- POOL
v�
Commercial Building
------------------------------------------------------------------------------------------------------- 0
M 0
P
■
Liner Building
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Townhouses as Liner at Dubuque and Harrison
t
E
.244
f `
1
a _
General Requirements
4C
Streetscape and Frontage Area Improvements
Pedestrian Street Standards
Pedestrian Passageway Standards
Streetscreen Standards
Open Space Requirements
Building Design Standards
Building Height Bonus Provisions
Minor Adjustments
St eetsc a pe
Improvement Area
Priwte Frontage
Inn protPment Area
I I
Residential Frontage
LOA
Landscape/ Walking
Furnishing Zone Zone
I ►I
Streetscape Private Frontage
Roadway Improvement Area Improvement Area
Typical Non - Residential Frontage
Pedestrian Passageways and Streetscreens
r
WIN
LOA
Pedestrian Streets
Ralston Creek Frontage
WIN
LOA
M
no
Bay `L
Facade Bay.
1-
n "5-n
M� MM M Q
girl nh ri," �.
Mt-
DDUP-;
_,. rwi MI
Ell
Comics
Comer
L .. Emphasis
Storefront
Corner
Entrance
-- ---------------------------------------------------------------------- - - - - -- --------- - - - - --
O
io square feet per bedroom
Shared rear yard space, courtyards, forecourts,
upper floor terraces, rooftop gardens
Option for payment of fee in lieu for constrained
sites
.00A
Transfer of Development Rights (TDR)
for:
o Dedication of land for parks, trails, and
street right -of -way necessary to realize
the goals of the Riverfront Crossings
Plan
Preservation of historic properties
Bonus Height for:
Class A office space
Hotel space
Provision of affordable, workforce
housing or elderly housing
High quality student housing
Green development — building and /or
site
Contribution of 1% for Public Art
t,4
== �nuuuuui �`e_■�
�. mMein■ •■....ono . .fir
'
C �Innuu■�! :� Legend
2 stories min. 8 stories mac.
8 stories mx. with Iowa River frontage
Public Parks and Open Spam
:IIIIIIR� �� 1111"
JI■ -■ : IT-V Height Bonus
., I * Maximum bonus height
se
in stories
+�� .�
i _m z
Must meet the approval
criteria to be granted
bonus height
mom 1.15101 Up to 2 _ _ u ■mn
—_ ��� • 111111
■ ■ i1 � �'�...1 X11 f� .1 stories be
G..1 approved
011M administratively (Level 1
Design Review)
Requests for 3 or more
stories of bonus height
Council must be approved by
(Level 1- •
���'�N Review)
Buildings in the floodplain
ADA accessibility
Irregular- shaped lots
Steeply sloping lots
Creek frontages
Unique or exceptional
architecture
Benefits of the Form -based Code
Benefits of a form -based code:
• Higher residential densities
possible, while ensuring higher
quality living environment
• Greater mix of uses possible
• Helps to reduce vehicle miles
travelled by creating a
neighborhood that is easy to serve
with transit and pleasant for walking
and biking
• Lower parking requirements
due to lower parking demand
• Lower risk to investors and long
term residents due to increased
certainty about the form of
development, which also helps to
stabilize property values
• Higher residential densities = larger
customer base for local businesses
• Increased property values
• Increased tax base
rG
I
High quality development creates a sense of place
that ensures long term value. Great places are
attractive to new residents, businesses, and
employers.
Prepared by: Bailee McClellan, Planning Intern, 410 E. Washington Street, Iowa City, IA 52240; 319 - 356 -5230 (REZ12- 00001)
ORDINANCE NO.
AN ORDINANCE CONDITIONALLY REZONING 8.7 ACRES OF PROPERTY FROM
NEIGHBORHOOD COMMERCIAL (CN -1) ZONE TO COMMUNITY COMMERCIAL (CC -2) ZONE
LOCATED WEST OF MORMON TREK BOULEVARD, NORTH OF WESTWINDS DRIVE. (REZ12-
00001)
WHEREAS, the applicant, Southgate Development Services, L.L.C., has requested a rezoning of
property located west of Mormon Trek Boulevard and north of Westwinds Drive from Neighborhood
Commercial (CN -1) to Community Commercial (CC -2); and
WHEREAS, the Comprehensive Plan- Southwest District Plan indicates that the subject property is
appropriate for community commercial use; and
WHEREAS, the Planning and Zoning Commission has reviewed the proposed rezoning and has
recommended approval with conditions limiting outdoor storage, freestanding signs, and drinking
establishments in order to ensure that the commercial area remains compatible with the surrounding
established residential neighborhood; and
WHEREAS, Iowa Code §414.5 (2013) provides that the City of Iowa City may impose reasonable
conditions on granting an applicant's rezoning request, over and above existing regulations, in order to
satisfy public needs caused by the requested change; and
WHEREAS, the owners and applicant have agreed that the conditions of the Conditional Zoning
Agreement attached hereto to ensure appropriate development in this area of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA:
SECTION I APPROVAL. Subject to the Conditional Zoning Agreement attached hereto and incorporated
herein, property described below is hereby reclassified from its current zoning designation of Neighborhood
Commercial (CN -1) to Community Commercial (CC -2):
Lots 3, 4 & 5, Walden Square Part Two as recorded in Plat Book 33, Page 226.
SECTION II. ZONING MAP. The building official is hereby authorized and directed to change the zoning
map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and
publication of the ordinance as approved by law.
SECTION III. CONDITIONAL ZONING AGREEMENT. The mayor is hereby authorized and directed to
sign, and the City Clerk attest, the Conditional Zoning Agreement between the property owner(s) and the
City, following passage and approval of this Ordinance.
SECTION IV. CERTIFICATION AND RECORDING. Upon passage and approval of the Ordinance, the
City Clerk is hereby authorized and directed to certify a copy of this ordinance, and record the same in the
Office of the County Recorder, Johnson County, Iowa, at the Owner's expense, upon the final passage,
approval and publication of this ordinance, as provided by law.
SECTION V. REPEALER. All ordinances and parts of ordinances in conflict with the provisions of this
Ordinance are hereby repealed.
SECTION VI. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any
section, provision or part thereof not adjudged invalid or unconstitutional.
SECTION VII. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage, approval
and publication, as provided by law.
Passed and approved this day of , 2014.
MAYOR
ATTEST:
CITY CLERK
Ordinance No.
Page 2
AppPbved by
r
City Attorney's Office 311 ell
Ordinance No.
Page
It was moved by and seconded by that the
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Botchway
Dickens
Dobyns
Hayek
Mims
Payne
Throgmorton
First Consideration 04/01/2014
Voteforpassage: AYES: Dobyns, Hayek, Mims, Payne, Throgmorton,
Botchway, Dickens. NAYS: None. ABSENT: None.
Second Consideration 04/15/2014
Vote for passage: AYES: Dobyns, Hayek, Mims, Payne,
Throgmorton, Botchway, Dickens. NAYS: None. ABSENT: None.
Date published
Prepared by: Bailee McClellan, Planning Intern, 410 E. Washington, Iowa City, IA 52240 (319) 356 -5230 (REZ12- 00001)
CONDITIONAL ZONING AGREEMENT
THIS AGREEMENT is made among the City of Iowa City, Iowa, a municipal corporation
(hereinafter "City "), Walden Square Investments, LC; University of Iowa Community Credit
Union; and Fareway Stores, Inc., (hereinafter collectively referred to as "Owners ").
WHEREAS, Owners are the legal title holders of approximately 8.70 acres of property
located west of Mormon Trek Boulevard and north of Westwinds Drive; and
WHEREAS, the Southgate Development Services, L.L.C., requested the rezoning of
said property from Neighborhood Commercial (CN -1) to Community Commercial (CC -2); and
WHEREAS, the Planning and Zoning Commission has determined that, with appropriate
conditions regarding outdoor storage, freestanding signs, and drinking establishments, the
requested zoning is consistent with the Comprehensive Plan and compatible with the
surrounding established residential neighborhood; and
WHEREAS, the conditions controlling building design, outdoor storage, freestanding
signs, and drinking establishments, are intended to minimize externalities that may conflict with
adjacent residential uses and to ensure the shopping center continues to serve the
neighborhood and function as an asset to the surrounding residential uses: and
WHEREAS, Iowa Code §414.5 (2013) provides that the City of Iowa City may impose
reasonable conditions on granting an applicant's rezoning request, over and above existing
regulations, in order to satisfy public needs caused by the requested change; and
WHEREAS, the Owners acknowledge that certain conditions and restrictions are
reasonable to ensure the development of the property is consistent with the Comprehensive
Plan and the need for compatibility with the surrounding residential neighborhood; and
WHEREAS, the Owners agree to develop this property in accordance with the terms and
conditions of a Conditional Zoning Agreement.
NOW, THEREFORE, in consideration of the mutual promises contained herein, the parties
agree as follows:
1. Walden Square Investments LC is the legal title holder of the property legally described
as Lot 5, Walden Square Part Tow as recorded in Plat Book 33, Page 226.
University of Iowa Community Credit Union is the legal title holder of the property legally
described Walden Square Part Two as recorded in Plat Book 33, Page 226.
Fareway Stores Inc. is the legal title holder of property legally described as Lot 4 Walden
Square Part Two as recorded in Plat Book 33, Page 226
2. The Owners acknowledge that the City wishes to ensure conformance to the principles
of the Comprehensive Plan and the Southwest district plan. Further, the parties
acknowledge that Iowa Code §414.5 (2013) provides that the City of Iowa City may
ppdadm/agttrez12 -00001 revised conditional zoning agreement.doc
impose reasonable conditions on granting an applicant's rezoning request, over and
above the existing regulations, in order to satisfy public needs caused by the requested
change.
3. In consideration of the City's rezoning the subject property, Owners and Applicant agree
that development of the subject property will conform to all other requirements of the
zoning chapter, as well as the following conditions:
• Future development or redevelopment must adhere to the CN -1 standards for
Outdoor Storage and Display and Building Design (Iowa City Code of Ordinances
Sections 14 -2C -7K through O, as amended);
• Any outdoor display shall be limited to 1,000 square foot;
• Development of the property shall be limited to the one existing freestanding sign;
• The occupancy load for any new drinking establishment will not exceed one hundred
(100) unless a special exception is approved allowing an increase to a maximum of
one hundred, twenty -five (125).
4. The Owners and City acknowledge that the conditions contained herein are reasonable
conditions to impose on the land under Iowa Code §414.5 (2013), and that said
conditions satisfy public needs that are caused by the requested zoning change.
5. The Owners and City acknowledge that in the event the subject property is transferred,
sold, redeveloped, or subdivided, all redevelopment will conform with the terms of this
Conditional Zoning Agreement.
6. The parties acknowledge that this Conditional Zoning Agreement shall be deemed to be
a covenant running with the land and with title to the land, and shall remain in full force
and effect as a covenant with title to the land, unless or until released of record by the
City of Iowa City.
The parties further acknowledge that this agreement shall inure to the benefit of and bind
all successors, representatives, and assigns of the parties.
7. The Owners acknowledge that nothing in this Conditional Zoning Agreement shall be
construed to relieve the Owners or Applicant from complying with all other applicable
local, state, and federal regulations.
8. The parties agree that this Conditional Zoning Agreement shall be incorporated by
reference into the ordinance rezoning the subject property, and that upon adoption and
publication of the ordinance, this agreement shall be recorded in the Johnson County
Recorder's Office at the expense of Walden Square Investments, LC.
Dated this __— day of
CITY OF IOWA CITY
Matthew J. Hayek, Mayor
ppdadnVagUrezl2 -00001 revised conditional zoning agreement.doc 2
, 2014.
Walden Square Investments LC
By: Southgate Development Services, L.L.C.
eph Braverma resident
Attest:
Marian K. Karr, City Clerk
Fareway Stores, Inc.
Ty:
CITY OF IOWA CITY ACKNOWLEDGEMENT:
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
This instrument was acknowledged before me on
Approved by:
City Attorney's Office
University of Iowa Community Credit Union
, 20__ by Matthew J.
Hayek and Marian K. Karr as Mayor and City Clerk, respectively, of the City of Iowa City.
Notary Public in and for the State of Iowa
Walden Square Investments LC ACKNOWLEDGEMENT:
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
This instrument was acknowledged before me on pr__j__ u _ Iii __, 20j4 by
as l�Sc = '— `'f - - -- of , Ix- W&Ict65 t�L
���a "p "� "�+ ►•4jy of u lic in and for said County and State
_V xilown
ow. ZP
' Q �(f�
z 1b
ppdadnVagVrazl2 -00001 revised conditional zoning agreement.doc 3
Fareway Stores, Inc. ACKNOWLEDGEMENT:
STATE OF IOWA )
'A'av ) ss:
I COUNTY )
TL.. ....a... ..Y_�a ....... ....I..��...I ...J......J L...L... ... ...... .... / 1 PR I L 14/ L...
G" Fliv Ca PR 6,s,y T-
FAI
as _ / _C0 0 _ of Fareway Stores,
Inc.
Notary Public in and for said Count State
University of Iowa Community Credit Union ACKNOWLEDGEMENT: o���' t ' STEVEN W. GREViNG
STATE OF IOWA Commission Number 741231
My co issi ire,
) ss:
JOHNSON COUNTY )
This instrument was acknowledged before me on Air— _ t _, 201 by
GwatO _ 0 o,Z L-- as 5-• Oxe-a��_ of the University of
Iowa Community Credit Union.
. Z .
o in and for said County and State
No'' •F
a�.
Iowa
T'�RIAI. �,aa�•
ppdadnVagVrezl2 -00001 revised conditional zoning agreement.doc 4
Prepared by: Dennis Bockenstedt, Director of Finance, 410 E. Washington Street, Iowa City, IA 52240; 319 - 356 -5053
��G9 \:\e7 *kT[e]
ORDINANCE AMENDING TITLE 3, ENTITLED "FINANCES, TAXATION AND FEES," CHAPTER 4,
ENTITLED "SCHEDULE OF FEES, RATES, CHARGES, BONDS, FINE , AND PENALTIES," SECTION 5,
ENTITLED "SOLID WASTE DISPOSAL," OF THE CITY COD TO INCREASE OR CHANGE
RESIDENTIAL SOLID WASTE COLLECTION FEES.
WHEREAS, pursuant to Chapter \384, Code of Iowa (2013), th�City of Iowa City provides certain solid
waste collection and disposal servic s; and
WHEREAS, it is in the public interes to increase certain fees 9fid charges associated with said solid waste
collection and disposal services, and to larify the language pe ining to those fees; and
WHEREAS, the Iowa City City Council p poses to increas residential solid waste collection fees by $.40
per month or approximately 3.5% on the rst full billing ent after the adoption and publication of this
ordinance, to adequately finance operational c sts; and
NOW, THEREFORE, BE IT ORDAINED BNHE i
IOWA:
SECTION I. AMENDMENT. Title 3, entitled "C
"Schedule of Fees, Rates, Charges, Bonds, Fines
Disposal," of the Iowa City Code is hereby amended J
Removing the following section of the
COUNCIL OF THE CITY OF IOWA CITY,
ances, Taxation, and Fees," Chapter 4, entitled
Penalties," Section 3-4 -5, entitled "Solid Waste
Residential solid waste collection 16 -3A-4, 16-
fees: 3H -9H
Per dwelling unit, and 2 rooming 15.50
units, per month:
Solid wastee
$11.40 per refuse cart per
sticker for additional bags
Curbside recycling, per unit 1$4.10
and replacing it with the follovng section:
Residential solid waste collection fees:
Curbside household refuse:
Per dwelling unit, per months
$11.80
Per sticker for each additional bag beyond each unit's monthly I $1.25 each
allotment
$1.25LJA ( B
r C
M
..
r
Cn
16-3A-4,16-3H-9H
Ordinance No.
Page 2
Additional refuse carts over one, per month $11.80 each
Per 2 rooming units, per month (in addition to the dwelling $15.90
unit fees)
Curbside recycling: F
Per dwelling unit, per month I $4.1q
SECTION II. REPEALER. All ordin`�ces and parts of ordi
Ordinance are hereby repealed.
SECTION III. SEVERABILITY. If any sec ' n, provision or F
invalid or unconstitutional, such adjudication sh6k not affect the
section, provision or part thereof not adjudged inva)io or unconstj
SECTION IV. EFFECTIVE DATE. This Ord
and publication of this ordinance.
Passed and approved this day of
in conflict with the provisions of this
of the Ordinance shall be adjudged to be
idity of the Ordinance as a whole or any
effective on July 1, 2014 after the adoption
20
finadm/ordffeeincrease -swl0. doe
N
Q
MAYOR
0
r
ATTEST:'
-�
..�.
CITY CLERK
C-)
=;
t`)
Approved by
00
City Attorney's Office
Z-
rn
finadm/ordffeeincrease -swl0. doe
Prepared by: Dennis Bockenstedt, Director of Finance, 410 E. Washington Street, Iowa City, IA 52240; 319 - 356 -5053
ORDINANCE NO.
ORDINANCE AMENDING TITLE 3, ENTITLED "FINANCES, TAXATION AND FEES," CHAPTER 4,
ENTITLED "SCHEDULE OF FEES, RATES, CHARGES, BONDS, FINES, AND PENALTIES," SECTION 5,
ENTITLED "SOLID WASTE DISPOSAL," OF THE CITY CODE TO INCREASE OR CHANGE
RESIDENTIAL SOLID WASTE COLLECTION FEES.
WHEREAS, pursuant to Chapter 384, Code of Iowa (2013), the City of Iowa City provides certain solid
waste collection and disposal services; and
WHEREAS, it is in the public interest to increase certain fees and charges associated with said solid waste
collection and disposal services, and to clarify the language pertaining to those fees; and
WHEREAS, the Iowa City City Council proposes to increase residential solid waste collection fees by $.40
per month or approximately 3.5% on the first full billing sent after the adoption and publication of this
ordinance, to adequately finance operational costs; and
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION I. AMENDMENT. Title 3, entitled "City Finances, Taxation, and Fees," Chapter 4, entitled
"Schedule of Fees, Rates, Charges, Bonds, Fines, and Penalties," Section 3 -4 -5, entitled "Solid Waste
Disposal," of the Iowa City Code is hereby amended by:
Removing the following section of the ordinance:
Residential solid waste collection 16 -3A -4, 16-
fees: , 3H -9H
Per dwelling unit, and 2 rooming 1$15.50
units, per month:
Solid waste9 $11.40 per refuse cart per month; $1.25 per
sticker for additional bags
Curbside recycling, per unit $4.10
and replacing it with the following section:
Residential solid waste collection fees:
Curbside household refuse:
Per dwelling unit, per month
16-3A-4,16-3H-9H
I
$11.80
Per sticker for each additional bag beyond each unit's monthly $1.25 each
allotment
Ordinance No.
Page 2
Additional refuse cart s over one, per month $11.80 each
Per 2 rooming units, per month (in addition to the dwelling
unit fees)
Curbside recycling:
Per dwelling unit, per month 1$4.10
SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provisions of this
Ordinance are hereby repealed.
SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any
section, provision or part thereof not adjudged invalid or unconstitutional.
SECTION IV. EFFECTIVE DATE. This Ordinance shall be effective on July 1, 2014 after the adoption
and publication of this ordinance.
Passed and approved this day of 20
MAYOR
ATTEST:
CITY CLERK
A
City Attorney's Office
fi nadm 1ordlfeeincrease- swl0.doc
Ordinance No.
Page
It was moved by and seconded by _
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Botchway
Dickens
Dobyns
Hayek
Mims
Payne
Throgmorton
that the
First Consideration 04/15/2014
Voteforpassage: AYES: Throgmorton, Botchway, Dickens, Dobyns,
Hayek, Mims, Payne. NAYS: None. ABSENT: None.
Second Consideration _
Vote for passage:
Date published
Moved by , seconded by , that the rule requiring
ordinances to be considered and voted on for passage at two Council meetings prior to
the meeting at which it is to be finally passed be suspended, the second consideration
and vote be waived and the ordinance be voted upon for final passage at this time.
Prepared by: Dennis Bockenstedt, Finance Director, 410 E. Washington St., Iowa City, IA 522 — 319) C'3 1 3 - 5053..x..
ORDINANCE NO. A7.4
ORDINANCE AMENDING TITLE 3, ENTITLED "FINANCES, TAXATION ANdt< E M
CHAPTER 4, ENTITLED "SCHEDULE OF FEES, RATES, CHARGES, BONDS, FI�A
PENALTIES" ARTICLE 3, ENTITLED "POTABLE WATER USE AND SERVICE,'' TR5
CITY CODE TO INCREASE OR CHANGE WATER SERVICE CHARGES AND FEES ,r-
CM
WHEREAS, pursuant to Chapter 384, Code of Iowa (2013), the City of Iowa City is authorized to establish
and provide for the collection of rates to pay for the City's utility systems, including the City's water supply and
treatment system; and —�
WHEREAS, the City's financial policies dictate that the Water fund hall be self- supporting; and
WHEREAS, the City's c rent water rate structure does not provi a revenue to sufficiently fund the necessary
water main replacements d water fund capital program; and
WHEREAS, the Iowa City Ci Council intends to provide a wa r rate and fee structure that makes the City's
water utility self- sustaining; and
WHEREAS, to that end, the Iowa C City Council proposes o increase water user charges by 5% on July 1,
2014 and by 5% on July 1, 2015, a to increase other harges, as reflected below, on July 1, 2014 to
recover the City's cost of providing thos services, and
WHEREAS, the City currently lists costs fold variously
cost for those meters; and
WHEREAS, the actual costs of those meters c
costs when ordinance amendments are required
water meters, which costs are the City's actual
frequently, making it difficult to keep up with those
such change; and
WHEREAS, the City Attorney's Office has conclude th water meter costs need not be codified, but can be
set by administrative rule by the Public Works rector, or designee, if authorized to do so by Council
resolution;
NOW, THEREFORE, BE IT ORDAINED BY /s�entirety ITY CO\ble E CITY OF IOWA CITY, IOWA:
SECTION I. AMENDMENT. Title 3, Chaptection 3, Water Use and Service," of the
City Code is hereby amended by deleting it in and s follows:
3-4 -3: POTABLE WATER USE AND SERACE: 0
Description Of Fee, Charge,
Bond, Fine Or Penalty
Amount Of Fee, Charg
Bond, Fine Or Penalty
Water service charges (see section 16 -3A-4 of this Meter Size
code): Inches
r°
For first 100 cubic feet or less of water used,
based on meter size:
Charge
7/1/2014 7/1/2015
5 /s, 5/8 X 3/4
$ 6.73
$ 7.07
3/4
$ 7.35
$ 7.72
1
$ 8.67
$ 9.10
1'/2
$ 17.29
$ 18.15
2
$ 23.25
$ 24.41
3
$ 42.96
$ 45.11
Ordinance No.
Page 2
4 $ 74.94 $ 78.69
6 $150.79 $158.33
r—
There will be no minimum monthly charge for a single purpose water meter for the months of
November to March if no water is used.
Charge per 100
User charges for water in excess of 100 cubic feet
Monthly Usage
cubic feet
per month:
(Cubic Feet)
7/1/2014 7/1/2015
Dual purpose meters
101 -3,000
$ 3.14 $ 3.30
Over 3,000
$ 2.26 $ 2.37
Single purpose meters
Over 100
$ 3.14 $ 3.30
Charge
Other charges and discoun s:
7/1/2014 7/1/2015
r—
Returned check/automati bank debit for
payment of city utility semi es, each
$25.00 $25.00
Discount for combined acco is enrolled in
SurePay, billing
1.00 $ 1.00
per
a
Temporary water use (see subsecti 16 -3A-46 of
�� -•--
this code):
r-
During construction for the first 90 day from the
: C"
date of the connection to the water main or a
� "®
new water service or a maximum of 90 d s for
.,_
z-�"t arge• er month
reconstruction:
f/1/201 7/1/2015
7-1
Single- and two- family residences
[$15.75 $ 16.54
r-
Multi- family residences
$ 15.75 $ 16.54
r-
Commercial structures
—
$ 26.25 $ 27.56
After 90 days for any structure, until the wa r
meter is installed
$105.00 $110.25
Direct purchase of water fee, per 100 gall ns or
Charge
fraction thereof (see subsection 16 -3A of this
7/1/2014 7/1/2015
code)
$ 0.50 $ 0.50
Deposit and delinquency fee for c biped city water
and /or sanitary sewer and /or sol' waste collection
accounts (see section 16 -3A- f this code):
Residential owner acc nt
$ 0.00 $ 0.00
r Residential tenant account
$120.00 $120.00
r--
Commercial account
An amount equal to verage 2 month billing for
commercial service for city water and /or sanitary
sewer service, or $120.00, whichever is greater
Ordinance No.
Page 3
r--[5 percent delinquency charge on current billed portion of the outstanding amount on combined water
and /or sanitary sewer and /or solid waste account that is not paid within 22 days of billing date.
Delinquency deposit fee for combined water and /or
An amount equal to an average 2 month billing for
sanitary sewer and /or solid waste collection
the delinquent account
accounts (see section 16 -3A -5 of this code)
Charge
7/1/2014 7/1/2015
To connect water main extensions, per acre
$415.00 $435.00
Service Fees
Service Fee
I
Fee During Normal After Normal
Working Hours Working Hours'
Reconnection of discontinued se ice
$45.00
$80.00
Posting fee for shutting off water in" collection
$45.00
Not done after
procedure
normal working
hours
Frozen water meters
$35. , plus cost of meter
$80.00, plus cost of
meter
Shut off water service at curb and check for exterior
o charge
$80.00, plus hourly
leaks
overtime
rate beyond 2 hours
Broken or damaged hydrant
Repair cost
$80.00, plus repair
cost
Location of city owned water main for of r utilities
o charge
F No charge
Location of city owned water main f private
No harge
$80.00, plus hourly
enterprise
overtime
rate beyond 2 hours
Check water meter for acc acy at consumer's
$77.00
Not done after
request
normal working
hours
Annual fire hydrant a for inspection and operation
$91.00
Not done after
of fire hydrants w ich are privately owned or owned
normal working
by other gover ent agencies
hours 4
Ordinance No.
Page 4
SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any
section, provision or part thereof not adjudged invalid or unconstitutional.
SECTION IV. EFFECTIVE DATE. This Ordinance shall be in effect July 1, 2014.
ZE
C-)-
.�
rn
x•
Co
Prepared by: Dennis Bockenstedt, Finance Director, 410 E. Washington St., Iowa City, IA 52240 (319) 356 -5053
ORDINANCE NO.
ORDINANCE AMENDING TITLE 3, ENTITLED "FINANCES, TAXATION AND FEES,"
CHAPTER 4, ENTITLED "SCHEDULE OF FEES, RATES, CHARGES, BONDS, FINES AND
PENALTIES" ARTICLE 3, ENTITLED "POTABLE WATER USE AND SERVICE," OF THE
CITY CODE TO INCREASE OR CHANGE WATER SERVICE CHARGES AND FEES.
WHEREAS, pursuant to Chapter 384, Code of Iowa (2013), the City of Iowa City is authorized to establish
and provide for the collection of rates to pay for the City's utility systems, including the City's water supply and
treatment system; and
WHEREAS, the City's financial policies dictate that the Water fund shall be self- supporting; and
WHEREAS, the City's current water rate structure does not provide revenue to sufficiently fund the necessary
water main replacements and water fund capital program; and
WHEREAS, the Iowa City City Council intends to provide a water rate and fee structure that makes the City's
water utility self- sustaining; and
WHEREAS, to that end, the Iowa City City Council proposes to increase water user charges by 5% on July 1,
2014 and by 5% on July 1, 2015, and to increase other charges, as reflected below, on July 1, 2014 to
recover the City's cost of providing those services, and
WHEREAS, the City currently lists costs for variously sized water meters, which costs are the City's actual
cost for those meters; and
WHEREAS, the actual costs of those meters changes frequently, making it difficult to keep up with those
costs when ordinance amendments are required for each such change; and
WHEREAS, the City Attorney's Office has concluded the water meter costs need not be codified, but can be
set by administrative rule by the Public Works Director, or designee, if authorized to do so by Council
resolution;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA:
SECTION 1. AMENDMENT. Title 3, Chapter 4, Section 3, entitled "Potable Water Use and Service," of the
City Code is hereby amended by deleting it in its entirety and replacing it as follows:
3-4 -3: POTABLE WATER USE AND SERVICE: qtI 0
Description Of Fee, Charge,
Bond, Fine Or Penalty
Amount Of Fee, Charge,
Bond, Fine Or Penalty
Water service charges (see section 16 -3A -4 of this Meter Size
code): ? Inches
j... ... , ....... ... ............_........_.... ....... ....... .............._.._......_........_ ...... ........ ......... _ ... ..........
..................................... ................_...._.........
For first 100 cubic feet or less of water used,
based on meter size:
Charge
7/1/2014 7/1/2015
............................................. ................. ............. ............
5 /8, 5/S X 3/4
....................... .. ...... ................... ................... . ..............
$ 6.73
... ....... ............ I ..... _........
$ 7.07
3/4
$ 7.35
$ 7.72
1
$ 8.67
$ 9.10
1'/2
$ 17.29
$ 18.15
2
$ 23.25
$ 24.41
3
$ 42.96
$ 45.11
%7
Ordinance No.
Page 2
._.... ---- . I _ ............ .. ... . _.... ... .... ..
4 1 $ 74.94 $ 78.69
6 i $150.79 $158.33
There will be no minimum monthly charge for a single purpose water meter for the months of
November to March if no water is used.
Charge per 100
User charges for water in excess of 100 cubic feet Monthly Usage cubic feet
per month: (Cubic Feet) 7/1/2014 7/1/2015
Dual purpose meters
Single purpose meters
Other charges and discounts:
101 -3,000
Over 3,000
Over 100
$ 3.14 $ 3.30
$ 2.26 $ 2.37
$ 3.14 $ 3.30
Charge
7/1/2014 7/1/2015
Returned check/automatic bank debit for
payment of city utility services, each
$25.00 $25.00
Discount for combined accounts enrolled in
_r.__ ..... _
$ 1.00 _ $ 1.00 V
SurePay, per billing
Temporary water use (see subsection 16 -3A-4B of
this code):
During construction for the first 90 days from the
date of the connection to the water main for a
new water service or a maximum of 90 days for
Charge per month
j reconstruction:
;
7/1/2014 7/1/2015
i Single- and two- family residences
$ 15.75 $ 16.54
Multi- family residences
$ 15.75 $16.54
Commercial structures
$ 26.25 $ 27.56
j After 90 days for any structure, until the water
!
meter is installed
i
$105.00 $110.25
Direct purchase of water fee, per 100 gallons or
fraction thereof (see subsection 16 -3A4C of this
code)
Deposit and delinquency fee for combined city water
and /or sanitary sewer and /or solid waste collection
accounts (see section 16 -3A -5 of this code):
Residential owner account
.. .... .......
..._..... .............._._....._....._.. _...._.._......................._.._.._....... ......_.....__.................
i Residential tenant account
Commercial account
Charge
7/1/2014 7/1/2015
$ 0.50 $ 0.50
$ 0.00 $ 0.00
$120.00 $120.00
An amount equal to an average 2 month billing for
commercial service for city water and /or sanitary
sewer service, or $120.00, whichever is greater
Ordinance No.
Page 3
_
5 percent delinquency charge on current billed portion of the outstanding amount on combined water
and /or sanitary sewer and /or solid waste account that is not paid within 22 days of billing date.
Delinquency deposit fee for combined water and /or An amount equal to an average 2 month billing for
sanitary sewer and /or solid waste collection the delinquent account
accounts (see section 16 -3A -5 of this code)
To connect water main extensions, per acre
Charge
7/1/2014 7/1/2015
I $415.00 $435.00
Service Fees
Fee During Normal
Working Hours
Service Fee
After Normal
Working Hours'
Reconnection of discontinued service 1$45.00 1$80.00
Posting fee for shutting off water in collection 1$45.00 Not done after
procedure normal working
hours
Frozen water meters
$35.00, plus cost of meter $80.00, plus cost of
meter
Shut off water service at curb and check for exterior i No charge
leaks
Broken or damaged hydrant
Location of city owned water main for other utilities
Location of city owned water main for private
enterprise
Check water meter for accuracy at consumer's
request
Repair cost
$80.00, plus hourly
overtime
rate beyond 2 hours
$80.00, plus repair
cost
No charge
$80.00, plus hourly
overtime
rate beyond 2 hours
Not done after
normal working
hours
Annual fire hydrant fee for inspection and operation $91.00 Not done after
of fire hydrants which are privately owned or owned normal working
by other government agencies hours
Note:
1. The water division's normal working hours are 7:00 A.M. to 3:30 P.M., Monday through Friday.
SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provisions of this
Ordinance are hereby repealed.
Ordinance No.
Page 4
SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any
section, provision or part thereof not adjudged invalid or unconstitutional.
SECTION IV. EFFECTIVE DATE. This Ordinance shall be in effect July 1, 2014.
Passed and approved this day of 12014.
MAYOR
ATTEST:
CITY CLERK
Approved by
City Attorney's Office
Ordinance No.
Page
It was moved by and seconded by that the
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Botchway
Dickens
Dobyns
Hayek
Mims
Payne
Throgmorton
First Consideration 04/15/2014
Voteforpassage: AYES: Botchway, Dickens, Dobyns, Hayek,
Mims, Payne, Throgmorton. NAYS: None. ABSENT: None.
Second Consideration _
Vote for passage:
Date published
Moved by , seconded by , that the rule requiring
ordinances to be considered and voted on for passage at two Council meetings prior to
the meeting at which it is to be finally passed be suspended, the second consideration
and vote be waived and the ordinance be voted upon for final passage at this time.
Prepared by: Darian Nagle -Gamm, Traffic Engineering Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-
356 -5254
ORDINANCE NO.
ORDINANCE AMENDING TITLE 9, ENTITLED "MOTOR VEHICLES AND TRAFFIC," CHAPTER 3,
ENTITLED "RULES OF THE ROAD," SECTION 6, ENTITLED "SPEED RESTRICTIONS ",
SUBSECTION B, ENTITLED "EXCEPTIONS"
WHEREAS, City Code Section 9- 3 -6(B) currently defines speed limits for Lower West Branch Road; and
WHEREAS, it is in the best interest of the City to define maximum allowable speeds for all vehicles on
public streets and highways; and
WHEREAS, Lower West Branch Road east of Hummingbird Lane has limited access points, little turning
traffic, design speed that would support a 35 mph speed limit, and daily traffic count of less than 1,000
vehicles per day; and
WHEREAS, a traffic study was completed which indicates the 85th percentile speeds (considered to be
that of a safe and reasonable motorist) on this section of Lower West Branch Road is over 35 mph; and
WHEREAS, the Public Works, Police, Fire and Planning departments concur that the Lower West Branch
Road speed limit can be safely increased from 25 mph to 35 mph from a point east of Hummingbird Lane
to the eastern city limits as defined below; and
WHEREAS, this section of Lower West Branch Road is partially located outside of the corporate limits,
therefore the Board of Supervisors is also considering approval of this speed limit change; and
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA:
SECTION I. AMENDMENTS.
1. Title 9, entitled "Motor Vehicles and Traffic," Chapter 3, entitled "Rules of the Road," Section 6,
entitled "Speed Restrictions," Sub - Section B, entitled "Exceptions" is hereby amended by adding the
following language:
Maximum
Speed Limit
Name of Street (MPH) Where Limit Applies
Lower West From a point 260 feet east of the Hummingbird Lane to 150
Branch 35 feet west of Brentwood Drive, and from a point 200 feet east
of Broadmoor Lane to the centerline of Taft Avenue
SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provision of this
Ordinance are hereby repealed.
SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any
section, provision or part thereof not adjudged invalid or unconstitutional.
SECTION IV. EFFECTIVE DATE. This Ordinance shall be effective upon publication.
Passed and approved this
MAYOR
ATTEST:
CITY CLERK
A4red y y 's ne ffice
day of 12014.
Page 1 of 1
Ordinance No.
Page
It was moved by and seconded by that the
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Botchway
Dickens
Dobyns
Hayek
Mims
Payne
Throgmorton
First Consideration 04/01/2014
Vote for passage: AYES: Botchway, Dickens, Dobyns, Hayek,
Mims. NAYS: Throgmorton, Payne. ABSENT: None.
Second Consideration 04/15/2014
Vote for passage: AYES: Dickens, Dobyns, Hayek, Mims, Botchway.
NAYS: Payne, Throgmorton. ABSENT: None.
Date published
��� CITY OF IOWA CITY 19
A MEMORANDUM
Date: April 7, 2014
To: Tom Markus, City Manager
From: Doug Boothroy, Director Neighborhood and Development Services
Re: Commercial Kitchen Vent Hood Termination
Introduction:
Staff has been asked to review current code requirements to help identify options that best
address the concerns about noise from restaurant exhaust equipment and the impact on
adjacent residential property.
History /Background:
Ginalie Swaim, Chair, City of Iowa City Historic Preservation Commission stated in a March 12,
2014 letter to Council the Commission has concerns about the increased noise levels resulting
from a late -night restaurant that recently opened near the College Green Historic District. The
exhaust fan for the restaurant is located adjacent to single family homes.
The noise levels from exhaust fans may have a detrimental effect on the quality of life in
residential neighborhoods and may hinder efforts to preserve historic neighborhoods.
The Commission asked the City Council to review ordinances related to noise to help ensure
City regulations are sufficient to preserve the quality of all residential neighborhoods.
The Mechanical Code currently allows commercial kitchen exhaust to terminate on the side of
buildings provided there is enough clearance to the property line.
Discussion of Solutions:
Staff drafted a code amendment that would restrict commercial hood exhaust terminations to
roofs, except where an exhaust could terminate at an exterior wall that is adjacent to an alley.
Roof - mounted terminations would be prohibited within 10 feet of an exterior wall or property line,
minimizing or eliminating their appearance from a public street, sidewalk, or adjacent private
property. Exhaust terminations into a public alley would be required to be installed not less
than 10 feet from a property line or a building corner. (Mechanical codes already restrict the
location of exhaust terminations around windows and air intakes).
Our plan review sequence already provides opportunities for staff to work with builders and
designers, whether in building plan review, site plan review, or staff design review. The
proposed code amendments would mitigate the noise and aesthetic impacts of commercial
hood exhaust systems by encouraging building owners to build in hood termination locations
that would allow for future restaurant tenants in new buildings. They would also be applied to
existing buildings where a change in use requires the installation of a commercial hood and
exhaust.
Staff also gave consideration to amending the nuisance code and /or noise ordinance, and
concluded that using the nuisance code or noise ordinance would be less effective than a
proactive approach during plan review. Our enforcement staff would not be available to
measure noise output during evening hours of operation, and it is not always possible to isolate
the causes of ambient noise in high- traffic areas.
At the March 24, 2014 Board of Appeals meeting, the Board recommended by a unanimous
vote (4 -0) to proceed with the adoption of the proposed amendments to the 2009 International
Mechanical Code that reflect changes to commercial kitchen hood exhaust terminations.
April 7, 2014
Page 2
Financial Impact:
Varies:
1. No impact at initial construction if the developer chooses not to install an internal chase
for a future commercial exhaust vent. They would forfeit leasing to a use that would
require a commercial kitchen exhaust vent unless it was installed internal to the building
at a later date.
2. Initial construction cost would be increased to build the chase that would accommodate
a future use that would require a commercial kitchen exhaust vent. However, an
additional expense would not be necessary if a kitchen exhaust hood was installed at a
later date.
3. Increase cost to install internally if the developer chose not to install initially but later
decided to allow a use that would require a commercial kitchen exhaust vent.
Recommendation:
These regulations will control the location and source of the noise /odor from commercial
mechanical exhaust systems and should help reduce the impact on adjacent properties. Staff's
recommends Council consider an amendment to the Mechanical Code to further regulate
commercial kitchen exhaust hood terminations as proposed.
1 04 -03 -14
IP6
MINUTES PRELIMINARY
IOWA CITY BOARD OF APPEALS
MONDAY, March 24, 2014
HELLING CONFERENCE ROOM, CITY HALL
410 E. WASHINGTON STREET
IOWA CITY, IA 52240
MEMBERS PRESENT: John Roffman, Scott McDonough, Andrea French, John Gay
MEMBERS ABSENT: None
STAFF PRESENT: Tim Hennes (Sr. Building Inspector), Sue Dulek (Asst. City
Attorney), Brian Greer (Fire Marshall), Julie Tallman (Development
Regulations Specialist acting as minute taker), Doug Boothroy (Director,
Neighborhood and Development Services), Dave Campbell (Building Inspector)
OTHERS PRESENT: Marty Christiansen and Dan Ouverson
c / RECOMMENDATIONS TO COUNCIL:
�( Recommended by a unanimous vote (4 -0) to proceed with the adoption of the proposed amendments to
/\ the 2009 International Mechanical Code that reflect the changes to commercial hood exhaust systems.
CALL TO ORDER:
John Roffman called the meeting to order at 4:00 PM
ELECTION OF OFFICERS:
French moved to elect John Roffman as chairperson of the Board of Appeals. McDonough seconded.
VOTE: Roffman was elected as chairperson of the BOA by a 4 -0 unanimous vote.
McDonough moved to elect Andrea French as vice -chair of the Board of Appeals. Gay seconded.
VOTE: French was elected vice -chair of the BOA by a 4 -0 unanimous vote.
CONSIDERATION OF MINUTES:
Minutes from 11/4/2013 meeting were reviewed. McDonough moved to adopt the minutes. French
seconded. The minutes were approved by a unanimous 4 -0 vote.
Appeal of the decision of the Building Official or Fire Chief -120 E. Burlinoton St. - The Mill Restaurant
Appealing the decision of the building inspector's decision that raised seating was required to be
accessible to persons with disabilities per 2010 ADA Standards for Accessible Design.
Dulek suggested that the appellants' second point be argued first, because if the appellants are able to
prove one of the exceptions (accessibility is technically infeasible, or disproportionate relative to overall
cost of improvement) then Section 202 applies to the situation at hand, but this particular project is
exempt. If the appellants fail to prove that one of the two exceptions apply, then discussion will return to
appellants' first point, which is that the project is already in compliance with Section 202 and additional
modifications are not required. Dulek felt, and the Board and appellants agreed, that beginning with the
appellants' second point would be a more efficient use of time.
4
PRELIMINARY
Ouverson stated that the Mill is not your typical place — there's no other venue that would struggle with the
obstacles we do because of space.
Hennes explained that code cannot be enforced that way— also, that there was the option of enforcing the
IBC in place of the ADAAG, and IBC does give us interpretations on some of these issues. The IBC states
a dining area is a "special occupancy." Section 1108.2.9 of the 2009 IBC explains the applicability of
accessibility to dining areas — the commentary says "raised areas are required to be accessible" and
therefore, accessible routes are required, especially in "special areas" (i.e., dining rooms).
Roffman stated that they were back to appellants' point one, whether accessibility is required, and the
conclusion appears to be that accessibility is, indeed, required.
Hennes said that he thought Gay's solution seemed reasonable, providing access to raised seating on one
of two adjacent platforms.
MOTION: McDonough motioned that the elevated seating is required to be accessible and access to the 7
inch raised platform meets the accessibility requirement. Gay seconded.
VOTE: The motion passed 4 -0.
Christensen thanked staff for their consideration, and noted his gratitude for the opportunity to participate
in a democratic process.
Amendments to 2009 Mechanical Code for Type I and II exhaust fans in commercial kitchens.
Hennes distributed a memo regarding the history of concerns over noise emanating from grease exhaust
fans when restaurants were adjacent to residential uses. He clarified that the new code language would
apply to changes in use; changes in occupancy; and new construction.
Roffman asked about buildings downtown where finding the route for a chase to exhaust through the roof
could prove near impossible.
Hennes said that alley access was allowed in the amendments.
Boothroy explained that Historic Preservation Commission and the Planning & Zoning Commission asked
staff to look into the issue, both from the perspective of using noise measurement to determine whether an
exhaust was a nuisance, and from the perspective of regulating new construction in a way that future
exhaust chases could be designed into buildings where tenancy might be open to a future restaurant. It
was staffs conclusion that measuring decibels was less preferred; that controlling the impacts of
commercial exhaust was better achieved by regulating location than by reacting to an exhaust fan after it's
installed.
Hennes stated that replacing existing mechanical exhaust for commercial equipment can utilize existing
termination locations. There could be instances where newly - installed equipment can't utilize an existing
termination, in which case they would have to terminate through the roof or into an alley.
MOTION: McDonough moved that the proposed amendments to the 2009 International Mechanical Code
be recommended to City Council. French seconded.
VOTE: The motion was approved with a unanimous vote 4 -0.
Neighborhood and Development Services
Boothroy introduced the BOA to the new staff organization at City Hall, under the heading of
Neighborhood and Development Services. He explained that the new structure does not affect staff
support of the Board of Appeals and that support would still be provided by the building inspection staff.
a
Prepared by: Tim Hennes, Sr. Bldg. Inspector, 410 E. Washington St., Iowa City, IA 52240; 319/356 -5122
ORDINANCE NO.
ORDINANCE AMENDING TITLE 17, ENTITLED "BUILDING AND HOUSING," CHAPTER 4,
ENTITLED "MECHANICAL CODE," BY AMENDING THE INTERNATIONAL MECHANICAL
CODE, 2009 EDITION, TO REGULATE COMMERCIAL KITCHEN HOOD TERMINATION
LOCATIONS.
WHEREAS, the noise levels from commercial kitchen exhaust fans may have a detrimental effect on
the quality of life in residential neighborhoods and may hinder efforts to preserve historic neighborhoods;
WHEREAS, the Mechanical Code currently allows commercial kitchen exhaust to terminate on the
side of buildings provided there is enough clearance to the property line;
WHEREAS, by restricting commercial hood exhaust terminations to roofs, except where an exhaust
could terminate at an exterior wall that is adjacent to an alley would mitigate the noise and aesthetic
impacts of commercial hood exhaust systems by encouraging building owners to build in hood
termination locations that would allow for future restaurant tenants in new buildings;
WHEREAS, the same restrictions would apply to existing buildings where a change in use requires the
installation of a commercial hood and exhaust; and
WHEREAS, this ordinance furthers the health, safety and welfare of the City and is in the best
interest of the City to adopt this ordinance.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CITY, IOWA:
SECTION I. AMENDMENTS.
Title 17, entitled "Building and Housing," Chapter 4, entitled "Mechanical Code," Section 3, entitled
"Amendments to Code," is amended by deleting the current amendment to Section 506.3.12.3 and by
adding the following new amendments to the 2009 edition of the International Mechanical Code:
A. Section 506.3.12.2. Delete Section 506.3.12.2 and insert in lieu thereof the following:
506.3.12.2 Termination through an exterior wall. Exhaust outlets shall be permitted to terminate
through exterior walls in accordance with 506.3.12.3, where the smoke, grease, gases, vapors
and odors in the discharge from such terminations do not create a public nuisance or a fire
hazard. Such terminations shall not be located where protected openings are required by the
International Building Code. Other exterior openings shall not be located within 3 feet (914 mm) of
such terminations.
B. Section 506.3.12.3. Delete Section 506.3.12.3 and insert in lieu thereof the following:
506.3.12.3 Termination location. Exhaust outlets for new construction, Change of Occupancy, or
change of use, shall terminate above roof level and may not terminate at, nor pass through, an
exterior wall except where exhaust outlets terminate or encroach an alley right of way per
3202.3.2 of the International Building Code. Exhaust outlets shall be located not less than 10 feet
(3048 mm) horizontally from parts of the same or contiguous buildings, adjacent buildings and
adjacent property lines and shall be located not less than 10 feet (3048 mm) above the adjoining
grade level. Exhaust outlets shall be located not less than 10 feet (3048 mm) horizontally from or
not less than 3 feet (914 mm) above air intake openings into any building. Where the exhaust
outlet fronts an alley, the measurement may be taken from the centerline of the alley.
Exception: Exhaust outlets shall terminate not less than 5 feet (1524 mm) from parts of the same
or contiguous building, an adjacent building, adjacent property line and air intake openings into a
building where air from the exhaust outlet discharges away from such locations.
C. Section 506.4.2. Delete Section 506.4.2 and insert in lieu thereof the following:
Section 506.4.2 Type II terminations. Exhaust outlets serving Type II hoods shall terminate in
accordance with the hood manufacturer's installation instructions and shall comply with all of the
following:
1. Outlets for new construction, Change of Occupancy, or change of use, shall terminate above
roof level and may not terminate at, nor pass through, an exterior wall, except where exhaust
outlets terminate or encroach an alley right of way per 3202.3.2 of the International Building
Code.
2. Exhaust outlets shall terminate not less than 3 feet (914 mm) in any direction from openings
into the building.
Ordinance No.
Page 2
3. Outlets shall terminate not less than 10 feet (3048 mm) from property lines or buildings on the
same lot.
4. Outlets shall terminate not less than 10 feet (3048 mm) above grade.
5. Outlets that terminate above a roof shall terminate not less than 30 inches (762 mm) above the
roof surface.
6. Outlets shall terminate not less than 30 inches (762 mm) from exterior vertical walls
7. Outlets shall be protected against local weather conditions.
8. Outlets shall not be directed onto walkways.
9. Outlets shall meet the provisions for exterior wall opening protectives in accordance with the
International Building Code.
SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provision of this
Ordinance are hereby repealed.
SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any
section, provision or part thereof not adjudged invalid or unconstitutional.
SECTION IV. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage, approval and
publication, as provided by law.
Passed and approved this day of , 2014.
MAYOR
ATTEST:
CITY CLERK
Approved by
City Attorney's Office
Ordinance No.
Page
It was moved by and seconded by that the
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Botchway
Dickens
Dobyns
Hayek
Mims
Payne
Throgmorton
First Consideration 04/15/2014
Voteforpassage: AYES: Dobyns, Hayek, Mims, Payne, Throgmorton,
Botchway, Dickens. NAYS: None. ABSENT: None.
Second Consideration _
Vote for passage:
Date published
Moved by , seconded by , that the rule requiring
ordinances to be considered and voted on for passage at two Council meetings prior to
the meeting at which it is to be finally passed be suspended, the second consideration
and vote be waived and the ordinance be voted upon for final passage at this time.