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Home My WebLink About2014-06-03 Ordinance5a Prepared by: Bailee McClellan, 410 E. Washington Street, Iowa City, IA 52240; 319 - 356 -5230 (REZ14- 00004) ORDINANCE NO. 14 -4585 REZONING ORDINANCE TO DESIGNATE THE GOOSETOWN /HORACE MANN CONSERVATION DISTRICT AS A CONSERVATION DISTRICT OVERLAY (OCD) ZONE. (REZ14- 00004) WHEREAS, the applicant, the Iowa City Historic Preservation Commission, has requested approval of a rezoning to designate the Goosetown /Horace Mann Conservation District Overlay (OCD) zone for properties generally located on Ronalds, Church, Fairchild and Davenport Streets from east of Linn Street to Governor Street including properties on Gilbert, Van Buren, Johnson, Dodge Lucas and Governor Streets, and properties generally located on Bloomington, Market, and Jefferson Streets between Dodge and Governor Streets including properties on Dodge, Lucas and Governor Streets; and WHEREAS, the Comprehensive Plan encourages the preservation of the integrity of existing neighborhoods and the historic nature of older neighborhoods; and WHEREAS, the Iowa City Historic Preservation Plan encourages the protection and maintenance of Iowa City's historic resources and the designation of the Goosetown neighborhood as a local conservation district; and WHEREAS, the Central District Plan encourages reinvestment in residential properties and support of the Iowa City Historic Preservation Plan; and WHEREAS, the City's Strategic Plan contains the goal of maintaining healthy neighborhoods; and WHEREAS, the establishment of a local conservation district would further aid the City's policies of preserving the historic building stock; and WHEREAS, the Iowa City Municipal Code authorizes the Historic Preservation Commission to recommend and the City Council to designate conservation districts, where deemed appropriate, as a means of preserving the neighborhood character of traditional Iowa City neighborhoods, or for preserving areas that exemplify unique or distinctive development patterns; and WHEREAS, the Historic Preservation Commission believes that the designation of the Goosetown /Horace Mann Conservation District will help stabilize the neighborhoods located within the district boundary by providing for design review of exterior changes, building demolition, and new construction, which will assure compatibility with the existing character of the district, and will preserve the neighborhood for future residents of Iowa City; and WHEREAS, the Planning and Zoning Commission believes that designating the Goosetown /Horace Mann Conservation District is in accordance with the Comprehensive Plan and the Zoning Code and has recommended approval of the designation. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA: SECTION I APPROVAL. Property described below is hereby designated as a Conservation District Overlay (OCD) Zone, to be known as the Goosetown /Horace Mann Conservation District: LEGAL DESCRIPTION All of Blocks 6, 8, 15, 16, 17, 18, 29, and 51 in the Original Town Subdivision of Iowa City, Johnson County, Iowa, and Block 5, Lots 1 -7; Block 7, Lots 2 -7 and the south 62.7' of Lot 8; Block 9, Lots 2 -7; Block 10, Lots 5 -8; Block 14, Lots 5 -8; Block 19, Lots 2 -3, the north 50' of Lot 4, and the north 65' of Lot 1; Block 28, Lots 1- 4; Block 31, the south 95' of Lot 5; Block 34, Lots 5 -7 and Lot 8 excluding the north 55' of the east 50'; Block 35, Lots 1-4 and 6; Block 36, Lots 3 -6 and the east 60' of Lot 1; Block 37, the north 75' of Lots 3 and 4, and the north 37.5' of Lots 1 and 2; Block 48, Lot 2, the north 115' of Lot 1, and Lot 3 excluding the west 15' of the south 40'; Block 49, Lots 6 -8; Block 50, Lots 1 -3; Block 52, Lots 5 -8; Block 53, Lots 6 -8; Block 54, Lots 1, 2 and 8, and the east 50' of Lot 3 SECTION II. ZONING MAP. The Building Inspector 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 this ordinance by law. SECTION III. 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 to record the same, at the office of the County Recorder of Johnson County, Iowa, at the owner's expense, all as provided by law. SECTION IV. REPEALER. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Ordinance No. 14 -4585 Page 2 SECTION V. 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 Vl. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this 3rd day of June, 2014. MAYOR ATTEST: ,2z � 1[ - -Aa �' CI ' LERK JAp�vecl by w City Attorney's Office V/23/1 cf Ordinance No. 14 -4585 Page 3 It was moved by Mims and seconded by Payne that the Ordinance as read be adopted, and upon roll call there were: AYES: x x x x x x NAYS: First Consideration Vote for passage: Throgmorton, Second Consideration _ Vote for passage: ABSENT: Fq 05/20/2014 Botchway Dickens Dobyns Hayek Mims Payne Throgmorton AYES: Dickens, Dobyns, Hayek, Mims, Payne, Botchway. NAYS: None. ABSENT: None. Date published 06/12/2014 Moved by Mims , seconded by Dickens , 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. AYES: Payne, Throgmorton, Dickens, Dobyns, Hayek, Mims. NAYS: None. ABSENT: Botchway. Marian Karr From: Mike Wright <mike.wright.1107 @gmail.com> Sent: Wednesday, May 21, 2014 9:39 AM To: Marian Karr Cc: Sarah Clark; ginalieswaim @me.com Subject: Expedited Consideration Request Good morning, Marian. On behalf of the Northside Neighborhood Association, I would like to ask that Council give the Goosetown/Horace Mann Conservation District proposal expedited consideration at the next meeting. Because GHM sailed through Council with a unanimous vote, and because there was no opposition expressed to Council and very little expressed to P &Z and Historic Preservation, there seems to be no reason not to do so. Please feel free to contact me if you have any questions. Thanks very much. Mike Wright cift= I CITY OF IOWA CITY •st' MEMORANDUM Date: May 27, 2014 To: Tom Markus, City Manager From: John Yapp, Development Services Coordinator Re: Riverfront Crossings - related discussion at May 20 City Council meeting Introduction Councilman Throgmorton raised several potential amendments to the Riverfront Crossings Code and Plan during the May 20 City Council Work Session. The City Council requested staff feedback on these proposals, and requested an outline of how we will proceed with consideration of mandatory affordable housing in the Riverfront Crossings District. Consideration of mandatory affordable housing in the Riverfront Crossings District From the minutes of the May 6 City Council meeting staff and the Planning and Zoning Commission were directed to discuss or consider inclusionary zoning and other affordable housing incentives in the Form -Based Code and report back to the City Council with a recommendation (moved by Botchway, seconded by Mims). Staff intends to conduct research and identify options and administrative issues during the summer, 2014. We have an initial discussion set with the Homebuilders Association on August 26, and will also have discussions with non - profit housing providers to get different perspectives on this issue. We intend to bring a general proposal to the City Council after these discussions, to determine if there is support for moving forward with an ordinance amendment through the normal Planning and Zoning Commission process. Our hope is to have a proposal which is acceptable to the for - profit and non - profit providers of housing, but we do not know yet what shape this will take until we have done the research and have had the discussions. Proposed amendments from Councilman Throgmorton (in italics) #1) For any projects that might receive a density bonus for affordable or workforce housing, the affordability of the units must be maintained for a minimum of 15 years. Staff found that keeping the affordability period flexible provides the widest latitude to affordable housing providers to seek financing from different sources that may have varying requirements. The Planning and Zoning Commission discussed this provision, and did not make a requirement for a specific affordability time period. As the ordinance is currently drafted, the time period for affordability will be determined based on the specifics of each project. If more than two floors of bonus height are proposed, the City Council will specify the time period of affordability after receiving a staff recommendation. May 27, 2014 Page 2 #2) The maximum post -bonus building height in the Park District and on the west side of the river shall not exceed 10 stories As recommended by the Planning and Zoning Commission, the following table describes height requirements in the Park and West Riverfront Districts: DISTRICT MAX HEIGHT W/O BONUS MAX HEIGHT WITH BONUS Park District 6 stories 15 stories West Riverfront District 4 stories 5 stories West Riverfront District with frontage on Iowa River 8 stories 12 stories The intent behind allowing taller buildings in the Park District and for projects with frontage on the Iowa River is to allow buildings that will take advantage of the views of the park and river. While the bonus provisions allow a developer to request a taller building over the base maximum height, additional height may only be granted if specified goals are met as outlined in the code, such as provision of Class A office space, provision of affordable housing or elder housing, sustainability features / energy efficiency, etc. As proposed, up to two floors of bonus height may be approved administratively; City Council approval is required for bonus height of more than two floors. #3) One bonus floor shall be permitted for each floor of Class A space The proposed code would allow up to two bonus floors for every floor of Class A office space. Encouraging Class A office space is consistent with the City's economic development goals. There may be scenarios where there is a highly desirable office tenant with desirable jobs associated with a proposed project, where two bonus floors may be appropriate. Limiting the number of bonus floors to one per each floor of Class A office space would restrict flexibility in applying the bonus height provision. City Council approval is required for bonus height of more than two floors. Proposed amendments and the approval process for the Riverfront Crossings Form - Based Code The affordable housing element and other proposed amendments to the Riverfront Crossings Form -Based Code are substantive. Staff has started the process to consider how inclusionary zoning might work in the Riverfront Crossings District, according to the process spelled out in this memo. If a majority of the City Council is in favor of pursuing amendments to the affordable housing provisions, allowable building height and /or bonus height for Class A office space, according to the City Attorney it will require 1) amending the Riverfront Crossings Code; 2) starting over with the first reading of the ordinance; and 3) consultation with the Planning and Zoning Commission. Recommendation Staff recommends proceeding with consideration of the Riverfront Crossings Form -Based Code as it is presented, and working with it for a period of time before substantive amendments are considered. We have received one rezoning application already for rezoning to the new C: \Users\mkarrWppData \Local \Microsoft \Windows \Temporary Internet Files \Content.Outlook \OV1N9JGE\memo to Council re aff hsg and proposed amendments.doc May 27, 2014 Page 3 Riverfront Crossings designation. Staff will also proceed with the process to consider inclusionary zoning and other affordable housing requirements over the next several months. C: \Users\mkarr\HppData \Local \Microsoft \Windows \Temporary Internet Files \Content.0utlook \OV1N9JGE\memo to Council re aff hsg and proposed amendments.doc Marian Karr From: WELSHBOB @aol.com Sent: Thursday, May 22, 2014 10:21 AM To: Council Subject: Affordable Housing - Riverfront Crossings As a long time advocate of affordable housing, I write to URGE you to take all steps necessary to ensure that there is affordable housing in Riverfront Crossings. The City (citizens) is investing many dollars to make this an attractive place to live. My concern is that unless there are specific steps taken the housing units will be filled by those who have high or medium income. I believe it is important that housing in this area be planned in such a way to ensure that there is housing for low income persons. Please do not let this opportunity pass. If I can be if any assistance to you, please let me know. Bob Welsh 84 Penfro Drive Iowa City, Iowa 52246 319- 354 -4618 Marian Karr From: Harry Olmstead <Harry03 @aol.com> Sent: Wednesday, May 21, 2014 6:08 PM To: Council Subject: Affordable Housing This correspondence will become a public record. Iowa City residents have much to be proud of, except the demand for affordable housing for those individuals who are at 80% or less of the medium income. This would include persons with disabilities who find it difficult to find clean and affordable housing. I was pleased to learn about the Riverfront Crossings project. This could be an opportunity for persons who are at 80% or less of the medium income become active in what could be an economically vibrant of Iowa City. I would hope that any dialogue about affordable housing in Riverfront Crossings developers would include local nonprofit developers who have vast knowledge, deep experience, and expertise in issues about affordable housing. I appreciate your concern to make Iowa City a more diverse city and this could helps in that goal. To make Iowa City a more welcoming city, I would hope that you would request that the developer of Riverfront Crossings would place the wheelchair accessible entrance at the front of each unit instead of at the rear of the building where it is in the current plans. Persons with disabilities don't appreciate being treated as second -class citizens. Respectfully, Harry Olmstead 1951 Hannah Jo CT Iowa City 319 - 338 -2931 Marian Karr From: salwah.scott @gmail.com on behalf of Sally Scott <sjscottconsulting @gmail.com> Sent: Wednesday, May 21, 2014 3:12 PM To: Council Subject: Affordable Housing in Riverfront Crossings Attachments: JCAHC remarks May 20th.docx To Members of the City Council of Iowa City, I appreciated the opportunity to speak last night about affordable housing in Riverfront Crossings. My remarks are attached. I was sorry that several members of the Johnson County Affordable Homes Coalition who wanted to speak could not do so, because the public hearing was cancelled. We have worked a great deal on this issue and hope to continue to work with Iowa City staff, the Planning & Zoning Commission, and the City Council to develop fair and productive housing policies in Riverfront Crossings. Council Member Mims said last night that the Council wants to get the input of local developers before moving forward on an amendment to the Master Plan or Form -Based Code. These discussions should include nonprofit as well as for - profit developers -- affordable housing is their area of expertise. Sincerely, Sally Scott Sally J. Scott, Ph.D. Independent Consultant 205 Black Springs Circle Iowa City, IA 52246 LinkedIn Profile si scottconsulting_kgmail.com 410 - 370 -2495 (c) City Council Meeting -- May 20, 2014 Affordable Housing in Riverfront Crossings Good evening, on behalf of JCAHC. Members of the JCAHC have been testifying since January of this year to the Planning and Zoning Commission on behalf of Affordable Housing in Riverfront Crossings. We strongly support the proposed amendment to the Master Plan. The letters in your packet outline why we advocated for and support this addition. On a related note: at the City Council Working Group meeting on May 6th, there was an extensive discussion of affordable housing that led to [and I quote]: "Moved and seconded, to direct staff City staff and the Planning & Zoning Commission to discuss or consider inclusionary zoning and other affordable housing incentives in the form -based Code (and report back to the City Council with a recommendation)." I bring this up now because of its relevance to Riverfront Crossings. I would like to make 3 points. 1) We encourage the Council to view the creation of affordable homes in Riverfront Crossings NOT as a gift or a favor we provide to those who are less fortunate, but as a building block to support stable families and a stronger community. IF we make it easier for working people who make less than 80% of area median income -- teachers' assistants, nurses' aides, wait staff, construction workers, janitors, landscapers, musicians, painters, yoga instructors —to find an affordable home, we will stop pushing people away, we will strengthen our community's social and economic stability. I lived in Baltimore, Maryland for over 20 years. It is a wonderful city in many ways, but it is also deeply and violently divided by race and class. In Iowa City, which has a strong economy, low unemployment, and a high demand for housing, we have the opportunity to avoid that fate. We want our economic success to be inclusive, not exclusive, and we can make an important step in this direction in Riverfront Crossings. 2) The responsibility for creating affordable homes is a shared responsibility. We, like you, want this to be a regional priority. Riverfront Crossings can show the rest of Johnson County how to connect affordability and economic growth. However, it's not easy. 1 Making more homes affordable requires new construction, and also preserving the affordable homes that exist. It requires federal, state and local public dollars and tax credits, as well as for - profit and nonprofit development expertise. We also will need philanthropic dollars, from private individuals, religious organizations, and foundations. For all of this to work, we have to build high - performing partnerships between the public, private and non - profit sectors that can attract resources for this work. This will only happen if we share the responsibility for making it happen. 3) Finally, there is good news. Iowa City has in -house expertise that has already given a lot of thought to this issue. The 2011- 2015 City Steps document makes specific recommendations to increase the number of affordable homes in Iowa City. You should consider which of these recommendations would work in Riverfront Crossings. Possibilities include: 1) Mandatory inclusionary zoning 2) Encouraging the development of new housing tax credit projects 3) Treating non - profit organizations that specialize in affordable housing as a special class of developer To sum up: 1) Riverfront Crossings is an opportunity to include working families below 80% of area median income in Iowa City's growing economy. 2) The public, private and nonprofit sectors can and should share the responsibility for generating more affordable homes, and strengthening the community socially and economically. 3) We need to be creative, but we already have good ideas in our plans that have worked elsewhere. What we need are the resources and political will to put these ideas into action. Thank you. 2 Marian Karr From: Mark Patton <mark @iowavalleyhabitat.org> Sent: Wednesday, May 21, 2014 4:05 PM To: Council Cc: Sally Scott Subject: Council Concerns for the working folks Dear Council members, I had hope to give testimony at the previously scheduled time for public input on May 20th but I was not permitted to do so due to a last minute change in procedures. It is critical for the Council to find ways to assist those earning under 8o% of area median income (8o% of AMI equals $44,500 for a single person) in order to both live and work in Iowa City. Servers, daycare workers, maintenance workers, nurses' and teachers' aides, clerical workers and many others make $10 or $12 per hour, or about one -half what someone who earns 8o% of AMI. They are critical to the success of the downtown commerce and the functioning of a well- rounded service sector. The City Council has the ability to shape how Riverfront Crossings is built, who lives there and who able to walk to work from their residence. Please find a way to give incentives to builders to include units for those earning under 8o% AMI. Please also include non - profit builders in the discussion leading up to a final decision as they can assist for - profit builders in figuring out how to make it all work together. note: the 43 homes in Iowa City Habitat for Humanity has built or rehabbed will pay +$103,000 in property taxes this year alone. So, affordable housing can help pay its way from the first day it is built. Thank you for your attention to this critical matter of making sure the workers who serve, clean, teach and heal are part of a larger package which benefits ALL. Marian Karr From: John McKinstry <icdisciple.pastor @gmail.com> Sent: Friday, May 23, 2014 12:00 PM To: Council Subject: Affordable Housing Hello Esteemed Public Servants, As you know, housing in Iowa City has become increasingly expensive in relation to household incomes, burdening many households and often pricing out of the market even longtime hard- working citizens. I strongly support incentives given to developers to promote and/or require affordable housing in the Riverfront Crossings redevelopment. This is an important opportunity which could affect quality of life in our community for a long, long time. If we are successful in integrating affordable housing into this redevelopment we could see that approach affect housing region -wide, but we must take advantage of this opportunity now. Peace, John McKinstry Marian Karr From: Williams, Steven C <steven- c- williams @uiowa.edu> Sent: Friday, May 23, 2014 10:24 AM To: Council Subject: RE: Affordable Housing Dear Iowa City City Council, I am contacting you today urging you to consider adding an affordable housing element into the Riverfront Crossing development plan. There are several reasons why I think it is your duty to support affordable housing to vital citizens of this community. First, for myself, I will be struggling to get by as a recent graduate at the University of Iowa, because the community I deeply love and care about does not provide adequate affordable housing to its community members. I know that I am not alone. This is a problem the community has at retaining recent graduates because they would rather spend the same money in a bigger city. However, if there were affordable housing units provided for the community, more highly educated students could live within the community without having to commute or move elsewhere. Additionally, many of the wonderful service members in our community that we heavily rely on cannot actually live in the community they provide services too. Many must commute from other nearby towns, because they cannot afford to live here. I know this to be true from the research I have conducted with several housing and land use academics. Secondly, I have found, from the research I conducted on affordable housing in other communities across the country, that affordable housing programs actually benefit the communities. It has brought in a more diverse set of skilled workers, which pulled more opportunities for businesses. Finally, if there is going to be taxpayer money (that ALL citizens pay) involved in this development, the development should provide housing options that any taxpayer could afford. It is not fair to leave some out in this new development /opportunity solely based on their income and the stigma that comes with it. Please try to find it in your heart to realize that there are many ways to get developers on board and improve the community I so deeply love and care about. Thank you for your time and I hope you will take this into consideration when making your future decisions! Best, Steven C. Williams T:515- 681 -0103 E: steven- c- williamsawiowa.edu Marian Karr From: Carrie Z. Norton <czn46 @hotmail.com> Sent: Tuesday, May 27, 2014 12:12 PM To: Council Subject: In Support of Affordable Housing in Riverfront Crossings As the Council deliberates about next steps for the development of Riverfront Crossings, I sincerely hope consideration will be given to the idea of affordable housing in that area. This is a wonderful opportunity to move forward with development that adds a mix of housing to attract all members of our community and to increase diversity in neighborhood elementary schools. 1) Riverfront Crossings is an opportunity to include working families below 80% of area median income in Iowa City's growing economy. 2) The public, private and nonprofit sectors can share the responsibility for generating more affordable homes, and strengthening the community socially and economically. 3) We need to be creative, but we already have good ideas in our plans and in City Steps that have worked elsewhere, including the peninsula. Let's take this opportunity not only for our own community but to build some momentum in the region on this important issue. Mayor DeBlasio in New York City is trying to attempt the same thing in a new development there. The time is right. I hope you think so too. Item 56' Second consideration of the Riverfront Crossings District's Form -Based Code. I move to amend the ordinance by making three modifications. If adopted, staff would have to make detailed changes in the text of the code also to propose three amendments. First, for any projects that might receive a density bonus for affordable or workforce housing, the affordability of the units must be maintained for a minimum of 15 years. Second, the maximum post -bonus building height in the Park District and on the west side of the river shall not exceed 10 stories. Third, one bonus floor shall be permitted for each floor of Class A space. S-30 Marian Karr From: Misty Rebik <misty @cwjiowa.org> Sent: Monday, June 02, 2014 1:15 PM To: Council Subject: Riverfront Crossings Attachments: Riverfront Crossings Letter to City Council 6.2.14.pdf Dear Iowa City City Council, Please find attached a letter addressed to the entire City Council regarding the proposed development of the Riverfront Crossings. Please don't hesitate to contact me if you have questions regarding the content of the letter or wish to discuss anything further. Sincerely, Misty Rebik Misty Rebik Executive Director Center for Worker Justice (319) 594 -7593 mistygcwjiowa.org Follow us on Facebook: www.facebook.com/centerforworkeriusticeofeastemiowa Board of Directors All Ahmed Bakhit Bakhit Maria Cachua Jesse Case Robin Clark- Bennett Charlie Eastham Diane Finnerty Fanai Galicia Sergio Irund A -Wan Father Rudy Juarez Marcela Marquez Mazahir Salih Izze Sayed Scott Smith Jennifer Me Misty Rebik CWJ Executive Director Center for Worker Justice 940 S. Gilbert Court lowa City, IA 52240 Phone: 319- 339 -9873 Email: info@cv4iowa.org CENTER FOR WORKER JUSTICE OF EASTERN IOWA June 2, 2014 Dear City of Iowa City City Council, I am writing on behalf of the Center for Worker Justice (CWJ). Every day at CWJ we are passionately involved in the lives of many working people in our community who find it difficult to secure affordable and decent housing. As a pillar of our mission, we are dedicated to pursuing economic and social justice to ensure that all people in our community have the opportunity for safe and dignified workplaces, neighborhoods, and homes. Recently the City of Iowa City City Council considered a proposal for the Riverfront Crossings. We believe the development of the Riverfront Crossings gives our community the opportunity and the responsibility to help working families who make less that 80% of area median income live in an economically vibrant area. At CWJ most of the families we work with make much less than the 80% area median income, and struggle every year to find affordable and decent housing. These families should have the same opportunities as other families to secure safe, affordable, housing that allows them to participate fully with the positive changes occurring on the Riverfront Crossings development. We believe that by working together with the public, private and nonprofit sectors of our community, we can craft a mutually acceptable plan for ensuring that there is affordable homes for all families in our community. We are asking that each City Counselor take a proactive position of supporting the development of affordable housing in the Riverfront Crossings as plans emerge for this area. We look forward to closely following this proposal and other proposals which may provide a brighter future for affordable housing in our community. Sincerely, Misty Rebik Executive Director 5b Prepared by: Karen Howard, PCD, 410 E. Washington Street, Iowa City, IA 52240; 319 - 356 -5251 ORDINANCE NO. 14 -4586 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 Crossings Parking District standards are intended to provide an option for development that meets certain public goals to reduce on -site parking requirements through a payment of fees in lieu. Fees collected are intended to ensure that the increased development that results from this parking reduction bears a proportionate share of the capital improvement costs necessary to meet the additional parking needs caused by such development. This option will supplant the option to request a special exception for parking in a municipal parking facility, which has resulted in the unsustainable practice of transferring public parking to private entities at no cost; and 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. 14 -4586 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 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 zoned to a Riverfront Crossings designation 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 (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, 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 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- 4B -4A -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. 14 -4586 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: (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- 4B- 4B -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. 14 -4586 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, 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 Ordinance No. 14 -4586 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. 14 -4586 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. 14 -4586 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 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 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. 14 -4586 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 Re uirements in the C13-5 and CB -10 Zones Bicycle USE SUBGROUPS Parking Requirement 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. 14 -4586 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 Requirement 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 PRM Efficiency & 1- bedroom units:1 space per dwelling unit 0.5 per d.u. family & CB -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 213.1 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 CB -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. 14 -4586 Page 10 Table 5A -3: Minimum Parkinq 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 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:1 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: 1 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 111500 Uses square feet of floor area Park, South Gilbert, Central 1 space per 500 square feet of floor area. On- street parking provided 111500 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. 14 -4586 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 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 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. 14 -4586 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 -46- 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 CNA 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. 14 -4586 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. 14 -4586 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. 14 -4586 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 3rd day of June , 2014. ATTEST: MAYOR CIT LERK J App oved by: City Attorney's Office Ordinance No. 14 -4586 Page 16 It was moved by Mims and seconded by Pa Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: x Botchway x Dickens x Dobyns x Hayek x Mims x Payne x Throgmorton First Consideration 05/06/2014 Voteforpassage: AYES: Dickens, Dobyns, Hayek, Mims, Payne Throgmorton, Botchway. NAYS: None. ABSENT: None. that the Second Consideration 05/20/2014 Vote for passage: AYES: Dobyns, Hayek, Mims, Payne, Throgmorton, Botchway, Dickens. NAYS: None. ABSENT: None. Date published Summary published 06/13/2014 City of Iowa City Riverfront Crossings Form -Based Development Standards JENNE i1M■ow a J Planning and Zoning Commission Recommended Draft March 25, 2014 FUR ARTICLE G: RIVERFRONT CROSSINGS DISTRICT FORM -BASED DEVELOPMENT STANDARDS TABLE OF CONTENTS 14 -2G -1: INTENT, APPLICABILITY, AND ADMINISTRATION A. Regulating Plan ....................................................................................... ............................... l B. Subdistricts ................................................................................................ ..............................1 C. Applicability .............................................................................................. ..............................1 D. Design Review ........................................................................................... ..............................2 14 -2G -2: REGULATING PLAN A. Regulating Plan .................. B. Building Height Diagram. 14 -2G -3: SUBDISTRICT STANDARDS 9 9 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. Porch and Yard ......................................................................................... .............................42 G. Portico ........................................................................................................ .............................44 H. Forecourt ................................................................................................... .............................46 14 -2G -5: BUILDING TYPE STANDARDS A. Generally ................................................................................................... .............................49 B. Cottage Home .......................................................................................... .............................50 C. Rowhouse .................................................................................................. .............................52 Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa D. Townhouse ................................................................................................ .............................54 C. Tuck -Under Parking ................................................................................ E. Apartment Building ................................................................................ .............................56 .............................72 F. Multi- Dwelling Building ........................................................................ .............................58 F. Lined Structure ........................................................................................ G. Live -Work Townhouse ............................................................................ .............................60 .............................74 H. Commercial Building .............................................................................. .............................62 14 -2G -7: GENERAL REQUIREMENTS I. 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 F. 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 I-M 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. I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 REVISED Lea Dasig 51 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 zoned to a Riverfront Crossings designation 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. 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. 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. I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 Figure 2G -1: Regulating Plan q I ■■ n -r. ii f mi 0nn —1 _ South Downtown Subdistrict _ University Subdistrict _ Central Crossings Subdistrict r Gilbert Subdistrict _ Park Subdistrict South Gilbert Subdistrict _ West Riverfront Subdistrict 4 Prt [L7 G HH Lill �J _ Public Parks and Open Space Green Space Primary Street Required Retail Storefront Required Ralston Creek Frontage Riverfront Crossings Boundary University of Iowa Campus FR I High Way 6 Riverfront 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). I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 Figure 2G -2: Building Height Diagram L ' i III U'; J L=�� \ • Burlin ton SL M 7 Court St. ] E]E] H5E Harrison St. Prentiss St. _ T ' - IN i L Benton St. o St. I ��i — -- Kirkwo�rAl �L1J �L Legend �� 'I blgywey s 3 stories max. 4stories max. _ 2 stories min., 6 stories max. ` _ 2 stories min., 8 stories max. _ 8 stories max. with Iowa River frontage Public Parks and Open Space �' I N Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa 14 -2G -3: SUBDISTRICT STANDARDc* A. South Downtown, Park, South Gilbert, and University Subdistricts 1. INTENT The South Downtown, Park, South Gilbert, and University subdistricts (shaded in dark in Figure 2G -3) are intended for high intensity mixed -use development in buildings with active ground floor uses opening onto pedestrian - friendly streetscapes. Buildings are designed with facades aligned along 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 subdistrict that are not owned by the University of Iowa, however, must fully comply with all applicable standards below. 2. USES The principal uses allowed in the South Downtown, Park, South Gilbert, and University subdistricts are the same as allowed Figure 2G -3: Subdistrict Locator - South Downtown, Park, South Gilbert, University SEEMS �1 in the CB -5 Zone, as specified in Table 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 14-413, 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- 2G-5. For Multi - Family Uses, the provisions in Section 14 -413-4 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. I-M 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 -413-4. 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 F-9 (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 Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa Permitted Building Types c a v N c a C Riverfront Crossings a m a a °- Subdistricts m a o °' m ° = 0 c v 3 12 u a c N Ot O O O s p 2i i= m O c a O U O � H O O- Q � > J O U South Downtown x x x x x x Park x x x x x x South Gilbert x x x x x x x University 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-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 Adjacent Property — — J I c � I � aAl IN 1 A D Id a a I. _ . B . — . .— .— . —. —.i (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. (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 may be further restricted by FAA regulations. 0 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 0 is I V `o D Id a a I. _ . B . — . .— .— . —. —.i (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. (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 may be further restricted by FAA regulations. 0 I-M 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 may be 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 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 10 (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. 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 compliance with 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) Surface Parking, Loading, and Service Area: 10' min. and set back 3' mi n. from the secondary street building facade Figure 2G -5: Parking and Service Placement Diagram 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:2'min. and set back 1' min. from the secondarystreet 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 set back 0' min. from secondary street building facade. (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 complywith 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. 11 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 Adjacent Property G I I j H� fEy G a a G — a u a I I � 1¢ 'o _ E I ~~ I a a 1¢ I a HI I.— .— .— .— . —. —.F .— .— . —. —.� Secon Street 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:2'min. and set back 1' min. from the secondarystreet 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 set back 0' min. from secondary street building facade. (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 complywith 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. 11 I-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. USES The principal uses allowed in the Central Crossings Subdistrict are the same as allowed in the CB -5 Zone, as specified in Table 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 Article 14-46, except as noted below. In addition, the following restrictions and allowances shall apply: a. Quick Vehicle Servicing Uses are not allowed on any frontage designated as Primary Street or Ralston Creek Figure 2G -6: Subdistrict Locator- Central Crossings Frontage, as specified in the Riverfront Crossings Regulating Plan. 1 L 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 -413-4 are superseded bythe 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 I-M 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 Type Standards. The following Building Types are permitted in the Central Crossings subdistrict (see also Table 2G -6): Table 2G -2: Permitted Building Types - Central Crossings b. Building Placement 14 (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 -7. (a) Primary (A) and Secondary (B) Street Setback: 1O'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):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. (e) Rear Setback (D):10'min.or5'min.ifset back along public alley or private rear lane. Figure 2G -7: Building Placement Diagram — Adjacent Property — — J c I - I I A D �I I C I v I a i I `o I i i v A D B I �� (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. a a' Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa Permitted Building Types c v Riverfront Crossings a a m N s a ma `o Subdistricts E - ,? 3 10 u m c N Ot O O O s p 2i i= a m O C 0 0 o fl- > o v v u a U ¢ H Q J U J U m Central Crossings x x x x x x x x b. Building Placement 14 (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 -7. (a) Primary (A) and Secondary (B) Street Setback: 1O'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):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. (e) Rear Setback (D):10'min.or5'min.ifset back along public alley or private rear lane. Figure 2G -7: Building Placement Diagram — Adjacent Property — — J c I - I I A D �I I C I v I a i I `o I i i v A D B I �� (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. a a' 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'm in. 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, 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. 15 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 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 16 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. (2) Secondary Street Setback (F) and Screening Figure 2G -8: Parking and Service Placement Diagram Adjacent Property ...... ...... - -- - -i G j I HI rE� I / I _ _ _ _ _ _ _ _ G _ _ I G I I I I I ~E~ I I I � I H � F Y a a 0 a' a a 'o a a u 4 a (a) Surface Parking, Loading, and Service Area: 10' min. and setback 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 setback 'I'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: 1O'min. and setback 0' min. from secondary street building facade. 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 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 I-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. f -9 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 JJ /A AMP Family Uses, the provisions in Section 14 -413-4 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. 19 I-M 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 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 -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.or0'ifbuilding 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. (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 Figure 2G -10: Building Placement Diagram — Adjacent Property — — J c I - I I A D �I I I a I c I v I a A D a' I I I I B at least 30' above grade) the maximum setback does not apply. (f) Approved forecourt frontages may exceed the maximum setbacks stated above. Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa Permitted Building Types rs c a v N ma Riverfront Crossings a m s a `o Subdistricts - E 10 m c ,? 3 u N Ot O O O s p 2i i= a m O C 0 > o v v u a 0 U ¢ o H fl- Q J U J U m Gilbert x x x x x x x x x x 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 -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.or0'ifbuilding 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. (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 Figure 2G -10: Building Placement Diagram — Adjacent Property — — J c I - I I A D �I I I a I c I v I a A D a' I I I I B at least 30' above grade) the maximum setback does not apply. (f) 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 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, 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. 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 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 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 22 Parking, loading, and service areas shall be located within, behind and to the side of principal buildings in compliance with the following requirements as shown in Figure 2G -11 (1) Primary Street, Pedestrian Street, and designated Ralston Creek Frontage Setback (E) and Screening (a) Surface Parking, Loading, and Service Area: 30' min. from primary street building facade and located behind fully - enclosed, occupied building space. (b) Surface Parking located to the side of Figure 2G -11: Parking and Service Placement Diagram Adjacent Property G I j HI_ — o G a a G a a j la £_ I E'y I b I 1¢ —E— I� F Seco Street buildings: 10 min. from the streetside property line (EJ 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 -5F, Screening and Buffering Standards. (b) Building /Structured Parking: 1 O'min. and setback 'I'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: 1O'min. and setback 0' min. from secondary street building facade. 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 -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. 23 I-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 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 1. INTENT 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. 2. USES Figure 2G -12: Subdistrict Locator -West Riverfront The principal uses allowed in the West Riverfront 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 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 14 -413-4 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. 25 I-M 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 Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa Permitted Building Types c a v N � ma Riverfront Crossings subdistricts c a m - _ O m c - S c v u a c o > p 0 U ¢ p H Q Q J U J U 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),(3), and (4), below. (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. Pedestrian Streets that provide frontage for buildings located along the riverfront shall provide a connection through the block between the riverfront trail and the intersecting public street. See Section 14 -2G -7B for additional requirements. (c) 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 Figure 2G -13: Building Placement Diagram — Adjacent Property — — J c I - I I A D �I I I a _ c a` I c I v I - 1 I a o v A D a' I I I I —_ —B_ — —_ —_— — —_ —_— 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. 27 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 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. 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% 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. K-9 Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa 4. PARKING 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, behind and to the side of principal buildings in compliance with the following requirements as shown in Figure 2G -14. (1) Primary Street and Pedestrian Street 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) Surface Parking located to the side of buildings: 10' min. from the streetside Figure 2G -14: Parking and Service Placement Diagram Adjacent Property G I j HI —I "to I I I -- -- -- - -- -- -. G— - -I a I j I I I F a t: a 0 a' a u a 'o a a u 4 a 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: 15'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 setback 3' min. from secondary street building facades and screened to the S2 standard. (b) Surface Parking, Loading, and Service Areas along Orchard Street: l0' min. and screened to the S2 standard. (c) Building /Structured Parking: 10'min. and screened from view by architecturally - finished building facades, according to the standards for structured parking set forth in 14- 5A -5F. (d) Underground Parking: 1O'min. and set back 0' min. from secondary street building facades. 29 I-M 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 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. (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 30 (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. 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. 31 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 32 This page intentionally left blank Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa 14 -2G -4: FRONTAGE TYPE STANDARDS REVISED 5/6/14 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 Notes: RUN Subordinate frontage type – to be used in conjunction with other permitted frontage type(s) Planning and Zoning Commission Rewmmended Draft —Nerch 2S, 2014 33 Types Perm itted Frontage I Building Types -- X O r' e LL C n N V d ° A t v o u r 7 V H > H .2 o } a Cottage Home x x Rowhouse x x x Townhouse x x Apartment Building x x X Multi- Dwelling Building x x x(1) Live -Work Townhouse x x x Commercial Building x x x(1) Mixed -Use Building x x x(1) Liner Building x x x x Civic or Institutional Building x x x x x(1) Notes: RUN Subordinate frontage type – to be used in conjunction with other permitted frontage type(s) Planning and Zoning Commission Rewmmended Draft —Nerch 2S, 2014 33 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 sidewalkto 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 3'above 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. 35 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 Flex 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 sidewalkto 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 Yabove 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 blankwalls 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. f. 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 byfacade 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. 37 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 D. Terrace 1. DESCRIPTION M. 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 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. 39 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 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: Stoop 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 Commission Recommended Draft —March 25, 2014 F. Porch and Yard 1. DESCRIPTION 42 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 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 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 G. Portico 1. DESCRIPTION 44 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 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 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. 45 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 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 sidewalkto 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 Yof public sidewalks or walkways necessary to gain access to the building. f. Other design standards required for the primary frontage types shall apply. 47 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 M. This page intentionally left blank 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 necessary for 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 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 Riverfront Crossings Subdistricts C 3 O N C C Permitted Building Types 3 a o U J J C 4 in d in U 0 2i Cottage Home x Rowhouse x x Townhouse x x x Apartment Building x x x x x x x Multi- Dwelling Building x x x x x x x Live -Work Townhouse x x x x x Commercial Building x x x x x x x Mixed -Use Building x x x x x x x Liner Building x x x x x x x Civic or Institutional Building x x x x x x x 49 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 B. Cottage Home 1. DESCRIPTION The Cottage Home is a detached single - family house on a fee simple lot. 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. 51 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 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 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 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 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 D. Townhouse 1. DESCRIPTION The Townhouse is a single - family unit that shares common walls with one or two of the adjacent units. ATownhouse maybe 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: Townhouse 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 Townhouses 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. 55 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 E. Apartment Building 1. 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 perpendicularto the primary street frontage and sits atop an underground parking garage whose baywidth 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 PARKING 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 I-M 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 M. 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 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 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 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 G. Live -Work Townhouse 1. DESCRIPTION The Live -Work Townhouse 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 M 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 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 anal lowed 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 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 H. Commercial Building 1. 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 f 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 I-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 PARKING 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. Refer to the Section 14 -2G -6, Parking Type Standards for additional requirements. 65 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 I 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 M Riverfront Crossings 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. -Ai I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 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 M. Riverfront Crossings Form -Based Development Standards 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 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 maybe 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 Frontage Type —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. W I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 70 This page intentionally left blank Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa REVISED 5/6/14 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 Building Types: Table 2G -7: Permitted Parking Types 71 I-M Planning and Zoning Commission Recommended Draft —A%rch 25, 2014 Permitted Parking Types a Building Types Y C J V d d ` O i m m U L V W V d q OJ 7 V 7 Cottage Home x Rowhouse x x x Townhouse Apartment Building x x x Multi- Dwelling Building x x x x Live -Work Townhouse �_ x x x 1 Commercial Building x x x x x Mixed -Use Building x x x x Liner Building x Civic or Institutional Building x x x x x 71 I-M Planning and Zoning Commission Recommended Draft —A%rch 25, 2014 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 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 awayfrom 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 --------- - - - - -- L---------- I Primary Property Tuck -Under Alley Street Line Parkina 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 Lot li Iii J ;4'ft*iW I Primary Property Surface Lot Street Line 72 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 F. Lined Structure Lined structures are parking structures located behind shallow Liner Buildings that are oriented solely toward the street. Lined structures may be directly 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 it I i I 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 Primary Property Street Lire H. Underground Structure Integrated Structure 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 Line -------------- -li ---------------------- - - - - -i --------------- d - -------------------- - - - - -i I � i -------------------- - - - - -i -------- - - - - -- I Primary Property Street Lire H. Underground Structure Integrated Structure 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 Line -------------- -li ---------------------- - - - - -i --------------- d - -------------------- - - - - -i Underground Structure Riverfront 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 consistentwith 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 Roadway Public R.O.W. A (1 �I J Landscape/ Furnishing Zone Streetscape Improvement Area Walking Zone I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 Private Lot Private Frontage Improvement Area 75 Figure 2G -41: Streetscape and Frontage Area Improvements - Typical Residential Frontage 76 Strip Sidewalk F,, Streetscape I Private Frontage Roadway Improvement Area Improvement Area I ,I Riverfront Crossings Form -Based 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 beat 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. I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 frl:3 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 bythe 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 may be 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 Yin 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. IZ'] I-M 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 dimensionless than 20'and no slope greater than 10 %, 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. Aforecourt meeting the standards above shall count toward the open space requirements, provided: H11 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 dimensionless 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 may be counted toward the transparency requirement. 8. 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 maybe 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 may be 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. f'Ti I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 F. Building Design Standards 1. FACADE COMPOSITION FYI 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 be distinguished 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 byvarying 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. 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 Length Middle Base Figure 2G -43: Corner Treatment —11 Ll Bay rn �� Corn ice IIUII�II�III Corner kl Emphasis nn no Mr Nun Window Pattern T� 1 Tw Awning — Storefront Corner Entrance f I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 2. BUILDING ENTRIES MT 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 beat 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- 2G-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. Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa 3. WINDOWS Figure 2G -44: Window Configurations width Width �Widtn Flu Height LL LF L �'iiii Trim Window Unit Ganged Window Grouped Window 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 maybe 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. PR I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 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 M. Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa 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/ veneer) x x x x x Stone /Stone Veneer x x x x x Transparent Glass x x x x x Burnished/ Glazed /Split -face x x x x A Block Wood/Wood B Composite x x x x x Fiber Cement Siding /Panels x x x x B 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. Riverfront 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 -Work Townhouse (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. PYA I-M 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 -1 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 the wall 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 -513. 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 14-513. 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, asset forth in Article 14 -513. 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 asset forth in 14 -513. 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 -513. M-A I-M 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 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 up to 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 subdistricts. (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. m 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 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 3. HISTORIC PRESERVATION HEIGHTTRANSFERS LT 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 -313-7, 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 site(s) 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 1.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 may be 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. 93 I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 REVISED 5/6/14 7. HEIGHT BONUS FOR LEADERSHIP IN ENERGY AND ENVIRONMENTAL DESIGN Up to four additional floors of building height may be granted for projects that are designed to meet high standards with regard to energy efficiency and environmental stewardship, according to LEED or other similar environmental or energy - efficiency rating system. In general, the higher the level of energy efficiency or environmental stewardship demonstrated the greater the bonus. 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 that the 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 may be 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 may be granted for every floor of high quality hotel space. The additional building height may be 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. 44 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 may be 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. 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 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 rear yard 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. WA I-M Planning and Zoning Commission Recommended Draft —March 25, 2014 M. This page intentionally left blank Riverfront Crossings Form -Based Development Standards City of Iowa City, Iowa 5C Prepared by: Karen Howard, PCD, 410 E. Washington Street, Iowa City, IA 52240; 319- 356 -5251 ORDINANCE NO. 14 -4587 AN ORDINANCE AMENDING TITLE 14: ZONING, ARTICLE 4C, ACCESSORY USES AND BUILDINGS, TO ADDRESS DIFFERENCES IN THE REGULATION OF ACCESSORY USES IN THE RIVERFRONT CROSSINGS ZONES AND AMENDING THE SPECIAL EXCEPTION CRITERIA FOR DRIVE- THROUGHS. 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, 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, in some cases accessory uses are regulated differently in the Riverfront Crossings form -based development standards so the language in the Article 144C, Accessory Uses, must be clarified to take these differences into account; and WHEREAS, the regulations related to uncovered decks and patios, fences, walls, hedges, and drive - through facilities must be amended to cross reference and clarify how these elements are regulated in the Riverfront Crossings Zones; and WHEREAS, it is in the best interests of the City to ensure that drive - through facilities are carefully considered by the Board of Adjustment as they relate to the surrounding neighborhood in which they are established, particularly as these facilities relate to pedestrian- oriented urban districts and adjacent residential neighborhoods; and WHEREAS, the Planning and Zoning Commission has recommended approval of these amendments to the zoning code. 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. Delete subsection 14- 4C -2J, Decks and Patios, Uncovered, and substitute in lieu thereof: A. Decks and Patios, Uncovered 1. In Residential Zones: a. Uncovered patios and decks constructed 2 feet or less above grade must be set back at least 10 feet from any front or street -side lot line and set back at least 2 feet from any alley right -of -way. No side setback is required. b. Uncovered patios and decks constructed more than 2 feet above grade must be set back at least 10 feet from any front or street -side lot line, at least 5 feet from any side lot line, and at least 2 feet from any alley right -of -way. 2. In Riverfront Crossings Zones: a. Decks are not allowed in private frontage areas, as defined in Section 14- 2G -7A, Streetscape and Frontage Area Improvements. b. Patios are not allowed in private frontage areas unless expressly permitted according to the standards for the applicable Frontage Type, as specified in Section 14 -2G -4. Ordinance No. 14 -4587 Page 2 c. Uncovered patios and decks constructed 2 feet or less above grade must be set back at least 2 feet from any alley right -of -way. No side setback is required. d. Uncovered patios and decks constructed more than 2 feet above grade must be set back at least 5 feet from any side lot line and at least 2 feet from any alley right -of- way. 3. In all other zones: Uncovered patios and decks must be set back at least 10 feet from any front or street -side lot line and set back at least 2 feet from any alley right -of -way. No side setback is required. Decks and patios in any zone where there is no front setback requirement for principal buildings are exempt from the front setback requirement in subparagraph a, above. B. Delete paragraph 14- 4C -2L -2, provisions related to location and height requirements for fences, walls, and hedges, and substitute in lieu thereof: 2. Location and Height Requirements. All fences, walls, and hedges located within a principal building front, side, or rear setback area or within 5 feet of a lot line, are subject to the following location and height requirements. a. Except as otherwise allowed or required in Article 14 -2G, Riverfront Crossings Form - based Development Standards, no portion of a fence or wall more than 10 percent solid shall exceed eight feet in height. The solidity is the percent of the fence over a random area which is made up of solid, opaque material, and which does not allow light or air to pass through. Retaining walls are exempt from the provisions of this subparagraph. b. Fences, walls, and hedges must be set back at least 2 feet from any alley or street right -of -way line. c. On corner lots, fences, walls, and hedges over 2 feet in height must comply with the provisions of Article 14 -5D, Intersection Visibility Standards. d. Fences and walls that exceed 4 feet in height are not permitted in the principal building, front setback area on properties zoned Residential or on properties located within 50 feet of any property along the same frontage that is zoned Residential. However, this height limit is increased to 6 feet for lots with frontages along an expressway or an arterial street, provided that the lot is a double frontage lot or a reversed corner lot. Retaining walls are exempt from the provisions of this subparagraph. e. In Riverfront Crossings Zones, fences and walls located within private frontage areas are strictly regulated and, if allowed, must comply with the applicable Frontage Type standards as specified in 14 -2G. C. Amend Table 4C -1: Drive - Through Facilities, by deleting the row labeled "CI -1, CC -2, and CB -2 Zones ", and substituting in lieu thereof: Zone Drive - Through Facilities Allowed Additional Requirements CIA, CC -2 ,CB -2, Permitted by special exception. Special exception required. See and Riverfront Limitations apply in the Riverfront additional approval criteria listed Crossings Zones Crossings Zones, as specified below. below. Ordinance No. 14 -4587 Page 3 D. Delete paragraph 14- 4C -2K -2, Special Exception Approval Criteria for drive - through facilities, and substitute in lieu thereof: 2. Riverfront Crossings Zones - limitations and restrictions a. In all Riverfront Crossings subdistricts, except for the West Riverfront and South Gilbert subdistricts, drive - throughs are limited to facilities that are accessory to financial institutions and pharmacies. b. In the South Gilbert subdistrict, drive - through facilities are not allowed along frontages designated as required retail storefronts or required Ralston Creek frontages, or along the required pedestrian streets that extend east -west through the block to provide a connections to the riverfront park , all as illustrated in Figure 2G -1, Riverfront Crossings Regulating Plan. Otherwise, drive - through facilities are allowed by special exception for any use allowed in the subdistrict. c. In the West Riverfront subdistrict, drive - through facilities are allowed by special exception for any use allowed in the subdistrict according to the provisions set forth in this section. d. Principal buildings to which a drive - through is accessory must comply with all standards of the applicable Riverfront Crossings subdistrict as specified in Article 14- 2G, unless a minor adjustment is approved by the FBC Committee according to the provisions in Subsection 14- 2G -7H, Minor Adjustments. E. Add a new paragraph 14- 4C -2K -3, as follows: 3. Special exception approval criteria a. Access and Circulation The transportation system should be capable of safely supporting the proposed drive - through use in addition to the existing uses in the area. Evaluation factors include street capacity and level of service, effects on traffic circulation, access requirements, separation of curb cuts, and pedestrian safety in addition to the following criteria. (1) Wherever possible and practical, drive - through lanes shall be accessed from secondary streets, alleys, or shared cross access drives. If the applicant can demonstrate that access from a secondary street, alley, or shared cross access drive is not possible, the Board may grant access to a primary street, but may impose conditions such as limiting the width of the curb cut and drive, limiting the number of lanes, requiring the drive - through bays and stacking lanes to be enclosed within the building envelope, and similar conditions. (2) To provide for safe pedestrian movement, the number and width of curb cuts serving the use may be limited. A proposal for a new curb cut on any street is subject to the standards and restrictions in Article 14 -5C, Access Management Standards. (3) An adequate number of stacking spaces must be provided to ensure traffic safety is not compromised. A minimum of 6 stacking spaces is recommended for drive - through facilities associated with eating establishments and a minimum of four stacking spaces for banking, pharmacies, and similar non- food related drive - through facilities. Stacking spaces shall be defined as being 20 feet in length and the width of a one -lane, one -way drive. The Board may reduce the recommended number of stacking spaces if the applicant can demonstrate that the specific business has unique characteristics such that Ordinance No. 14 -4587 Page 4 the recommended number of parking spaces is excessive (i.e. a drive - through that is to be used for pick -up only and not ordering). (4) Sufficient on -site signage and pavement markings shall be provided to indicate direction of vehicular travel, pedestrian crossings, stop signs, no entrance areas, and other controls to ensure safe vehicular and pedestrian movement. b. Location (1) In the CB -2 Zone and in all subdistricts of the Riverfront Crossings District located east of the Iowa River, drive - through lanes and service windows must be located on a non - street - facing fapade. In all other locations where drive - throughs are allowed, this location standard must be met, unless the applicant can demonstrate that a street- facing location is preferable for the overall safety and efficiency of the site, does not conflict with adjacent uses or pedestrian access, and does not compromise the character of the streetscape or neighborhood in which it is located. (2) Drive - through lanes must be set back at least ten feet (10') from adjacent lot lines and public rights of way and screened from view according to the design standards below. c. Design Standards The number of drive - through lanes, stacking spaces, and paved area necessary for the drive through facility will not be detrimental to adjacent residential properties or detract from or unduly interrupt pedestrian circulation or the commercial character of the area in which the use it is located. The Board of Adjustment may increase or reduce these standards according to the circumstances affecting the site. (1) To promote compatibility with surrounding development, the number of drive - through lanes should be limited such that the amount of paving and stacking space does not diminish the design quality of the streetscape or the safety of the pedestrian environment. (2) Drive - through lanes, bays, and stacking spaces shall be screened from views from the street and adjacent properties to the S2 standard. If the drive - through is located adjacent to a residential use or property zoned residential, it must be screened from view of these properties to at least the S3 standard. To preserve the pedestrian- oriented character of streets in the CB -2 Zone and the Riverfront Crossings District, the Board may require the drive - through to be incorporated within the building or be screened with masonry street walls and landscaping. Street walls shall be a minimum of 5 feet in height and shall be designed to complement the principal building on the.site. (3) Multiple windows servicing a single stacking lane (e.g. order board, payment window, pick -up window) should be considered to reduce the amount of idling on the site. (4) Stacking spaces, driveways, and drive - through windows shall be located to minimize potential for vehicular and pedestrian conflicts and shall be integrated into the surrounding landscape and streetscape design of the neighborhood in which it is located. Ordinance No. 14 -4587 Page 5 (5) Lighting for the drive - through facility must comply with the outdoor lighting standards set forth in Article 14 -5G and must be designed to prevent light trespass and glare onto neighboring residential properties. (6) All signage for the drive - through must meet the sign standards in Article 14 -513. (7) Loudspeakers or intercom systems, if allowed, should be located and directed to minimize disturbance to adjacent uses. Special consideration should be given to locations adjacent to residential uses to ensure such systems do not diminish the residential character of the neighborhood. 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 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 3rd day of June , 2014. ved by Ap o: �% Wt City Attorney's Office y ru IJG/ ATTEST: CITY LERK Ordinance No. 14 -4587 Page 6 It was moved by Payne and seconded by Dickens that the Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: x Botchway x Dickens g Dobyns x Hayek x Mims x Payne x Throgmorton First Consideration 05/06/2014 Voteforpassage: AYES: Dobyns, Hayek, Mims, Payne, Throgmorton, Botchway, Dickens. NAYS: None. ABSENT: None. Second Consideration 05/20/2014 Voteforpassage: AYES: Mims, Payne, Throgmorton, Botchway, Dickens, Dobyns, Hayek. NAYS: None. ABSENT: None. Date published 06/13/2014 5d Prepared by: Jann Ream and Karen Howard, Development Services Division, 410 E. Washington Street, Iowa City, IA 52240; 319 - 356 -5120 ORDINANCE NO. 14 -4588 AN ORDINANCE AMENDING TITLE 14: ZONING TO BROADEN THE STOREFRONT SIGNAGE TYPES AND SIZES ALLOWED IN COMMERCIAL ZONES AND TO REGULATE TEMPORARY WINDOW SIGNS WHEREAS, it is the purpose of the Zoning Code sign regulations to enhance and protect the physical appearance and safety of the community, to protect property values and to preserve Iowa City's areas of natural, historic and scenic beauty. These regulations are also intended to reduce distractions and obstructions contributing to traffic accidents, reduce hazards caused by signs projecting over the public right of way, provide a reasonable opportunity for all sign users to display signs without interference from other signage, to provide fair and equitable treatment for all sign users and to establish a reasonable period of time for the elimination of nonconforming signs. WHEREAS, current sign regulations regarding projecting signs and canopy roof signs have proven to be overly burdensome and stifled creative design; and WHEREAS, it is reasonable and consistent with the purpose of the sign regulations to allow limited illumination of projecting signs, allow a moderate increase in the size thereof, and allow such signs in all commercial zones; and WHEREAS, it is reasonable to allow canopy roof signs in all commercial zones, subject to certain limitations regarding the size, location and illumination; and WHEREAS, the current sign regulations do not address temporary signs placed in required storefront windows leading to a proliferation of temporary signage completely blocking views through such windows and the installation of permanently- affixed window films in a manner that creates a safety hazard for first responders and visual blight; and WHEREAS, the Planning and Zoning Commission has reviewed the proposed changes to the sign ordinance and recommend approval. WHEREAS, these amendments satisfy the purpose of the sign regulations and are in the public interest. 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. Delete definition of "Storefront" in Article 14 -9A and substitute in lieu thereof: STOREFRONT: The ground level frontage of a building in which there is located a single business directly behind the frontage. A building may have more than one storefront. The length of the storefront is measured from the outside edge of the exterior walls of the building, or if there are multiple storefronts located in a single building, from the centerline of the wall that separates the business from another business, public area, or other area not occupied by the subject business. Narrow storefronts are those that are less than or equal to 40 feet in width. Medium storefronts are those that are greater than 40 feet and less than or equal to 60 feet in width. Wide storefronts are those greater than 60 feet in width. B. Delete Subsection 14- 513-413, Minimum Clearance Height, and substitute in lieu thereof: B. Minimum Clearance Height The minimum clearance height is measured from grade to the lowest point on the sign. The minimum clearance height for freestanding, banner, and time and temperature signs is 10 feet. For storefront projecting signs and canopy signs, the minimum clearance height is 8 feet. Minimum Ordinance No. 14 -4588 Page 2 clearance height is 10 feet for entranceway signs across driveways and 8 feet for entranceway signs across walkways. C. Delete the definitions of "Temporary Sign" and "Window Sign" in Article 14 -9C, Sign Definitions, and substitute in lieu thereof: TEMPORARY SIGN: A yard sale sign, temporary identification sign, real estate sign, political sign, or signs in windows, such as posters or temporary painted signs. Temporary signs are constructed of temporary materials, such as paper, cardboard, wallboard or plywood, with or without a structural frame, and are intended for a temporary period of display. Banners are not considered temporary signs. WINDOW SIGN: A sign affixed to a window, embedded in a window, or hanging adjacent to a window and obviously intended to be viewed by the public through the window. This type of sign is designed to be more permanent in nature and is intended to be displayed for an extended and indeterminate period of time. This definition does not include merchandise or product displays, posters, temporary signs painted on windows or other temporary signs. D. Amend Table 513-6, Sign Specifications and Provisions for Non - Permanent, Off - Premise, and Other Special Signs, by deleting the row that addresses "Signs in windows" and "Temporary Signs (other than real estate signs)" and substitute in lieu thereof: Permitted Signs Maximum Sign Area Maximum Height Provisions No permit is required. Narrow Storefronts: Posters and other non - permanent signs in windows are Temporary signs in 15 sq. ft. allowed, but may only be displayed for a temporary period of time, not to exceed 60 days. If located in or on required windows Medium Storefronts: storefront windows, window signs shall be displayed in a Canopy Roof 25 sq. ft. Top of first manner that does not block views into the interior of the Signs story storefront. Temporary signs Wide Storefronts: . Maximum height of copy: 20" (other than real 12 sq. ft. per face No permit is required. estate signs and May be double -faced for total of 10 ft One non - illuminated sign per lot is allowed. temporary signs in 24 sq. ft. Signs shall not be displayed for more than 60 days. windows) Storefront in 14 -9A) • Maximum height of copy: 30" E. Amend Table 513-2, Sign Specifications and Provisions in the CO -1, CN -1, and MU Zones; and Table 5B -3, Sign Specifications and Provisions in the CH -1, CC -2, and CI -1 Zones by inserting the following: Permitted Signs Maximum Sign Area Maximum Height Provisions Up to one canopy roof sign is allowed per storefront. Narrow Storefronts: The bottom edge of the sign must be located no more than 4 inches above the 15 sq. ft. canopy. For Narrow Storefronts: Medium Storefronts: . Maximum height of copy: 13" Canopy Roof 25 sq. ft. Top of first . Maximum thickness: 6" Signs story For Medium Storefronts: Wide Storefronts: . Maximum height of copy: 20" 35 sq. ft. . Maximum thickness: 8" (See definition of For Wide storefronts: Storefront in 14 -9A) • Maximum height of copy: 30" Maximum thickness: 10" Ordinance No. 14 -4588 Page 3 F. Amend Table 513-2, Sign Specifications and Provisions in the CO -1, CN -1, and MU Zones; Table 513- 3, Sign Specifications and Provisions in the CH -1, CC -2, and CIA Zones; and Table 56 -4, Sign Specifications and Provisions in the CB -2, CB -5, and CB -10 Zones, by deleting the row pertaining to "Canopy Signs ", "Awning Signs" and "Window Signs" and substituting in lieu thereof: Permitted Signs Maximum Sign Area Maximum Height • Each storefront is allowed up to a total of three (3) signs from the following sign types provided there is a minimum of 20 ft. between projecting signs and under - mounted canopy signs along any frontage: Canopy signs, Awning signs, and Projecting signs. • A projecting sign may not project more than 4 ft, from the building wall. • The size of a 1 st story projecting sign may be increased up to 18 sq. ft (may be double faced for a total area of 36 sq. ft.) if the sign and storefront meet the Top of the following criteria: The floor to ceiling height of the ground level floor is a 12 sq. ft. per sign, 1st story, minimum of 18 ft. and the sign is vertically proportioned. Canopy signs except as set forth in unless Illumination is not permitted, except as follows: provisions approved ➢ External illumination is permitted provided there are no more than two 12 sq. ft. as a 2nd small spot lights of no more than 2,000 lumens shining directly Storefront story on the sign and provided they meet the Light trespass Projecting May be double faced projecting Standards in Article 14 -4G. Signs for a total of 24 sq. ft. sign ➢ Halo back -lit illumination may be permitted subject to approval by according Design Review and to the illumination provision for 2nd story to the signs delineated below. provisions. If the sign is for a Hospitality- Oriented Retail Use or an indoor theater or bowling alley, the sign may be placed on the 2nd story facade of a building subject to Awning signs 25% of awning surface Top edge of first story approval by Design Review. Illumination for a 2nd story sign will not be awning permitted if there are existing residential uses on the second floor of the building. • The sign must be affixed to the building so that the sign is perpendicular to the building wall. • The sign may not swing or be easily moved by wind. • Storefront Projecting Signs are subject to Design Review. F. Amend Table 513-2, Sign Specifications and Provisions in the CO -1, CN -1, and MU Zones; Table 513- 3, Sign Specifications and Provisions in the CH -1, CC -2, and CIA Zones; and Table 56 -4, Sign Specifications and Provisions in the CB -2, CB -5, and CB -10 Zones, by deleting the row pertaining to "Canopy Signs ", "Awning Signs" and "Window Signs" and substituting in lieu thereof: Permitted Signs Maximum Sign Area Maximum Height Provisions • Each storefront is allowed up to a total of three (3) signs from the following sign types provided there is a minimum of 20 ft, between projecting signs and under - mounted canopy signs along any frontage:Canopy signs, Awning signs, and Projecting signs. • Signs mounted under a canopy may not project beyond the outer edge of the canopy. 12 sq. ft. per sign, Top edge of first story • Signs mounted on the face of the canopy may not project Canopy signs except as set forth in canopy beyond the face of the canopy by more than 6 inches and provisions must not extend above or below the top and bottom edges of the canopy. • The size of a canopy sign may be increased up to 18 sq. ft. (may be double faced for a total area of 36 sq. ft.) if the sign and storefront meet the following criteria: The floor to ceiling height of the ground level floor is a minimum of 18 ft., the sign is mounted to the underside of the canopy and the sign is vertically proportioned. Each storefront is allowed up to a total of three (3) signs from the Awning signs 25% of awning surface Top edge of first story following sign types provided there is a minimum of 20 ft. between awning projecting signs and under - mounted canopy signs along any frontage: Canopy signs, Awning signs, and Projecting signs. Ordinance No. 14 -4588 Page 4 Awning signs are only allowed on first story awnings. If located on or in required storefront windows, window signs shall Window signs 25% of window area be displayed or affixed in a manner that does not block views into the interior of the storefront. G. Amend Table 5B -4, Sign Specifications and Provisions in the CB -2, CB -5, and CB -10 Zones, by deleting the row pertaining to "Canopy Roof Signs" and "Storefront Projecting Signs" and substituting in lieu thereof: Permitted Sign Maximum Sign Area Maximum Height Provisions Up to one canopy roof sign is allowed per storefront. Narrow Storefronts: The bottom edge of the sign must be located no more than 4 inches above 15 sq. ft. the canopy. For Narrow Storefronts: Medium Storefronts: • Maximum height of copy: 13" Canopy roof 25 sq. ft. Top of first story • . Maximum thickness: 6" signs For Medium Storefronts: Wide Storefronts: • Maximum height of copy: 20" 35 sq. ft. . Maximum thickness: 8" (See definition of For Wide storefronts: Storefront in 14 -9A) . Maximum height of copy: 30" Maximum thickness: 10" • Each storefront is allowed up to a total of three (3) signs from the following sign types provided there is a minimum of 20 ft. between projecting signs and under - mounted canopy signs along any frontage: Canopy signs, Awning signs, and Projecting signs. • A projecting sign may not project more than 4 ft. from the building wall. • The size of a list story projecting sign may be increased up to 18 sq. ft (may be double faced for a total area of 36 sq. ft.) if the sign and storefront meet the following criteria: The floor to ceiling height of the ground level floor is a minimum of 18 ft. and the sign is vertically proportioned. Illumination is not permitted, except as follows: Top of the list story, ➢ External illumination is permitted provided there are no Storefront 12 sq. ft. unless approved as a 2nd story projecting more than two small spot lights of no more than Projecting May be double faced sign according to the 2,000 lumens shining direct) on the sign and 9 Y 9 Signs for a total of 24 sq. ft. provisions. p rovided they meet the Light trespass Standards in Article 14 -4G. ➢ Halo back -lit illumination may be permitted subject to approval by Design Review and to the illumination provision for 2nd story signs delineated below. • If the sign is for a Hospitality - Oriented Retail Use or an indoor theater or bowling alley, the sign may be placed on the 2nd story facade of a building subject to approval by Design Review. Illumination for a 2nd story sign will not be permitted if there are existing residential uses on the second floor of the building. • The sign must be affixed to the building so that the sign is perpendicular to the building wall. • The sign may not swing or be easily moved by wind. • Storefront Projecting Signs are subject to Design Review. Ordinance No. 14 -4588 Page 5 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 in effect after its final passage, approval and publication, as provided by law. Passed and approved this 3rd day of June 2014. ATTEST: CITY CLERK Ap roved b 1A , City Attorney's Office Ordinance No. 14 -4588 Page 6 It was moved by Mims and seconded by Dickens that the Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: x Botchway x Dickens x Dobyns x Hayek x Mims x Payne x Throgmorton First Consideration 05/06/2014 Vote for passage: AYES: Hayek, Mims, Payne, Throgmorton, Botchway, Dickens, Dobyns. NAYS: None. ABSENT: None. Second Consideration 05/20/2014 Vote for passage: AYES: Hayek, Mims, Payne, Throgmorton, Botchway, Dickens, Dobyns. NAYS: None. ABSENT: None. Date published 06/13/2014 I r 1 A iiiilll �, �� T+I � - •a.as._ s CITY OF IOWA CITY � MEMORANDUM Date: April 11, 2014 To: Airport Zoning Commission From: Airport Operations Specialist Re: Amendment to 14 -6 -4 Airport Zones INTRODUCTION /BACKGROUND: The City of Iowa City has a section in the zoning code protecting the airspace around the Iowa City Municipal Airport. (Title 14, Chapter 6) The Horizontal Overly zone is an imaginary plane at 150 feet above the highest runway elevation and extending in a circle 10,000 feet in diameter. The purpose of which is to control 'tall' structures near the airport or airport flight patterns which may cause hazards to aircraft. As currently written, the code only allows for the penetration of the Horizontal Overlay zone by special exception. Recently due to several factors, there have been instances where the Federal Aviation Administration (FAA) will issue a "Notice of Determination of No Hazard to Air Navigation" for proposed projects even though they penetrate the horizontal overlay zone. In other words, the FAA does not object to the project, but the City Code prohibits it without a special exception. GOAL: The proposed amendment would allow an administrative review process that would allow objects to penetrate the Horizontal Overlay zone under certain specific conditions. In these instances, a special exception would not be required. The proposed code language is found below. Underlined text is new language to be added. DEFINITION OF ZONING TERMS AND PROCESS: Given that some of you may not be familiar with zoning terms and process, I thought it helpful to provide some additional information. The Airport Zoning Commission, just like a County Zoning Commission or City Zoning Commission, makes recommendations to the Board of Supervisors or the City Council regarding proposed changes to the zoning code. In this instance, Airport staff is recommending a change to the zoning code regarding airports. Before the City Council of Iowa City can consider the change, there must be a recommendation from the Airport Zoning Commission. A special exception is a limited way for the government to grant an exception to the zoning code if certain criteria are met. A typical example is that the zoning code requires buildings to be located at least X feet from the property line, which is referred to as a "setback requirement." By way of example, assume that the zoning code does not allow a building to be constructed within 8 feet of the side property yard. The zoning code could, for example, allow a special exception that would permit a structure to be built as close as 6 feet of the property line if: a) April 11, 2014 Page 2 C(apy the neighboring property owner was agreeable; b) it was for an addition to an existing structure; c) it is compatible with the surrounding structures; d) and so forth. Special exceptions are granted by a "Board of Adjustment," which is a citizen group who hears applications and grants or denies exceptions. In this example, the homeowner wanting to add on to a garage that would be located 6'/2 feet from the property line would file an application for a special exception. Usually a fee is charged. Then there is a hearing before the Board of Adjustment, and if all the criteria are met, the Board would grant the special exception, and if not, the Board would deny it. Even though special exceptions are available to a property owner wanting to build a structure that penetrates the Horizontal Overlay zone, the proposed amendment would allow for some penetrations without the need to apply for a special exception. In short, the proposed amendment eases up on the building restriction, while not adversely affecting the operation of the airport. EXCERPT OF SECTION 14 -6-4 OF THE CITY CODE WITH PROPOSED CHANGE: In order to carry out the provisions of this section there are hereby created and established certain zones which are adopted and described herein, and which are depicted on the Iowa City airport zoning map, dated March 25, 2002, and as thereafter amended by ordinance, which map is adopted by this chapter and which map is on file in the office of the city clerk, Iowa City, Iowa. Any structure or tree located in more than one zone is considered to be only in the zone with the more restrictive height and use limitation. The various zones hereby established and defined are as follows:... C. Horizontal Overlay Zone (HO) Defined: 1. The airspace above a horizontal plane, the perimeter of which is established by swinging arcs of ten thousand foot (10,000') radii from the center of the inner edge of the AO zones of runways 25, 30, and 36, and an arc of five thousand foot (5,000') radius from the center of the inner edge of the AO zone of runways 12, 7, and 18, and connecting the adjacent arcs by lines tangent to those arcs. The floor of the HO zone is one hundred fifty feet (150') above the airport elevation, or eight hundred thirty four feet (834') above mean sea level. 2. Except as otherwise provided herein, no person shall construct or alter any structure, or plant or grow any tree, so as to penetrate the horizontal overlay zone created herein. 3. The proposed structure may penetrate the HO if the Airport Operations Specialist determines that: aa) the FAA has issued a "Determination of No Hazard to Navigation;" b) the proposed structure does not exceed any TERPS zone or any other 14 C.F.R. Part 77 zone; and c) the proposed structure does not require a change to instrument approaches, minimum safe altitude, traffic pattern altitude, takeoff /departure procedures or weather minimums or a change similar in nature either to the approach or departure of an aircraft April 11, 2014 Page 3 (Co FAA TERMS: I thought it best to define some FAA terminology for you: "Determination of No Hazard" (DNH) - is issued if the structure exceeds obstruction standards but does not result in a substantial adverse effect. I have included a sample airspace study for example. TERPS — Terminal Instrument Procedures - is the set of rules and guidelines the FAA uses to design and implement instrument flight procedures. A 14 C.F.R. Part 77 zone" - Federal Regulation Title 14 Part 77 establishes standards and notification requirements for objects affecting navigable airspace. This defines the shape and size of the several different airspace zones. RECOMMENDATION: Amend the zoning ordinance to allow for administrative review of objects that may penetrate this zone given specific criteria for approval. Prepared by: Susan Dulek, Asst. City Attorney, 410 E. Washington St., Iowa City, IA 52240 (319) 356 -5030 ORDINANCE NO. ORDINANCE AMEN NG TITLE 14, ENTITLED "ZONING," CHAPTER 6, ENTITLED, AIRPORT ZONING," TO PRO% D THAT A STRUCTURE MAY PENETRATE THE HORIZONTA OVERLAY ZONE UNDER CERTAIN ONDITIONS. WHEREAS, the City Cod \ae vides that a structure may only /ene ate the horizo al overlay zone by special exception; WHEREAS, the FAA doow the horizontal overlay zon penetrate (referred to in an airspace study as a "Determinf No Hazard to Navigation "); WHEREAS, a structure s b allowed to penetrate the hol overlay one without a special exception if it does not affect tily o erations of the airport; WHEREAS, the proposed ning i reasonable and does noe any equirement or restriction which is not necessary to effe the pu oses of Chapter 329 ode Iowa; WHEREAS, the Airport ZoCommiss n has reviewed and d a proposed rezoning; and WHE REAS, it is in the Citst interest adopt this ordinanNOW, THEREFORE, BE DAINED BY HE CITY COUNHE CITY OF CITY, IOWA: SECTION I. AMENDMENTitle 14, entitled "Zoning,pter 6, entitled ' irport Zoningion 4, entitled, "Airport Zones," Subsection C, entitled "Horizoverlay Zone (H Defined" is ed by adding the following new Paragraph 3: The proposed st ructure may penetrate the HO if the Ai ort a) the FAA has issued a "Determination of No Hazard t a b) the proposed structure does not exceed any TERPS n( and c) the proposed structure does not require a chang to instr altitude, traffic patterns altitude, takeoff /depart a procedi similar in nature either to the approach or de rture of an aerations Specialist determines that: igation;" or any other 14 C.F.R. Part 77 zone; nt approaches, minimum safe or weather minimums or a change SECTION II. REPEALER. All ordinances an parts of ordinances i \rdinance with the provision of this Ordinance are hereby repealed. SECTION III. SEVERABILITY. If any se on, provision or part of t shall be adjudged to be invalid or unconstitutional, such adjudicat' n shall not affect the validrdinance as a whole or any section, provision or part thereof not ad' dged invalid or unconstitutioSECTION IV. EFFECTIVE DATE. is Ordinance shall be in effe final passage, approval and publication, as provided by law. Passed and approved this da)/of ATTEST: CITY CLERK 2014. Approved: <Rum. �- _ 3 r� City Attorney's Office, Cs 'may C-1 Prepared by: Susan Dulek, Asst. City Attorney, 410 E. Washington St., Iowa City, IA 52240 (319) 356 -5030 ORDINANCE NO. ORDINANCE AMENDING TITLE 14, ENTITLED "ZONING," CHAPTER 6, ENTITLED, "AIRPORT ZONING," TO PROVIDE THAT A STRUCTURE MAY PENETRATE THE HORIZONTAL OVERLAY ZONE UNDER CERTAIN CONDITIONS. WHEREAS, the City Code provides that a structure may only penetrate the horizontal overlay zone by special exception; WHEREAS, the FAA does allow the horizontal overlay zone to be penetrated (referred to in an airspace study as a "Determination of No Hazard to Navigation "); WHEREAS, a structure should be allowed to penetrate the horizontal overlay zone without a special exception if it does not affect the daily operations of the airport; WHEREAS, the proposed rezoning is reasonable and does not impose any requirement or restriction which is not necessary to effectuate the purposes of Chapter 329 of the Code of Iowa; WHEREAS, the Airport Zoning Commission has reviewed and approved the proposed rezoning; and WHEREAS, it is in the City's best interest to adopt this ordinance. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CITY, IOWA: SECTION I. AMENDMENTS. Title 14, entitled "Zoning," Chapter 6, entitled "Airport Zoning," Section 4, entitled, "Airport Zones," Subsection C, entitled "Horizontal Overlay Zone (HO) Defined" is amended by adding the following new Paragraph 3: The proposed structure may penetrate the HO if the Airport Operations Specialist determines that: a) the FAA has issued a "Determination of No Hazard to Navigation;" b) the proposed structure does not exceed any TERPS zone or any other 14 C.F.R. Part 77 zone; and c) the proposed structure does not require a change to instrument approaches, minimum safe altitude, traffic patterns altitude, takeoff /departure procedures or weather minimums or a change similar in nature either to the approach or departure of an aircraft. 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 12014. MAYOR ATTEST: CITY CLERK Approved: 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 06/03/2014 Vote for passage: AYES: Hayek, Mims, Payne, Throgmorton, Dickens, Dobyns. NAYS: None. ABSENT: Botchway., Second Consideration _ Vote for passage: Date published