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Home My WebLink About2016-09-06 Public hearingNOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the City Council of Iowa City, Iowa, at 7:00 p.m. on the 6t' day of September, 2016, in Emma J. Harvat Hall, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider: 1. An ordinance amending Title 14: Zoning to establish form -based zoning standards for the East Side Mixed Use Zone and to clarify and refine certain provisions that apply to the Downtown and Riverfront Crossings. 2. An ordinance rezoning multiple properties encompassing portions of the 500 blocks of Iowa Ave, College St, Washington St and Burlington Str from Central Business Support (CB -5), Central Business Service (CB -2) and Neighborhood Stabilization Residential (RNS-20) to Eastside Mixed Use (EMU). Copies of the proposed ordinances and resolutions are on file for public examination in the office of the City Clerk, City Hall, Iowa City, Iowa. Persons wishing to make their views known for Council consideration are encouraged to appear at the above-mentioned time and place. MARIAN K. KARR, CITY CLERK Prepared by: Karen Howard, PCD, 410 E, Washington Street, Iowa City, IA 52240; 319-356-5251 ORDINANCE NO. AN ORDINANCE AMENDING TITLE 14: ZONING TO ESTABLISH FORM -BASED ZONING STANDARDS FOR THE EAST SIDE MIXED USE ZO AND TO CLARIFY AND REFINE CERTAIN PROVISIONS THAT APPLY DOWNTOWN AND IN THE RIVERFRONT CROSSINGS DISTRICT WHEREAS, in May of 2015, The City /which ncil amen ed the City's Comprehensive Plan to incorporate portions of the blocks between Buren a d Johnson Streets, south of Jefferson Street and north of Burlington Street into thetral Plan ing District; and WHEREAS, in addition to incorporatingarea i to the Central Planning District, the City Council established a goal in the Central ct Pla to develop zoning code amendments to address site and building design standards, ing h ight and scale, and setbacks to ensure that any redevelopment in this area is compawit the character and scale of the traditional residential neighborhood ast of downtown ICi ,andWHEREAS, to implem ntthe aforemeed goal of the Central District Plan, form -based zoning standards and an ass ciated regulatinwere drafted to establish an Eastside Mixed Use Zoning District; and WHEREAS, because the rm-based for the Eastside Mixed Use District will be incorporated into the existing Zon' g Code aside the form -based zoning standards adopted for the Riverfront Crossings District, it 's necesso amend other articles and sections of the Zoning Code to ensure consistency and cla ' regarwhich generally -applicable zoning standards apply in the Eastside Mixed Use District; an WHEREAS, furthermore, it is in the a interests of the community to clarify and refine certain provisions of the Riverfront Crossings for based zoning code that have been difficult to administer, confusing, or have been falling short of a h ving the objectives of the Riverfront Crossings Master Plan; and WHEREAS, it is in the best interes of the Community to clarify the provisions of the Downtown and Riverfront Crossings Parking Distr'ct, so that p 'ects where financial assistance or bonus height has not been requested, may also q alify to pay a ee in lieu of providing on-site parking, provided the project is furthering the stated g Is of the City; and . WHEREAS, the Planning d Zoning Commission has recommended approval of the aforementioned zoning code am dments. NOW, THEREFORE, BE IT O DAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA: SECTION I. The Code f Ordinances of the City of Iowa City, Iowa is hereby amended as follows: A. Delete Chapter 14-2, Article G, Riverfront Crossings Form-Basbd Development Standards, except all graphics Figures 2G-1 through 2G-44) shall be retained, and substitute in lieu thereof Article G, Riverfront Crossings and Eastside Mixed lice District Form -Based Development Standards, attached hereto and incorporated herein by�his referenog, including the new Figure 2G-1 b: Regulating Plan for the Eastside Mixed Use 'District, Figure 2G -6b: Subdistrict Locator — Eastside Mixed Use, and Figure 2G -42b: Building Composition ila Oe Eastside Mixed Use District. B. Delete section 14 -5A -4B, Minimum Parking Requirements, paragraphs 1 & 3, and substitute in lieu thereof: 1 Ordinance No. Page 2 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, Eastside Mixed Use and Riverfront Crossings Zones. For some land uses, the minimum parking requirements differ based on the zone in which the property is located. 3. Table 5A-3 lists the minimum parking requin requirement for properties zoned Riverfront Affordable Housing dwelling units provided in not be required to provide parking, and are parking requiremAnt calculation for the re: classification. C. Amend a portion of Table 5A- Minimum Parking Re Zones, including renaming the to le, as shown below. below shall remain unchanged. and minimum bicycle parking gs and Eastside Mixed Use. rice with Section 14-2G-8 shall re exempt from the minimum Riverfront Crossings zoning ants for the Riverfront Crossings portions of Table 5A-3 not shown Table 5A-3: Minimum Parking Requireme is in the Rive rf nt Crossings District & Eastside Mixed Use District USE SUBDISTRICTS MINIMUM KING R UIREMENT BICYCLE PARKING CATEGORIES Household Living South Downtown, University Efficiency,t-bedr m: b space per dwelling unit. Units within the 2 -bedroom: 1 s r dwelling unit 1 per d.u. following Building 3-bedroompspacedwelling welling unitTypes: Elder Aparor every 2 dwelling units. Apartment Building; For Multi-Fum located within the University Subdistrict or on propetting across the street from the UI campus Multi -Dwelling as illustratelating P Fig.2G-1, the parking requirement Building; is 0.25 per Park, South Gilbert, Central Efficiency, room: 0.75 space per Iling unit. 1 per d.u. Mixed -Use Building Crossings, Gilbert, West 2-bedroo .1.5 spaces per dwelling unit � ' Riverfront, Eastside Mixed- 34bed : 2,5 spaces per dwelling unit Use District Elder rtments: 1 space for every 2 dwelling nits. - Non -Residential South Downtown, University None equired -111500 Uses square pf floor Park, South Gilbert, Central space per 500 square feet of floor area. On -street parka provided .111500 -. Crossings, Gilbert, West along the frontage of a property may count toward this park -: square feet Riverfront, Eastside Mixed requirement. Buildings with less than 1200 square feet of no }of floor area Use residential floor area are exempt from this parking requirement. D. Delete paragraph 14-5/'u a(3), regulating the Downtown and Riverfront Cr ssings Parking District, and substitute hereof:(3) Must include uments or features that further housing, economic development, or other goals of the Comprehensive Plan, including the Downtown and Riverfront Crossings Master Plan. E. 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, the Eastside Mixed Use District, 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 or Eastside Mixed Use. On properties Ordinance No. Page 3 zoned Riverfront Crossings or Eastside Mixed Use, these standards apply to tuck -under, 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. F. Delete paragraphs 14 -5A -F2. and 7., standards for structured parking facilities, and substitute in lieu thereof: 2. On property zoned Riverfront Crossings or Eastside Mixed Usp, structured parking shall be placed in accordance with the provisions set forth in Article 4-2G, Riverfront Crossings Form -Based Develoorment Standards. Garage Entrances/Exi . a. Vehicular access t parking within buildings should be located and designed to minimize traffic co estion and hazards to pede lens and to preserve street frontages for active b ding uses. b. Garage entrances/exit\a.,,ab ld be located along a wilding wall that does not face a public street and accesm a private drive, pri ate rear lane or public alley. In CB - 2, CB 5, MU, EastsideUse, and Riverfron Crossings Zones, alley or rear lane access is preferred. Iorm-Based Code ommittee, in consultation with the Director of NeighborhoDevelopment S ices, determines that such access is not feasible due to laa ey access, tgraphical limitations, or other unique circumstances, or if allir ct access fro a street will better meet the objectives as stated in subparagrab ve, garag openings may face a street, but must be designed ina mannerill st mee the objectives listed in subparagraph a, above, and must meetanda ds lis d in sub -subparagraphs (1), (2), and (3), below. (1) If the structured parking is intend for residents or tenants of a building and not the general public, there may be ore than one double -wide or two single -wide garage openings per building. D ub -wide openings may not exceed 20 feet in width; single -wide openings ay n exceed 10 feet in width. For existing buildings where it is not p Bible t meet this standard due to structural constraints of the building, t Building ficial may adjust this provision to allow one additional garage entr ce/exit that f s a street, provided that the minor modification approval crit a are met and he garage opening is designed to minimize its effect on the reetscape and mini ize hazards to pedestrians. (2) For structured parking i ended for use by the eneral public, garage openings should be limited in dth and number to only what is necessary to provide adequate access for t e types and numbers of vehi as using the parking facility. (3) Except in the CN -1, B-2, MU and CB -5 Zones, the pening(s) mush occupy no more than 50% of t e length of the street -facing builds wall. On coHr lots, only one street -facing rage wall must meet this standard. I the Eastside Mixed -.Use, Riverfront Crossi gs Zones and in the CN-1IUNd CB -5 Zones, garage opening(s) alon the primary street frontage are not perms d'if access is feasible from another 19tal or collector street or from a rear alley, private street or pr; to rear lane. If Pere is no feasible alternative, garage opening(s) may be allped along the p maty street frontage, provided that they occupy no more than�:35 percent of Jlhe length of the primary street frontage of the lot and provided that all provisions of Article 14-5C, Access Management are met. Ordinance No. Page 4 G. Delete paragraph 14 -5A -4F-1, and subparagraphs b. and c., regulating alternatives to minimum parking requirements, leaving all other subparagraphs (a, d, e, and f.) the same, and substitute in lieu thereof: 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 Z e, the Board of Adjustment may grant a special exception for the proposed parking, prov ed the conditions contained in subparagraphs a. through g. are met. When the propose off-site parking is located in the Eastsidefixed Use District, a Riverfront Crossings Zon , an Industrial Zone, Research Zone, or ed Zone, except the CB -10 Zone, th Director of Neighborhood and DevelopmenServices may approve the proposed rking, provided the conditions contained ins paragraphs a. through g. are met. b. Location of Oft -,site Parking (1) In Residenti4k Commercial Zones, Eastside Pixed Use, and Riverfront Crossings Zones, any propo ed off-site parking space m t be located within 300 feet from an entrance to the use erved. (2) In Industrial and esearch Zones, any p oposed off-site parking space must be located within 600 feet om an entrance to a use served. c. Zoning Off-site parking spaces mut be I< served, or located as follows: (1) in a Multi -Family Zone se ing Eastside Mixed Use District, or in th (2) in a Commercial Zone servin Industrial Zone, Eastside Mixed U e (3) in an Industrial Zone servi g Commercial zone. in the same zone as the principal use(s) a/ use located in a different Multi -Family Zone, D/MU Zone or vice versa. a use located in a different Commercial zone, or Riverfront Crossing Zone. ase located in a different Industrial Zone or (4) in a Riverfront Crossing Zone serving a use located in a different Riverfront Crossings Zone or Commerclal Zone. H. Delete paragraph 14 -3C -2A-10 10. Design Review for Form -b; Any exterior alterations to, alterations or additions to landscaping, screening, s. code designation shall Ife Review. the Design Review section, and substitute in lieu thereof: Code Districts #itions to, or new construction of buildings and structures, or We development, including b not limited to parking areas, cage, lighting, and access on pr perty zoned to a form -based subject to Design Review as sp cified in 14 -2G -V, Design Delete paragraph 14 -3C -3"A -1a(10), regulating Level thereof: (10) Design Review for Form -based Code Districts I Design Review, and substitute in„'u Ordinance No. Page 5 J. Delete paragraph 14 -3C -3A -1b, 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 Form -based Code Districts, by the Form -Based Code Committee, in accordance with Article 14-813, Administrative Approval Procedures. K. Delete paragraph 14-3C-313-9., setting forth approval criteria for design review, and substitute in lieu thereof: 9. Form -based Code District Design Review according to 14-213-1D. L. Delete paragraph within Section 14 -4C -2J, Uncovered De sand Patios, and substitute in lieu thereof: 2. In Riverfront Cr sings Zones and the Eastside MixeP Use District: a. Decks are n t allowed in private frontage ar as, as defined in Section 14 -2G -7A, Streetscape an Frontage Area Improvement . b. Patios are not all ed in private frontage ar as unless expressly permitted according to the standards fo he applicable Frontage ype, as specified in Section 14-213-4. c. Uncovered patios andNecks constructed feet or less above grade must be set back at least 2 feet from any ley right-of-wayo side setback is required. d. Uncovered patios and deNs constructep more than 2 feet above grade must be set back at least 5 feet from a side lotI' a and at least 2 feet from any alley right-of- way. M. Delete paragraph 14 -4C -2L-2, subpara height requirements for fences, wall, and thereof (all other subparagraphs remain the a. Except as otherwise allowed or r Eastside Mixed Use District Forr fence or wall more than 10 per is the percent of the fence ov material, and which does not exempt from the provisions of t% e. In Riverfront Crossings Zc located within private fro comply with the applicable N. Amend Table 4C-1: Drive - District", as shown below: a. and e., provisions related to location and s, and substitute the following language in lieu ed in Article 14-2G, Riverfront Crossings and )a d Development Standards, no portion of a olid hall exceed eight feet in height. The solidity ando area which is made up of solid, opaque light or it to pass through. Retaining walls are ie and the Eastside fixed Use District, fences and walls t e areas are strictl regulated and, if allowed, must = ontage Type standards s specified in 14-2G. N_ Facilities, by adding a row I eled "Eastside Mixed- Use Zone Drive -Th gh Facilities Allowed Additional Requ ements Eastside Mixed Use None rmitted Not Applicable y District O. Delete 14 -4C -2T-1., subparagraph a., regulating setbacks for swimming pools, hot tubs, and tennis courts, and substitute in lieu thereof: Ordinance No. Page 6 a. In Residential Zones, Riverfront Crossings Zones, and the Eastside Mixed Use District: (1) The use must be set back a minimum of 10 feet from any side or rear lot line. (2) The use may not be located in the front yard (See definition of FRONT YARD in Article 14-9A) unless the use is setback at least 40 feet from the front property line. P. Delete 14 -4C -2W. paragraphs 1. and 2., regulating storage buildings and warehouse facilities, and substitute in lieu thereof: 1. In residential zones and for residential buildings types Eastside Mixed Use District, accessory storage and allowed as follows: a. Accessory storag and storage buildings are permi vehicles, wood, lu er, gardening equipment and oth exclusively by reside is of the premises or by persons b. On properties wher the principal use is house commercial purposes a prohibited. the Riverfront Crossings and assory storage buildings are d for the storage of personal materials and equipment used liated with a permitted use. living, storage buildings for 2. In Commercial, Industrial, a Research Zones, and f non-residential uses allowed within Commercial and Mixed Use uildings in the Rive ont Crossings Zones and Eastside Mixed Use District, accessory orage and warehou and/ are permitted, provided the floor area devoted to such a us does not exceed 0 percent of the total floor area of the buildings on the property. If stor a and wareho sing exceeds this floor area limit it is considered a principal use and is bject to the ase zone regulations and any relevant approval criteria in Chapter 4, Article of this Titl . Q. Delete 114-413-413-112, subparagraphs i. and '., rel substitute in lieu thereof: i. For properties located in the and District, Quick Vehicle Servicing uses ar locations and must comply with the tai "Riverfront Crossings and Eastside ixe Standards", of this Title. j. For properties located in the CB- Zone, Eastside Mixed Use District, or T wncres Quick Vehicle Servicing Uses, and ings District and Eastside Mixed Use allowed by special exception in certain Is set forth in Chapter 2, Article G, se District Form -Based Development Zone, Riverfront Crossings District, n Review District, where it can be demonstrated that the proposed uick Vehiclervicing Use cannot comply with a specific standard as indicated i the subsections 2h and B12i of this section, the Board of Adjustment may gra a special exception t modify or waived the provision, provided that the intent of the development standards i not unduly compromised. The Board of Adjustment may i pose any condition or co itions that are' karranted to mitigate the effects of any v 'ation from these developmen tandards. R. Delete 14 -5G -4A, Height limitatio s (of light fixtures), and substitute in 'eu thereof:'� A. Height Limitations 1. Light fixtures located within 300 feet of a Residential Zone, Riverfron Crossings Zo; or the Eastside Mixed Use District must be mounted no higher than 25 feet abo4grade. 2. Light fixtures located further than 300 feet from a Residential Zone, Riverfront Crossings Zone, or the Eastside Mixed Use District must be mounted no higher than 35 feet above grade. Ordinance No. Page 7 S. Delete 14 -5G -4C., paragraph 3, regulating light trespass, and substitute in lieu thereof: 3. Lighting fixtures must be located and shielded such that the bulb is not directly visible from any adjacent residential use or public right-of-way. The right-of-way trespass standard does not apply in the CB -2, CB -5, or CB -10 Zones. T. Delete subsection 1 B. Lighting Envirorm All Zones, except PL that control lighting c standards are applic requirements of the comply with the stan lighting environment Lighting Environment Districts, and substitute in lieu thereof: Districts (P) Zones, are grouped into three I lut on applicable lots in each zone. 1, located within the Public (P) Zone scent zone; those on the border bet` s of the strictest adjacent zone. Z q Nt cts as follows. / 1. Low Illumination Di rict, E1 Areas of low ambient I hting levels. This District density multi -family rest ential zones. This Distric RS, ID -RM, RR -1, RS -5, RS -8, RS -12, RM -12, a 2. Medium Illumination Di rict, E2 Areas of medium ambient hting levels. This i family zones and lower inte ity commercial d the following zones: ID -C, ID- ID -RP, CN -1 CO MU, EMU, and all RFC Zones, xcept the C -V\ 3. High Illumination District, E3 Areas of high ambient lighting leN commercial, industrial, and resew zones: CC -2, CH -1, CI -1, CB -2, 1 WR. SECTION II. REPEALER. All ordinances of this Ordinance are hereby repealed. SECTION III. SEVERABILITY. If any adjudged to be invalid or unconstitutional, s Ordinance as a whole or any section, provi tutional. SECTION IV. EFFECTIVE DATE. T is approval and publication, as provided by I Passed and approved this day MAYOR -ig environment districts , for which the lighting st comply with the lighting i two or more zones must are grouped into the cludes single-family and low - applies to the following zones: ID- RNS-12. strict includes higher density multi - office zones. This District applies to 1, PRM, RM -20, RM -44, RNS-20, District includes higher intensity c. This District applies to the following 10, 1-1, 1-2, RDP, and ORP, and the RFC - of ordinances in conflict with the provisions ion, p vision or part of the Ordinance shall be adjudi tion shall not affect the validity of the or part t ereof not adjudged invalid or unconsti- Ordinance shat( be in effect after its final passage, ATTEST: CLERK u 0 T Approved by: / `n 3 City Attorney's Office Legend ® Eastside Mixed -Use District Primary Streets Eastside Mixed -Use District BURLINGTON Article G. Riverfront East ide Mixed Formased D City of Iowa City �se rossings and District (elopment tanda(rds 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 certain districts of the city. The standards are designeto promote the creation of economically vital, mixed-use, pedestrian -friendly districts. The form-basAd standards describe required development patterns, building and frontage types, and parking locat organized in seven sections—Intent, Applicability, and Administration;)kegulating Plan; Subdistrict Standards; Frontage Type Standards; Building Typ' Standards; Parking Type Stadards; and General Requirements—with each section defining building and site velopment conditions aff cting the quality of the built environment guidelines in the Downtown and and treatments. The standards are and ensuring projects are consistent with4he goals, objectives, Riverfront Crossings Master Plan and the ntral District Plan. B. Subdistdcts The Riverfront Crossings District is divided into s bdistrict 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)/ The Eastside Mixed Use District, which is7o following zoning map symbol: 1. Eastside Mixed Use District (EM C. Applicability in the Central Planning is designated with the All development within the Riverfront Crossings District and Eastside Mixed Use 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 2 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 buildi g, between the building and a line 5' from the building. Grade shall be calculated measuring the level of t e surface of the ground at least every 20' along the entire frontage of the property. If due to unavoidable ite conditions, the finished surface of the ground has been or is proposed to be raised by adding fill, the lope of the fill within twenty feet of the building shall not exceed four horizontal to one vertical or twent -five percent. Any story that has more than 3' of its floor -to -ceiling height a cve grade along one or more rontages shall be counted as a story for purposes of measuring height. Stride property lines shall i clude those abutting approved Pedestrian Streets. D. Design Review Any exterior alterations to, additions to, or ew constru( additions to site development, including but of limited lighting, and access on property zoned to a Rivq subject to Design Review. Design Review shall b Committee), as designated by the City Manager. for compliance with the applicable provisions of Riverfront Crossings Master Plan. 3 ti�h of buildings and structures, or alterations or t parking areas, landscaping, screening, signage, ossings or Eastside Mixed Use designation shall be :ted by the Form -Based Code Committee (FBC Committee shall review the proposed development cle and the goals and objectives of the adopted 14-2G-2- RFGIII ATING PLAN A. Regulating Plan The Riverfront Crossings District Regulating Plan (see Figur - and Eastside Mixed Use District Regulating Plan (see Figure 2G -1b.) indicate the location and extent of any ubdistricts, primary street designations, required retail storefront locations, and required Ralston Creek rontage locations. The Regulating Plan identifies public parks and open spaces as well as proposed gr en space within subdistricts, which includes publicly accessible parks, plazas, and trails and open spaces al ng the Iowa River and Ralston Creek. Reference to the Regulating Planis required to determine the applicability of standards included in the Subdistrict Standards, Frontage Ty s, Building Types, Parkin Types, and General Requirements. Figure 2G-1: Regulating Plan for the RiverfrorkCrossings District Figure 2G -1b Rea:dafinc Plan for the Eastside Mixed Use District B. Building Height Diagram The Building Height Diagram (see Figures 2G-2) indies the building heights permitted in the Riverfront Crossings District. Specific building height standards be found in the Section 14-2G-3, Subdistrict Standards. The diagram only indicates the base heig is a wed in the respective Subdistrict Standards—bonus height provisions may be applicable (see Provisions). Figure 2G-2: Building Height Diagram for the Riverfroni t Crossings District r 4 14 -2G -7G, Building Height Bonus 14-2G-3: SUBDISTRICT STANDARD% A. South Downtown, Park, South Gilbert, and University Subdistricts 1. INl ENT The South Downtown, Park, South Gilbert, and University subdistricts of the Riverfront Crossings District (shaded in dark in Figure 2G-3) are intended for high intensity mi d -use development in buildings with active ground floor uses opening onto pedestrian -friendly streetsc es. Buildings are designed with facades aligned along public sidew ks with parking and service areas loca ed behind buildings in rear lot and mid -block locations. The University subdistrict is inten d for continued use by the/re niversity of Iowa. While not subject to these standards, new and renovated Univ ity facilities should adh to the standards to the extent feasible. Properties within the University subdist 'ct that are not own by the University of Iowa, however, must fully comply with all applicable standards belo o Figure 2G-3: Subdistrict Locator - South Downtown, P k, So h Gilbert, University 2. USES s' The principal uses allowed in the South Downto n, Park, OU Gilbert, and University subdistricts are the same as allowed in the CB -5 Zone, as specified to Table 2C\seortlh rticle 14-2C, except as noted below. Provisions and special exception approval crit ria that appl-5 Zone also apply in the South Downtown, Park, South Gilbert, and Univers' y subdistricts, in Article 14-4B, except as noted below. In addition, the following restrictioallowancely a. In the South Downtown and Park su istricts, Quick Vehicle Service Uses are not allowed on any frontage designated as a Primary Str et Frontage, as specified on the R ulating Plan. In the South Gilbert subdistrict, Quick Vehicle Servicing ses are not allowed on any frontag designated as a required retail storefront, as specified on the R ulating Plan. b. Household Living Uses shall be (lowed within permitted Building Types as sp ified in Section 14-2G-5. For Multi -Family Uses, the pr isions in Section 14-4B-4 are superseded by the s ndards in this Article and, therefore, do not apply. esidential 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, in the South Downtown and University subdistricts 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. In the 5 South Gilbert and Park Subdistricts for Apartment Buildings, Multi -Dwelling Buildings, and Mixed -Use Buildings, the number of 3 -bedroom units per lot may not exceed 20% of the total number of units on the lot. c. Residential Uses are not allowed within required retail storefrdTi s, as specified on the applicable regulating plan Riverfront Crossings Regulating Plan, except inid-block locations along South Gilbert Street, where storefront spaces may be configured as live -w( nits. d. Independent and Fraternal Group Living Uses are allowed by and University subdistricts acdprding to the approval criteria is limited to 1 roomer per 300 kquare feet of floor area, not i structured parking area. These us\al be allowed within Section 14-2G-5. e. Assisted Group Living Uses shall ed within permi d14 -2G-5. Residential occupancy iso 1 roomer per 00 area within a garage or structured pa f. In the Park and South Gilbert subdistricts, D%nd ng Storefronts, as indicated on the regulating pl spacing requirement. 3. PRINCIPAL BUILDING PLACEMENT AND F a. Building Types acial exception in the South Downtown forth in 14-413-4. Residential occupancy ,iding floor area within a garage or iitted Building Types as specified in Building Types as specified in Section square feet of floor area, not including floor lishments are only allowed in Required Retail also meet the applicable Drinking Establishment (1) Principal buildings shall comply with Section 4-2G-5, e1il Types are permitted in the South Downtow , Park, South Table 2G-6): 11 g Type Standards. The following Building bert, and University subdistricts (see also Table 2G-1: Permitted Building Types — South Downtown, Park. South Gilbert, University, Civic Park South Gilbert University X x x x Permitted Building Types x x X xx w rn c cr rn x x x x Riverfront x x x x x x o Crossings v ; m Subdistricts E CO F CO E .r +� O N d. 7 m 3 •V y N 4 Ol O 0 O E D Ol `) E �7 O C m s 3 c ; t- « 'o m r w E v x y u v V W f Q rC J U c J U to South Downtown x x/ x x x x Park South Gilbert University X x x x x x x X xx x x x x x X x x x x x x b. Building Placement (1) Principal buildings shall be placed to the compliance with the following requireml Figure 2G-4: Building Placement Diagram n and corner of lots and aligned along settMs in as own in Figure 2G-4. (a) Primary (A) and Seco/aB) treet Setback: 2' min., 8' ax. (except as indicated below). (b) Burlington Street Set' min., 16' max. Along Burlingt Street the minimum front setback area must be reserveestrian movement along the stre frontage and, therefore, must be integrated with and ed at the same grade as the public 'dewalk. To ensure safe pedestrian movemenhe street frontage, at -grade entrances re required and elevated terraces, patios, st000s, or similar may not encroach into the required minimum setback area. However, outdong and merchandising areas that are level with the sidewalk may encroach up to 4 feee required minimum setback area. (c) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement. 7 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. or 0' if building 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 must be se� back at least 10' from the side lot line. (f) Rear Setback (D): 10' min. or 5' min. if set back along public alley or private rear lane. (g) Above the 3rd floor (or above the 2nd floor if the eight of the first 2 stories is at least 30' above grade) the ximum setback does not apply. - ": (h) Approved forec urt frontages may exceed the aximum setbacks stated above. i» c. Building Height and Faca Stepbacks (1) Principal building heights all be regulated as ovided below: (a) In the South Downtown s district building shall be 2 stories min. and 8 stories max. in height above grade. (b) In the Park, South Gilbert and U max. in height above grade. Single South Gilbert subdistrict. (c) Additional building height may be bonus height provisions as set fo (d) Building heights may be further (2) Upper floor building facades facing from the lower floor facade as folli buildings shall be 2 stories min. and 6 stories ildings may be permitted in midblock locations in the gh transfer of development rights or through in the Secti\rea G, Building Height Bonus Provisions. icted by FAns. visible fromazas, or parks shallstep back 10' min. (a) In the South Downtown subcjfstrict above the 5th floor. (b) In the Park, South Gilbert, qhd University subdistricts above the 4th floor. (c) At street corners, tower el6ments or similar corner emphasis treatments may be exempt from the stepback requirement f up to one fa4ade bay (max. 35 feet) 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 3 (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 8' from a side or rear lot line, unless said lot line abuts an alley or permanent open space. (c) Canopies, awnings, stoops, terraces, covered Section 14-2G-4, Frontage Type Standards. (2) Awnings and cano ies may also project into public ri( provisions of the Bu ding Code. Certain permitted sig according to applicab standards set forth in Article : right-of-way shall not in\fa�a with utilities, street (3) Arcades and galleries pbeyond ground -k permitted. (An arcade isa with an attached with upper story building space`epov( A gallery fa4ade that projects over the sid feet closer to the streetside property IlRe than upper floor fa4ade does not project into te m' of the sidewalk, and does not include a sup e. Building and Frontage Types (1) Principal buildings and building facades Frontage Type Standards, and Section 1 f. Facade Continuity (1) To define pedestrian friendly streetscap primary streets, principal buildings shall absence of a building along the remail entries, and similar elements as permitted in according to the applicable may also project into public rights-of-way 5B, Sign Regulations. Projections into the and other important right-of-way features. street -facing building facades are not :dlonnade that projects over the sidewalk/walkway a colonnade that is attached to a ground level )per floor facades may project (cantilever) up to 5 ground -level building fa4ade, provided that the im setback, is at least 16 feet clear above the level 1 colonnade within any streetside setback area. hal be de)�c 2 5, Buildiiii and create a in compliance with Section 14-2G-4, Type Standards. a min. of 75% of the lot frontage, a nuous frontage of buildings along primary street lot frontage. In the reetscreen shall be built in compliance with Section 14 -2G -7D. P� O 4. PARKING, LOADING, AND SERVIC AREAS a. Parking shall be provided using a per itted Parking Type appropriate for the selected Buildi'rtct� Type in compliance with Section 14-2G-6, P rking Type Standards, and at the minimum ratios specified in 14-5A-4, Minimum Parking Requirements. b. Parking, Loading, and Service Area Placement & Screening 2 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. Figure 2G-5: Parking and Service Placement Diagram (1) Primary Street, Pedestrian Street, and designated Ralston reek Frontage Setback (E) and Screening (a) Surface Parking, Loading, and Service Areas: 30' min. f m primary street building facade and located behind fylly-enclosed, occupied building spat . (b) Building/Structure Parking: 30' min. from primary fully -enclosed, occup' d building space. (c) Underground Parking: 0 min. from primary street (2) Secondary Street Setback (F) aN Screening (a) Surface Parking, Loading, and rvice Area: 10' building facade and screened by w masonry - alternative materials (option B), set orth in (b) Building/Structured Parking: 2' min. and and screened from view by structured parking set forth in 14 -5A -5F. sleet building facade and located behind wilding facade. C51 and set back 3' min. from th"econdary street and landscaping as specified for S2 standard 14-51', Screening and Buffering Standards. 1' min. from the secondary street building facade building facades, according to the standards for (c) Underground Parking: 2' min. and set ack 0' min. rom secondary street building facade. (3) Side (G) and Rear (H) Setbacks and Scre ning (a) Surface Parking, Loading, and Serv' a Area: Must comply ith the same side and rear setback requirements as principal buildin s, or 0' where parking is s red with the adjacent property. Setback area shall be (b) Building/Structured Parking: principal buildings. Parking to the S2 standard. comply with the same side and'�ear setback requirements as 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 10 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 whereeadlights of vehicles shine onto a wall containing ground floor windows, said parking spaces ust be screened from view of the windows to at least the S2 standard. c. Access to Parking and Service Areas (1) All parking, loading, anservice areas shall be access d from public alleys, private rear lanes, or driveways on secondary treets consistent with the Ri erfront Crossings Plan, except where permitted as specified in paragraph 2), below. (2) If access from an alley, priv e rear lane, or drivewa from the secondary street is not feasible due to topography, site conditions, nfiguration of the I t, and/or other constraints, access to a primary street may be granted by the F C Committee. An request for a curb cut on an arterial street will be reviewed according to the applic le provisions et forth in Section 14-5C-6, Arterial Street Access Requirements. d. Construction and Design Standards for Pa ing Ar as (1) The following subsections of Section 14- 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 Pa H. Design and Layout of I. Landscaping and Tree Requ J. Screening and Setback K. Design of Bicycle Parking 5. ACCESSORY USES, BU Parking Areas within Parking Areas S AND STRUCTURES a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However, if the 11 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. B. Central Crossings Subdistrict and Eastside Mixed Use District `r■i.rra.r1 The Central Crossin4s subdistrict (shaded in dark in Figure development in build\inildings ntries opening onto p Eastside Mixed Use Dded in dark in Figure residential developmewith street-facng that provide a transitin higher intensity mix neighborhoods to the east. Builings are designed located within buildings behind acti a uses and in m Figure 2G-6: Subdistrict Locator — Central ossings Figure 2G -6b: Subdistrict Locator — Eastside Ned Use is intended for moderate intensity mixed-use public streets and streetscapes. The iJ5) is intended for lower intensity mixed use and .ries opening onto pedestrian -friendly streetscapes ise areas in downtown Iowa Ci ,and residential facades aligned along primary s#Zreets parking ock parking lots and structures.": Ln t. 2. USES The principal uses allowed in the Central Crosse s Subdistrict and Eastside Mixed Use District are the same as allowed in the CB -5 Zone, as specified in Tabl 2 1 within Article 14-2C, except as noted below. Provisions and special exception approval criteria that ap y in t e CB -5 Zone also apply in these districts as set forth in Article 14-46, except as noted below. I/add on, the f owing restrictions and allowances shall apply: a. In the Central Crossings SubdistrictVehicle Se\'ngUsesre not allowed on any frontage designated as Primary Street or Ralsek Frontagin the Riverfront Crossings Regulating Plan. In the Eastside Mixed Use Disuick Vehiclare not allowed, except by special exception on property at the cornerlington antreets. b. Household Living Uses shall be allothin permipes as specified in Section 14-2G-5. For Multi -Family Uses, the provis and, therefore, do not apply, unl, one "household" per dwelling un maximum number of Homes, where the number of in Section 14-4B-4 are supe specifically listed in this section. by the standards in this Article occupancy is limited to as this term is defined in Article 14-9A, General Definitions. The dwelling unit is three, except for single family uses within Cottage oms is unrestricted. Residential density (units per acre): No maximum. 12 However, in the Central Crossings Subdistrict, 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, except for south of the Iowa -Interstate Rail line, where the number of 3 -bedroom units for these building types may not exceed 20%. In the Eastside Mixed -Use District, the number of 3 -bedroom units for these building types may not exceed 20%. 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 permitt Building Types as specified in Section 14-2G-5. Residential occupancy is limited to 1 roomer per 30 square feet of floor area, not including floor area within a garage or structured parking area. e. Drinking f. Animal -Related Comril allowed in the Eastside are not allowed. Repair -oriented Retail, I Use District. g. In the Eastside Mixed Use trill, Commercial F Retail, and Personal Service -on ted Retail uses 11:00 PM and 6:00 AM, except if Gated in a stc Street. 3. PRINCIPAL BUILDING PLACEMENTXND a. Building Types (1) Principal buildings shall comply with Types are permitted in the Central Table 2G-2: Permitted Building Types - RavaFfi,nnt 7 $UbdlStrlCtS E O 2 a, m V Central Crossings Eastside Mixed Use X Sales -oriented Retail uses are not 7e ional Uses, Eating Establishments, Sales -oriented al not be open to the public betweeSthe hours of nt with frontage on Van BL"-t9trr'!gt or pBlington n -C N M 1M -0 iv e 2G-5, Building Type Standards. The following Building sldistrict (see also Table 2G-6) Permitted BuIng Types 13 c � m G O C _ C C O m C O CO G O f mm Cf C Y Y 71 y >v C 75 3 Y 2 y > o r E 3 CO `O c C O L= Q > O x ` c = > > r ¢ V i :j U m x x x x x x x x X x x x x X(1) X(1) x 13 However, in the Central Crossings Subdistrict, for Apartment Buildings, Multi -Dwelling Buildings, and Mixed -Use Buildings, the number of 3 -bedroom units per lot may not exceed 30% of the total number of units on the lot, except for south of the Iowa -Interstate Rail line, where the number of 3 -bedroom units for these building types may not exceed 20%. In the Eastside Mixed -Use District, the number of 3 -bedroom units for these building types may not exceed 20%. c. Residential Uses are not allowed within required retail storefronts, as specified in the Riverfront Crossings Regulating Plan_ d. Assisted Group Liv%ocancy s shall be allowed within permitted Building Types as specified in Section 14-2G-5. Residentiis limited to 1 roomer per 300 square feet of floor area, not including floor area within a garage or e. Drinking Establishments are f. Animal -Related Commercial, Repal allowed in the Eastside Mixed Use g. In the Eastside Mixed Use District, parking area. Retail, and Alcohol Retail, and Personal Service-oriented Retail b,Fe 11:00 PM and 6:00 AM, except if located in a st Street. Existing uses that are not in compliance uses and regulated accordingly. 3. PRINCIPAL BUILDING PLACEMENT AND a. Building Types (1) Principal buildings shall comply with Retail uses are not Recreational Use , Eating Establishments, Sales -oriented s shall not be pen to the public between the hours of refront wi frontage on Van Buren!$Ireet urlington Xthii, andard shall be cdfsidi=red' non- forming 14-2G-5, Build g Type Standards. The following Building Types are permitted in the Central �fossings subdistrict (see Iso Table 2G-6) Table 2G-2: Permitted Building Typesf/Central Crossings Permitted Building 13 RW6FtF6Ri- c v C G18661HQ6 c � 7 m S c -O r -O O �. Subdistricts E m' S 0 7 CO m' Im c_ 3 w M O o L ° EE 0 'O CO O o+ C S 3 C 3 N - a+ N E X W V 'O V a FO- fl_ Q > > V C J m Central Crossings x x x x x x x x 13 Eastside Mixed Use x x x x x x X(1) X(1) Notes: 1. Only allowed on properties with frontage on Van Buren Street or Burlington Street. b. Building Placement (1) Principal buildings shall be placed to the front and compliance with the following requirements as she Figure 2G -T Building Piacement Diagram (a) Primary (A) and SecondAry (B) Street Setback: Central Crossings: 10' min\ 16' max. Eastside Mixed Use: Primary (A) 20' min., 30' Secondary (B) 10' min. 20'max. (b) Lots Fronting on Pedestrian Streets: 5'in., See Section 14 -2G -7B for additional req (c) Ralston Creek Frontage Setback: 5' min. x ner of lots and aligned along setbacks in in Figure 2G-7. r i <n xY '1 �o max. from public right-of-way or access easement. corridor buffer line. (d) Side Setback (C): 10' min. or 0' if buildit g abuts%WrWre ill abut the adjacent building, except for apartment buildings and multi-dwellinuildingthe minimum is always 10'. For mixed-use buildings, facades on residential floo s must be set ba at least 10' from the side lot line. (e) Rear Setback (D): 10' min. or 5' mi if set back along pub' alley or private rear lane. (f) Above the 3rd floor (or above the nd floor if the height of th 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. c. Building Height and Facade Stepbacks (1) Central Crossings: 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 14 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) Eastside Mixed Use: Principal buildings shall be 3 stories max. in height above grade, not to exceed 35'. (3) Above the 3rd floor, building facades facing and visible from streets, plazas, or parks shall step back 10' min. from the lower floor facade. (a) At street corners, tower stepback requirement for (b) The required facade established at least 30' in d. Building Projections (1) The following building features (a) Bay windows, eav(s, roof features: 2' max. t9 or similar corner e phasis treatments may be exempt from the one fa4ade bay (ma 35 feet) as approved by the FBC Committee. may be established at a lower floor than stated above, provided it is ]ht above grade. y project into set acks as follows: ,h ngs, cornices, b It courses, buttresses, sills, anAther similar (b) Balconies on upper floors may non -street -facing facades on upper up to V into front setbacks. Balconies may project beyond side or rear lot line, unless said lot line (c) Canopies, awnings, stoops, terraces, Section 14-2G-4, Frontage Type (2) Awnings and canopies may also pr( provisions of the Building Code. Ce according to applicable standards s right-of-way shall not interfere with (3) Arcades and galleries projecting permitted. (An arcade is a fa4ade to 4' max., but shall extend no closer than 8' from a an alley or permanent open space. entries, and similar elements as permitted in into public rig Ns' -of-way according to the applicable permitted signs Nay also project into public rights-of-way th in Article 14-56,%Oigrer Regulations. Projections into the :ies, street trees animportant right-of-way features. nd ground -level street-facibuilding facades are not nade an attached colontha)rojects over the sidewalk/walkway with upper story building space bove. A gallery is a colonnade that is attached to a ground level fa4ade that projects over thes' ewalk/walkway). Upper floor facades may not project closer to the streetside property line than a ground -level building fa4ade, except for building features noted above. e. Building and Frontage Types (1) Principal buildings and building facades shall be designed in compliance with Section 14-2G-4, 15 Frontage Type Standards, and Section 14-2G-5, Building Type Standards. f. Facade Continuity (1) Central Crossings: 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. (2) Eastside Mixed Use: To define pedestrian friendly stree development character along primary streets, principal max. of 75% of the primary street lot frontage. 4. PARKING, LOADING, AND SERVICE AREAS ?s while maintaining a lower intensity ings shall occupy a min. of 50% and a a. Parking shall be provided usingpermitted Parking Type appropriate for the selected Building Type in compliance with Section 14-2G-6, arking Type Standards, nd at the minimum ratios specified in 14-5A-4, Minimum Parking Requi b. Parking, Loading, and Service Area Pla\ement & Screeni Parking, loading, and service areas shall lie located with the following requirements as shown% Figure Figure 2G-8: Parking and Service Placement (1) Primary Street, Pedestrian Street, and desig (a) Surface Parking and Service Areas: 30' 9 . from fully -enclosed, occupied building spat and behind principal buildings in compliance u� Iston Creek Frontage Setback (E) and Screening ry street building facade and located behind (b) Building/Parking Structure: For parkin in the ground f\ngo building or structure, 30' min. from primary street building facade and cated behind fulsed,occupied building space. For parking in upper floors, 1' min. fr street -facing buicade and screened from view by architecturally -finished building (c) Underground Parking: 0' min. (2) Secondary Street Setback (F) an cades. primary street building facade. ning (a) Surface Parking, Loading, and Service Area: 10' min. and set back 3' min. from the secondary street building facade and screened by low masonry walls and landscaping as specified for S2 standard 16 - alternative materials (option B), set forth in Article 14-51', Screening and Buffering Standards. (b) Building/Structured Parking: 10' min. and set back 1' min. from the secondary street building facade and screened from public view by architecturally -finished building facades, according to the standards for structured parking set forth in 14 -5A -5F. (c) Underground Parking: 10' min. and set back 0' min. from (3) Side (G) and Rear (H) Setbacks and Screening (a) Surface Parking, Loading, requirements as principal Setback area shall be (b) Building/Structured Parking: Service Area: Must comply or 0' where parking is to the S2 standard. comply with the same street building facade. the same side and rear setback with the adjacent property. and rear setback requirements as principal buildings. Parking mu t bescreened from view y architecturally -finished building facades, according to the standa s for structured park g set forth in 14 -5A -5F. (c) Underground Parking: Must comply ith the same sid and rear setback requirement as principal buildings. (4) Underground parking shall be designed to eni elevation requirements for permitted frontage (5) For buildings with ground floor residential use, no residential portion of a building (i.e. not including( nd floor finished floor elevations meet parking shall be closer than 10' to any s of the building containing garage space). This 10' area must be used for walkwa7parkig scapi and/or may be included as part of a larger open space area. If parking spaces arere hea lights of vehicles shirWonto a wall containing ground floor windows, saidaces must\screened from view of the -Windows to at least the S2 standard. c. Access to Parking, Loading, and Service A(1) All parking, loading, and service areascessed fralleys, private rea es or driveways on secondary streets/rlane, tent with the Riverfront Crossin Plan, except as allowed in paragraph (2), below. (2) If access from an alley, private ror 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. 17 d. Construction and Design Standards for Parking and Loading Areas (1) The following subsections of Section 14 -SA -S, 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 Parkingun H. Design and Layout of Surface Parking Areas I. Landscaping and Tree Requiremen s within Parking Ar as J. Screening and Setback Areas K. Design of Bicycle Parking Areas. 5. ACCESSORY USES, BUILDINGS AND STRUgTUR a. Accessory uses, buildings and structures shall complwi h the provisions of Article 14-4C. However, if the provisions contained in the Riverfront Crossings Code e more specific or restrictive, said provisions shall supersede the provisions of Article 144C. b. Garages and parking structures must be located paragraph 4, Parking, Loading, and Service Area c. Accessory buildings other than garages and according to the same setback standards as view must be architecturally finished in a m C. Gilbert Subdistrict 1. INTENI in compliance with the provisions of g structures mt be located behind principal buildings e parking. Facad of accessory buildings within public that is consistent Ith the principal building. The Gilbert subdistrict (shaded in dark in F ure 2G-9) is intended for lower intensity mixed-use development in buildings with street -facing entries op ning onto pedestrian -friendly streetscapes. Buildings are designed with facades aligned along primary stre ts, modest setbacks, and parking located within buildings behind active uses and in mid -block parking lots. This area is intended to create a transition between higher intensity mixed-use areas and lower to medium intensity residential areas._ 18 Figure 2G-9: Subdistrict Locator — Gilbert 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 ikpproval criteria that apply in the CB -5 Zone also apply in the Gilbert subdistrict as set forth in Article 14-46, *cept as noted below. In addition, the following restrictions and allowainces shall apply: a. Household Living Uses shall\bedro within permitted Buil ing Types as specified in Section 14-2G-5. For Multi -Family Uses, the pSection 14-4B-4 are uperseded by the standards in this Article and, therefore, do not apply,ecifically listed in this ection. Residential occupancy is limited to one "household" per dwellinhis term is defined i Article 14-9A, General Definitions. The maximum number of bedrooelling unit is three, except for single family uses within Cottage Homes, where the number os is unrestricted. esidential density (units per acre): No maximum. However, for Apaings, Multi Dw ling Buildings, and Mixed -Use Buildings, the number of 3 -bedroom units per lot may for south of the Iowa -Interstate Rail line, may not exceed 20%. c. Residential Uses are not allowed within Regulating Plan. d. Assisted Group Living Uses shall be allowed 14-2G-5. Residential occupancy is limited to 1 area within a garage or structured parking 91 e. Building Trade Uses shall be allowed on all aspects of the operation are conduc of materials and equipment is not alloy f. Drinking Establishments are not 3. PRINCIPAL BUILDING a. Building Types exceed rt of the total number of units on the lot, except re the ner of 3 -bedroom units for these building types I storefronts, as specified in the Riverfront Crossings Building Types as specified in Section square feet of floor area, not including floor located indoors and, except NT AND FORM the Iowa Interstate Railroad, provided fleet vehicle parkinwoutdoor storage F. (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 Permitted Building Types b. Building Placement (1) Principal buildings shall be place to the front and compliance with the following requ ements as she Figure 2G-10: Building Placement Diagram (a) Primary (A) and Secondary (B) Street (b) Lots Fronting on Pedestrian Streets: 5' min., See Section 14 -2G -7B for additional requii (c) Side Setback (C): 10' min. or 0' if buil apartment buildings, multi -dwelling t 10'. For mixed-use buildings, facades side lot line. I (d) Rear Setback (D): 10' min. (e) Above the 3rd floor (or above the grade) the maximum setback do (f) Approved forecourt frontages a r of lots and aligned alorA setbacks in Figure 2G-10. 10' min., 20' max. from public right-of-way or access easement. j abuts or wiabut the adjacent building, except for ings, and cotta the where the minimum is always residential floors st be set back at least 10' from the nd floor if the height of the first 2 stories is at least 30' above not apply. exceed the maximum setbacks stated above. c. Building Height and Facade Stepbackk (1) Except as provided below, principal buildings shall be 3 stories max. in height above grade. 20 rn Riverfront c a z c Crossings m c `° •r SubdistrictsE CO 0 00 CO o x > > _C 3 0 N S m o c° E3 E o 0° c c E x `w UI OC F c i J U J U m Gilbert x` x x x x x x x x b. Building Placement (1) Principal buildings shall be place to the front and compliance with the following requ ements as she Figure 2G-10: Building Placement Diagram (a) Primary (A) and Secondary (B) Street (b) Lots Fronting on Pedestrian Streets: 5' min., See Section 14 -2G -7B for additional requii (c) Side Setback (C): 10' min. or 0' if buil apartment buildings, multi -dwelling t 10'. For mixed-use buildings, facades side lot line. I (d) Rear Setback (D): 10' min. (e) Above the 3rd floor (or above the grade) the maximum setback do (f) Approved forecourt frontages a r of lots and aligned alorA setbacks in Figure 2G-10. 10' min., 20' max. from public right-of-way or access easement. j abuts or wiabut the adjacent building, except for ings, and cotta the where the minimum is always residential floors st be set back at least 10' from the nd floor if the height of the first 2 stories is at least 30' above not apply. exceed the maximum setbacks stated above. c. Building Height and Facade Stepbackk (1) Except as provided below, principal buildings shall be 3 stories max. in height above grade. 20 (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 ehasis treatments may be exempt from the stepback requirement for up to one fa4ade bay (max. 3 feet) as approved by the FBC Committee. (b) The required facade stepback may be established at lower floor than stated above, provided it is established at leas 30' in height above grade. a» d. Building Projections (1) The following building feat res may project into s tbacks as follows: a17 (a) Bay windows, eaves, roof verhangs, cornice , belt courses, buttresses, sills, aneather similar features: 2' max. (b) Balconies on upper floors may p ject up o 6' into front setbacks. Balconies may project beyond non -street -facing facades on uppeVIrinabuts up to 4' max., but shall extend no closer than 8' from a side or rear lot line, unless said lot an alley or permanent open space. (c) Canopies, awnings, stoops, terraces,t ve d building entries, and similar elements as permitted in Section 14-2G-4, Frontage T/set ards. (2) Awnings and canopies may also into pu\trees, f-way according to the applicable provisions of the Building Codepermitty also project into public rights-of-way according to applicable standarorth in ASign Regulations. Projections into the right-of-way shall not interfereities, strd other important right-of-way features. (3) Arcades and galleries pro permitted. (An arcade is a beyond ground -level street2 with an attached colonnade with upper story building ace above. A gallery is a colonnade fa4ade that projects over he sidewalk/walkway). Upper floor fa< streetside property line han the ground -level building fa4ade, e above. e. Building and Frontage Types building facades are not projects over the sidewalk/walkway at is attached to a ground level j may not project closer to the et building features noted (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. 21 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. 4. PARKING, LOADING, AND SERVICE AREAS a. Parking shall be provided using a permitted Parking Type ppropriate 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, A1d Service Area Placement & Screeni g Parking, loading, anc compliance with the Figure 2G-11: Parking and areas shall be located (1) Primary Street, Pedestrian requirements as Placement Diagram (a) Surface Parking, Loading, and located behind fully -enclosed, (b) Surface Parking located to the side set back 3' min. from the primary landscaping as specified for S2 Screening and Buffering behind and to the side of principal buildings in Figure 2G-11. Uk Ralston Creek Frontage Setback -(E) and Screening 30' min. from primary street building facade and building space. 10' min. from the streetside property line (E') and facade (E) and screened by low masonry walls and - alteNative materials (option B), set forth in Article 14-51, (c) Building/Structured Parking: ' min. from primary s eet building facade and located behind fully -enclosed, occupied bui ing space. (d) Underground Parking: 0' in. from primary street building acade. (2) Secondary Street Setback (0 and Screening (a) Surface Parking, Loadifig, and Service Area: • 10' min. and loc ed 3' min. from the secondary street building facade and screened by low masonry walls a d landscaping as specified for S2 standard - alternative materials (option B), set forth in Article 14-51', Screening and Buffering Standards. 22 (b) Building/Structured Parking: 10' min. and set back 1' min. from the secondary street building facade and screened from view by architecturally -finished building facades, according to the standards for structured parking set forth in 14 -5A -5F. (c) Underground Parking: 10' 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. of 0' where parking is shared with the adjacent Setback area shall be landscaped to the (b) Building /St cturec principal buil gs. facades, accordin (c) Underground Parki buildings. Parking: Must comply with the Parking must be screened to the standards for (4) Underground parking shall be elevation requirements for pei (5) For buildings with ground floor standard. side and rear setback requirements as view by architecturally -finished building parking set forth in 14 -5A -5F. comply with the san* side and rear setback requirements as principal ed to ensurle ground floor finished floor elevations meet frontage tys. residential portion of a building (i.e. not This 10' area must be used for walkways open space area. If parking spaces are k containing ground floor windows, said pi at least the S2 standard. c. Access to Parking, Loading, and Service (1) All parking, loading, and service areas driveways on secondary streets concis paragraph (2), below. (2) If access from an alley, private rear I topography, site conditions, configu street may be granted by the FBC C reviewed according to the Requirements. d. Construction and Design Standards (1) The following subsections of use, Ao surface parking shall be closer than 10' to any lud ng portions of the building containing garage space). i andscaping and/or may be included=is part of a larger it d here headlights of vehicles shineanto mall 7. �I ng spa es must be screened from view'3f the'dows to -. cn I be accessed fro public alleys, private.—tear lanes or with the RiverfroPlan, except as allowed in or driveway from the secon8ary street is not feasible due to tion of the lot, and/or other constraints, access to a primary nmittee. Any request for a curb cut on an arterial street will be provisions set forth in Section 14-5C-6, Arterial Street Access Parking and Loading Areas 14-5A-5, Construction and Design Standards, shall apply: 23 A. Purpose B. Paving Materials C. Parking and Stacking Space Size r.� D. Drainage s E. Location F. Standards for S ructured Parking H. Design and Layo t of Surface Parking Areas I. Landscaping and ee Requirements within P king Areas J. Screening and Setbaek Areas K. Design of Bicycle 5. ACCESSORY USES, BUILDI :w a. Accessory uses, buildings and structure shall c ply with the provisions of Article 14-4C. However, if the provisions contained in the Riverfront Cro sing Code are more specific or restrictive, said provisions shall supersede the provisions of Article 14-4C. b. Garages and parking structures must be paragraph 4, Parking, Loading, and Sery c. Accessory buildings other than garages principal buildings according to the sar buildings within public view must be principal building D. West Riverfront Su =11219: mil The West Riverfront subdistrict development in buildings with s comfortable and attractive envin Along the west side of Riverside onto a pedestrian way and perp( cross -parcel connections among Iowa River, buildings are located, t and constructed in compliance with the provisions of Areas. id parking tructures must be located behind or to the side of setback sta ards as surface parking. Facades of accessory tecturally finis d in a manner that is consistent with the I in dark in Figure 2G-12) is intend4d for commercial and mixed-use icing entries opening onto streetscapes designed to provide a t for pedestrians buffered from vehicular traffic on Riverside Drive. south of Benton Street, buildings are designed with facades fronting ar parking aligned along a continuous north -south travelway allowing !nt sites and a reduction in curb cuts along Riverside Drive. Along the ed, and designed to take advantage of river views. Along streets in this 24 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. -a Figure 2G-12: Subdistrict Locator - West Riverfront `+'# 2. USES The principal uses allow in the West Riverfront Subdistrict re the same as allowed =the C&S Zone, as r, specified in Table 2C-1 wi in Article 14-2C. Provisions and s ecial exception approval criteria that apply in the CB -5 Zone also apply in he West Riverfront Subdistrict, s set forth in Article 1446, except as noted below. In addition, the followi restrictions and allowance shall apply. a. Household Living Uses shall allowed within permitt d Building Types as specified in Section 14-2G-5. For Multi -Family Uses, the prov\GenI Section 14-4 -4 are superseded by the standards in this Article and, therefore, do not apply. Reccupancy is imited to one "household" per dwelling unit, as this term is defined in Article 14-9A, Definitions. he maximum number of bedrooms per dwelling unit is three. Residential density (unre): No ma imum. However, for Apartment Buildings, Multi -Dwelling Buildings, and Mixed -Use uilding the number of 3 -bedroom units per lot may not exceed 30% of the total number of units on he I t; south of Benton Street, the number of 3 -bedroom units for these building types may not /reqred %. b. Assisted Group Living Uses shall be all\storents, uilding Types as specified in Section 14-2G-5. Residential occupancy is limiteuare feet of floor area, not including floor area within a garage or structured park c. Residential Uses are not allowed within es, as specified in the Riverfront Crossings Regulating Plan. d. Outdoor Commercial Recreational Usesci exception. The Board of Adjustment may modify subdistrict standards as apc use. e. Building Trade Uses shall be allowed, rovided all aspects of the opera 'on are conducted indoors and, except for fleet vehicle parking, outd or storage of materials and equip nt is not allowed. f. Drinking Establishments must meet he applicable Drinking Establishment spacing requirement. 3. PRINCIPAL BUILDING PLACE ENT AND FORM a. Building Types (1) Principal buildings shall com ly with Section 14-2G-5, Building Types Standards. The following Building Types are permitted in the West Riverfront subdistrict (see also Table 2G-6): 25 Table 2G-4: Permitted Building Types - West Riverfront Permitted Building Types b. Building Placement (1) Principal buildings shall be compliance with the follow paragraphs (2), (3), and (4), Figure 2G-13: Building Placement to the front iirements as (a) Primary (A) and Secondary (B) Street (b) Lots Fronting on Pedestrian Streets: 5' Pedestrian Streets that provide fronta connection through the block betwee Section 14 -2G -7B for additional requi (c) Side Setback (C): 10' min. or 0' if bu apartment buildings and multi-dwel buildings, facades on residential fl e (d) Rear Setback (D): 10' min. corner of lots and aligned along setbacks in wn in Figure 2G-13, except as Jowed in •s� 10' min., 20' max. max. from public right-of-way or access easement. (dings located along the riverfront shall provide a rf nt trail and the intersecting public street. See ig abuts or will\atl e adjacent building, except for buildings wherenimum is always 10'. For mixed-use must be set bacst 10' from theside lot line. (e) Above the 3rd floor (or above th 2nd floor if the height of the first 2 stories is at least 30' above grade) the maximum setback d es not apply. (f) Approved forecourt frontages ay exceed the maximum setbacks stated above. 26 rn c v Riverfront•3 s _' c Crossings a 00 c ° .o Subdistrictsm ' ~ m m' 0' N 3 d 3 Y V N r 0)o s v 0 3 1 CO rn `o c E x a �_ o V0 � O CL I > O > 7 West Riverfront ( x x x x l x x x x x b. Building Placement (1) Principal buildings shall be compliance with the follow paragraphs (2), (3), and (4), Figure 2G-13: Building Placement to the front iirements as (a) Primary (A) and Secondary (B) Street (b) Lots Fronting on Pedestrian Streets: 5' Pedestrian Streets that provide fronta connection through the block betwee Section 14 -2G -7B for additional requi (c) Side Setback (C): 10' min. or 0' if bu apartment buildings and multi-dwel buildings, facades on residential fl e (d) Rear Setback (D): 10' min. corner of lots and aligned along setbacks in wn in Figure 2G-13, except as Jowed in •s� 10' min., 20' max. max. from public right-of-way or access easement. (dings located along the riverfront shall provide a rf nt trail and the intersecting public street. See ig abuts or will\atl e adjacent building, except for buildings wherenimum is always 10'. For mixed-use must be set bacst 10' from theside lot line. (e) Above the 3rd floor (or above th 2nd floor if the height of the first 2 stories is at least 30' above grade) the maximum setback d es not apply. (f) Approved forecourt frontages ay exceed the maximum setbacks stated above. 26 (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 Coruwr Drive and South Riverside Drive or Sturgis Corner Drive and Highway 6, Sturgis Corner Drive shall bconsidered the primary street frontage. For these lots, there shall be no maximum building setback long the Riverside Drive and Highway 6 frontages. (4) For lots with double frontages on Orchard Street building setback c. Building Height and the Orchard Street Stepbacks (1) Except as provided bow, principal buildings <- (a) Principal buildings w h frontage on the Io% application of bonus pr visions. (b) Additional building height ay be granted bonus height provisions as se`ti,forth in (2) Above the 3rd floor, building facad( residential zones shall step back 10' (a) At street corners, tower elements or stepback requirement for up to one (b) Buildings with frontage on the Iowa (c) The required facade stepback may established at least 30' in height d. Building Projections (1) The following building features (a) Bay windows, eaves, roof features: 2' max. (b) Balconies on upper floors Riverside Drive, there shall be no maximum II be 4 stories max. in height above grade. River may be 8 stories max. in height before rough transfer of development rights or through Section 14 -2G -7G, Building Height Bonus Provisions. visible from streets, plazas, parks, and single family the lower floor facade. corner emphasis treatments may be exempt from the de, bay (max. 35 feet) as approved by the FBC Committee. or sh I be exempt from the stepback fequirement. tablishe t a lower floor than stated above, provided it is grade. project into setbacks as cornices, belt courses, buttresses, sills, and other similar project up to 6' into front setbacks. Balconies may project beyond non -street -facing facades on Ppper floors up to 4' max., but shall extend no closer than 4' 8' 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 27 Section 14-2G-4, Frontage Type Standards. (2) Awnings and canopies may also project into public rights-of-way according to the applicable provisions of the Building Code. Certain permitted signs may also project into public rights-of-way according to applicable standards set forth in Article 14-56, Sign Regulations. Projections into the right-of-way shall not interfere with utilities, street (3) Arcades and galleries projecting beyond ground -level permitted. ( n arcade is a fa4ade with an attached col with upper s ry building space above. A gallery is a fa4ade that pr 'ects over the sidewalk/walkway). Upr streetside prope line than the ground -level buildir above. i e. Building and Frontage (1) Principal buildings and bLXding facades shall be and other important right-of-way features. treet-facing building facades are not made that projects over the sidewalk/walkway flonnade that is attached to a ground level floor facades may not project closer to the fa4ade, except for building features noted in compliance with Section 14-213-4, Frontage Type Standards, a\buildin 4-2G 5, uilding Type Standards. f. Facade Continuity (1) To define pedestrian friendles whil maintaining a lower intensity development character along primary streets, princis shall ccupy a min. of 50% of the primary street lot frontage. (2) To ensure public access and view corrido t the Iowa River, buildings located along the riverfront shall occupy no more than 75% of the widt of the lot as measured along the riverside lot line. (3) Any building that exceeds 5 stories in height mu be separated from any other building that exceeds 5 stories in height by a distance equal to the heig of the taller building or 100', whichever is less. 4. PARKING AND SERVICE AREAS a. Parking shall be provided using a permitted' Parking Type ap opnate for the selected Building Type in compliance with Section 14-2G-6, Parking Type Standards, and Xthe 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 he side of principal buildings in compliance with the following requirements as shown in Figure 2G-14. Figure 2G-14: Parking and Service Placement Diagram F21 (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 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 - a Screening and Buffering Standards. (c) Along the west side of South Riverside Drive parking is permitted within the private frontage 5' from the front propy line and the area be be landscaped to the S2andard. (d) Building/Structured Parking: ' min. from pri fully -enclosed, occupied buildingspace. (e) Underground Parking: 0' min. fromXrimary (2) Secondary Street Setback (F) and (a) Surface Parking, Loading, and Service back 3' min. from secondary street (b) Surface Parking, Loading, and Service standard. (c) Building/Structured Parking: 10' min facades, according to the standards (d) Underground Parking: 10' min. (3) Side (G) and Rear (H) Setbacks and materials (option B), set forth in Article 14-51', of Benton Street, one single -loaded aisle of The parking aisle shall be set back a min. of the parking aisle and the public sidewalk shall ry street building facade and located behind along Myrtle Avenue and Highway 1: 10' min. and set cades and screened to the S2 standard. alon Orchard Street: 10' min. and screened to the S2 screened structured parking back 0' min. from ing ew by architecturally -finished building forth in 14 -5A -5F. street building facades. (a) Surface Parking, Loading, andSe ice Area: 5' min. or 0' where parking is shared with the adjacent property. Setback area shall be landscaped to the S2 standard. (b) Building/Structured Parking: ust 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. 29 t building facade. ] along Myrtle Avenue and Highway 1: 10' min. and set cades and screened to the S2 standard. alon Orchard Street: 10' min. and screened to the S2 screened structured parking back 0' min. from ing ew by architecturally -finished building forth in 14 -5A -5F. street building facades. (a) Surface Parking, Loading, andSe ice Area: 5' min. or 0' where parking is shared with the adjacent property. Setback area shall be landscaped to the S2 standard. (b) Building/Structured Parking: ust 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. 29 (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 su residential portion of a building (i.e. not including po This 10' area must be used for walkways and landsca open space area. If pa king spaces are located where) containing ground floo windows, said parking space) at least the S2 standard. I c. Access to Parking and Service (1) All parking and service areas\frontag essed secondary streets consistent erfront allowed consistent with the Rissings upon redevelopment, the Citye close shared access points along th (2) FBC Committee approval is required for th streets. Any request for a curb cut on an a provisions set forth in Section 14-5C-6, Art d. Construction and Design Standards for Parke (1) The following subsections of Section A. Purpose B. Paving Materials C. Parking and Stacking Space Size D. Drainage / E. Location F. Standards for Structured Paring Face parking shall be closer than 10' to any tions of the building containing garage space). ing and/or may be included as part of a larger headlights of vehicles shine onto a wall must be screened from view of the windows to n public alleys, private rear lanes or driveways on )ssings Plan. Limited access to primary streets is n. However, in order to improve traffic circulation of inappropriately located curb cuts in favor of �ment of new driveway and curb cuts along primary street will be reviewed according to the applicable haleet Access Requirements. and Loa ing Areas 5, ConstruchQn and Design Standards, shall apply: H. Design and Layout of Surfa�e Parking Areas I. Landscaping and Tree Requirements within Parking Areas J. Screening and Setback Areas 30 K. Design of Bicycle Parking Areas. 5. ACCESSORY USES, BUILDINGS AND STRUCTURES a. Accessory uses, buildings and structures shall comply with the F provisions contained in the Riverfront Crossings Code are more supersede the provisions of Article 14-4C. b. Garages and parking structures must be located and constru paragraph 4, Parking, Loading, and Service Areas. ons of Article 14-4C. However, if the fic or restrictive, said provisions shall in compliance with the provisions of c. Accessory buildings other than garages nd parking structure must be located behind and to the side of principal buildings according to the sam setback standards as surface parking. Facades of accessory buildings within public view must be arc It cturaIly finished in a manner that is consistent with the principal building. 31 14-2G-4: FRONTAGE TYPE STANDARDS A. Generally A building's frontage condition—the transition from public to private space, from indoor to outdoor at the main entrance, the design treatment of ground floor building facade the configuration of facade projections, and the disposition of improvements within required setbacks—stro gly influences the quality and character of public streets and spaces. All principal buildings in the form -based zoning districts shall be d signed with Frontage Types meeting the requirements of this section. The standards recognize that differe t 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 ype standards and are not intended to promote a particular architectural style or represent the archit ctural detail necessary for high quality buildings. Table 2G-5 below identifies which of the Frontage Types ar permitted in conjunction with eachkgf the Building Types: Table 2G-5: Permitted Frontage Types Frontage Types Building Types o c 0 0 0 c : c t do i a �° Cottage Home x Rowhouse x x x Townhouse x 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(2) x(2) x(2) x(1) 32 Liner Building Civic or Institutional Building Notes: B. Storefront x x x x x x x 1. Subordinate frontage type — to be used in conjunction with other permitted frontage type(s) 2. Frontage type may be allowed by the FB for appropriate horizontal mixing of uses, e.g. for large mixed-use buildings ith multiple street frontages. 1 ^ 1. DESCRIPTION The Storefront frontage is therimary frontage type uses, such as retail, personal servi es,and restaurants types. The frontage provides storef nt facades that line, with large transparent windows a d multiple The Regulating Plan indicates locations ere this fr Figure 2G-15: Storefront 'buildings with active commercial ground floor see Table 2G-5 to determine appropriate building ire typically aligned close to the streetside property ilding entries at the grade of the fronting sidewalk. )ntage type is required. 2. STANDARDS a. The private frontage area between the public id e alk and the building facade shall be designed for additional sidewalk width and other pedestri -one ed uses, such as plaza space, outdoor patio space for restaurant and cafe seating, landscaping public art, r recessed entryways. b. To encourage commercial activity at the st eet level, priva frontage areas should be seamlessly integrated with and at the same level as t e public sidewalk the extent possible. With approval of the FBC Committee, on sloping sites in speci is locations where the is a desire to provide usable outdoor space the private frontage area may be s ghtly raised above sidew grade to create a level plaza or patio area. The elevation of the raised area sh II not exceed the elevation the ground floor finished floor (see 2.d below). A transparent, decorative ought iron or similar metal railing may be located at the edge of the raised area if required for safety, b t shall be limited to 42" max. in height. Opaque railings, fences or walls shall not be permitted. Access t 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 and sidewalk cafes for eating and drinking 33 establishments, as approved by the City. Any such fencing/railings for outdoor service areas and sidewalk cafes must include landscaped planters or planter boxes along at least 50% of its length. c. A minimum 70% of the tetal area of the ground floor facade between 2 and 10 feet in height above adjacent ground level shall consist of storefront window and doors. Glazing shall be clear and highly transparent and individual lites for display windows should a as large as possible to invite views into the interior space. Transom windows are encouraged above sto efront display windows. Residential window types, closely spaced ullions, and punched windows are n t allowed for storefront frontages. Reflective (mirrored) or colored gluts is not permitted. Low -E glazing ill reduce transparency, so is discouraged for storefront windows, but if\used, the glass chosen should)have a high visible light transmittance and low reflectivity. Such windows m\"ac w views into the int7te r space. The bottom of storefront windows shall be no more than 2' above tent ground level, apt along sloping sites, where this standard shall be met to the extent possibat views into the iior aremaximized and blank walls are avoided. d. The ground floor finished floor eleva 'on shall mi publicly accessible plaza. On sloping sit the FBC the height of the ground floor of the buil g is sidewalk or public pedestrian plaza at any pol'�t e. The ground floor floor -to -structural -ceiling f. Ground floor building space shall be designed g. Entries to individual ground floor tenant space shall open directly onto public side building entries shall match the grade of h. Storefront entries shall be recessed a a minimum of 6' from the building faci articulation, or other architectural deta the entrance. i. Awnings or canopies designed to prc street -facing facade and shall project above the adjacent sidewalk. C. Urban Flex 1. DESCRIPTION the elevation of the abutting public sidewalk or may adjust this requirement, provided that more than 3' above the level of the abutting public a street -facing facade. shall be 14' min. Building Code requirements for commercial uses. Isoarnpuen\be mon lobbies accessing upper floor ble outdoor plazas. Thresholds at ladjacent laza area. um of 18" aby awnings or canopies that project Entries mustguished by facade design, materials, provide relief to the building facade and draw attention to e weather protection are require"long at least 60% of the min., 8' max. from the front facade and shall be locate 8' min. a 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 34 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. r, Figure 2G-16: Urban Flex -- 2. STANDARDS a. The private frontage area between the public sidewalk and the buIding facade shall be designed for pedestrian -oriented uses, such as plaza space, outdoor patio spac for restaurant and cafe seating, landscaping, public art, or recessjed entryways. b. To encourage commercial activi at the street level, private fron age areas should be seamlessly integrated with and at the same le el as the public sidewalk to t e extent possible. With approval of the FBC Committee, on sloping sites in ecific locations where th a is a desire to provide usable outdoor space the private frontage area may be lightly raised above sid walk grade to create a level plaza or patio area. The elevation of the raised area shaknot exceed the 2.d below). A transparent, decorative wrou t iron or sir the raised area if required for safety, but shall a limited walls shall not be permitted. Access to raised a as shall steps and/or ramps. The use of ramps and railing shall from sidewalk to storefront. Transparent, decorative I exceed 42" are allowed for outdoor service areas anyf 3ji establishments, as approved by the City. Any such cafes must include landscaped planters and/or pl c. A minimum 50% of the area of the ground ground level shall consist of storefront wine Residential window types, closely spaced n frontages. Reflective (mirrored) or colored i so is discouraged for storefront windows, and doors. !vtion of the ground floor finished floor (see metal railing maybe located at the edge of 12" max. in height. Opaque railings, fences or provided directly from the sidewalk through minimized to maintain a seamless transition iron or similar metal fencing/railings not to Ik cafes for eating and drinking ings for outdoor service areas and sidewalk along at least 50% of its length. 2 and 10 feet in height above adjacent 1g shall be clear and highly transparent. ons, and punched wiXdows are not allowed for flex s is not permitted. Low- glazing will reduce transparency, if used, the glass chosen ould have a high visible light transmittance and low reflectivity. Such indows must allow views into the interior space. The bottom of storefront windows shall be no more t n 3' above the adjacent ground leve except along sloping sites, where this standard shall be met tottfe extent possible so that views into the interior are maximized and blank walls are avoided. r d. The ground floor finished floor eXvation 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 35 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 pla s where present, or shall be directly connected to sidewalks by a paved walkway. h. Thresholds at building entries shall match the grade of adjacent si ewalks, plaza areas, or paved walkways. L Building entries shall be s all be recessed a min. of 18" and shel red by awnings or canopies that project a minimum of 6' from the uilding facade. Entries must also b distinguished by facade design, materials, articulation, or other archite ural details that provide relief t the building facade and draw attention to the entrance. j. Awnings and canopies designed t rovide weather prot ion along frontages are encoural and may project 8' max. from the front facad nd shall be locat d 8' min. above the adjacent sidewalk. D. Terrace 1. DESCRIPTION The Terrace frontage provides for vertical semi -private outdoor space for individual the private frontage area. The Terrace front of building space from sidewalk grade and creates its by elevating and partially enclosing a portion of Nfor ground floor residential uses in urban settings and may be appropriate for live-wor/sidewalk stitutional u\building 2G-5 to determine appropriate building types. Figure 2G-17 Terrace 2. STANDARDS a. The private frontage area between t and thea shall be designed as a raised terrace, which is elevated up to 36table ax. above grade by a garden wall t provide a semi -private outdoor space. The terrace may also be sufor outdoor seating for live -work es. b. A Terrace shall project 6' min., 1 'max. beyond the front facade. A Terracey extend along the front facade for the width of the dw ling unit. The Terrace frontage is only allowed access to individual dwelling units, individual live- ork 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 may be 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. km 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 ramp shall be provided for access to the terrace. Steps and/or ramps may be perpendicular or parallel o the sidewalk. e. To provide vertical separation and enhance privacy, the finished fl or elevation of ground floor residential building space shall be elevated 18" min. above the elevation of t e abutting public sidewalk, and 36" max. above grade and may be flush with or slightly elevated above }'he Terrace level. f. Building entries shall (fie accessed directly from the Terrace. g. Landscaping of the Terra may include groundcovers, g trees. All plant material shabe of a variety that will not as not to obstruct ground flowindows. Plant material public sidewalk. Thorny plants a not permitted. E. Stoop 1. DESCRIPTION The Stoop frontage is a frontage type institutional use—see Table 2G-5 to d for vertical separation of building space from covered entries for individual dwelling units bi in conjunction with shallow setbacks. Ji Figure 2G-18: Stoop �, garden plants, low shrubs, and ornamental �d 42" in height at maturt,( (except trees) so be selected to prevent encroachment of the certain buildings with ground floor residential or riate building types. The Stoop frontage provides grade and modest projections of stoops and ilding facades. The Stoop frontage typically is used 2. STANDARDS a. The private frontage area between t/are ewalk and the builds facade shall be landscaped with the intent to provide privacy for residentattractive landscape fo pedestrians. The private frontage area is not intended as outdoor gathering (such as patios) and har scaped areas other than stoop, stair, accessible ramp, and paved walkwayot permitted. b. To provide vertical separation azntries hance privacy, the finished floor ele tion of ground floor residential space shall be elevated 18" minve the elevation of the abutting public sidewalk, and 36" max. above grade. c. Stoops shall be provided at the 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 37 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 may be perpendicular or parallel f. Landscaping on both sides of the Stoop is required. Landscap be demarcated by a garden wall up to 24" in height or a max constructed of wrought iron or metal that faithfully imitates y groundcovers, grasss, garden plants, low shrubs, and shall I: of a variety ose height at maturity will not ( be selected to preventl�ncroachment of the public the public sidewalk. \ F. Porch and Yard 1. DESCRIPTION The Porch and Yard frontage is antage type ap 2G-5 to determine appropriate buildi types. The the sidewalk. may be at grade or elevated, and may decorative, transparent fence ht iron. Plants may include a ental trees. All plant material (except trees) r ground floor windows. Plant material shall I . Thorny plants arenot permitted within 3' of to for certain residential buikings—see Table )rch and Yard frontage provides for vertical separation of building space from sidew k grade, p ojections of usable porches beyond building facades, and is typically set back from the streetsid rop y line to provide a front yard area. An optional fence may be built at or close to the property line elineate the front yard. Figure 2G-19: Porch and Yard 2. STANDARDS a. The private frontage area between the sic intent to provide privacy for residents and and t building facade shall be landscaped with the tive land ape for pedestrians. The private frontage area is not intended as outdoor gathering spate (such aspatios) d hardscaped areas other than porch, stair, accessible ramps, and paved walkway:ce not permitted. b. To provide vertical separation and enh privacy, the finished fl r elevation of ground floor residential space shall be elevated 18" min. abov¢ the elevation of the abutting public sidewalk, and 36" max. above grade. � \\ c. Porches shall be provided at the ent ies of single or two-family dwellings along front building facades and shall consist of an exterior floor tally raised 18" min. above the elevation of the abutting public sidewalk, and 36" max. above grade to ge 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. 38 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, andetal that faithfully imitates wrought iron. Fences shall be semi -transparent with max. 50% opacity. Chain Zink or wire mesh fences are prohibited. f. Front yard landscaping may include groundcovers, grasses, trees. All plant mat rial (except trees) shall be of a variety ground floor windo.Plant material shall be selected to p Thorny plants are not rmitted within 3' of the public side G. Portico 1. DESCRIPTION The Portico frontage is a frontage as well as institutional uses—see frontage has its building facade aligi elevated above the sidewalk level to n plants, low shrubs, and ornamental ase height at maturity will not obstruct ent encroachment of till public sidewalk. Ik. appropriate for rtain buildings with ground floor residential use 2G-5 to deter ine appropriate building types. The Portico close to the treetside property line with the ground floor .ovi a priva for the ground floor windows and is accessed by a covered, generously -sized exterior stairway a Figure 2G-20: Portico PAM �fDMA :7110 a. The private frontage area between the sid, intent to provide privacy for residents and is not intended as outdoor gathering space accessible ramp, and paved walkway are n b. To provide vertical separation and enha space shall be elevated 18" min. above grade. J c. Porticos shall be provided at buildin floor area raised 18" min. above the af and th building facade shall be landscaped with the active lands'T for pedestrians. The private frontage area ich as patios) an hardscaped areas other than portico, stair, permitted. privacy, the finished floolvIevation of ground floor residential elevation of the abutting p\an alk, and 36" max. above as along front building facaall consist of an exterior on of the abutting public sd 36" max. above grade to generally match the interior gro nd floor finished floor elevation. Porticos mtly provide access to a central lobby of a multi -unit builng or may provide direct access to no more than two entrances to individual dwelling units. d. Porticos shall project 6' min., 101 max. beyond the front facade and extend 10' min. , 20'max. along the front facade. A flat or pitched roof that is supported by columns or piers shall extend over the entire aM 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 e. Landscaping on both sides of the Portico is required. Lan( be demarcated by a garden wall up to 24" in height or a constructed of wrought iron or metal that faithfully imita groundcovers, grasses, garden plants, low shrubs, and or shall be of a variety whose height at maturity will not obs be selected to the public H. Forecourt 1. DESCRIPTION encroachment of the public sidewal The forecourt frontage is aNs of the above permitted frons forecourt frontage is created plaza or green that is surrou permitted. Figure 2G-21: Forecourt 2. STANDARDS bordinate frontage type i Lqe types—see Table 2G1 back the building frontages. may be at grade or elevated, and may ix. 42" decorative, transparent fence wrought iron. Plants may include nental trees. All plant material (except trees) ct ground floor windows Plant material shall Thorny plants are not permitted! -Within 3' of c� led for use in combination with one or more 5 to determine appropriate building types. The I portion of the building facade to create an entry on three sides. Forecourts at corners are not a. Forecourts shall be 20' min. in depth and wiky, however, neither dimension shall exceed 1.5 times the other dimension. In addition, the width of a f r ourt shall not exceed one-third of the overall facade width. b. Forecourts may provide access to a central obby of a arger building or may provide access to multiple uses through individual entrances. Depen ng on grown floor uses, forecourts may be appropriate for either semi -private or public uses, such a outdoor cafes, g dens, public art, or fountains. c. The forecourt may be hardscaped or Ian scaped, or a combinat n thereof, and may be elevated 24" max. above the elevation of the public side Ik to maintain visual con ectivity between the forecourt and the public sidewalk. If elevated, steps and or ramps shall be provided directly connect the forecourt with the adjacent sidewalk. d. Garden walls 24" max. in height mbe used to separate the forecourt from the public sidewalk while maintaining visual connectivity. Th 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 all shrubs, and ornamental trees. All plant material (except trees) shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant material shall be selected to prevent encroachment of the public sidewalk or walkways necessary to gain access to the building. Thorny plants are not permitted within 3' of1public sidewalks or walkways 4ecessary to gain access to the building. f. Other design uired for the primary frontage types shall apply. EM 14-2G-5: BUILDING TYPE STANDARDS A. Generally A The Building Type Standards differentiate and define a range of principal building typologies deemed appropriate for the Riverfront Crossings District and the Eastside Mixed Use Subdistrict. The Building Types describe basic building configuration and massing, pedestri n access, vehicle access, and parking specific to each typology. The standArds are intended to complemen the Subdistrict Standards and Frontage Type standards set forth in previous sections. Illustrations are i tended to demonstrate basic Building Type standards, and are not intende to promote a particular a chitectural style or represent the architectural detail necessary for high quality buildin s. In the event of con icting requirements the more stringent requirement shall control. Table 2G-6 below identifies which of t Building T pes are allowed in each of the Subdistricts'. - Table 2G-6: Permitted Building Types 42 Form -based Zoning Districts C N w N Permitted Building Types 0o x V > D t7 d C N 6 Ln 7 V V W Cottage Home x x Rowhouse x x x Townhouse x x x x x x Apartment Building x x x x x x x x Multi -Dwelling Building x x x x x x x x Live -Work Townhouse x x x x x x x Commercial Building x x x x x x x x(1) Mixed -Use Building x x x x x x x x(t) Liner Building x x x x x x x 42 Civic or Institutional Building X x X X x Notes: 1. Only allowed on properties with frontage on Van Buren Street or Burlington Street. B. Cottage Home 1. DESCRIPTION The Cottage Home is a detached single-family house on a fee semi -private frontyard and a private backyard. Garages are loci an alley or by narro\Hornee s between adjacent Cottage He Subdistricts where tType is permitted. Figure 2G-22: Cottagey Access) Figure 2G-23: Cottageeway Access) 2. BUILDING SIZE AND MASSI X X X ple lot. The Cottage Home provides a in the rear yards, accessed either from . Table 2G-6 above identifies the a. Buildings shall be composed of bQe, one and a half, Or two-story volumes 3. PRIMARY PEDESTRIAN ACCESS a. The main entrance shall be located with the faca a and shall be accessed directly from a street through an allowed Frontage Type see Ta le 2G 5. 4. VEHICLE PARKING a. Parking shall be provided in a garage located i may be detached, attached to the principal b covered or enclosed breezeway. b. Vehicular access shall be provided as follo s: :h rear yard behind the principal building. Garages ing, connected to the principal building by a (1) Where a public alley or private rear la is present garages sNII be accessed from the alley or rear lane. (2) Where no rear access is possible, rages shall be accessed throuct max. 10' wide driveways accessed from the front of th/ng Hom between adjacent Cottage ess. Shared driveways between adjacent lots are encouraged. c. Refer to the Section 14-2G-6, ParType Standards for additional requirements. C. Rowhouse 1. DESCRIPTION 43 0 ,., cn Q a 3. PRIMARY PEDESTRIAN ACCESS a. The main entrance shall be located with the faca a and shall be accessed directly from a street through an allowed Frontage Type see Ta le 2G 5. 4. VEHICLE PARKING a. Parking shall be provided in a garage located i may be detached, attached to the principal b covered or enclosed breezeway. b. Vehicular access shall be provided as follo s: :h rear yard behind the principal building. Garages ing, connected to the principal building by a (1) Where a public alley or private rear la is present garages sNII be accessed from the alley or rear lane. (2) Where no rear access is possible, rages shall be accessed throuct max. 10' wide driveways accessed from the front of th/ng Hom between adjacent Cottage ess. Shared driveways between adjacent lots are encouraged. c. Refer to the Section 14-2G-6, ParType Standards for additional requirements. C. Rowhouse 1. DESCRIPTION 43 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 2. BUILDING SIZE AND MASSING a. Buildings shall be composed of two, two and a half, b. Groups of Rowhousos may consist of two to six 3. PRIMARY PEDESTRIAN ACCESS a. The main entrance sha\inn ed within the fac through an allowed Frpe—see Table 2G 4. VEHICLE PARKING a. Parking shall be providarage, which may b. Garage doors must be oriented tan alley or c. Refer to the Section 14 2G-6, Parkin Type St D. Townhouse 1. DESCRIPTION ,r three-story volumes. i d units. and shall be accessed directly from a street detached or attached to the principal building. rear lane and shall not face the street. for additional requirements. The Townhouse is a single-family unit that shar s\pate alls with one or two of the adjacent units. A Townhouse may be located on a separate fee imbe part of a multi -unit development. The Townhouse provides a semi -private frontyard but backyard. Table 2G-6 above identifies the Subdistricts where this Building Type is per itted Figure 2G-25: Townhouse 2. BUILDING SIZE AND MASSING a. Buildings shall be composed of two,rf o and a half, or three- st%ry volumes. b. Groups of Townhouses may consistwo to ten units. 3. PRIMARY PEDESTRIAN ACCESS a. Entrances to each dwelling shall bt located within the facade and shall be accessed directly from a street through an allowed Fronta a 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. 44 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. E. Apartment Building 1. DESCRIPTIOI\ The Apartment Building is designed to be occupied by multiple dwelling units configured as a double -loaded corridor building. The Apartment Building is oriented perpendicular to the primary street frontage and sits atop an underground parking garage Table 2G-6 above identifies the Subdistricts where this Figure 213-26: Apartment Building 2. BUILDING SIZE ANMASSING a. Buildings shall be co posed of two, three, or 3. PRIMARY PEDESTRIAN CCESS a. The main entrance to the Artm throuent Building shall I directly from a street gh n allowed Frontage b. Access to dwelling units shall be Nom a shared each dwelling unit provided througcentral cc upper floor dwelling units are not per fitted. 4. VEHICLE PARKING a. Parking shall be provided in an underground structure shall be designed sle hat above matches the elevation of the FrontaType b. Additional surface parking may be c. Refer to the Section 14-2G-6, Parking F. Multi -Dwelling Building 1. DESCRIPTION bay width determines,the building width. i g Type is permitted Vt - wr r_n (where permitted),volume5: located within the facade and shall be accessed Table 2G-5. located at the main entrance with entrances to Exterior corridors and exterior stairways to -e located beneath the building footprint. The finished floor elevation of the residential space ee Section 14-2G-4, Frontage Type Standards). to the rear the building. Standards for a'qditional requirements. The Multi -Dwelling Buildingis desig/ied to be occupied by multi -family dwelling units or group living uses. The Multi -Dwelling Building T/ay be arranged in a variety of configurations, including bar, L, U and 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. 45 Figure 2G-27: Multi -Dwelling Building 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 dimension less than 20' and shall be designed with appropriate landscaping and/or hardscaping to provide a safe and attractive outdoor space for residents of the building. 3. PRIMARY PEDESTRIAN ACCESS a. The main entrance to the Multi -Dwelling Building shall accessed directly from a street through an allowed Fro b. Access to dwelling u its shall be from a shared lobby each dwelling unit pr ided through shared corridors. upper floor dwelling uni are not permitted. c. Ground floor dwelling unit fronting on a street may/ street through an allowed units shall be such that the entrance. 4. VEHICLE PARKING 3e Type. However, ce to the shared h a. Parking shall be provided in a surface mid -block structure, an integrated stri combination thereof. b. Where present, above -grade mid -block building by at minimum 40'. This space contain an alley or private rear lane prc c. Refer to the Section 14-2G-6, Parking G. Live -Work Townhouse 1. DESCRIPTION located within the facade and shall be Type—see Table 2G-5. at the main entrance with entrances to corridors and exterior stairways to o have a separate entrang directly from the '-R scale and design of entrances to individual is clearly recognizable as the bung's main n th rear, an underground structure, aiiabove-grade �c tained within the base of the building, or a ring s uctures shall be separated from the principal I be Ian caped to screen the parking structure and may ng vehicula access to the structure. Standards for �qditional requirements. The Live -Work Townhouse is designe:Townhouse be occupied by a single dwellirjg unit and a single ground floor commercial or flex space. The Live Wo 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 2. BUILDING SIZE AND MASSING 46 a. Buildings shall be composed of two, two and a half, or three-story volumes. b. Groups of Live -Work Townhouses may consist of two to ten units. 3. PRIMARY PEDESTRIAN ACCESS a. Entrances to ground floor commercial or flex space shall be located within the facade and shall be accessed directly from a street through an allowed Frontage Type—see Table 2G-5. b. Entrances to each dwelling unit shall be provided througha�separate street level entrance or through a foyer shared with the commercial space. 4. VEHICLE PARKING a. Parking shall be providd in a garage attached to or lot located behind the bbiilding. b. Garage doors must be c. Refer to the Section 14-2G-6, H. Commercial Building 1. DESCRIPTION to an alley or private nder the unit at the rear, and/or a surface lane and shall not face the street. ng Type Standards f r additional requirements,= e or more non-residential uses If pre90nt, uses aurants, personal services) are typically located on identifies the Subdistricts where this Building Type Commercial Buildings are designed for occ ancy by generating visitor or customer traffic (such as r ail, re: the ground floor facing the sidewalk. Table 2G-6 a ov is permitted. Figure 2G-29: Commercial Building 2. BUILDING SIZE AND MASSING a. Buildings shall be composed in accordance building height and stepback requirements 3. PRIMARY PEDESTRIAN ACCESS a. For buildings occupied by a single user: facade and shall be accessed from a stl b. For buildings occupied by multiple within the facade and shall be acce upper floor commercial space shall from the street through a separatq the appliable Subdistrict Standards with respect to e main entrance to a toby shall be located within the through an allowed Front ge Type—see Table 2G-5. Entrances to ground floor commercial spaces shall be located from a street through an allowed Frontage Type. Entrances to through a street level lobby and/or interior corridors accessed entrance. a. Parking may be provided in a surface lot, underground structure, above -grade mid -block structure, 47 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. I. Mixed -Use Building 1. DESCRIP"MON Mixed -Use Buil ings are designed for occupancy by a mii vertically and/or orizontally demised. If present, uses gens restaurants, perso I services, live/work commercial space) the sidewalk, where uses generating limited pedestrian located on upper floo or behind street fronting comm i street -facing storefront s ces unless designed as live- c Subdistricts where this Buil g Type is permitted. Figure 2G-30: Mixed -Use Building 2. BUILDING SIZE AND MASSI a. Buildings shall be composed in a building height and stepback req b. Courtyards shall have no dimension less and/or hardscaping to provide a safe ar 3. PRIMARY PEDESTRIAN ACCESS wm of two different uses that may be ting visitor or customer traffic (such as retail, typically located on the ground floor facing city (such as office or residential) are typically it uses. Residential uses are not allowed in space. Table 2G-6 above identifies the the applicable Subdistrict Standards with respect to 20' and shall be designed with appropriate landscaping ractive outdoor space. a. Entrances to ground floor commercial s aces shall located within the facade and shall be accessed from a street through an allowed Fro age Type—see able 2G-5. b. Entrances to upper floor commercial pace or dwelling u 'ts shall be through a street level lobby and/or interior corridors accessed fr m the street through a eparate entrance. c. Entrances to live/work residentialsijace may be provided direr �y from the live/work commercial space. 1 4. VEHICLE PARKING a. Parking may be provided in a sufface lot, underground structure, above -grade mid -block structure, an integrated structure contained ithin 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 48 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. J. Liner Building 1. DESCRIPTION A Liner Building is a shallow building designed and placed in a manner that hides a parking structure from public view and provides for more active, pedestrian -orient building uses along a street frontage. Liner buildings are oriented toward the street with no or minimal penings to the rear. The parking structure in the rear may be attached to the Liner Building, or slightly d tached 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 servic s) are typically located on the ground floor facing the sidewalk, whereas uses generating lower pedes rian activity (such as office or residential) are typically located on upper floors. The Liner building may al o include live/work units, and townhouse units. Table 2G-6 above identi s the Subdistricts where this B ilding Type is permitted. Figure 2G-31: Liner Building uti 2. BUILDING SIZE AND MASSI G = a. A liner building shall beat lea tall enough to vi ally screen the parking structure behind the building. 3. PRIMARY PEDESTRIAN ACCESS a. Entrances to ground floor uses shall be a street through an allowed Frontage T b. Entrances to upper floor commercial and/or interior corridors accessed di c. Entrances to live/work residential lofts through internal stairs. 4. VEHICLE PARKING a. Parking shall be provided in a b. Refer to the Section 14-2G-6, K. Civic or Institutional Building 1. DESCRIPTION within the facade and shall be accessed directly from Table 2G-5. or elling units shall be through a street level lobby ,om th street. be provider directly from the live/work commercial space structure located Type Standards for Liner Building. requirements. Civic or Institutional Buildings are d6signed for occupancy by public or quasi -public uses that provide important services to the community. A Civic or Institutional Building contributes significantly to the 49 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), ogrivately owned and operated (e.g. church, daycare center, private school). Figure 2G-32: Civic or Institutional Building 2. BUILDING SIZE AND MASSING a. Civic or Institutional Buildings may be designed as integrated into the urban fabric, as deemed approl b. Civic or Institutional Buildings that are integrated i in accordance wi0he applicable Subdistrict Stan stepback requl circumstances: (1) To accommodate a However, the FBC o c4aectural elements realm, such as a tower (2) To accommodate within the building envelope or an entry civic or i c. Freestanding Civic or Institutional Builcl0 or plaza and are exempt from the maxirr However, freestanding buildings shall be quality. 3. PRIMARY PEDESTRIAN ACCESS a. For buildings occupied by a single user: facade and shall be accessed from a stn b. For buildings occupied by multiple uses: level lobby, or separate entrances. All accessed from a street through allowe� c. Freestanding Civic or Institutional 4. VEHICLE PARKING a. For freestanding Civic or in buildings in a public space or for their use and context. the urban fabric should generally be composed Is with respect to setbacks, building height, and may approve exceptions under the following to the building design that contribute to public uses that cannot feasibly be accommodated applicable Subdistrict. be located within a public or publicly accessible park back requirements of the applicable Subdistrict. ed with four building facades of equal architectural e main ert� through an building may ices shall be Frontage Types. to a lobby shall be located within the ved Frontage Type—see Table 2G-5. ngs shall provide ped Buildings: either a shared entrance with street within the facade and shall be access from at least two sides. (1) Vehicular access shall be limited to service and emergency vehicle access, provided through pedestrian walkways of sufficient width and construction. 50 (2) Parking shall be provided on -street. Shared off-street parking may be provided remotely in a lot or structure. b. For Civic or Institutional Buildings integrated into the urban fabric: (1) Parking may be provided in a surface lot, underground ructure, above -grade mid -block structure, an integrated structure contained within the base of th building, or a combination thereof in accordance with the Parking Type Standards—see Tabl 2G-7. (2) Where present, above -grade mid -block parking struct res shall be separated from the principal building by a�minimum 40'. This space may contain n alley or private rear lane. c. Refer to the Sec uirements. 51 14-2G-6: PARKING TYPE STANDARDS - A. Generally The Parking Type Standards describe the allowed off-street pari requirements. Additional requirements are set forth in the Subd above. The images herein are intended to illustrate typical cond a parking facility may vary. i Table 2G-7 below identifies whi of the Parking Types are all Types: Table 2G-7. Permitted Parking TypE` options and determine their basic design ct Standards and Building Type Standards is. The actual design and configuration of I in conjunction with each of ,the Building Parking Types 52 v Building Types CJ V 0 ate+ `0 N0) 01 = C Y N 7 m V to 'O A 01 c 7 01 7 V Gl V 'O L7 V C- d V 7 N d J 7 H N Cottage Home x Rowhouse x Townhouse x x Apartment Building x x x Multi -Dwelling Building x x x x Live -Work Townhouse x x x Commercial Building x x x x Mixed -Use Building x x x x Liner Building x Civic or Institutional Building x x x x x x 52 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. �gure 2G-33Garage C. Tuck -Under Parking Tuck -under parking provides covered and enclosed parking s aces located at the rear of a building. Tuck -under parking may be combined with other parking typ s and works particularly well on properties that slope away from the Aryl be street right-of-way and where residential dwelling must be elevated above a flood hazard area. Figure 2G-34: Tuck -Under D. Surface Lot Surface lots provide uncovered, set forth in Section 14-2G-3, Su Figure 2G-35: Surface Lot E. Mid -Block Structure parking sl standards. Mid -block structures are freestanding parking structures shall be set back from adjacent buil Surface lots shall be located according tb=the rules _, res located in the center of a larger block. Mid -block Kat least 40' to provide sufficient light and privacy for commercial or residential uses facing the bloc interior. s 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 I ated behind shallow Liner B 'Idings that are oriented solely toward the street. Lined structures may be dir ly attached to the liner buildin or detached by a minimal fire separation distance. Lined structuress all be limited to a height that is adelpuately screened from public view by the associated Liner Building. j Figure 2G-37: Lined Structure 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 53 H. Underground Structure Underground structures are parking structures located below grade. Underground structures may be combined with other above -ground parking types. Figure 2G-39: Underground Structun 54 14-2G-7: GENERAL REQUIREMENTS A. Streetscape and Frontage Area Imp 1. The area within the public right-of-way between existing or line shall be improved for e with provisions of the Rive; requirements. Street trees sh estrian circulation, Crossings District Master be planted in the public i 3nned curb lines and the streetside property amenities, and landscape space consistent i and the City's sidewalk standards and tree between the public sidewalk and street curb, according to the ree species and planting sp cifications of the City Forester. One overstory tree is required for every 30 fe t of lot frontage, but not I ss than one tree per lot. Smaller trees may be approved by the FBC Committee locations where overst ry trees would interfere with overhead utilities. If any of these provisions conflict, a more specific Stan and shall apply. 2. The private frontage area, which is thkarea between thq property line and the plane of any street -facing building facade, shall be improved cons\ tent with Sed' n 14-2G-4, Frontage Type Standards. Within the private frontage area, outdoor storage an work area , mechanical equipment, accessory buildings, or other improvements that detract from the qlity of he pedestrian environment are prohibited. The placement of walls and fencing shall comply w\ t applicable Frontage Type Standards. In the West Riverfront subdistrict the private frontage area ma differ as described in the Subdistrict Standards. 3. All areas of the site that are not used for build landscaped with trees and/or plant materials. A time of site plan review. Figure 2G-40: Streetscape and Frontage Area Figure 2G-41: Streetscape and Frontage Area I B. Pedestrian Streets , vehicular and pedestrian use areas shall be plan for such areas must be submitted at the f� - Typical\Residen*al Frontage ,7 - Typicaltage �} sus t.� 1. Buildings may front on a Pedestrian Str t, where provided, in compliance\with the requirements in Section 14-2G-3, Subdistrict Standards, nd Section 14-2G-4, Frontage Type Standards. In such a case, the pedestrian street is considered a prim ry street, and as such, all provisions of this Article that apply to primary streets shall also apply to ped strian streets. In cases where a pedestrian street is illustrated on the Regulating Plan as a primary street a d 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. 55 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 nd intersect with, be perpendicular to and visible from a right-of-way pedestrian (4) Public Pedestrian is street right-of-way and be owne4 by a government entity. Additional may be required beyond the mini um based on location and the amount of nticipated. keets may provide for pedestria travel through a block to other neighborhood destinations, such as arks, riverfront areas, trails schools, and neighborhood commercial areas. b. Private Pedestrian Street: (1) Private Pedestrian Streets s II be designed a publicly accessible thoroughfares that function like residential streets but are limitXnon-mrized traffic. (2) Residential buildings shall fronssed from the private pedestrian street through an allowed frontage type. (3) A private pedestrian street shalthrough a shared public access easement that shall be at min. 30' wide and intersendicular to and visible from a public,st(eet right-of-way. / \ c. Ralston Creek Frontages: (1) The required 30' stream corri r buffer shall serve as t pedestrian street right-of-way or public access easement and shall f nction like a street, but is lim ed to non -motorized traffic. (2) Buildings shall front on an be accessed from the pedestrian treet through an allowed frontage type. (3) The required public tr# may serve as a sidewalk that provides access to building frontages. In addition, a separate p(dewalk may be constructed on a raised terrace along the building frontages to provide better *cess to residential units that are elevated above the flood hazard level. 56 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 requirements as determined by the FBC Comm (2) Depending on the location and the design of the access may tib required. If required, a central wide and remcjns free of obstructions. (3) Each pedestrian s\above, for Ralston central 20' fire lade at least 1 green space. Forreets that e located min. 10' ked by gree subparagraph c.,dewalk regi (4) Street trees must be planted at Ve sa although trees may be clustered o the FBC Committee. required along any pedestrian street per City opment, provision for emergency vehicle pathway must be provided that is at least 20' Frontages and pedestrian streets that require a . 6' wide public sidewalks separated by a central ly serve residential building types, one centrally may be approved by the FBC Committee. See s for Ralston Creek Frontages. ratio as required for a regular street right-of-way, according to the streetscape design plan approved by (5) Any areas that are not intended for dest 'an pathways shall be landscaped or used for pedestrian amenities, bicycle parking, seating reas, pub c art, sidewalk cafe seating, and similar. Landscaped areas may be designed to provide storm water'onveyance. C. Pedestrian Passageways 1. For buildings with non-residential accessible pedestrian passageways required to provide pedestrian acc 2. Passageways shall be designed to ; and facades longer that, m primary streets to and I from parking areas at the the following standards: along a primary street, publicly gh the interior of the block are of buildings to street frontages. a. Passageways shall be 20 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 57 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 desii no variation in enclosing wall planes, adequate light levels, D. Streetscreens 1. Where Streetscreens are required in Section 14-2G-3, Su following standards shall be built for the purpose of enh side yard area from pyblic view. 2. Streetscreens shall be designed to meet the following to provide clear lines -of -sight, little or shall be kept clean and clear of debris. :t Standards, a wall that meets the security or for screening a parking lot or a. Streetscreens shall b constructed coplanar with or r cessed max. 2' from the street -facing facade. b. Streetscreens shall be a in. of 5' in height but shall of exceed the height of the ground floor facade. c. Streetscreens shall be con tructed of masonry or ther high quality wall material complementary to the adjacent building facade. decorative wroug iron or metal fence that faithfully, imitates wrought iron may be approved by the BC committee, ovided the intended purpose of the strdftcreen is achieved. d. Streetscreens may have openings foXap e. Streetscreens over 15' in length shall OR visual interest along the street frontage. E. Open Space Requirement for P 1. On lots that contain Multi -Dwelling Build contain multi -family or group living uses, square feet per bedroom, but not less subsection. driveways and pedestrian passageways. ted and/or be enhanced by landscaping to provide jec with Residential Use s, Apa\sace uildings, and/or Mixed -Use Buildings that able opshall be provided on each lot at a ratio of 10 400 sqt, according to the standards set forth in this 2. For the purpose of this section, opey space is defined as having the following characteristics: a. Open air, outdoor space acces able for shared use by occupan`Cs of residential units on the property, except as allowed for Indoor ctivity Space, as noted below; b. Designed to preserve priva y for individual dwelling units; c. Improved to support pas ive recreation, leisure activities and informal gathering; d. Includes amenities such as seating, shade trees, planters, gardens, and/or other improvements to 58 support passive recreation or leisure activities; e. Located in one or more clearly defined, compact areas, with each area not less than 400 square feet, with no dimension less than 20' and no slope greater than 10%; 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 coun paths no wider than 5' and pervious pavement designed included within the defined open space area. 4. Private frontage areas may not count toward the ope below. 5. Shared garden andxQatio a parking garage) shaco green features, such as p amenities, are free of any space located on upper I� unt toward the open sp< nters or functional cire toward usable open space, except that paved lusively for passive outdoor recreation may be requirement, except for forecourts, as noted dor terraces, rooftops or podiums (on the top level of requirement, provided these areas are designed with roofs, contain outdoor seating and other appropriate m rooftop mechanical equipment, and are improved and available for safe and conv ient access to I residential occupants of the building. Security and close monitoring of any such space is re uired to en re the safety of residents and the public., The City reserves the right to restrict or close such a sp a and r quire the owner to pay a fee in lieu if such space is deemed a public hazard or nuisance. 6. A forecourt meeting the standards above II count toward the open space requirements, provided: a. It complies with the Forecourt Fronta e Ty Standards in Section 4 of this Article; b. It is square or rectangular in form wt a minim side dimension of 20' and no side greater than 1.5 times the dimension of another sid c. It includes amenities such as seati g, shade trees, pla\ed ns, and/or other improvements to support passive recreation or lei re activities; d. Its elevation is not lower than ade or higher than tloor finished floor elevation. 7. Indoor Activity Space may count f r up to 50% of the respace, provided the indoor activity space meets the following requir ments: a. The space is accessible for ared use by occupants of residential units on the property; b. It is designed to preserve rivacy for individual dwelling units; c. It is improved to suppo 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; 59 d. Each indoor activity area is not less than 225 square feet, with no dimension less than 15'; e. A minimum of 40% of the combined surface area of all the walls is transparent and at least one wall is an exterior wall with min. 40% window coverage. If located on the top floor, transparent skylights may be counted toward the transparency requirement. 8. The payment of a fee in lieu of providing the required usablepen space may be requested by the developer in cases where there is practical difficulty meeting th standards. A fee in lieu of the open space requirement may be a. At least 50% of and/or as indoor the lot contains i open space requirement according to the following i space requirement must be area meeting the minimum di Zvelopment of 20 or fewi be satisfied with a Davr b. The developer must request)kayment in lieu of open and requirements: on-site, either as usable outdoor space ional requirements as stated above, unless drooms. In such a case, up to 100% of the in lieu; at the time of site plan review, c. The fee must be paid in full pri%Mtol the issuance of an occupancy permit; d. The fee shall be equal to the fairet value of the and that otherwise would have been required for the open space. The fair market valuof the land appraiser who is acceptable to both th City and the developer. e. All such fees shall be deposited in either east of the Iowa River), eF the Riverfront Iowa River), or the Eastside Mixed Use o develop public open spaces, parks, recrea applicable Riverfront Crossings open spa used within the Central Planning District, F. Building Design Standards 1. FACADE COMPOSITION ill be determined by a qualified real estate developer. The appraisal cost shall be borne by cont Crossings District East (for properties located District West (for properties located west of the account. All payments will be used to acquire or ih faciliti and greenways/trails that are located within the district. Fo the Eastside Mixed Use'District funds shall be Subarea A a. Building facades shall be designed ith a base, middle, and top, illustrated in Figure 2G-42. The ground floor facade, or in the cad of taller buildings the facade of t e first few stories, composes the base. The building elements and eatures above or including the uppermost occupied floor, including parapet walls and eaves, comp a the top. The top of buildings shall be delineated with some form of cornice expression, either wit 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, 60 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.d 35' max. in width and establish a rhythm of vertical modules unified by a complementary rhythm f windows and window groupings. Facade bays shall be distinguished by varying fenestration pa materials, or es ablishing a rhythm of architectural elei the exterior wal aterial changes along the horizontal an inside corner the building wall. In the Eastside M below, applies inste d of this standard. >, recessing wall planes, varying building such as pilasters or window bays. Where e of a building, the change must occur on Use District, the standard in paragraph d., c. To avoid flat, continuos, and overly long upper floor facades, the maximum length of an upper floor facade shall be 50'. Artie tion between continuous pper floor facade sections shall be accomplished by recessing the facade 2' 'n. for a distance of at I ast 10' along rear and side facades and 3' min. for a distance of at least 10' alon front facades, as ill strated in Figure 2G-42. If an upoer story fa4ade is recessed more than 5', said dist ce shall be in eased to at least 20'. If balconies are constructed within the recessed area, the distan between a outside edges of any balconies that face each other across the recessed area shall be a paragraph d., below, applies instead of d. In the Eastside Mixed Use District, b modules that give the appearance of module must meet the following standlirds. In building, multi -dwelling building or a street frontages unless designed as wings that do not exceed 60 feet in, Committee. (1) Each module must be no gre from adjacent modules by a facades and at least 3' in dq (2) Each module must have 18'. In the Eastside Mixed Use District, the standard in ndard. Wes greater than 40' in width must, be broken into gividual buildings, as illustrated in Figure 2G -42b. Each shall a mixed-use building, commercial p ment builds be greater than 60 feet in width along primary t3 building with a ndscaped forecourt frontage and building idth along prima treet frontages, as approved by the FBC than 30' and no less than 0' in width and must be distinguished ition in the wall plane of at as t 2' in depth along rear and side along front facades. change in the roofline; (3) As appropriate to the cXosen architectural style of the building, each module must be distinguished fromZ adjacent module by at least one of the following means: variation in material colors, typor textures; variation in the building and/or parapet height; variation in the architectural details such as decorative banding, reveals, stone, or tile accents; variation in window pattern; variation in the use of balconies, recesses, or bay windows. 61 e. Architectural style in the Eastside Mixed Use District: Buildings must be designed in a manner that is consistent with a historic architectural style typical of residential buildings in the Central Planning District. However, building facades that are visible only from public alleys are not subject to these standards. The applicable architectural styles are as follows: Italianate; Queen Anne; Colonial Revival; Craftsman; Craftsman Bungalow; American Foursquare; Prairie Style; Period Revival; and Eclectic. The applicant must indicate in detail how each of the following a building are consistent with one of these architectural styles: (1) Form and mass of the (2) Roof configuration (3) Style and placement of (4) Window and door trim, (5) Porch and entrance fea (6) Building details and orr ndows and doors; boards, frieze boards, and ectural elements in the proposed N C� �n Yy� •.o trim; f. To create a seamless transition betwee\ibyeating ades of a b ilding at a street corner, both street -facing facades shall be designed with equal ural quali and detail as illustrated in Figure 2G-43. Buildings shall reinforce street corners fling de elements such as signs, awnings and window and wall treatments on both he bui facing the corner. Additional corner emphasis with chamfered or rounded facades, dqi treatments, materials, canopy projections, roof or method is encouraged on street corners. Where y entries accentuated through changes in design apet forms, or through other architectural ional corner emphasis is provided that extends vertically to the top of the building, the upper fl or ste ack requirement may be waived or adjusted by the FBC Committee. g. For any exterior building wall that faces a str et, park forec u t, plaza, public trail, the Iowa River or Ralston Creek, a minimum of 25% of said be comprised of doors and transparent w (1) For buildings with Storefront and with the ground floor meeting (2) Side facades built to the ill between the grnd floor and the top of the wall shall lows, with the folio - ng exceptions: Flex frontages, this sta dard applies only to upper floors requirements for thes� frontage types. that will abut an adjacent building, but that are temporarily within public view, are exempt/from this requirement. h. Along street -facing facades and facades that face the Iowa River, Ralston Creek, 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 62 interest must be distributed across the facade in a manner consistent with the overall design of the building. Figure 2G-42: Facade Composition Figure 2G -42b: Building Composition in the Eastside Mixed Use District Module Module—� —M/oduModule Existing New MF Building -Existing r Figure 2G-43: Corner Treatme 2. BUILDING ENTRIES a. Primary entries to ground floor uilding space and toobbies accessing upper floor building space shall be accessed through allowed frontaged along street -facing facades with preference given to entries along faNq facades or from parking garages may three street -facing facades shall have b. For buildings that contain residential street -facing facade that provides pe allowed frontage type. For buildings provided along at least two street fr primary street. Access to dwelling uro side entrance. facing p mary streets. Building entries along rear and side serye principal building entries. Buildings with more than on at least two sides. there must be at least one main entrance on the to dwelling units within the building through an more thaPgwo street frontages, building entrances must be tages and at leo olne of those entrances must be along the must not be se through a parking garage or from a rear or c. Entries on street -facing facades all be sheltered by an awning, canopy, a recessed doorway, portico, and/or a porch as appropriat o the frontage type, and shall be 'stinguished by facade recesses or variations in facade design propriate to the frontage type as set fo h in Section 14-2G-4, Frontage Type Standards. d. Primary residential entri s 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 storefront and urban flex frontages greater than 100' in length, at least one usable building entry shall be provided for every SO' of frontage. This requirement shall not apply in the West Riverfront Subdistrict. 63 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 N as a primary means of entrance to any residential building or residential unit. 3. WINDOWS Figure 2G-44: Window Configurations a. Windows in residential buildings or the residential the following standards: (1) Individuol window units that are visible from a public or trail All have a height that is at least 1.5 times illustrated AFiaure 2G-44. (2) Individual winchkw units may be located of mixed-use buildings shall comply with et, pedestrian street, or public park, plaza than the width of the window unit, as or ganged, in a wider window opening, but the width of the o\eningmayot exceed its eight, as illustrated in Figure 2G-44. (3) Windows may be individual/ewindows, ow units shall be separated by min. 3 1/2 inch trim, as illustrated in Fi(4) Bathroom, kitchend decorat such as stained-glass and ocular windows, are not required to meet the abd\e dinfensional standards. (5) Windows on facades shall be double d)(single hung, hinged casement, pivoted, projected, or fixed. (6) Windows shall be accentuated with aca\used recesses, and trim appropriate to the wall material and architectural style of a bus in walls constructed of masonry, stucco, or similar shall be recessed ami . of 2" e and accentuated with sills and lintels or other similar treatment. In wall not consonry, stucco or similar, windows must include min. 3" trim. If simula ed muntinshall be affixed to the exterior of the windows. 4. STORY HEIGHTS a. For all mixed-use and non re idential buildings, the minimum ground floor floor -to -structural -ceiling height is 14'. For live -work t wnhouses, the minimum ground floor floor -to -structural -ceiling height is ill. b. Upper floors shall not excked 14' floor to floor. 5. BUILDING MATERIALS L 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 t e building, the building type, frontage condition, and proposed architectural style. b. All building f cades within public view of a street, pedestri street, plaza, park, public trail, Ralston Creek, or the I wa River shall use materials and design fea res similar to or comple?mentafly to those of the front faca e. Table 2G-8: Permitted Building erials i Per itted Location/Applicatio of Material Trim/Accent Top Middle of ase/Bottom Storefront Permitted Standards Building Materials Material Building Building of Building and Urban (see notes) Flex frontages Brick(face/veneer) x x x x x A Tile, Stone/Stone x x x x x A Veneer Architectural CMU x x x x x B Wood/Wood x x x x x C Composite Fiber -Cement x x x x x C Siding/Panels Metal Panels x x/ x x x D Pre -Cast Concrete x /x x x E Panels / EIFS/synthetic x x F stucco/hand-laid 65 stucco Reflective X G Glass/Spandrel Translucent, Fritted x x x xr x H Glass/Window Film Transparent Glass x x NOTES: A. Any brick or stone veneer mus a of a quality, thio masonry and allows windows an ntryways to be B. Shall be used in conjunction with a lette of mat within public view of a street, pedestrian treet, pla the Iowa River. Except for burnished/polish d or urban flex frontages. However, if approved by e rock -face, may be used as an accent material n C. For buildings that exceed 3 stories in height hese x x I cness, durability, and design that faithfully itnitates full-wythe rec ssed to meet the standards. ori s and shall not comprise more than 33% of any facade z , park, public trail, Ralston Creek Frontage, parking area, or azed units, CMU is not generally allowed for storefront and FBC, architectural CMU, such as split -face, ground -face, and ie storefront/urban flex frontage level. terials shall only be used in conjunction with a palette of materials and shall not comprise more tha 33% of any acade within public view of a street, pedestrian street, plaza, park, public trail, Ralston Creek Fr ntac storefront/urban flex front applications- howe FBC as accent materials. parking ar , or the Iowa River. Not generally allowed for , high-quality, mooth-faced versions may be approved by the D. Shall be used in conjunction with a alette of materials; shall be a hegauge, non -reflective metal. Durability and maintenance of the material s all be carefully considered if used o the ground level floor or in high use areas; E. Shall incorporate horizontal an vertical articulation and modulation, includin ut not limited to changes in color and texture, or as horizontal/ o a palette of materials. This category does not inclu tilt -up concrete wall construction, which is not all wed. F. May only be used for arch' ectural detailing above the ground floor. G. Shall be used in limited antities as an accent material or as a means of visual screening. Shall not count toward minimum fenestration requirements. H. 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 66 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. 1�1 I. Glass used for storefronts or urban flex frontages should be as cle4r and transparent as possible and individual lites for display windows should be as large as possible to invite viEtws into the interior of the commercial space. Transom windows are encouraged above storefront display windws. Residential window types, closely spaced mullions, and punt ed windows are not allowed for storefront or7rban flex frontages. Low -E glazing will reduce transparency, so is d\types storefronts or urban flex fr ts, but if used, the glass chosen should have a high visible light trand low reflectivity. 6. ROOF DESIGN a. The following builday have flat or pitche roofs; however, mansard roofs are discouraged and shall not be permitted on slygle story bui roofs. (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 Buildings over 3 stories in height shall have flat 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 accen uated with eaves in a manner proportionate to the size of the building and length of the wall. Buil ings with flat roofs shall be enclosed by a parapet wall and decorative cornice. 7. AWNINGS & CANOPIES rVA 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 -sty canopies are prohibited. On storefront frontages, awnings must be open-ended to allow views sa ng the frontage. c. Awnings shall not be internally illuminated and any signs s all be illuminated by fixtures located above the awning and directed downward. 8. MECHANICAL EQUIPMENT a. Outdoor mechani I, electrical, and communication eq ipment, including heating, air conditioning, and ventilation equi ent; venting and vent terminat ns for commercial hoods; electric meters; electrical and communi tions equipment and panels and similar features shall be placed on the roof or to the rear of buildings. uch equipment shall n be placed in private frontage areas. Except for venting and vent termination% non -street side of buildings, if it is impractical to locate such for commercial hoods, said equipment may be located along the be commercial hoods shall be internal tbLthe on may terminate through an exterior wall ha locating horizontal vent terminations for ki residential dwelling units on the roof or to (ated to the satisfaction of the FBC Committee that roof or to the rear of the building. Venting for a and terminations shall be located on the roof or .its an alley right-of-way. If there is practical difficulty fans, bathroom fans, and gas fireplaces for individual rear or side facades, they may be allowed on front facades as long as they are designed to b nd ith the exterior building facade, as approved by the FBC Committee. b. All such equipment must be screened om public vie by architectural finished screen walls and enclosures consistent and c. If within public view, rooftop rr design of street -facing building street -facing facades. d. Packaged terminal air cond into and behind the wall o guard that is integrated i e. Dumpsters and req not be located in a 9. SIGNS to the e d penthouses shall bk and shall be clad on all (PTAC) units and other similar of the building. II be designed to complement the es in the same materials as used on cal units that are integrated lay(e of a building and covered and screened from view with a decorative the design of the building wall are allowed on any side of a building. ns must be located in areas that are not visible from public streets and may ;i3 a. In the South Downtown, Central Crossings, Park, aed-South Gilbert Subdistricts, and Eastside Mixed Use District signage on mixed-use and non-residential buildings shall be allowed according to the standards that apply in the CB -10 Zone, as set forth in Article 14-56. b. In the Gilbert District, signage for mixed-use and non -reside tial buildings shall be allowed according to the standards that apply in the CN -1 Zone, as set forth i Article 14-56. c. In the West Riverfront District, signage on mixed-use and according to the standards that apply in the CC -2 Zone, as freestanding signs shall d. Drive-through restaurant where such uses are alloy limited to 15 feet in height. signs and quick vehicle residential buildings shall be allowed forth in Article 14-5B, except that new signs are permitted in locations e. Signage for residential buildi Ns shall be allowed accordi rpto the standards that apply in Residential Zones as set forth in 14-5B. Fo multi -family buildings, tliall larger sign area for fascia and monument signs as specified in multi -family Y*gnage pplies. Reside leasing signs are not allowed. f. Signs shall be integrated into theural design the building and not dominate the facade or interfere with adjacent buildings. dings with Itiple storefronts, a sign plan is required at the time of development that ensure'gnage allo ances are fairly apportioned according to the relative width of the individual stand tha the signage type and designs are consistent and complementary along the buildingg. On storefront and urban flex frontorefr t level signs shall be primarily oriented to pedestrians and scaled appropriately. Windownd t orary signs in windows shall not block views into the interior and shall not cover more 5% f the torefront window area. h. Sign installations shall comply with all requirements as set forth in Article 14 G. Building Height Bonus Pro The building height bonus provisions p provide a public benefit or that further i according to the eligible bonuses set fc 1. REVIEW PROCESS Request for building height bon process according to the followi approved by the City Council: sign regulations, standards, and an incentive for goals and objective this Section. ' will be reviewed by the FBC Comm rules. If Level II Design Review is req s to incorporate features that Riverfront Crossings Master Plan through the Design Review the proposal must also be a. Bonus height up to two additional stories above the applicable subdistrict height standard may be m 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 and Public Right -of -Way Height Transfers. d. Multiple height bonuses or transfers maybe applied to ones exceed the following maximums: (1) 15 stories maximum for properties within the South (2) 12 stories maximu for properties within the West F the Iowa River. (3) 8 stories maximum for operties within the Central (4) 5 stories maximum for properties within the Historic Preservation Height however, the resulting height may not University, and Park subdistricts. subdistrict that have frontage along ngs and South Gilbert subdistricts. istrict and properties within the West Riverfront subdistrict that do n have frontage alo g the Iowa River. However, bonus height is not allowed on lots that abut a resid tial zone. (5) Height bonuses are not allowed in th Eastsid Mixed Use District. (6) In no case shall the building height exce t e maximum height allowed by the FedetahAviation Administration (FAA). e. All requests for bonus height shall meet the demonstrate excellence in building and site is le approval criteria. All proposals shall n, us high quality building materials, and be designed in a manner that contributes /tthquality and aracter of the neighborhood. The resulting development must meet all other applzoning standa s. Bonus height is granted solely at the discretion of the City based on the quaf the proposal. For uildings receiving height transfers or granted bonus height, additional uppestepbacks may be r uired to help reduce the mass and scale of the building as it relates to suding development and ublic open space. 2. OPEN SPACE HEIGHT TRANSF The following transfer of development fights and corresponding height bonus provides an incentive for the development of needed publico en 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 70 (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, Level II Design Review Process that the site is ideally I space for people living or working in the area and the approves the site. b. Requirements (1) The area (2) All buildings and land graded and seeded alternative arrangement. the open space must be that will not be c. Transfer of Development Rights (1) The floor area that results from satisfaction of specified in the applicable subdistrict transferred to one or more eligible si the land being dedicated for public square feet in size, then 120,000 s e or more eligible sites and the resu inc height limit of the respective (2) The resulting building or within subparagraph 1.d, 3. HISTORIC PRESERVATION The following transfer of deve the preservation and adaptive a. Eligibility The historic applicant must demonstrate through a to serve the need for public open Parks and Recreation Department to the City as a public park. for park purposes must be removed and the City, unless the City Council approves an the number of stories allowed at the sending site as irds by the acreage of the sending site may be the Riverfront Crossings District. For example, if located in the Park Subdistrict and is 20,000 feet of building or bu istrict, within the area (20,000 x 6) may be transferred to one on the receiving sites may exceed the blished in this Section. tgs on the receiving site(s) m not exceed the maximums stated e. HT TRANSFERS t rights and corresponding height bo us provides an incentive for of historic properties. 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 71 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 a apply for and obtain approval of this designation as a rights; and (2) All historic buildings and structures on the sending site deterioration, ano kept free from structural defects by entities who may Rive custody or control thereof, Prevention of Demoli ion by Neglect. c. Transfer of Development (1) The floor area that results specified in the applicable transferred to one or more eli the land being preserved as a multiplying the is 20,000 square feet in size, then standa site(s) to one or more eligible sites and the res City Landmark, the applicant must ition of the transfer of development lust be preserved against decay, owner or such person, persons, or ing to the provisions of 14-313-7, 1'mber of stories allowed at the sending site as by the acreage of the sending site may be the Riverfront Crossings District. For example, if is located in the Central Crossings Subdistrict and feet of floor area (20,000 x 4) may be transferred building or buildings on the receiving sites may exceed the height limit of the respective/subdi3'trict, within the limits established in this Section. (2) The resulting building or buildings on a receivin ite(s) may not exceed the maximums stated within subparagraph 1.d, above. 4. PUBLIC RIGHT-OF-WAY HEIGHT TRA SFERS The following transfer of development ri is and corresponding hei t bonus provides an incentive for dedication of land for public rights -of y necessary to realize the visi 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 construct or improve rights-of-way necessary to realize the vision of the Riverfront Crossings Master Plan. 72 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 num er of stories allowed at the sending site as specified in the applicable subdistrict standards by t e acreage of the sending site may be transferred to 0 or more eligible site(s) within the iverfront Crossings District. For example, if the land being de Gated for public right-of-way is I cated in the South Gilbert Subdistrict and is 20,000 square feet in ize, then 120,000 square fee of floor area (20,000 x 6) may be transferred to one or more eligible tes and the resulting bu' ding or buildings on the receiving sites may exceed the height limit of e respective subdist ct, within the limits established in this Section. g g g g ( y ms stated 1. (2) The resulting building or buil son the recei in site s) may not exceed the maximums within subparagraph A.4, above. 5. HEIGHT BONUS FOR CLASS A OFFICEF;,PAC Two additional floors of building height may be r ted for every floor of Class A Office Space provided. To qualify for this bonus, the office space must be I ated on floors above the ground floor of the building and meet the definition of Class A office space as tat below. Only non-residential uses shall be allowed in the designated Class A office space. As defin d by t Building Owners and Managers Association International (BOMA), Class A Office Space is sp6ce that is f a quality that is attractive for premier office users with rents above average for the area. C ass A Office B Idings have high quality standard finishes, state of the art systems, exceptional accessib' ity and a definite arket presence. 6. HEIGHT BONUS FOR PUBLIC ART One additional floor of building height ma be granted for a contribute%ntc the City's Public Art Program equal to 1% of threshold value of the pro ect. Threshold value is the sf all construction costs shown on all building permits associated with te project, including site preparation. For alterations to existing development, the threshold value is th sum of all construction costs as defined above plus the value of existing improvements to the propZn1he , as listed in the City Assessor's records. Funds contributed shall be blic used by the City for puart wit Riverfront Crossings subdistrict where the subject building is located as approved by the Public Art Committee. 7. HEIGHT BONUS FOR LEADERSHIP IN ENERGY AND ENVIRONMENTAL DESIGN 73 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, an streambank stabilization and restoration along Ralston Creek or the Iowa River, as described in the Rerfront Crossings District sub -area plan adopted in April 11 , 20. Any such green feature(s) must be de gned using best management practices and demonstrate to th satisfaction of the City that the design w I be successful given applicable factors, such as soil conditions, a ess to sunlight, topography, etc. A I g -term maintenance plan must accompany any proposal for such green features. 8. HEIGHT BONUS FOR STUDENT HOUSING Up to five floors of additionk building height may be ranted for projects that are ideally locd'ted and designed to provide a high qu ity living environmel for college students. a. Location To qualify for this bonus, projects Must be Ioc4ted on land that: (1) Is within the University Subdistrict, and (2) Is within 1000' walking distance along defined for these purposes and b. Management, Design and Amenities (1) An enforceable plan for on-site the City; (2) For projects with 200 or more must be provided. A the entrance lobby of the (3) Interior and exterior usable Subdistrict, or the West Riverfront Subdistrict; rights-of-way from the University of Iowa Campus as on lie Regulating Plan, Figure 2G-1. and secu ft must be submitted to and approved by professional 24 - staffed management management and security desk must be provided in open space must be provided with amenities that create a high quality living environment fir students. The management plan must include adequate provisions for management, and security of such spaces. (4) A secure bicycle parking/storage area shall be provided and maintained within the building or 74 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 very floor of high quality hotel space. The additional building height may be used for additional hotel s ace or for other uses. The resulting building must demonstrate\enn building and site design as emonstrated through use of high quality building materials, I detailing, building amenitie ,landscaping and streetscaping elements, and similar. 10. HEIGHT BONUS KFORCEORAFFORDA LEHOUSING Up to five floors of ilding height may be anted for projects that designate a minimum of fifteen percent (15elli units within the evelopment as Affordable Housing, as defined in Code Section 14-2ulate n accordance erewith. 11. HEIGHT BONUS FOR ELDER HOUS Up to five floors of additional building height ma % be granted for projects where all or a portion of the dwelling units are designed to provide a high\ 461ity living environment for elders or persons with disabilities. The project must satisfy the followi a. The development is designed for use and b. All individual dwelling units and any Iowa Administrative Code; c. No more than 10% of all individual bedrooms; d. Prior to issuance of the building designated dwelling units will be and e. The units may be renter- or unless the use is licensed b f. The City reserves the rig H. Minor Adjustments by elders and/or persons with disabilities; unal spamust be handicap accessible, as defined in the g units within e project can contain more than two it, the owner must su for and occupied by an affidavit to the City that all �rs and/or persons with disabilities; If rented, the owner shall maintain a valid rental permit, e State of Iowa; inspect the property to verify compliance with these provisions. 1. The FBC Committee may approve deviations from the building placement, fa4ade stepbacks, building projections, and parking, loading, and service area placement standards set forth in Section 14-2G-3, 75 Subdistrict Standards. Standards greater or lesser than the ranges allowed may be„gpproved in the following circumstances provided the approval criteria listed below are met: „ a a. For publicly -accessible outdoor plazas; b. For irregular lots that make meeting the requirements impractical or infeasible; c. For buildings along Ralston Creek, d. For liner buildings, civic, or institutional buildings where1unique building needs or site constraints make it difficult to fully comply with the standards; e. For buildings along pedestrian streets designed to maxinf ize access to and views of the Iowa River, or f. For other special circumstances, provided that the intend of the standard and the Riverfront Crossings District Master Plan or Central District Plan, whichever/is applicable, is met. g. Approval Criteria: (1) There are characteristics o>\the site that make it djfficult or infeasible to meet the requirements, and (2) The proposed design and placement of the bglding, parking, and service areas fit the characteristics of the site and t\ e surroundin neighborhood, are consistent with the intent of the standard being modified and the oals oft Riverfront Crossings District Master Plan or Central District Plan, whichever is applicable, nd w I not detract from or be injurious to other property or improvements in the vicinity. 2. The FBC Committee may approve deviations fro a facade continuity requirements set forth in Section 14-2G-3, Subdistrict Standards, for buildings th for courts at primary building entries, open-air pedestrian passageways connecting public si ewalks to ear yard parking, or driveways on sites without secondary street, cross -parcel, or alley acces to parking a d service areas, or for small or irregularly shaped lots where there is practical difficul meeting the sta dard. In such cases, additional and/or enhanced screening and landscaping mayre required to ensur a pleasant and comfortable pedestrian environment along street frontages. 3. The FBC Committee may approve deviat ns from the requirements In orth in Section 14-2G-4, Frontage Type Standards, to accommodate buil Ings located on steeply sloped sites or within flood hazard zones, where meeting the requirements is i ractical or infeasible, or to make minor adjustments to elements of a frontage to ensure they are prop ional to the scale of a building. If warranted and approved, deviations may include the follow' g: 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; F. c. Garden walls enclosing terraces or forecourts may exceed the maximum height, or d. The terrace frontage may be configured as a stepped terrace with two levels above grade. f. Allow additional width and depth for portico front large multi -dwelling or civic/institutional buildings; g. Minor deviations from window coverage standards for on corner lots, where,full compliance on both 4. Where accessibility stand ds cannot be met using the deviations to allow adhere a to Americans with Disal lowering the height requirem\nn, and wheelchair accessible ramps. 5. The FBC Committee may apfrom 14 -2G -7F, provided the folloiteria a. The alternative design sobetb modified; and in order to create proportional entryways for frontages on small buildings located may not be feasible. ards herein, the FBC Committee may approve Ad (ADA) standards. Deviations may include ground floor elevations, and accommodating building design standards set forth in Section met: meets the intent of the specific standard being b. The proposed building design is uniquely d gned to fit the characteristics of the site and the surrounding neighborhood, is consistent with t e goals of the Riverfront Crossings Master Plan, and will not detract from or be injurious to other pro rty or improvements in the vicinity; and c. The proposed building demonstrates excellence in arc 'tectural design and durability of materials; and d. The proposed building is designed true to a specific archN design standards would be impractical and/or compromise 77 I style and adherence to the building building's architectural integrity. 4li GJ Q� ID,Y City Council September 6, 2016 Code Amendment Item EASTSIDE MIXED USE FORM -BASED CODE - CONSIDER AN ORDINANCE AMENDING TITLE 14: ZONING TO ESTABLISH FORM -BASED ZONING STANDARDS FOR THE EAST SIDE MIXED USE ZONE AND TO CLARIFY AND REFINE CERTAIN PROVISIONS THAT APPLY DOWNTOWN AND IN THE RIVERFRONT CROSSINGS DISTRICT. Eastside Mixed -Use District -------------- _ — IOWA —. Why create a new IN zoning district? In 2015, the City's Central Planning District was amended to include this area. Create a better transition from Downtown Iowa City to the eastside residential neighborhood. Establish zoning standards to ensure that redevelopment is compatible with the character and scale of the surrounding neighborhood. A form -based zoning district is a good tool to achieve these goals. Neighborhood Character Assessment • Tree -lined streets • Landscaped front yards • Parking located behind from mid - block alleys a Neighborhood ` Character Assessment • Single family homes constructed -- around wo years b, . ago • Porch frontages pre -dominate . • Many of these homes have been _ == . divided into apartments, but retain their k pit t a "� -- original building form Neighborhood Character � a Assessment • Some of the original homes have beenIJ extensively remodeled so the building form is no longer recognizable • Some homes have retained their residential building ■ form, but contain small businesses —111 Neighborhood Character Assessment Some infill apartments of more modern design Neighborhood Character Assessment CbMMUM1Y -e:. CREDIT U\106 Commercial buildings types all have frontage on Van Buren Street Neighborhood Character Assessment New, larger mixed-use building recently constructed on Washington Street according to the CB -2 zoning standards Current Zoning • Central Business Service (CB -2) • Central Business Support (CB -5) • All remaining central business zoning east of Van Buren Street • Intended primarily for commercial development with upper floor residential apartments developed at an intensity consistent with downtown Iowa City • RNS20— Neighborhood Stabilization Residential • Only two properties with this zoning are included. • New zoning will allow redevelopment under the new form -based code district, but in a form consistent with historic residential character of the area. M M BURLINGTON L Current zoning is not a good fit Forces developers to build commercial and mixed-use building types in an area where demand for commercial uses is limited. Residential uses are not allowed on the ground floor. Mm Current Zoning - Why it is not a good fit Forces buildings to be built lot line to lot line with little or no green space in an area where landscaped front yards are the norm. Allows buildings that are out of scale with adjacent residential buildings. Most of the existing buildings are nonconforming with the current zoning #1 Benefits of the Form -based Code Form -based Codes are organized around form and character rather than use and density In the EMU District: • Similar residential densities allowed as current Central Business zoning, while ensuring building forms that fit into the residential character of the area. • Mix of uses possible, but fine- tuned to ensure a better transition from Downtown • Code is tailored to ensure that the size and placement of buildings and parking are consistent with the existing neighborhood ry/I S5 �'AYNVM'1' Elements of the Form -based Code 0 Regulating Plan Sub -District Standards Intent of the Subdistrict (describes the general character of development) Uses Allowed Building Types, Building Placement and Height Placement of Parking, Loading, and Service Areas Frontage Type Standards Building Type Standards Parking Type Standards General Requirements Regulating Plan The Regulating Plan specifies the district boundaries, primary street frontages and any specific frontage conditions or special requirements for the area Eastside Mixed -Use District Subdistrict Standards Figure 2G-7: Building Placement Diagram O I C Adjacent Property Second tract I I I D - I I I I —.—.—.L FM H e Intent: The EMU District is intended for lower intensity mixed use and residential development in buildings with street -facing entries opening onto pedestrian -friendly streetscapes that provide a transition between higher intensity mixed-use areas in downtown Iowa City and residential neighborhoods to the east. Building Placement • Primary Street (A): o Min. setback: 20 ft o Max. setback: 30 ft. • Secondary Street (B): o Min. setback: io ft. o Max. setback: 20 ft. • Side setback (C): io feet min. • Rear setback (D): io ft. min. or 5 ft. min. from an alley • Building Height: 0 3 stories maximum (no bonus height alloiwed) Subdistrict Standards Figure 2G-8: Parking and Service Placement Diagram _Adjacent Property 1 G I E —E— J F + G I d G } is io I u I� i� d H I•— i o----------------------- Parking and Service Placement t Primary Street: 30' min. setback frompprimary street building facade and located behind fully enclosed occupied building space Secondary Street: lo' min. setback and setback 3' min. from the secondary street building facade and screened by low masonry walls and landscaping or architecturally finished building walls M Subdistrict Standards Figure 2G-8: Parking and Service Placement Diagram iAdjacent Property I -------------- I G I Hh- 2 ———------G._. � f I E I a` I I I i HI, Secondary Street 0 Parking and Service Placement Side and Rear Setback(G & H)• Must comply with the same side and rear setback requirements as principal buildings Surface parking: Screened to the S 2 standard Structured parking: behind architecturally finished building walls Land Uses Allowed n Broad range of commercial and residential uses allowed within the allowed building and frontage types Based on the land uses allowed in the CB -5 Zone Some restrictions established based on the scale and character of the subdistrict Drinking Establishments and Alcohol Sales -oriented Retail uses are not allowed Animal -related Commercial and Repair -oriented Retail not allowed Quick Vehicle Servicing allowed only at the corner of Burlington and Van Buren by special exception Drive-through facilities not allowed (bank is currently non -conforming in the CB -5 Zone, but is grandfathered) Commercial Recreational Uses, Eating Establishments, Sales -Oriented Retail, and Personal Service -Oriented Retail uses shall not be open to the public between the hours of ii:oo PM & 6:oo AM, except if located in a storefront with frontage on Van Buren or Burlington Street. Uses can be mixed both vertically and horizontally Residential density controlled by building height, setbacks, and parking, but number of 3 -bedroom units within a building may not exceed 20 Building Types (with appropriate immo------------------------------ Building Types Allowed in EMU District • Cottage Home (stoop, porch & yard) frontage types) • Rowhouse & Townhouse (stoop, terrace, porch & yard) • Live -Work Townhouse (urban flex, terrace, stoop) • Apartment Building (stoop, portico, forecourt) • Multi -Dwelling Building (stoop, portico, forecourt) * Mixed -Use Building (storefront, urban flex, forecourt)* * Commercial Building (storefront, urban flex, forecourt)} }Only allowed along Van Buren and Burlington Streets Building Standards ----------- 0 -------------------------------------- Facade Composition (articulation and modulation) Building Entries Windows Building Materials Roof Design Awnings and Canopies Signs Building Design Standards L LJ - - - - - - - - - - - - Central Planning District Multi - Family Site DevelopmentFeW Standards Flashback: Issues of Concern Buildings out -of - scale with the surrounding development Flashback: Issues of Concern Pedestrian -unfriendly o designs Blank street -facing facades lacking residential character Long facades with little articulation or visual interest Flashback: Issues of Concern Safety & Security Issues: Building entrances that are hard to find Flashback: Issues of Concern Safety & Security Issues: Exterior stairways and sliding glass doors used as main entrances .• a '."%',�+i�, r i C�. F; w ,, - u•may y :4'*Hp „" 4 w ,, Building Design Standards Facade articulation and modulation standard based on Central Planning District Standard Each module no greater than 30' and no less than lo' Distinguished by variation in the wall plane and change in roofline Module Module Module Module Existing New MF Building Existing .qqa �fmy A;{Y1��ii .-_ - , MOO a r , ,®► ° Wg. � �e k p� ! �a Building Design Standards Central Planning District Architectural style Standard applies in the EMU District ►ti Parking Requirements Residential parking requirement the same as in the CB -2 Zone and most Riverfront Crossings subdistricts: 1 -bedroom: 0.75 spaces 2 -bedroom: 1.5 spaces 3 -bedroom: 2.5 spaces Non-residential uses: same as most Riverfront Crossings subdistricts: 1/500 square feet of floor area, small commercial uses (<1200 s.f) exempt Usable Open Space Requirement Ll now —Molt Associated Zoning Code Changes Off -Street Parking standards, parking Design Review ------------------------- 0 ------------------------------------------------------ _--------------------------- Standards (design and construction lot landscaping, etc.) Accessory Uses (decks, fences and walls, storage buildings, recreational uses, drive-throughs) Applicable Special Exception Approval Criteria Outdoor Lighting Standards In Downtown and Riverfront Crossings Parking District, delete requirement that a project must qualify for bonus height, bonus FAR or other financial assistance from the City to qualify to pay a fee in lieu of parking. Revisions to the Riverfront Crossings Form -based Code n Allow student housing parking ratio for projects directly abutting the UI campus even if the project does not receive bonus height Lower the percentage of 3 -bedroom units allowed in Mixed Use and MF buildings in the southern portion of Riverfront Crossings to 20%. Will encourage the construction of more studio, one, and 2 -bedroom units, which will help level the playing field between student renters and other populations seeking housing in the central city and over time may reduce the premium currently being paid for smaller units. Maintain 30% standard in areas close to campus. Clarify Burlington Street setback standards to ensure that the setback area is maintained at the same grade as the public sidewalk to ensure safe pedestrian movement along this high traffic corridor Revisions to the Riverfront Crossings Form -based Code --------------------------------------------------------------------------------------------- Establish safer balcony separation standards �= Specify street tree requirements consistent with Riverfront Crossings Plan: 1 overstory tree per 30 feet of frontage planted between sidewalk and the street Require articulation in the building fagade at least every 50' instead of every loo' Clarify and refine some of the building material and window standards Refine the minor adjustments provisions Restrict height of freestanding signs in the West Riverfront to 15 feet EMU & Revisions to the RFC Form -based Code Questions? Eastside Mixed -Use District Legend Eu%i WxWe eDwmt M., 54tetf I BURLINGTON Rezoning Item REZONING TO EAST SIDE MIXED USE (EMU) - A PUBLIC HEARING ON AN ORDINANCE REZONING MULTIPLE PROPERTIES ENCOMPASSING PORTIONS OF THE 500 BLOCKS OF IOWA AVENUE, COLLEGE STREET, WASHINGTON STREET AND BURLINGTON STREET FROM CENTRAL BUSINESS SUPPORT (CB -5), CENTRAL BUSINESS SERVICE (CB -2) AND NEIGHBORHOOD STABILIZATION RESIDENTIAL (RNS-20) TO EASTSIDE MIXED USE (EMU) (REZ16-00006). I - y , i , 'I Eastside Mixed -Use District — JEFFERSON — C01 RNS20 1 CBS l CBS RNS20 S20 i- IOWA a — i.. RNS20 VS CBS 1RN520 GB10 _. RM12 m I Ui10 � PI RNS20 RM12 RM12 colo B10 WASHINGTON �- z �0 PI � cox RM12 _ �RM12 ) R z I z P1 1 i _ (li:u PI CB2 RNS20 RM12 1 ILLEGG 1 i i F fi R CB2F R\SZ➢ RM12 RNSLO 1 P1 i ! Y 'M ®5 NS20 RNS20 RNS20 RN120 RI BURLINGTON Legend Iowa City Zoning RN520 Primary Streets CBS PI RM 41 Proposed OiSMtt Boundary CB10 - CO1 P2 RNS20 - L82 - MN . RM12 To: Planning and Zoning Commission Item: REZ16-00006 GENERAL INFORMATION: Applicant: STAFF REPORT Prepared by: Karen Howard Date: July 21, 2016 City of Iowa City 410 E. Washington St. Iowa City, IA 52240 Contact: Karen Howard 319-356-5251 karen-howard(o)iowa-citv.oro Requested Action: Rezone multiple properties from Central Business Service (CB -2), Neighborhood Stabilization Residential (RNS-20), and Central Business Support (CB -5) to Eastside Mixed -Use (EMU) Purpose: Reflect development patterns and standards for the subject area outlined by the Comprehensive Plan Location: Portions of the 500 blocks of Iowa Avenue, College Street, and Washington Street Size: Approximately 7.4 acres Existing Land Use and Zoning: Commercial, residential, and mixed use buildings— CB-2, CB -5, and RNS-20 Surrounding Land Use and Zoning: North: Residential and mixed use – MU and RM -44 South: Residential – RM -44 East: Residential—RM-12 and RNS-20 West: City Hall, Chauncey Swan parking ramp, Recreation Center - P-1 File Date: July 7, 2016 45 Day Limitation Period: August 21, 2016 BACKGROUND INFORMATION: In May of 2015, City Council amended the City's Comprehensive Plan to incorporate portions of the blocks between Van Buren and Johnson Streets, south of Jefferson Street and north of Burlington Street into the Central Planning District. This area has historically been considered a transitional area between downtown Iowa City and the residential neighborhoods to the east. In addition to incorporating this area into the Central Planning District, the City Council established a goal to develop zoning code amendments to address site and building design standards, building height and scale, and setbacks to ensure that any redevelopment in this area is 2 compatible with the character and scale of the traditional residential neighborho eeoPyo downtown Iowa City. Staff has drafted a form based code to create the Eastside Mixed -Use (EMU) zoning district to help implement the comprehensive plan vision for this area as outlined in the associated memo in July 21 P&Z meeting packet. Once the zoning code text amendments are adopted, the properties within the EMU District must be rezoned in order for the new form -based standards to apply. Staff recommends rezoning all properties within the EMU District to the new zoning designation to ensure that any future redevelopment is consistent with the Comprehensive Plan. The City notified all property owners and surrounding property owners of the proposed rezoning and held a "good neighbor" informational meeting on June 22, 2016 (see attached letter) to discuss the new form -based zoning and address questions from area property owners. Staff also met individually with area property owners to discuss the proposed zoning. ANALYSIS: The properties that are the subject of this rezoning are located in the Central Planning District and primarily contain homes constructed in the early part of the 20th century. Some infill apartments of more modern design are present. Commercial buildings, such as the University of Iowa Community Credit Union, New Pioneer Co-op, a small office building, and a gas station/convenience store are all located along Van Buren Street. A new, larger mixed-use building was recently constructed on Washington Street in accordance with the CB -2 zoning standards. The current zoning of properties in this area is largely Central Business Service (CB -2) or Central Business Support (CB -5). These central business zones encourage high density urban mixed use development by requiring new buildings to be designed as mainstreet-style commercial buildings that require commercial uses on the ground level floor and may have residential uses on the upper floors with little or no building setbacks from the street or from adjacent properties. There are two properties zoned RNS-20 that are included in the EMU District. These properties contain multi -family buildings that are not consistent with the standards in the EMU District, so the rezoning may create an incentive for redevelopment. With this proposed area -wide rezoning, the new form -based zoning standards of the Eastside Mixed Use (EMU) form -based code district will apply to all properties within the designated boundaries of the EMU District, specifically the portions of the 500 blocks of Iowa Avenue, College Street, Washington Street, and Burlington Street illustrated on the attached map. STAFF RECOMMENDATION: Staff recommends approval of REZ16-00006, a proposal to rezone approximately 7.4 acres of property between Van Buren and Johnson Streets, south of Jefferson Street and north of Burlington Streets from CB -2, CB -5, and RNS-20 zones to Eastside Mixed -Use District (EMU) zone. ATTACHMENTS: 1. Location Map 2. Aerial Photograph 3. Notification letters to property owners and surrounding owners pr Approved by: / '� / John Yapp, Development Services Coordinator Department of Neighborhood and Development Service a ZA Planning and Zoning Commission July 21, 2016—Formal Meeting Page 8 of 12 Dyer moved to defer the amendments to the Title 14, Zoning Code to establish standards for a new form- based code district, the Eastside Mixed Use District, to clarify and refine the language of certain provisions of the Riverfront Crossings form -based code, to adjust parking requirements and apartment mix standards to encourage student housing in areas abutting the University campus and to encourage housing for a broader mix of populations throughout Riverfront Crossings and the Eastside Mixed Use Districts; and to ensure that zoning requirements for exterior lighting are applied in the Riverfront Crossings and Eastside Mixed Use Districts. Theobald seconded the motion. A vote was taken and the motion passed 5-0. j REZONING ITEM (REZ16-00006): Discussion of an application submitted by the City of Iowa City for a rezoning of multiple properties encompassing portions of the 500 blocks of Iowa Avenue, College Street, Washington Street and Burlington Street from Central Business Support (CB -5}, Central Business Service (CB -2) and Neighborhood Stabilization Residential (RNS-20) to Eastside Mixed Use (EMU) Howard said this item is to rezone all the properties located within the boundaries of the new Eastside Mixed Use District. Once the zoning code text amendments are adopted, the properties within the Eastside Mixed Use District must be rezoned in order for the new form - based standards to apply. Staff recommends rezoning all properties within the Eastside Mixed Use District to the new zoning designation to ensure that any future redevelopment is consistent with the Comprehensive Plan. The City notified all property owners and surrounding property owners of the proposed rezoning and held a good neighbor informational meeting on June 22, 2016 to discuss the new form -based zoning and address questions from area property owners. Staff also met individually with some area property owners to discuss the proposed zoning. Staff is recommends deferral of this item until the Code Amendments creating the Eastside Mixed Use zoning district are recommended for approval. Freerks opened the public hearing. Pam Michaud (109 South Johnson Street) noted her appreciation that no alcohol sales business would be allowed in this area and would encourage shop hours to be controlled. Michaud stated she is glad to see this proposed form -based code is limiting the three bedroom units. However, she is concerned about new businesses in the area, having hours of operation that are disruptive to nearby residents, such as DP Dough restaurant that is open until 4 AM. She stated that if the City wants to make these new form -based districts attractive for long term residents and not just students that these types of things need to be taken into account, such as hours of operation, lighting, etc. Hektoen clarified the Code Amendment does not say no alcohol sales (for example, restaurants can sell alcoholic beverages), but there are restrictions on drinking establishments and alcohol oriented retail uses. Howard added that the new EMU District would not allow any new drinking establishments or alcohol sales -oriented uses in this area. Hektoen clarified that restaurants that serve alcohol are distinguished from drinking establishments based on the hours of operation. Planning and Zoning Commission July 21, 2016 — Formal Meeting Page 9 of 12 Signs questioned why D.P. Dough is allowed to stay open until 4 a.m. Howard replied that they do not serve alcohol so they can set their business hours. Signs questioned why the code could have detailed standards such as the opacity of glass in the storefronts or other details that make buildings fit into the neighborhood, why couldn't it specify hours of operation so there is a better fit into character of the neighborhood. Howard noted that Staff would take a look at that issue and understands the concern. Freerks closed the public hearing. Parsons moved to defer REZ16-00006 an application submitted by the City of Iowa City for a rezoning of multiple properties encompassing portions of the 500 blocks of Iowa Avenue, College Street, Washington Street and Burlington Street from Central Business Support (CB -5), Central Business Service (CB -2) and Neighborhood Stabilization Residential (RNS-20) to Eastside Mixed Use (EMU). Theobald seconded the motion. A vote was taken and the motion carried 5-0. REZONING ITEM (REZ16-00004): Discussion of an application submitted by Larry Digman on behalf of Veterans Liberty Center for a rezoning from General Industrial (1-1) zone to Intensive Commercial (CI -1) zone for approximately 35,000 square feet of property located at 2114-2118 S. Riverside Drive and 103 Commercial Drive. Miklo showed an aerial photo of the location of the property and the two buildings that are on the property. It is somewhat unique that it is a commercial condominium regime, there are three condominiums in each building. Three are owned by the Veterans Liberty Center, a non-profit services organization for veterans. They currently lease out part of that space to an auto repair shop. The other three condominiums are owned by a contractor/cabinet maker, a construction company and the third one is owned by the contractor/cabinet maker but leased to a coffee roasting company. Miklo said that the auto repair shop moved in not knowing that their use was not allowed in an I- 1 zone. This came to the City's attention when the auto repair shop inquired about expanding the business to include car sales. Car sales are also not allowed in the 1-1 zone. Therefore the Veterans Liberty Center approached the City about rezoning the property. During that discussion it was discovered they did not own the entire property, they only owned their condominiums. So the staff had discussions with the other two condominium owners and they did express some concern about car sales. With their business there is a lot of heavy truck traffic and they need to be assured the docks in the back of the business are accessible They were concerned that retail customers for a car sales lot would interfere with their use of the driveway to their buildings. There was a meeting of all the condominium property owners and they agreed to go along with the rezoning of their property subject to the car sales being limited to the front of the property and no retail traffic would come to the back of the property. Miklo also noted that a letter was received from an adjacent person who has a property to the east who is also concerned about the CIA zone and the outdoor storage that it allows. He noted that outdoor storage is also allowed by the current 1-1 zoning that applies to the property. Planning and Zoning Commission August 4, 2016 — Formal Meeting Page 3 of 6 Theobald moved to approve the amendments to Title 14, Zoning Code as described in the Staff Report of July 27, 2016 and amended in the Staff Memo of August 4, 2016. Parsons seconded the motion. Parsons noted that this land with its close proximity to downtown and the historical neighborhoods to the east will be a desirable area in the future and it is obvious that this code amendment has been well thought out by Staff. Signs stated he likes the addition of the set business hours to keep the goal of maintaining that neighborhood transition. Freerks asked if property owners were made aware of this change, as there was no public present this evening. Howard noted the business operation hours wouldn't affect any of the businesses that are there now, any that are currently open after 11 will be grandfathered in. She noted that required notifications of this meeting and agenda were followed. A vote was taken and the motion carried 7-0. <r REZONING ITEM (REZ16-00006): r Discussion of an application submitted by the City of Iowa City for a rezoning of multiple properties encompassing portions of the 500 blocks of Iowa Avenue, College Street, Washington Street and Burlington Street from Central Business Support (CB -5), Central Business Service (CB -2) and Neighborhood Stabilization Residential (RNS-20) to Eastside Mixed Use (EMU). Howard explained that this would be implementing the Code Amendment that the Commission just recommended and set the new zoning for this area. Staff is recommending approval. Martin asked again if all the property owners in this area were notified of the proposed change, Howard said there was a neighborhood meeting as well as notification to all by personal letter. Freerks opened the public hearing. Seeing no one Freerks closed the public hearing. Theobald moved to approve REZ16-00006 the rezoning of multiple properties encompassing portions of the 500 blocks of Iowa Avenue, College Street, Washington Street and Burlington Street from Central Business Support (CB -5), Central Business Service (CB -2) and Neighborhood Stabilization Residential (RNS-20) to Eastside Mixed Use (EMU). Martin seconded the motion. A vote was taken and the motion carried 7-0. COUNTY CONDITIIONAL USE (CU16-00003): Discussion of an application submitted to Johnson County from Mickey and Sarah McGrew (General Tree Service) for a Conditional Use Permit to allow a tree trimming and removal business located at 4522 Taft Avenue SE in Area B of the Iowa City/Johnson County Fringe Area. J -v Prepared by: Karen Howard, 410 E. Washington Street, Iowa City, IA 52240; 319-3565251 (REZ16-00006) ORDINANCE NO. AN ORDINANCE REZONING MULTIPLE PROPERTIES ENCOMPASSING PORTIONS OF THE 500 BLOCKS OF IOWA AVENUE, COLLEGE STREET, WASHINGTON ST ET AND BURLINGTON STREET FROM NTRAL BUSINESS SUPPORT (CB -5), CENTRAL B SINESS SERVICE (CB 2) AND NEIGHBORH D STVo ILIZATION RESIDENTIAL (RNS-20) TO E TSIDE MIXED USE (EMU) (REZ16-00006) WHEREAS, in May 2, The City Council amended the City's C prehensive Plan to incorporate portions of the blocks be Van Buren and Johnson Streets, sou of Jefferson Street and north of Burlington Street into the Cel Planning District; and WHEREAS, in addition ncorporating this area into the Can I Planning District, the City Council established a goal in the CDistrict Plan to develop zoning a amendments to address site and building design standards, in height and scale, and setbac s to ensure that any redevelopment in this area is compatible witch racier and scale of the tr itional residential neighborhood east of downtown Iowa City; and WHEREAS, the EastsiMixed form -based mni district was drafted to establish zoning standards in furtherance of tforementi ed goal of the Can al Planning District; and WHEREAS, rezoning alperties I within the n y established Eastside Mixed Use District to Eastside Mixed Use (EMUill ensure tha developmen or redevelopment on these properties is in compliance with the Compresive Plan; andWHEREAS, the Plannind Zoning Commi ion ha reviewed the proposed rezoning and determined that it complies with the Comensive Plan.NOW, THEREFORE, BORDAINED BY E CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA: SECTION I APPROVALe property described is hereby rezoned to Eastside Mixed Use (EMU) Zone: Lots 5,6 and 7 of Block 39, lots 2,3,4,5 ,6 and of B ck 40, lots 2,3,4,5,6 and 7 of Block 41, lots 4,5 and 6 of Block 42 and Beginning at he NW mer of Lot 7 of Block 42; south 150'; east 80', north 120% west 34.8' north 30'; w st 45.2 fee o beginning, and the west 65' of Lot 3 of Block 42 of the Original Town, Iowa C 'Iowa SECTION II. ZONING MAP. The building o ficial is hereby auth 'zed and directed to change the zoning map of the City of Iowa City, Iowa, to confor to this amendment pon the final passage, approval and publication of the ordinance as approved by 1 City Clerk is hereby authorized and ( Office of the County Recorder, Joh approval and publication of this ordina SECTION V. REPEALER. All on Ordinance are hereby repealed. SECTION VI. SEVERABILITY. If invalid or unconstitutional, such adju section, provision or part thereof not, and publication, as provided by Passed and approved this. MAYOR ATTEST: R ORDING. Upon passage nd approval of the Ordinance, the to certify a copy of this ordin ce, and record the same in the tCountyIowa, at the City's ex nse, upon the final passage, as provided by law. ices and parts of ordinances in confli t with the provisions of this section, provision or part of the Ordinan shall be adjudged to be on shall not affect the validity of the Ordin ce as a whole or any ged invalid or unconstitutional. This Ordinance shall be in effect after its final passage, approval day of 2016. Approved by: CITY CLERK City Attorney's Office ( i W NOTICE OF PUBLIC HEARING ON PLANS, SPECIFICATIONS, FORM OF CONTRACT AND ESTIMATED COST FOR THE SYCAMORE STREET AND LOWER MUSCATINE ROAD LANDSCAPING IMPROVEMENTS PROJECT 2016 IN THE CITY OF IOWA CITY, IOWA TO ALL TAXPAYERS OF THE CITY OF IOWA CITY, IOWA, AND TO OTHER INTERESTED PERSONS: Public notice is hereby given that the City Council of the City of Iowa City, Iowa, will con- duct a public hearing on plans, specifications, form of contract and estimated cost for the construction of Sycamore Street and Lower Muscatine Road Landscaping Improvements Project 2016 in said city at 7:00 p.m. on the 6t' day of September, 2016, said meeting to be held in the Emma J. Harvat Hall in the City Hall, 410 E. Washington Street in said city, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk. The Project will involve, but is not limited to the following: 205 shade trees, 149 ornamental trees, 171 shrubs, 7,641 perennials, 630 square feet of face segmental retaining wall, mulch, traffic control, other related work. Said plans, specifications, form of contract and estimated cost are now on file in the office of the City Clerk in the City Hall in Iowa City, Iowa, and may be inspected by any interested persons. Any interested persons may appear at said meeting of the City Council for the purpose of making objections to and comments concerning said plans, specifications, contract or the cost of making said improvement. This notice is given by order of the City Council of the City of Iowa City, Iowa and as provided by law. MARIAN K. KARR, CITY CLERK