HomeMy WebLinkAbout2016-09-06 Ordinance5a
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 ZONE AND TO CLARIFY AND REFINE
CERTAIN PROVISIONS THAT APPLY DOWNTOWN AND IN THE RIVERFRONT CROSSINGS
DISTRICT
WHEREAS, in May of 2015, The 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, such that it is governed by
the Central District Plan, a sub -district comprehensive plan; and
WHEREAS, in addition to incorporating this area into the Central Planning District, the City
Council established a goal in the Central District Plan 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 compatible with the character and scale of the traditional
residential neighborhood east of downtown Iowa City; and
WHEREAS, to implement the aforementioned goal of the Central District Plan, form -based
zoning standards and an associated regulating plan were drafted to establish an Eastside Mixed Use
Zoning District; and
WHEREAS, because the form -based code for the Eastside Mixed Use District will be
incorporated into the existing Zoning Code alongside the form -based zoning standards adopted for
the Riverfront Crossings District, it is necessary to amend other articles and sections of the Zoning
Code to ensure consistency and clarity regarding which generally -applicable zoning standards apply
in the Eastside Mixed Use District; and
WHEREAS, furthermore, it is in the best interests of the community to clarify and refine certain
provisions of the Riverfront Crossings form -based zoning code that have been difficult to administer,
confusing, or have been falling short of achieving the objectives of the Riverfront Crossings Master
Plan; and
WHEREAS, it is in the best interests of the community to clarify the provisions of the Downtown
and Riverfront Crossings Parking District, so that projects where financial assistance or bonus height
has not been requested, may also qualify to pay a fee in lieu of providing on-site parking, provided
the project is furthering the stated goals of the City; and
WHEREAS, the Planning and Zoning Commission has recommended approval of the
aforementioned zoning code amendments.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION I. The Code of Ordinances of the City of Iowa City, Iowa is hereby amended as
follows:
A. Delete Chapter 14-2, Article G, Riverfront Crossings Form -Based 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 Use District Form -Based
Development Standards, attached hereto and incorporated herein by this reference, which
includes the new Figure 2G -1b: Regulating Plan for the Eastside Mixed Use District, Figure
2G -6b: Subdistrict Locator — Eastside Mixed Use, and Figure 2G -42b: Building Composition in
the Eastside Mixed Use District.
Ordinance No.
Page 2
B. Delete section 14 -5A -4B, Minimum Parking Requirements, paragraphs 1 & 3, and substitute in
lieu thereof:
Table 5A-2 lists the minimum parking requirements and minimum bicycle parking
requirements for the land use or uses on properties in all zones except the C13-5, 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 minimi
requirement for properties
Affordable Housing dwelling
not be required to provide
parking requirement calcul
classification.
m parking requirements and minimum bicycle parking
zoned Riverfront Crossings and Eastside Mixed Use.
units provided in accordance with Section 14-2G-8 shall
parking, and are therefore exempt from the minimum
3tion for the respective Riverfront Crossings zoning
C. Amend a portion of Table 5A-3: Minimum Parking Requirements for the Riverfront Crossings
Zones, including renaming the table, as shown below. Those portions of Table 5A-3 not shown
below shall remain unchanged.
Table 5A-3: Minimum Parking Requirements in the Riverfront Crossings District & Eastside Mixed
Use District
USE
CATEGORIES
SUBDISTRICTS
MINIMUM PARKING REQUIREMENT
BICYCLE
PARKING
Household Living
South Downtown, University
Efficiency,/ -bedroom: 0.5 space per dwelling unit.
Units within the
2 -bedroom: 1 spaces per dwelling unit
1 per d.u.
following Building
3-bedroom:2 spaces perdwelling unit
Types:
Apartment Building;
Elder Apartments:1 space for every 2 dwelling units.
For Multi -Family dwelling units located within the University Subdistrict
or on property directly abutting or across the street from the UI campus
Multi -Dwelling
as illustrated on the Regulating Plan, Fig.2G-1, the parking requirement
Building;
is 0.25 per bedroom.
Park, South Gilbert, Central
Etrciency,1-bedroom: 0.75 space per dwelling unit.
1 per -du.
Mixed -Use Building
Crossings, Gilbert, West
2 -bedroom: 1.5 spaces per dwelling unit
Riverfront, Eastside Mixed-
3 -bedroom: 2.5 spaces per dwelling unit.
Use District
Elder Apartments:1 space for every 2 dwelling units.
Non -Residential
South Downtown, University
None Required
111500
Uses
square feet
of floor area
Park, South Gilbert, Central
-Ts-pace per 500 square feet of floor area. On -street parking provided
111500
Crossings, Gilbert, West
along the frontage of a property may count toward this parking
square feet
Riverfront, Eastside Mixed
requirement. Buildings with less than 1200 square feet of non-
of floor area
Use
residential floor area are exempt from this parking requirement.
D. Delete paragraph 14 -5A -4F -5a(3), regulating the alternatives to minimum parking in the
Downtown and Riverfront Crossings Parking District, and substitute in lieu thereof:
(3) Must include uses, elements, or features that further housing, economic development,
or other goals of the Comprehensive Plan, including the Downtown and Riverfront
Crossings Master Plan.
E. Delete the introductory paragraph in 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
Ordinance No.
Page 3
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
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 -5F-2 and 7, standards for structured parking facilities, and substitute
in lieu thereof:
2. On property zoned Riverfront Crossings or Eastside Mixed Use, structured parking shall be
placed in accordance with the provisions set forth in Article 14-2G, Riverfront Crossings
Form -Based Development Standards,
Garage Entrances/Exits.
a. Vehicular access to parking within buildings should be located and designed to
minimize traffic congestion and hazards to pedestrians and to preserve street
frontages for active building uses.
b. Garage entrances/exits should be located along a building wall that does not face a
public street and accessed from a private drive, private rear lane or public alley. In CB -
2, CB -5, MU, Eastside Mixed Use, and Riverfront Crossings Zones, alley or rear lane
access is preferred. If the Form -Based Code Committee, in consultation with the
Director of Neighborhood and Development Services, determines that such access is
not feasible due to lack of alley access, topographical limitations, or other unique
circumstances, or if allowing direct access from a street will better meet the objectives
as stated in subparagraph a., above, garage openings may face a street, but must be
designed in a manner that will best meet the objectives listed in subparagraph a,
above, and must meet the standards listed in sub -subparagraphs (1), (2), and (3),
below.
(1) If the structured parking is intended for residents or tenants of a building and not
the general public, there may be no more than one double -wide or two single -wide
garage openings per building. Double -wide openings may not exceed 20 feet in
width; single -wide openings may not exceed 10 feet in width. For existing
buildings where it is not possible to meet this standard due to structural
constraints of the building, the Building Official may adjust this provision to allow
one additional garage entrance/exit that faces a street, provided that the minor
modification approval criteria are met and the garage opening is designed to
minimize its effect on the streetscape and minimize hazards to pedestrians.
(2) For structured parking intended for use by the general public, garage openings
should be limited in width and number to only what is necessary to provide
adequate access for the types and numbers of vehicles using the parking facility.
(3) Except in the CN -1, CB -2, MU and CB -5 Zones, the opening(s) must occupy no
more than 50% of the length of the street -facing building wall. On corner lots, only
one street -facing garage wall must meet this standard. In the Eastside Mixed Use,
Riverfront Crossings Zones and in the CN -1, CB -2, MU and CB -5 Zones, garage
opening(s) along the primary street frontage are not permitted if access is feasible
from another local or collector street or from a rear alley, private street or private
rear lane. If there is no feasible alternative, garage opening(s) may be allowed
along the primary street frontage, provided that they occupy no more than 35
Ordinance No.
Page 4
percent of the length of the primary street frontage of the lot and provided that all
provisions of Article 14-5C, Access Management are met.
G. Delete the introductory 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 Zone, the Board of Adjustment may
grant a special exception for the proposed parking, provided the conditions contained in
subparagraphs a. through g. are met. When the proposed off-site parking is located in the
Eastside Mixed Use District, a Riverfront Crossings Zone, an Industrial Zone, Research
Zone, or Commercial Zone, except the CB -10 Zone, the Director of Neighborhood and
Development Services may approve the proposed parking, provided the conditions
contained in subparagraphs a. through g. are met.
b. Location of Off-site Parking
(1) In Residential, Commercial Zones, Eastside Mixed Use, and Riverfront Crossings
Zones, any proposed off-site parking space must be located within 300 feet from an
entrance to the use served.
(2) In Industrial and Research Zones, any proposed off-site parking space must be
located within 600 feet from an entrance to the use served.
c. Zoning
Off-site parking spaces must be located in the same zone as the principal use(s)
served, or located as follows:
(1) in a Multi -Family Zone serving a use located in a different Multi -Family Zone,
Eastside Mixed Use District, or in the MU Zone or vice versa.
(2) in a Commercial Zone serving a use located in a different Commercial zone,
Industrial Zone, Eastside Mixed Use, or Riverfront Crossing Zone.
(3) in an Industrial Zone serving a use located in a different Industrial Zone or
Commercial zone.
(4) in a Riverfront Crossings Zone serving a use located in a different Riverfront
Crossings Zone or Commercial Zone.
H. Delete paragraph 14 -3C -2A-10 within the Design Review section, and substitute in lieu thereof:
10. Design Review for Form -based Code Districts
Any exterior alterations to, additions to, or new construction of buildings and structures, or
alterations or additions to site development, including but not limited to parking areas,
landscaping, screening, signage, lighting, and access on property zoned to a form -based
code designation shall be subject to Design Review as specified in 14 -2G -1D, Design
Review.
I. Delete paragraph 14 -3C -3A -1a(10), regulating Level I Design Review, and substitute in lieu
thereof:
Ordinance No.
Page 5
(10) Design Review for Form -based Code Districts
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 14-2G-1 D.
L. Delete paragraph 2 within Section 14 -4C -2J, specific approval criteria for accessory Uncovered
Decks and Patios, and substitute in lieu thereof:
2. In Riverfront Crossings Zones and the Eastside Mixed Use District:
a. Decks are not allowed in private frontage areas, as defined in Section 14 -2G -7A,
Streetscape and Frontage Area Improvements.
b. Patios are not allowed in private frontage areas unless expressly permitted according
to the standards for the applicable Frontage Type, as specified in Section 14-2G-4.
c. Uncovered patios and decks constructed 2 feet or less above grade must be set back
at least 2 feet from any alley right-of-way. No side setback is required.
d. Uncovered patios and decks constructed more than 2 feet above grade must be set
back at least 5 feet from any side lot line and at least 2 feet from any alley right-of-
way.
M. Delete 14 -4C -2L-2, subparagraphs a. and e., provisions related to location and height
requirements for fences, wall, and hedges, and substitute the following language in lieu thereof
(all other subparagraphs remain the same):
a. Except as otherwise allowed or required in Article 14-2G, Riverfront Crossings and
Eastside Mixed Use District Form -based Development Standards, no portion of a
fence or wall more than 10 percent solid shall exceed eight feet in height. The solidity
is the percent of the fence over a random area which is made up of solid, opaque
material, and which does not allow light or air to pass through. Retaining walls are
exempt from the provisions of this subparagraph.
e. In Riverfront Crossings Zones and the Eastside Mixed Use District, fences and walls
located within private frontage areas are strictly regulated and, if allowed, must
comply with the applicable Frontage Type standards as specified in 14-2G.
N. Amend 14-4C-2, Table 4C-1: Drive -Through Facilities, by adding a row labeled "Eastside Mixed
Use District', as shown below:
Zone
Drive -Through Facilities Allowed
Additional Requirements
Eastside Mixed Use
District
None permitted
Not Applicable
Ordinance No.
Page 6
O. Delete 14-4C-2T(1)(a), regulating setbacks for swimming pools, hot tubs, and tennis courts,
and substitute in lieu thereof:
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(1) and (2), regulating storage buildings and warehouse facilities, and
substitute in lieu thereof:
1. In residential zones and for residential buildings types in the Riverfront Crossings and
Eastside Mixed Use District, accessory storage and accessory storage buildings are
allowed as follows:
a. Accessory storage and storage buildings are permitted for the storage of personal
vehicles, wood, lumber, gardening equipment and other materials and equipment used
exclusively by residents of the premises or by persons affiliated with a permitted use.
b. On properties where the principal use is household living, storage buildings for
commercial purposes are prohibited.
2. In Commercial, Industrial, and Research Zones, and for non-residential uses allowed within
Commercial and Mixed Use Buildings in the Riverfront Crossings Zones and Eastside
Mixed Use District, accessory storage and warehouse facilities are permitted, provided the
floor area devoted to such a use does not exceed 40 percent of the total floor area of the
buildings on the property. If storage and warehousing exceeds this floor area limit it is
considered a principal use and is subject to the base zone regulations and any relevant
approval criteria in Chapter 4, Article B of this Title.
Q. Delete 14-4B-4B(12)(i) and 0), regulating Quick Vehicle Servicing Uses, and substitute in lieu
thereof:
i. For properties located in the Riverfront Crossings District and Eastside Mixed Use
District, Quick Vehicle Servicing uses are only allowed by special exception in certain
locations and must comply with the standards set forth in Chapter 2, Article G,
"Riverfront Crossings and Eastside Mixed Use District Form -Based Development
Standards", of this Title.
j. For properties located in the CB -2 Zone, CB -5 Zone, Riverfront Crossings District,
Eastside Mixed Use District, or Towncrest Design Review District, where it can be
demonstrated that the proposed Quick Vehicle Servicing Use cannot comply with a
specific standard as indicated in the subsections B12h and B12i of this section, the
Board of Adjustment may grant a special exception to modify or waived the provision,
provided that the intent of the development standards is not unduly compromised. The
Board of Adjustment may impose any condition or conditions that are warranted to
mitigate the effects of any variation from these development standards.
R. Delete 14 -5G -4A, regulating height limitations of outdoor lighting, and substitute in lieu thereof:
A. Height Limitations
1. Light fixtures located within 300 feet of a Residential Zone, Riverfront Crossings Zone, or
the Eastside Mixed Use District must be mounted no higher than 25 feet above grade.
Ordinance No.
Page 7
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.
S. Delete 14 -5G -4C(3), regulating light trespass of outdoor lighting, 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 14 -5G -5B, outdoor lighting standards, Lighting Environment Districts, and
substitute in lieu thereof:
B. Lighting Environment Districts
All Zones, except Public (P) Zones, are grouped into three lighting environment districts
that control lighting output on applicable lots in each zone. Uses for which the lighting
standards are applicable located within the Public (P) Zone must comply with the lighting
requirements of the adjacent zone; those on the border between two or more zones must
comply with the standards of the strictest adjacent zone. Zones are grouped into the
lighting environment districts as follows.
1. Low Illumination District, E1
Areas of low ambient lighting levels. This District includes single-family and low-
density multi -family residential zones. This District applies to the following zones: ID -
RS, ID -RM, RR -1, RS -5, RS -S, RS -12, RM -12, and RNS-12.
2. Medium Illumination District, E2
Areas of medium ambient lighting levels. This District includes higher density multi-
family zones and lower intensity commercial and office zones. This District applies to
the following zones: ID -C, ID -I, ID -RP, CNA, CO -1, PRM, RM -20, RM -44, RNS-20,
MU, EMU, and all RFC Zones, except the RFC -WR.
3. High Illumination District, E3
Areas of high ambient lighting levels. This District includes higher intensity
commercial, industrial, and research zones. This District applies to the following
zones: CC -2, CH -1, CI -1, CB -2, CB -5, CB -10, 1-1, 1-2, RDP, and ORP, and the RFC -
WR.
SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provisions
of this Ordinance are hereby repealed.
SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be
adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the
Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconsti-
tutional.
SECTION IV. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage,
approval and publication, as provided by law.
Passed and approved this day of
T EV190
Approved by:
2016.
ATTEST:
CITY CLERK
Ordinance No.
Page 8
L 1T/ � h
City Attorney's Office 6I11 �(Q
Ordinance No.
Page
It was moved by and seconded by_
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT: ABSTAIN:
Botchway
Cole
Dickens
Mims
Taylor
Thomas
Throgmorton
First Consideration 09/06/2016
Voteforpassage: AYES: Dickens, Mims, Taylor, Thomas,
Throgmorton, Botchway, Cole. NAYS: None. ABSENT: None.
Second Consideration
Vote for passage:
Date published
that the
City of Iowa City
Article G. Riverfront Crossings and
Eastside Mixed Use District
Form -Based Development
Standards
Figure 2G-113: Regulating Plan -- Eastside Mixed -Used Distrct
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WASHINGTON 1
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1 COLLEGE
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Legend
- Eastside Mixed -Use District BURLINGTON
Primary Streets
Figure 2G -6B: District Locator -- Eastside Mixed -Used Distrct
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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 designed to promote the creation of
economically vital, mixed-use, pedestrian -friendly districts. The form -based standards describe required
development patterns, building and frontage types, and parking locations and treatments. The standards are
organized in seven sections—Intent, Applicability, and Administration; Regulating Plan; Subdistrict Standards;
Frontage Type Standards; Building Type Standards; Parking Type Standards; and General Requirements—with
each section defining building and site development conditions affecting the quality of the built environment
and ensuring projects are consistent with the goals, objectives, and guidelines in the Downtown and
Riverfront Crossings Master Plan and the Central District Plan.
B. Subdistricts
The Riverfront Crossings District is divided into subdistricts, which are listed below with the corresponding
zoning map symbol.
1. South Downtown Subdistrict (RFC – SD)
2. University Subdistrict (RFC – U)
3. Central Crossings Subdistrict (RFC – CX)
4. Gilbert Subdistrict (RFC – G)
5. Park Subdistrict (RFC – P)
6. South Gilbert Subdistrict (RFC – SG)
7. West Riverfront Subdistrict (RFC – WR)
The Eastside Mixed Use District, which is located in the Central Planning District is designated with the
following zoning map symbol:
1. Eastside Mixed Use District (EMU)
C. Applicability
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 building, between the building and a line 5' from
the building. Grade shall be calculated measuring the level of the surface of the ground at least every 20'
along the entire frontage of the property. If due to unavoidable site conditions, the finished surface of the
ground has been or is proposed to be raised by adding fill, the slope of the fill within twenty feet of the
building shall not exceed four horizontal to one vertical or twenty-five percent. Any story that has more than
3' of its floor -to -ceiling height above grade along one or more frontages shall be counted as a story for
purposes of measuring height. Streetside property lines shall include those abutting approved Pedestrian
Streets.
D. Design Review
Any exterior alterations to, additions to, or new construction of buildings and structures, or alterations or
additions to site development, including but not limited to parking areas, landscaping, screening, signage,
lighting, and access on property zoned to a Riverfront Crossings or Eastside Mixed Use designation shall be
subject to Design Review. Design Review shall be conducted by the Form -Based Code Committee (FBC
Committee), as designated by the City Manager. The FBC Committee shall review the proposed development
for compliance with the applicable provisions of this Article and the goals and objectives of the adopted
Riverfront Crossings Master Plan.
3
14-2G-2: REGULATING PLAN
A. Regulating Plan
The Riverfront Crossings District Regulating Plan (see Figure 2G-1) and Eastside Mixed Use District Regulating
Plan (see Figure 2G -1b.) indicate the location and extent of any subdistricts, primary street designations,
required retail storefront locations, and required Ralston Creek Frontage locations. The Regulating Plan
identifies public parks and open spaces as well as proposed green space within subdistricts, which includes
publicly accessible parks, plazas, and trails and open spaces along the Iowa River and Ralston Creek.
Reference to the Regulating Plan is required to determine the applicability of standards included in the
Subdistrict Standards, Frontage Types, Building Types, Parking Types, and General Requirements.
Figure 2G-1: Regulating Plan for the Riverfront Crossings District
Figure 2G -11J. Regulating Plan for the Eastside Mixed Use District
B. Building Height Diagram
The Building Height Diagram (see Figures 2G-2) indicates the building heights permitted in the Riverfront
Crossings District. Specific building height standards can be found in the Section 14-2G-3, Subdistrict
Standards. The diagram only indicates the base heights allowed in the respective Subdistrict
Standards—bonus height provisions may be applicable (see Section 14 -2G -7G, Building Height Bonus
Provisions).
Figure 213-2: Building Height Diagram for the Riverfront Crossings District
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14-2G-3 SUBDISTRICT STANDARDS
A. South Downtown, Park, South Gilbert, and University Subdistricts
1 INTENI
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 mixed-use development in buildings with
active ground floor uses opening onto pedestrian -friendly streetscapes. Buildings are designed with facades
aligned along public sidewalks with parking and service areas located behind buildings in rear lot and
mid -block locations.
The University subdistrict is intended for continued use by the University of Iowa. While not subject to these
standards, new and renovated University facilities should adhere to the standards to the extent feasible.
Properties within the University subdistrict that are not owned by the University of Iowa, however, must fully
comply with all applicable standards below.
Figure 2G-3: Subdistrict Locator - South Downtown, Park, South Gilbert, University
2. USES
The principal uses allowed in the South Downtown, Park, South Gilbert, and University subdistricts are the
same as allowed in the CB -5 Zone, as specified in Table 2C-1 within Article 14-2C, except as noted below.
Provisions and special exception approval criteria that apply in the CB -5 Zone also apply in the South
Downtown, Park, South Gilbert, and University subdistricts, as set forth in Article 14-4B, except as noted
below. In addition, the following restrictions and allowances shall apply:
a. In the South Downtown and Park subdistricts, Quick Vehicle Servicing Uses are not allowed on any
frontage designated as a Primary Street Frontage, as specified on the Regulating Plan. In the South Gilbert
subdistrict, Quick Vehicle Servicing Uses are not allowed on any frontage designated as a required retail
storefront, as specified on the Regulating Plan.
b. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-2G-5.
For Multi -Family Uses, the provisions in Section 14-4B-4 are superseded by the standards in this Article
and, therefore, do not apply. Residential occupancy is limited to one "household" per dwelling unit, as this
term is defined in Article 14-9A, General Definitions. The maximum number of bedrooms per dwelling unit
is three. Residential density (units per acre): No maximum. However, 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 200 of the total number of units on the
lot.
c. Residential Uses are not allowed within required retail storefronts, as specified on the applicable
regulating plan Riverfront Crossings Regulating Plan, except in mid -block locations along South Gilbert
Street, where storefront spaces may be configured as live -work units.
d. Independent and Fraternal Group Living Uses are allowed by special exception in the South Downtown
and University subdistricts according to the approval criteria set forth in 14-413-4. Residential occupancy
is limited to 1 roomer per 300 square feet of floor area, not including floor area within a garage or
structured parking area. These uses shall be allowed within permitted Building Types as specified in
Section 14-2G-5.
e. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section
14-2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
f. In the Park and South Gilbert subdistricts, Drinking Establishments are only allowed in Required Retail
Storefronts, as indicated on the regulating plan, and must also meet the applicable Drinking Establishment
spacing requirement.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14-2G-5, Building Type Standards. The following Building
Types are permitted in the South Downtown, Park, South Gilbert, and University subdistricts (see also
Table 2G-6):
3
Table 2G-1: Permitted Building Types - South Downtown Park. South Gilbert. University, Civic
Permitted Building Types
Riverfront
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South Downtown
x
x
x
x
x
x
Park
x
x
x
x
x
x
x
South Gilbert
x
x
x
x
x
x
x
x
University
x
x
x
x
x
x
x
b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-4.
Figure 2G-4: Building Placement Diagram
(a) Primary (A) and Secondary (B) Street Setback: 2' min., 8' max. (except as indicated below).
(b) Burlington Street Setback: 10' min., 16' max. Along Burlington Street the minimum front setback
area must be reserved for pedestrian movement along the street frontage and, therefore, must be
integrated with and maintained at the same grade as the public sidewalk. To ensure safe
pedestrian movement along the street frontage, at -grade entrances are required and elevated
terraces, patios, stoops, porticos, or similar may not encroach into the required minimum setback
area. However, outdoor seating and merchandising areas that are level with the sidewalk may
encroach up to 4 feet into the required minimum setback area.
(c) Lots Fronting on Pedestrian Streets: S' 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 set 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 height of the first 2 stories is at least 30' above
grade) the maximum setback does not apply.
(h) Approved forecourt frontages may exceed the maximum setbacks stated above.
c. Building Height and Facade Stepbacks
(1) Principal building heights shall be regulated as provided below:
(a) In the South Downtown subdistrict buildings shall be 2 stories min. and 8 stories max. in height
above grade.
(b) In the Park, South Gilbert and University subdistricts, buildings shall be 2 stories min. and 6 stories
max. in height above grade. Single story buildings may be permitted in midblock locations in the
South Gilbert subdistrict.
(c) Additional building height may be granted through transfer of development rights or through
bonus height provisions as set forth in the Section 14 -2G -7G, Building Height Bonus Provisions.
(d) Building heights may be further restricted by FAA regulations.
(2) Upper floor building facades facing and visible from streets, plazas, or parks shall step back 10' min.
from the lower floor facade as follows:
(a) In the South Downtown subdistrict above the 5th floor.
(b) In the Park, South Gilbert, and University subdistricts above the 4th floor.
(c) At street corners, tower elements or similar corner emphasis treatments may be exempt from the
stepback requirement for 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
I
(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 building entries, and similar elements as permitted in
Section 14-2G-4, Frontage Type Standards.
(2) Awnings and canopies may also project into public rights-of-way according to the applicable
provisions of the Building Code. Certain permitted signs may also project into public rights-of-way
according to applicable standards set forth in Article 14-5B, Sign Regulations. Projections into the
right-of-way shall not interfere with utilities, street trees and other important right-of-way features.
(3) Arcades and galleries projecting beyond ground -level street -facing building facades are not
permitted. (An arcade is a fa4ade with an attached colonnade that projects over the sidewalk/walkway
with upper story building space above. A gallery is a colonnade that is attached to a ground level
fagade that projects over the sidewalk/walkway). Upper floor facades may project (cantilever) up to 5
feet closer to the streetside property line than the ground -level building fa4ade, provided that the
upper floor fa4ade does not project into the minimum setback, is at least 16 feet clear above the level
of the sidewalk, and does not include a supporting colonnade within any streetside setback area.
e. Building and Frontage Types
(1) Principal buildings and building facades shall be designed in compliance with Section 14-2G-4,
Frontage Type Standards, and Section 14-2G-5, Building Type Standards.
f. Facade Continuity
(1) To define pedestrian friendly streetscapes and create a mostly continuous frontage of buildings along
primary streets, principal buildings shall occupy a min. of 75% of the primary street lot frontage. In the
absence of a building along the remainder of the lot frontage, a streetscreen shall be built in
compliance with Section 14 -2G -7D.
4. PARKING, LOADING, AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in
14-5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
7
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 Creek Frontage Setback (E) and Screening
(a) Surface Parking, Loading, and Service Areas: 30' min. from primary street building facade and
located behind fully -enclosed, occupied building space.
(b) Building/Structured Parking: 30' min. from primary street building facade and located behind
fully -enclosed, occupied building space.
(c) Underground Parking: 0' min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Area: 10' min. and set back 3' min. from the secondary street
building facade and screened by low masonry walls and landscaping as specified for S2 standard
- alternative materials (option B), set forth in Article 14-5F, Screening and Buffering Standards.
(b) Building/Structured Parking: 2' 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: 2' min. and set back 0' min. from secondary street building facade.
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: Must comply with the same side and rear setback
requirements as principal buildings, or 0' where parking is shared with the adjacent property.
Setback area shall be landscaped to the S2 standard.
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements as
principal buildings. Parking must be screened from view by architecturally -finished building
facades, according to the standards for structured parking set forth in 14 -5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirement as principal
buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
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 where headlights of vehicles shine onto a wall
containing ground floor windows, said parking spaces must be screened from view of the windows to
at least the S2 standard.
c. Access to Parking and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes, or
driveways on secondary streets consistent with the Riverfront Crossings Plan, except where permitted
as specified in paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible due to
topography, site conditions, configuration of the lot, and/or other constraints, access to a primary
street may be granted by the FBC Committee. Any request for a curb cut on an arterial street will be
reviewed according to the applicable provisions set forth in Section 14-5C-6, Arterial Street Access
Requirements.
d. Construction and Design Standards for Parking Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However, if the
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
1 INTENT
The Central Crossings subdistrict (shaded in dark in Figure 2G-6) is intended for moderate intensity mixed-use
development in buildings with entries opening onto pedestrian -friendly public streets and streetscapes. The
Eastside Mixed Use District (shaded in dark in Figure 2G -6b) 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. Buildings are designed with facades aligned along primary streets and parking
located within buildings behind active uses and in mid -block parking lots and structures.
Figure 2G-6: Subdistrict Locator - Central Crossings
Figure 2G -6b: Subdistrict Locator - Eastside Mixed Use
2. USES
The principal uses allowed in the Central Crossings Subdistrict and Eastside Mixed Use District are the same
as allowed in the CB -5 Zone, as specified in Table 2C-1 within Article 14-2C, except as noted below. Provisions
and special exception approval criteria that apply in the CB -5 Zone also apply in these districts as set forth in
Article 14-413, except as noted below. In addition, the following restrictions and allowances shall apply:
a. In the Central Crossings Subdistrict, Quick Vehicle Servicing Uses are not allowed on any frontage
designated as Primary Street or Ralston Creek Frontage, as specified in the Riverfront Crossings Regulating
Plan. In the Eastside Mixed Use District, Quick Vehicle Service Uses are not allowed, except by special
exception on property at the corner of Burlington and Van Buren Streets.
b. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-2G-5.
For Multi -Family Uses, the provisions in Section 14-46-4 are superseded by the standards in this Article
and, therefore, do not apply, unless specifically listed in this section. Residential occupancy is limited to
one "household" per dwelling unit, as this term is defined in Article 14-9A, General Definitions. The
maximum number of bedrooms per dwelling unit is three, except for single family uses within Cottage
Homes, where the number of bedrooms 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 permitted Building Types as specified in Section
14-2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
e. Drinking Establishments are not allowed.
f. Animal -Related Commercial, Repair -oriented Retail, and Alcohol Sales -oriented Retail uses are not
allowed in the Eastside Mixed Use District.
g. In the Eastside Mixed Use District, 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
11:00 PM and 6:00 AM, except if located in a storefront with frontage on Van Buren Street or Burlington
Street.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14-2G-5, Building Type Standards. The following Building
Types are permitted in the Central Crossings subdistrict (see also Table 2G-6)
Table 2G-2: Permitted Building Types - Central Crossings
Permitted Building Types
13
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Central Crossings
x
x
x
x
x
x
x
x
Eastside Mixed Use
x
x
x
x
x
x
X(1)
X(1)
x
13
Eastside Mixed Use x x x x x x x(1) x(l) x
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 corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-7.
Figure 2G-7: Building Placement Diagram
(a) Primary (A) and Secondary (B) Street Setback:
Central Crossings: 10' min., 16' max.
Eastside Mixed Use:
Primary (A) 20' min., 30' max.
Secondary (B) 10' min. 20'max.
(b) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
See Section 14 -2G -7B for additional requirements.
(c) Ralston Creek Frontage Setback: 5' min. from stream corridor buffer line.
(d) 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 set back at least 10' from the side lot line.
(e) Rear Setback (D): 10' min. or 5' min. if set back along public alley or private rear lane.
(f) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30' above
grade) the maximum setback does not apply.
(g) Approved forecourt frontages may exceed the maximum setbacks stated above.
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 elements or similar corner emphasis treatments may be exempt from the
stepback requirement for up to one fa4ade bay (max. 35 feet) as approved by the FBC Committee.
(b) The required facade stepback may be established at a lower floor than stated above, provided it is
established at least 30' in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2' max.
(b) Balconies on upper floors may project up to 6' into front setbacks. Balconies may project beyond
non -street -facing facades on upper floors up to 4' max., but shall extend no closer than 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
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 14-5B, Sign Regulations. Projections into the
right-of-way shall not interfere with utilities, street trees and other important right-of-way features.
(3) Arcades and galleries projecting beyond ground -level street -facing building facades are not
permitted. (An arcade is a fa4ade with an attached colonnade that projects over the sidewalk/walkway
with upper story building space above. A gallery is a colonnade that is attached to a ground level
fa4ade that projects over the sidewalk/walkway). Upper floor facades may not project closer to the
streetside property line than the 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 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 appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in
14-5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be located within and behind principal buildings in compliance
with the following requirements as shown in Figure 2G-8.
Figure 2G-8: Parking and Service Placement Diagram
(1) Primary Street, Pedestrian Street, and designated Ralston Creek Frontage Setback (E) and Screening
(a) Surface Parking and Service Areas: 30' min. from primary street building facade and located behind
fully -enclosed, occupied building space.
(b) Building/Parking Structure: For parking in the ground floor of a building or structure, 30' min. from
primary street building facade and located behind fully -enclosed, occupied building space. For
parking in upper floors, 1' min. from street -facing building facade and screened from view by
architecturally -finished building facades.
(c) Underground Parking: 0' min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(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 14-5F, 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 secondary street building facade.
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: Must comply with the same side and rear setback
requirements as principal buildings, or 0' where parking is shared with the adjacent property.
Setback area shall be landscaped to the S2 standard.
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements as
principal buildings. Parking must be screened from view by architecturally -finished building
facades, according to the standards for structured parking set forth in 14 -5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirement as principal
buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10' to any
residential portion of a building (i.e. not including portions of the building containing garage space).
This 10' area must be used for walkways and landscaping and/or may be included as part of a larger
open space area. If parking spaces are located where headlights of vehicles shine onto a wall
containing ground floor windows, said parking spaces must be screened from view of the windows to
at least the S2 standard.
c. Access to Parking, Loading, and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes or
driveways on secondary streets consistent with the Riverfront Crossings Plan, except as allowed in
paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible due to
topography, site conditions, configuration of the lot, and/or other constraints, access to a primary
street may be granted by the FBC Committee. Any request for a curb cut on an arterial street will be
reviewed according to the applicable provisions set forth in Section 14-5C-6, Arterial Street Access
Requirements.
17
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply.
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However, if the
provisions contained in the Riverfront Crossings Code are more specific or restrictive, said provisions shall
supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind principal buildings
according to the same setback standards as surface parking. Facades of accessory buildings within public
view must be architecturally finished in a manner that is consistent with the principal building.
C. Gilbert Subdistrict
1. INTENT
The Gilbert subdistrict (shaded in dark in Figure 2G-9) is intended for lower intensity mixed-use development
in buildings with street -facing entries opening onto pedestrian -friendly streetscapes. Buildings are designed
with facades aligned along primary streets, modest setbacks, and parking located 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
FiCUre 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 approval criteria that apply in the CB -5 Zone
also apply in the Gilbert subdistrict as set forth in Article 14-4B, except as noted below. In addition, the
following restrictions and allowances shall apply:
a. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-2G-5.
For Multi -Family Uses, the provisions in Section 14-413-4 are superseded by the standards in this Article
and, therefore, do not apply, unless specifically listed in this section. Residential occupancy is limited to
one "household" per dwelling unit, as this term is defined in Article 14-9A, General Definitions. The
maximum number of bedrooms per dwelling unit is three, except for single family uses within Cottage
Homes, where the number of bedrooms is unrestricted. Residential density (units per acre): No
maximum. However, for Apartment Buildings, Multi -Dwelling Buildings, and Mixed -Use Buildings, the
number of 3 -bedroom units per lot may not exceed 30% of the total number of units on the lot, except
for south of the Iowa -Interstate Rail line, where 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 permitted Building Types as specified in Section
14-2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
e. Building Trade Uses shall be allowed on properties located south of the Iowa Interstate Railroad, provided
all aspects of the operation are conducted indoors and, except for fleet vehicle parking, outdoor storage
of materials and equipment is not allowed.
f. Drinking Establishments are not allowed.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14-2G-5, Building Types Standards. The following
Building Types are permitted in the Gilbert subdistrict (see also Table 2G-6):
19
Permitted Building Types
b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-10.
(a) Primary (A) and Secondary (B) Street Setback: 10' min., 20' max.
(b) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
See Section 14 -2G -7B for additional requirements.
(c) Side Setback (C): 10' min. or 0' if building abuts or will abut the adjacent building, except for
apartment buildings, multi -dwelling buildings, and cottage homes where the minimum is always
10'. For mixed-use buildings, facades on residential floors must be set back at least 10' from the
side lot line.
(d) Rear Setback (D): 10' min.
(e) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30' above
grade) the maximum setback does not apply.
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
c. Building Height and Facade Stepbacks
(1) Except as provided below, principal buildings shall be 3 stories max. in height above grade.
20
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b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-10.
(a) Primary (A) and Secondary (B) Street Setback: 10' min., 20' max.
(b) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
See Section 14 -2G -7B for additional requirements.
(c) Side Setback (C): 10' min. or 0' if building abuts or will abut the adjacent building, except for
apartment buildings, multi -dwelling buildings, and cottage homes where the minimum is always
10'. For mixed-use buildings, facades on residential floors must be set back at least 10' from the
side lot line.
(d) Rear Setback (D): 10' min.
(e) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30' above
grade) the maximum setback does not apply.
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
c. Building Height and Facade Stepbacks
(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 emphasis treatments may be exempt from the
stepback requirement for up to one fa4ade bay (max. 35 feet) as approved by the FBC Committee.
(b) The required facade stepback may be established at a lower floor than stated above, provided it is
established at least 30' in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2' max.
(b) Balconies on upper floors may project up to 6' into front setbacks. Balconies may project beyond
non -street -facing facades on upper floors up to 4' max., but shall extend no closer than 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
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 14-5B, Sign Regulations. Projections into the
right-of-way shall not interfere with utilities, street trees, and other important right-of-way features.
(3) Arcades and galleries projecting beyond ground -level street -facing building facades are not
permitted. (An arcade is a fa4ade with an attached colonnade that projects over the sidewalk/walkway
with upper story building space above. A gallery is a colonnade that is attached to a ground level
fa4ade that projects over the sidewalk/walkway). Upper floor facades may not project closer to the
streetside property line than the 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,
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 appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in
14-5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be located within, behind and to the side of principal buildings in
compliance with the following requirements as shown in Figure 2G-11.
Figure 2G-11. Parking and Service Placement Diagram
(1) Primary Street, Pedestrian Street, and designated Ralston Creek Frontage Setback (E) and Screening
(a) Surface Parking, Loading, and Service Area: 30' min. from primary street building facade and
located behind fully -enclosed, occupied building space.
(b) Surface Parking located to the side of buildings: 10' min. from the streetside property line (E') and
set back 3' min. from the primary street building facade (E) and screened by low masonry walls and
landscaping as specified for S2 standard - alternative materials (option B), set forth in Article 14-51',
Screening and Buffering Standards.
(c) Building/Structured Parking: 15' min. from primary street building facade and located behind
fully -enclosed, occupied building space.
(d) Underground Parking: 0' min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Area:
• 10' min. and located 3' min. from the secondary street building facade and screened by low
masonry walls and landscaping as specified for S2 standard - alternative materials (option B),
set forth in Article 14-5F, Screening and Buffering Standards.
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. or 0' where parking is shared with the adjacent
property. Setback area shall be landscaped to the S2 standard.
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements as
principal buildings. Parking must be screened from view by architecturally -finished building
facades, according to the standards for structured parking set forth in 14 -5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirements as principal
buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10' to any
residential portion of a building (i.e. not including portions of the building containing garage space).
This 10' area must be used for walkways and landscaping and/or may be included as part of a larger
open space area. If parking spaces are located where headlights of vehicles shine onto a wall
containing ground floor windows, said parking spaces must be screened from view of the windows to
at least the S2 standard.
c. Access to Parking, Loading, and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes or
driveways on secondary streets consistent with the Riverfront Crossings Plan, except as allowed in
paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible due to
topography, site conditions, configuration of the lot, and/or other constraints, access to a primary
street may be granted by the FBC Committee. Any request for a curb cut on an arterial street will be
reviewed according to the applicable provisions set forth in Section 14-5C-6, Arterial Street Access
Requirements.
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
23
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES. BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However, if the
provisions contained in the Riverfront Crossings Code are more specific or restrictive, said provisions shall
supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind or to the side of
principal buildings according to the same setback standards as surface parking. Facades of accessory
buildings within public view must be architecturally finished in a manner that is consistent with the
principal building
D. West Riverfront Subdistrict
1. INTENT
The West Riverfront subdistrict (shaded in dark in Figure 2G-12) is intended for commercial and mixed-use
development in buildings with street -facing entries opening onto streetscapes designed to provide a
comfortable and attractive environment for pedestrians buffered from vehicular traffic on Riverside Drive.
Along the west side of Riverside Drive south of Benton Street, buildings are designed with facades fronting
onto a pedestrian way and perpendicular parking aligned along a continuous north -south travelway allowing
cross -parcel connections among adjacent sites and a reduction in curb cuts along Riverside Drive. Along the
Iowa River, buildings are located, oriented, and designed to take advantage of river views. Along streets in this
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.
Figure 2G-12: Subdistrict Locator— West Riverfront
2. USES
The principal uses allowed in the West Riverfront Subdistrict are the same as allowed in the CB -5 Zone, as
specified in Table 2C-1 within Article 14-2C. Provisions and special exception approval criteria that apply in
the CB -5 Zone also apply in the West Riverfront Subdistrict, as set forth in Article 14-46, except as noted
below. In addition, the following restrictions and allowances shall apply:
a. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-2G-5.
For Multi -Family Uses, the provisions in Section 14-46-4 are superseded by the standards in this Article
and, therefore, do not apply. Residential occupancy is limited to one "household" per dwelling unit, as this
term is defined in Article 14-9A, General Definitions. The maximum number of bedrooms per dwelling unit
is three. Residential density (units per acre): No maximum. However, for Apartment Buildings,
Multi -Dwelling Buildings, and Mixed -Use Buildings, the number of 3 -bedroom units per lot may not
exceed 30% of the total number of units on the lot; south of Benton Street, the number of 3 -bedroom
units for these building types may not exceed 20%.
b. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section
14-2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
c. Residential Uses are not allowed within required retail storefronts, as specified in the Riverfront Crossings
Regulating Plan.
d. Outdoor Commercial Recreational Uses shall be allowed by special exception. The Board of Adjustment
may modify subdistrict standards as appropriate for the specific use.
e. Building Trade Uses shall be allowed, provided all aspects of the operation are conducted indoors and,
except for fleet vehicle parking, outdoor storage of materials and equipment is not allowed.
f. Drinking Establishments must meet the applicable Drinking Establishment spacing requirement.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14-2G-5, Building Types Standards. The following
Building Types are permitted in the West Riverfront subdistrict (see also Table 2G-6):
25
Permitted Building Types
b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-13, except as allowed in
paragraphs (2), (3), and (4), below.
Figure 2G-13: Building Placement Diagram
(a) Primary (A) and Secondary (B) Street Setback: 10' min., 20' max.
(b) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
Pedestrian Streets that provide frontage for buildings located along the riverfront shall provide a
connection through the block between the riverfront trail and the intersecting public street. See
Section 14 -2G -7B for additional requirements.
(c) Side Setback (C): 10' min. 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 set back at least 10' from the side lot line.
(d) Rear Setback (D): 10' min.
(e) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30' above
grade) the maximum setback does not apply.
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
26
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b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-13, except as allowed in
paragraphs (2), (3), and (4), below.
Figure 2G-13: Building Placement Diagram
(a) Primary (A) and Secondary (B) Street Setback: 10' min., 20' max.
(b) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
Pedestrian Streets that provide frontage for buildings located along the riverfront shall provide a
connection through the block between the riverfront trail and the intersecting public street. See
Section 14 -2G -7B for additional requirements.
(c) Side Setback (C): 10' min. 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 set back at least 10' from the side lot line.
(d) Rear Setback (D): 10' min.
(e) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30' above
grade) the maximum setback does not apply.
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
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 waywith
abutting perpendicular parking spaces aligned along a continuous north -south drive aisle, which
allows cross -parcel connections among adjacent sites.
(3) On lots with double frontages on Sturgis Corner Drive and South Riverside Drive or Sturgis Corner
Drive and Highway 6, Sturgis Corner Drive shall be considered the primary street frontage. For these
lots, there shall be no maximum building setback along the Riverside Drive and Highway 6 frontages.
(4) For lots with double frontages on Orchard Street and Riverside Drive, there shall be no maximum
building setback along the Orchard Street frontage.
c. Building Height and Facade Stepbacks
(1) Except as provided below, principal buildings shall be 4 stories max. in height above grade.
(a) Principal buildings with frontage on the Iowa River may be 8 stories max. in height before
application of bonus provisions.
(b) Additional building height may be granted through transfer of development rights or through
bonus height provisions as set forth in the Section 14 -2G -7G, Building Height Bonus Provisions.
(2) Above the 3rd floor, building facades facing and visible from streets, plazas, parks, and single family
residential zones shall step back 10' min. from the lower floor facade.
(a) At street corners, tower elements or similar corner emphasis treatments may be exempt from the
stepback requirement for up to one fa4ade bay (max. 35 feet) as approved by the FBC Committee.
(b) Buildings with frontage on the Iowa River shall be exempt from the stepback requirement.
(c) The required facade stepback may be established at a lower floor than stated above, provided it is
established at least 30' in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2' max.
(b) Balconies on upper floors may project up to 6' into front setbacks. Balconies may project beyond
non -street -facing facades on upper floors up to 4' max., but shall extend no closer than 4' 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 14-5B, Sign Regulations. Projections into the
right-of-way shall not interfere with utilities, street trees and other important right-of-way features.
(3) Arcades and galleries projecting beyond ground -level street -facing building facades are not
permitted. (An arcade is a fa4ade with an attached colonnade that projects over the sidewalk/walkway
with upper story building space above. A gallery is a colonnade that is attached to a ground level
fa4ade that projects over the sidewalk/walkway). Upper floor facades may not project closer to the
streetside property line than the 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,
Frontage Type Standards, and Section 14-2G-5, Building Type Standards.
f. Facade Continuity
(1) To define pedestrian friendly streetscapes while maintaining a lower intensity development character
along primary streets, principal buildings shall occupy a min. of 50% of the primary street lot frontage.
(2) To ensure public access and view corridors to the Iowa River, buildings located along the riverfront
shall occupy no more than 750 of the width of the lot as measured along the riverside lot line.
(3) Any building that exceeds 5 stories in height must be separated from any other building that exceeds
5 stories in height by a distance equal to the height of the taller building or 100', whichever is less.
4. PARKING AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in
14-5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be located within, behind and to the side of principal buildings in
compliance with the following requirements as shown in Figure 2G-14.
Figure 2G-14: Parking and Service Placement Diagram
28
(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 - alternative materials (option B), set forth in Article 14-5F,
Screening and Buffering Standards.
(c) Along the west side of South Riverside Drive south of Benton Street, one single -loaded aisle of
parking is permitted within the private frontage area. The parking aisle shall be set back a min. of
5' from the front property line and the area between the parking aisle and the public sidewalk shall
be landscaped to the S2 standard.
(d) Building/Structured Parking: 15' min. from primary street building facade and located behind
fully -enclosed, occupied building space.
(e) Underground Parking: 0' min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Areas along Myrtle Avenue and Highway 1: 10' min. and set
back 3' min. from secondary street building facades and screened to the S2 standard.
(b) Surface Parking, Loading, and Service Areas along Orchard Street: 10' min. and screened to the S2
standard.
(c) Building/Structured Parking: 10' min. and screened from view by architecturally -finished building
facades, according to the standards for structured parking set forth in 14 -5A -5F.
(d) Underground Parking: 10' min. and set back 0' min. from secondary street building facades.
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: 5' min. or 0' where parking is shared with the adjacent
property. Setback area shall be landscaped to the S2 standard.
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements as
principal buildings. Parking must be screened from view by architecturally -finished building
facades, according to the standards for structured parking set forth in 14 -5A -5F.
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 surface parking shall be closer than 10' to any
residential portion of a building (i.e. not including portions of the building containing garage space).
This 10' area must be used for walkways and landscaping and/or may be included as part of a larger
open space area. If parking spaces are located where headlights of vehicles shine onto a wall
containing ground floor windows, said parking spaces must be screened from view of the windows to
at least the S2 standard.
c. Access to Parking and Service Areas
(1) All parking and service areas shall be accessed from public alleys, private rear lanes or driveways on
secondary streets consistent with the Riverfront Crossings Plan. Limited access to primary streets is
allowed consistent with the Riverfront Crossings Plan. However, in order to improve traffic circulation
upon redevelopment, the City may require closure of inappropriately located curb cuts in favor of
shared access points along the frontage.
(2) FBC Committee approval is required for the placement of new driveway and curb cuts along primary
streets. Any request for a curb cut on an arterial street will be reviewed according to the applicable
provisions set forth in Section 14-5C-6, Arterial Street Access Requirements.
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
30
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However, if the
provisions contained in the Riverfront Crossings Code are more specific or restrictive, said provisions shall
supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind and to the side of
principal buildings according to the same setback standards as surface parking. Facades of accessory
buildings within public view must be architecturally finished in a manner that is consistent with the
principal building.
31
14-2G-4: FRONTAGE TYPE STANDARDS
A. Generally
A building's frontage condition—the transition from public to private space, from indoor to outdoor at the
main entrance, the design treatment of ground floor building facades, the configuration of facade projections,
and the disposition of improvements within required setbacks—strongly influences the quality and character
of public streets and spaces.
All principal buildings in the form -based zoning districts shall be designed with Frontage Types meeting the
requirements of this section. The standards recognize that different types of buildings—as defined in the
Building Type standards in the subsequent section—may call for different frontage conditions. Illustrations
within this section are intended to demonstrate basic frontage type standards and are not intended to
promote a particular architectural style or represent the architectural detail necessary for high quality
buildings.
Table 2G-5 below identifies which of the Frontage Types are permitted in conjunction with each of the
Building Types:
Table 2G-5: Permitted Frontage Types
32
Permitted Frontage Types
Building Types
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x
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 x x x x
Civic or Institutional Building x x x x x(1)
Notes:
1. Subordinate frontage type - to be used in conjunction with other permitted
frontage type(s)
2. Frontage type may be allowed by the FBC for appropriate horizontal mixing of
uses, e.g. for large mixed-use buildings with multiple street frontages.
B. Storefront
1 DESCRIPTION
The Storefront frontage is the primary frontage type for buildings with active commercial ground floor
uses, such as retail, personal services, and restaurants—see Table 2G-5 to determine appropriate building
types. The frontage provides storefront facades that are typically aligned close to the streetside property
line, with large transparent windows and multiple building entries at the grade of the fronting sidewalk.
The Regulating Plan indicates locations where this frontage type is required.
Figure 2G-15: Storefront
2. STANDARDS
a. The private frontage area between the public sidewalk and the building facade shall be designed for
additional sidewalk width and other pedestrian -oriented uses, such as plaza space, outdoor patio space
for restaurant and cafe seating, landscaping, public art, or recessed entryways.
b. To encourage commercial activity at the street level, private frontage areas should be seamlessly
integrated with and at the same level as the public sidewalk to the extent possible. With approval of the
FBC Committee, on sloping sites in specific locations where there is a desire to provide usable outdoor
space the private frontage area may be slightly raised above sidewalk grade to create a level plaza or patio
area. The elevation of the raised area shall not exceed the elevation of the ground floor finished floor (see
2.d below). A transparent, decorative wrought iron or similar metal railing may be located at the edge of
the raised area if required for safety, but shall be limited to 42" max. in height. Opaque railings, fences or
walls shall not be permitted. Access to raised areas shall be provided directly from the sidewalk through
steps and/or ramps. The use of ramps and railings shall be minimized to maintain a seamless transition
from sidewalk to storefront. Transparent, decorative wrought iron or similar metal fencing/railings not to
exceed 42" are allowed for outdoor service areas 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 teW area of the ground floor facade between 2 and 10 feet in height above
adjacent ground level shall consist of storefront windows and doors. Glazing shall be clear and highly
transparent and individual lites for display windows should be as large as possible to invite views into the
interior space. Transom windows are encouraged above storefront display windows. Residential window
types, closely spaced mullions, and punched windows are not allowed for storefront frontages. Reflective
(mirrored) or colored glass is not permitted. Low -E glazing will 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 must allow views into the interior space. The bottom of storefront windows shall
be no more than 2' above the adjacent ground level, except along sloping sites, where this standard shall
be met to the extent possible so that views into the interior are maximized and blank walls are avoided.
d. The ground floor finished floor elevation shall match the elevation of the abutting public sidewalk or
publicly accessible plaza. On sloping sites the FBC Committee may adjust this requirement, provided that
the height of the ground floor of the building is no more than 3' above the level of the abutting public
sidewalk or public pedestrian plaza at any point along a street -facing facade.
e. The ground floor floor -to -structural -ceiling height shall be 14' min.
f. Ground floor building space shall be designed to meet Building Code requirements for commercial uses.
g. Entries to individual ground floor tenant spaces and entries to common lobbies accessing upper floor
space shall open directly onto public sidewalks or publicly -accessible outdoor plazas. Thresholds at
building entries shall match the grade of the adjacent sidewalk or plaza area.
h. Storefront entries shall be recessed a minimum of 18" and sheltered by awnings or canopies that project
a minimum of 6' from the building facade. Entries must also be distinguished by facade design, materials,
articulation, or other architectural details that provide relief to the building facade and draw attention to
the entrance.
i. Awnings or canopies designed to provide weather protection are required along at least 60% of the
street -facing facade and shall project 4' min., 8' max. from the front facade and shall be located 8' min.
above the adjacent sidewalk.
C. Urban Flex
1. DESCRIPTION
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.
Figure 2G-16. Urban Flex
2. STANDARDS
a. The private frontage area between the public sidewalk and the building facade shall be designed for
pedestrian -oriented uses, such as plaza space, outdoor patio space for restaurant and cafe seating,
landscaping, public art, or recessed entryways.
b. To encourage commercial activity at the street level, private frontage areas should be seamlessly
integrated with and at the same level as the public sidewalk to the extent possible. With approval of the
FBC Committee, on sloping sites in specific locations where there is a desire to provide usable outdoor
space the private frontage area may be slightly raised above sidewalk grade to create a level plaza or patio
area. The elevation of the raised area shall not exceed the elevation of the ground floor finished floor (see
2.d below). A transparent, decorative wrought iron or similar metal railing maybe located at the edge of
the raised area if required for safety, but shall be limited to 42" max. in height. Opaque railings, fences or
walls shall not be permitted. Access to raised areas shall be provided directly from the sidewalk through
steps and/or ramps. The use of ramps and railings shall be minimized to maintain a seamless transition
from sidewalk to storefront. Transparent, decorative wrought iron or similar metal fencing/railings not to
exceed 42" are allowed for outdoor service areas and sidewalk cafes for eating and drinking
establishments, as approved by the City. Any such fencing/railings for outdoor service areas and sidewalk
cafes must include landscaped planters and/or planter boxes along at least 50% of its length.
c. A minimum 50% of the area of the ground floor facade between 2 and 10 feet in height above adjacent
ground level shall consist of storefront windows and doors. Glazing shall be clear and highly transparent.
Residential window types, closely spaced mullions, and punched windows are not allowed for flex
frontages. Reflective (mirrored) or colored glass is not permitted. Low -E glazing will 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 must allow views into the interior space. The bottom of
storefront windows shall be no more than 3' above the adjacent ground level, except along sloping sites,
where this standard shall be met to the extent possible so that views into the interior are maximized and
blank walls are avoided.
d. The ground floor finished floor elevation shall 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.
I Ground floor building space shall be designed to meet Building Code requirements for commercial uses.
g. Entries to ground floor building space and common lobbies accessing upper floor space shall open
directly onto public sidewalks or publicly -accessible outdoor plazas where present, or shall be directly
connected to sidewalks by a paved walkway.
h. Thresholds at building entries shall match the grade of adjacent sidewalks, plaza areas, or paved walkways.
i. Building entries shall be shall be recessed a min. of 18" and sheltered by awnings or canopies that project
a minimum of 6' from the building facade. Entries must also be distinguished by facade design, materials,
articulation, or other architectural details that provide relief to the building facade and draw attention to
the entrance.
j. Awnings and canopies designed to provide weather protection along frontages are encouraged and may
project 8' max. from the front facade and shall be located 8' min. above the adjacent sidewalk.
D. Terrace
1. DESCRIPTION
The Terrace frontage provides for vertical separation of building space from sidewalk grade and creates
semi -private outdoor space for individual dwelling units by elevating and partially enclosing a portion of
the private frontage area. The Terrace frontage is suited for ground floor residential uses in urban settings
and may be appropriate for live -work and institutional uses. See Table 2G-5 to determine appropriate
building types.
Figure 2G-17 Terrace
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be designed as a raised
terrace, which is elevated up to 36" max. above grade by a garden wall to provide a semi -private outdoor
space. The terrace may also be suitable for outdoor seating for live -work uses.
b. A Terrace shall project 6' min., 10' max. beyond the front facade. A Terrace may extend along the front
facade for the width of the dwelling unit. The Terrace frontage is only allowed for access to individual
dwelling units, individual live -work units, or for institutional uses. To enhance privacy, adjacent Terrace
frontages shall be separated by walls and/or railings, or by a min. 6' wide landscaped area.
c. Terraces 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.
M.
d. Terraces shall be enclosed by garden walls up to 42" max. in height above grade. The garden wall's design
and materials shall be of high quality and compatible with the building's architecture. A decorative,
transparent railing or fence, constructed of metal and glass, wrought iron, or metal faithfully imitating
wrought iron, may be affixed atop the garden walls if additional height is necessary for safety. The railing
height shall not exceed 42" max. above the terrace grade. Steps or a ramp shall be provided for access to
the terrace. Steps and/or ramps may be perpendicular or parallel to the sidewalk.
e. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential
building space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and 36" max.
above grade and may be flush with or slightly elevated above the Terrace level.
f. Building entries shall be accessed directly from the Terrace.
g. Landscaping of the Terrace may include groundcovers, grasses, garden plants, low shrubs, and ornamental
trees. All plant material shall be of a variety that will not exceed 42" in height at maturity (except trees) so
as not to obstruct ground floor windows. Plant material shall be selected to prevent encroachment of the
public sidewalk. Thorny plants are not permitted.
E. Stoop
1. DESCRIPTION
The Stoop frontage is a frontage type appropriate for certain buildings with ground floor residential or
institutional use—see Table 2G-5 to determine appropriate building types. The Stoop frontage provides
for vertical separation of building space from sidewalk grade and modest projections of stoops and
covered entries for individual dwelling units beyond building facades. The Stoop frontage typically is used
in conjunction with shallow setbacks.
Figure 2G-18: Stoop
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage area
is not intended as outdoor gathering space (such as patios) and hardscaped areas other than stoop, stair,
accessible ramp, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential
space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and 36" max. above
grade.
c. Stoops shall be provided at the entries of individual units along front building facades and shall consist of
an exterior floor area raised 18" min. above the elevation of the abutting public sidewalk, and 36" max.
above grade to generally match the interior ground floor finished floor elevation. For buildings with
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 to the sidewalk.
f. Landscaping on both sides of the Stoop is required. Landscaping may be at grade or elevated, and may
be demarcated by a garden wall up to 24" in height or a max. 42" decorative, transparent fence
constructed of wrought iron or metal that faithfully imitates wrought iron. Plants may include
groundcovers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except trees)
shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant material shall
be selected to prevent encroachment of the public sidewalk. Thorny plants are not permitted within 3' of
the public sidewalk.
F. Porch and Yard
1. DESCRIPTION
The Porch and Yard frontage is a frontage type appropriate for certain residential buildings—see Table
2G-5 to determine appropriate building types. The Porch and Yard frontage provides for vertical
separation of building space from sidewalk grade, projections of usable porches beyond building facades,
and is typically set back from the streetside property line to provide a front yard area. An optional fence
may be built at or close to the property line to delineate the front yard.
Figure 2G-19. Porch and Yard
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage area
is not intended as outdoor gathering space (such as patios) and hardscaped areas other than porch, stair,
accessible ramps, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential
space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and 36" max. above
grade.
c. Porches shall be provided at the entries of single or two-family dwellings along front building facades and
shall consist of an exterior floor area raised 18" min. above the elevation of the abutting public sidewalk,
and 36" max. above grade to generally match the interior ground floor finished floor elevation. For
buildings with multiple Porches, or a combination of Porches and Stoops, a 6' min. landscaped area shall
be provided between adjacent frontages.
38
d. Porches shall project 6' min., 10' max. beyond the front facade and extend at least 500 of the facade width
along the front facade.
e. An optional fence enclosing the front yard shall not exceed 48" max. in height. Fences shall be made of
high quality materials and construction compatible with the building's architecture. Permitted materials
include vertical wood pickets, wood lattice, wrought iron, and metal that faithfully imitates wrought iron.
Fences shall be semi -transparent with max. 50% opacity. Chain link or wire mesh fences are prohibited.
f. Front yard landscaping may include groundcovers, grasses, garden plants, low shrubs, and ornamental
trees. All plant material (except trees) shall be of a variety whose height at maturity will not obstruct
ground floor windows. Plant material shall be selected to prevent encroachment of the public sidewalk.
Thorny plants are not permitted within 3' of the public sidewalk.
G. Portico
1 DESCRIPTION
The Portico frontage is a frontage type appropriate for certain buildings with ground floor residential use
as well as institutional uses—see Table 2G-5 to determine appropriate building types. The Portico
frontage has its building facade aligned close to the streetside property line with the'ground floor
elevated above the sidewalk level to provide privacy for the ground floor windows and is accessed by a
covered, generously -sized exterior stairway and landing.
Figure 2G-20: Portico
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage area
is not intended as outdoor gathering space (such as patios) and hardscaped areas other than portico, stair,
accessible ramp, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential
space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and 36" max. above
grade.
c. Porticos shall be provided at building entries along front building facades and shall consist of an exterior
floor area raised 18" min. above the elevation of the abutting public sidewalk, and 36" max. above grade
to generally match the interior ground floor finished floor elevation. Porticos may provide access to a
central lobby of a multi -unit building or may provide direct access to no more than two entrances to
individual dwelling units.
d. Porticos shall project 6' min., 10' 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
39
Portico. Alternatively a flat metal canopy suspended from support rods or cables may extend over the
entirety of the Portico. For buildings with multiple Porticos, or a combination of Stoops and Porticos, a 6'
min. landscaped area shall be provided between adjacent frontages.
e. Landscaping on both sides of the Portico is required. Landscaping may be at grade or elevated, and may
be demarcated by a garden wall up to 24" in height or a max. 42" decorative, transparent fence
constructed of wrought iron or metal that faithfully imitates wrought iron. Plants may include
groundcovers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except trees)
shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant material shall
be selected to prevent encroachment of the public sidewalk. Thorny plants are not permitted within 3' of
the public sidewalk.
H. Forecourt
1. DESCRIPTION
The forecourt frontage is a subordinate frontage type intended for use in combination with one or more
of the above permitted frontage types—see Table 2G-5 to determine appropriate building types. The
forecourt frontage is created by setting back the central portion of the building facade to create an entry
plaza or green that is surrounded by building facades on three sides. Forecourts at corners are not
permitted.
Figure 2G-21 Forecourt
2. STANDARDS
a. forecourts shall be 20' min. in depth and width, however, neither dimension shall exceed 1.5 times the
other dimension. In addition, the width of a forecourt shall not exceed one-third of the overall facade
width.
b. Forecourts may provide access to a central lobby of a larger building or may provide access to multiple
uses through individual entrances. Depending on ground floor uses, forecourts may be appropriate for
either semi -private or public uses, such as outdoor cafes, gardens, public art, or fountains.
c. The forecourt may be hardscaped or landscaped, or a combination thereof, and may be elevated 24" max.
above the elevation of the public sidewalk to maintain visual connectivity between the forecourt and the
public sidewalk. If elevated, steps and/or ramps shall be provided to directly connect the forecourt with
the adjacent sidewalk.
d. Garden walls 24" max. in height may be used to separate the forecourt from the public sidewalk while
maintaining visual connectivity. The garden wall's design and materials shall be high quality and
compatible with the building's architecture.
e. Where landscaped areas are provided, plants may include groundcovers, grasses, garden plants, low
40
shrubs, and ornamental trees. All plant material (except trees) shall be of a variety whose height at
maturity will not obstruct ground floor windows. Plant material shall be selected to prevent encroachment
of the public sidewalk or walkways necessary to gain access to the building. Thorny plants are not
permitted within 3' of public sidewalks or walkways necessary to gain access to the building.
f. Other design standards required for the primary frontage types shall apply.
41
14-2G-5: BUILDING TYPE STANDARDS
A. Generally
The Building Type Standards differentiate and define a range of principal building typologies deemed
appropriate for the Riverfront Crossings District and the Eastside Mixed Use Subdistrict. The Building Types
describe basic building configuration and massing, pedestrian access, vehicle access, and parking specific to
each typology. The standards are intended to complement the Subdistrict Standards and Frontage Type
standards set forth in previous sections. Illustrations are intended to demonstrate basic Building Type
standards, and are not intended to promote a particular architectural style or represent the architectural detail
necessary for high quality buildings. In the event of conflicting requirements the more stringent requirement
shall control.
Table 2G-6 below identifies which of the Building Types are allowed in each of the Subdistricts:
1 able 2G-6. Peimitled Building Types
Form -based Zoning Districts
42
�
3
N
Y
v
N
�
Permitted Building Types
0
to
X
c
a
`
a
tf
7
N
d
0
V)
c
d
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(t)
Mixed -Use Building
x
x
x
x
x
x
x
x(1)
Liner Building
x
x
x
x
x
x
x
42
Civic or Institutional Building x x x 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 simple lot. The Cottage Home provides a
semi -private frontyard and a private backyard. Garages are located in the rear yards, accessed either from
an alley or by narrow driveways between adjacent Cottage Homes. Table 2G-6 above identifies the
Subdistricts where this Building Type is permitted.
Figure 2G-22. Cottage Home (Alley Access)
Figure 2G-23: Cottage Home (Driveway Access)
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of one, one and a half, or two-story volumes.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance shall be located within the facade and shall be accessed directly from a street
through an allowed Frontage Type—see Table 2G-5.
4. VEHICLE PARKING
a. Parking shall be provided in a garage located in the rear yard behind the principal building. Garages
may be detached, attached to the principal building, or connected to the principal building by a
covered or enclosed breezeway.
b. Vehicular access shall be provided as follows:
(1) Where a public alley or private rear lane is present garages shall be accessed from the alley or rear
lane.
(2) Where no rear access is possible, garages shall be accessed through max. 10' wide driveways
accessed from the front of the lot between adjacent Cottage Homes. Shared driveways between
adjacent lots are encouraged.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
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, or three-story volumes.
b. Groups of Rowhouses may consist of two to six attached units.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance shall be located within the facade and shall be accessed directly from a street
through an allowed Frontage Type—see Table 2G-5.
4. VEHICLE PARKING
a. Parking shall be provided in a garage, which may be detached or attached to the principal building.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
D. Townhouse
1 DESCRIPTION
The Townhouse is a single-family unit that shares common walls with one or two of the adjacent units. A
Townhouse may be located on a separate fee -simple lot or be part of a multi -unit development. The
Townhouse provides a semi -private frontyard but no private backyard. Table 2G-6 above identifies the
Subdistricts where this Building Type is permitted.
Figure 2G-25: Townhouse
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three-story volumes.
b. Groups of Townhouses may consist of two to ten units.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to each dwelling shall be located within the facade and shall be accessed directly from a
street through an allowed Frontage Type—see Table 2G-5.
4. VEHICLE PARKING
a. Parking shall be provided in a garage attached to or tucked -under the unit at the rear.
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. DESCRIPTION
The Apartment Building is designed to be occupied by multiple dwelling units configured as a
double -loaded corridor building. The Apartment Building is oriented perpendicular to the primary street
frontage and sits atop an underground parking garage whose bay width determines the building width.
Table 2G-6 above identifies the Subdistricts where this Building Type is permitted.
Figure 2G-26: Apartment Building
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, three, or four-story (where permitted) volumes.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance to the Apartment Building shall be located within the facade and shall be accessed
directly from a street through an allowed Frontage Type—see Table 2G-5.
b. Access to dwelling units shall be from a shared lobby located at the main entrance with entrances to
each dwelling unit provided through central corridors. Exterior corridors and exterior stairways to
upper floor dwelling units are not permitted.
4. VEHICLE PARKING
a. Parking shall be provided in an underground structure located beneath the building footprint. The
underground structure shall be designed so that the finished floor elevation of the residential space
above matches the elevation of the Frontage Type (see Section 14-2G-4, Frontage Type Standards).
b. Additional surface parking may be located to the rear of the building.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
F. Multi -Dwelling Building
1. DESCRIPTION
The Multi -Dwelling Building is designed to be occupied by multi -family dwelling units or group living
uses. The Multi -Dwelling Building may 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 be located within the facade and shall be
accessed directly from a street through an allowed Frontage Type—see Table 2G-5.
b. Access to dwelling units shall be from a shared lobby located at the main entrance with entrances to
each dwelling unit provided through shared corridors. Exterior corridors and exterior stairways to
upper floor dwelling units are not permitted.
c. Ground floor dwelling units fronting on a street may also have a separate entrance directly from the
street through an allowed Frontage Type. However, the scale and design of entrances to individual
units shall be such that the entrance to the shared lobby is clearly recognizable as the building's main
entrance.
4. VEHICLE PARKING
a. Parking shall be provided in a surface lot in the rear, an underground structure, an above -grade
mid -block structure, an integrated structure contained within the base of the building, or a
combination thereof.
b. Where present, above -grade mid -block parking structures shall be separated from the principal
building by at minimum 40'. This space shall be landscaped to screen the parking structure and may
contain an alley or private rear lane providing vehicular access to the structure.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
G. Live -Work Townhouse
1. DESCRIPTION
The Live -Work Townhouse is designed to be occupied by a single dwelling unit and a single ground floor
commercial or flex space. The Live -Work Townhouse shares common walls with one or two adjacent units
and may be located on a separate fee -simple lot or be part of a multi -unit development. Table 2G-6 above
identifies the Subdistricts where this Building Type is permitted.
Figure 2G-28. Live -Work Townhouse
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 through a separate street level entrance or through
a foyer shared with the commercial space.
4. VEHICLE PARKING
a. Parking shall be provided in a garage attached to or tucked -under the unit at the rear, and/or a surface
lot located behind the building.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
H. Commercial Building
1. DESCRIPTION
Commercial Buildings are designed for occupancy by one or more non-residential uses. If present, uses
generating visitor or customer traffic (such as retail, restaurants, personal services) are typically located on
the ground floor facing the sidewalk. Table 2G-6 above identifies the Subdistricts where this Building Type
is permitted.
Figure 2G-29: Commercial Building
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed in accordance with the applicable Subdistrict Standards with respect to
building height and stepback requirements.
3. PRIMARY PEDESTRIAN ACCESS
a. For buildings occupied by a single user: The main entrance to a lobby shall be located within the
facade and shall be accessed from a street through an allowed Frontage Type—see Table 2G-5.
b. For buildings occupied by multiple uses: Entrances to ground floor commercial spaces shall be located
within the facade and shall be accessed from a street through an allowed Frontage Type. Entrances to
upper floor commercial space shall be through a street level lobby and/or interior corridors accessed
from the street through a separate entrance.
4. VEHICLE PARKING
a. Parking 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. DESCRIPTION
Mixed -Use Buildings are designed for occupancy by a minimum of two different uses that may be
vertically and/or horizontally demised. If present, uses generating visitor or customer traffic (such as retail,
restaurants, personal services, live/work commercial space) are typically located on the ground floor facing
the sidewalk, whereas uses generating limited pedestrian activity (such as office or residential) are typically
located on upper floors or behind street fronting commercial uses. Residential uses are not allowed in
street -facing storefront spaces unless designed as live -work space. Table 2G-6 above identifies the
Subdistricts where this Building Type is permitted.
Figure 2G-30: Mixed -Use Building
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.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor commercial spaces shall be located within the facade and shall be accessed
from a street through an allowed Frontage Type—see Table 2G-5.
b. Entrances to upper floor commercial space or dwelling units shall be through a street level lobby
and/or interior corridors accessed from the street through a separate entrance.
c. Entrances to live/work residential space may be provided directly from the live/work commercial
space.
4. VEHICLE PARKING
a. Parking may be provided in a surface lot, underground structure, above -grade mid -block structure, an
integrated structure contained within the base of the building, or a combination thereof in accordance
with the Parking Type Standards—see Table 2G-7.
b. Where present, above -grade mid -block parking structures shall be separated from the principal
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 -oriented building uses along a street frontage. Liner
buildings are oriented toward the street with no or minimal openings to the rear. The parking structure in
the rear may be attached to the Liner Building, or slightly detached as required for fire separation. The
Liner Building may be occupied by a single use or a mix of uses. If present, uses generating visitor or
customer traffic (such as retail, restaurants, personal services) are typically located on the ground floor
facing the sidewalk, whereas uses generating lower pedestrian activity (such as office or residential) are
typically located on upper floors. The Liner building may also include live/work units, and townhouse units.
Table 2G-6 above identifies the Subdistricts where this Building Type is permitted.
Figure 2G-31: Liner Building
2. BUILDING SIZE AND MASSING
a. A liner building shall be at least tall enough to visually screen the parking structure behind the
building.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor uses shall be located within the facade and shall be accessed directly from
a street through an allowed Frontage Type—see Table 2G-5.
b. Entrances to upper floor commercial space or dwelling units shall be through a street level lobby
and/or interior corridors accessed directly from the street.
c. Entrances to live/work residential lofts may be provided directly from the live/work commercial space
through internal stairs.
4. VEHICLE PARKING
a. Parking shall be provided in a parking structure located behind the Liner Building.
b. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
K. Civic or Institutional Building
1. DESCRIPTION
Civic or Institutional Buildings are designed for occupancy by public or quasi -public uses that provide
important services to the community. A Civic or Institutional Building contributes significantly to the
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), or privately 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 freestanding buildings in a public space or
integrated into the urban fabric, as deemed appropriate for their use and context.
b. Civic or Institutional Buildings that are integrated into the urban fabric should generally be composed
in accordance with the applicable Subdistrict Standards with respect to setbacks, building height, and
stepback requirements. However, the FBC committee may approve exceptions under the following
circumstances:
(1) To accommodate architectural elements integral to the building design that contribute to public
realm, such as a tower or steeple, or an entry plaza.
(2) To accommodate appropriate civic or institutional uses that cannot feasibly be accommodated
within the building envelope permitted in the applicable Subdistrict.
c. Freestanding Civic or Institutional Buildings may be located within a public or publicly accessible park
or plaza and are exempt from the maximum setback requirements of the applicable Subdistrict.
However, freestanding buildings shall be designed with four building facades of equal architectural
quality.
3. PRIMARY PEDESTRIAN ACCESS
a. For buildings occupied by a single user: The main entrance to a lobby shall be located within the
facade and shall be accessed from a street through an allowed Frontage Type—see Table 2G-5.
b. For buildings occupied by multiple uses: The building may provide either a shared entrance with street
level lobby, or separate entrances. All entrances shall be located within the facade and shall be
accessed from a street through allowed Frontage Types.
c. Freestanding Civic or Institutional Buildings shall provide pedestrian access from at least two sides.
4. VEHICLE PARKING
a. For freestanding Civic or Institutional Buildings:
(1) Vehicular access shall be limited to service and emergency vehicle access, provided through
pedestrian walkways of sufficient width and construction.
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 structure, above -grade mid -block structure,
an integrated structure contained within the base of the building, or a combination thereof in
accordance with the Parking Type Standards—see Table 2G-7.
(2) Where present, above -grade mid -block parking structures shall be separated from the principal
building by at minimum 40'. This space may contain an alley or private rear lane.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
51
14-2G-6: PARKING TYPE STANDARDS
A. Generally
The Parking Type Standards describe the allowed off-street parking options and determine their basic design
requirements. Additional requirements are set forth in the Subdistrict Standards and Building Type Standards
above. The images herein are intended to illustrate typical conditions. The actual design and configuration of
a parking facility may vary.
Table 2G-7 below identifies which of the Parking Types are allowed in conjunction with each of the Building
Types:
Table 2G 7 Pet mtted P,,i km(4 Iypea
Building Types
Cottage Home
Rowhouse
Townhouse
Apartment Building
Multi -Dwelling Building
Live -Work Townhouse
Commercial Building
Mixed -Use Building
Liner Building
Civic or Institutional Building
Permitted Parking Types
52
x
v
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v
d
C
y
O
J
V
Y
V
m
r
�
V
7
r
N
O
r
A
r
C
O`
7 01 7
r �
C
H
x
x
x
x
x
x
x
x
x
x
x
X
x
x
X
x
x
x
x
x
x
x
x
52
x
B. Garage
Garages provide private, enclosed parking spaces for individual dwelling units. Garages shall be located
behind the principal building and may be attached to it, connected through a breezeway, or detached.
Figure 2G-33: Garage
C. Tuck -Under Parking
Tuck -under parking provides covered and enclosed parking spaces located at the rear of a building.
Tuck -under parking may be combined with other parking types and works particularly well on properties that
slope away from the primary street right-of-way and where a residential dwelling must be elevated above a
flood hazard area.
Figure 2G-34: Tuck -Under Parking
D. Surface Lot
Surface lots provide uncovered, at -grade parking spaces. Surface lots shall be located according to the rules
set forth in Section 14-2G-3, Subdistrict Standards.
Figure 2G-35: Surface Lot
E. Mid -Block Structure
Mid -block structures are freestanding parking structures located in the center of a larger block. Mid -block
structures shall be set back from adjacent buildings by at least 40' to provide sufficient light and privacy for
commercial or residential uses facing the block interior. This setback may accommodate an alley, private rear
lane, and/or rear yards.
Figure 2G-36. Nlid-Block Shiicture
F. Lined Structure
Lined structures are parking structures located behind shallow Liner Buildings that are oriented solely toward
the street. Lined structures may be directly attached to the liner building or detached by a minimal fire
separation distance. Lined structures shall be limited to a height that is adequately screened from public view
by the associated Liner Building.
Figure 2G-37Lined 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 Structure
54
14-2G-7: GENERAL REQUIREMENTS
A. Streetscape and Frontage Area Improvements
1. The area within the public right-of-way between existing or planned curb lines and the streetside property
line shall be improved for pedestrian circulation, streetscape amenities, and landscape space consistent
with provisions of the Riverfront Crossings District Master Plan and the Citys sidewalk standards and tree
requirements. Street trees shall be planted in the public right-of-way between the public sidewalk and
street curb, according to the tree species and planting specifications of the City Forester. One overstory
tree is required for every 30 feet of lot frontage, but not less than one tree per lot. Smaller trees may be
approved by the FBC Committee in locations where overstory trees would interfere with overhead utilities.
If any of these provisions conflict, the more specific standard shall apply.
2. The private frontage area, which is the area between the property line and the plane of any street -facing
building facade, shall be improved consistent with Section 14-2G-4, Frontage Type Standards. Within the
private frontage area, outdoor storage and work areas, mechanical equipment, accessory buildings, or
other improvements that detract from the quality of the pedestrian environment are prohibited. The
placement of walls and fencing shall comply with the applicable Frontage Type Standards. In the West
Riverfront subdistrict the private frontage area may differ as described in the Subdistrict Standards.
3. All areas of the site that are not used for buildings, parking, vehicular and pedestrian use areas shall be
landscaped with trees and/or plant materials. A landscaping plan for such areas must be submitted at the
time of site plan review.
Figure 2G-40: Streetscape and Frontage Area Improvements - Typical Non -Residential Frontage
Figure 2G-41: Streetscape and Frontage Area Improvements - Typical Residential Frontage
B. Pedestrian Streets
1. Buildings may front on a Pedestrian Street, where provided, in compliance with the requirements in
Section 14-2G-3, Subdistrict Standards, and Section 14-2G-4, Frontage Type Standards. In such a case, the
pedestrian street is considered a primary street, and as such, all provisions of this Article that apply to
primary streets shall also apply to pedestrian streets. In cases where a pedestrian street is illustrated on the
Regulating Plan as a primary street and for Ralston Creek Frontages illustrated on the Regulating Plan, a
pedestrian street is required, and must be designed according to the following standards. In the case of
a Ralston Creek Frontage, the required stream corridor buffer may be included in the required pedestrian
street right-of-way or public access easement.
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 and intersect with, be perpendicular to and
visible from a public street right-of-way and be owned by a government entity. Additional
right-of-way width may be required beyond the minimum based on location and the amount of
pedestrian traffic anticipated.
(4) Public Pedestrian Streets may provide for pedestrian travel through a block to other neighborhood
destinations, such as parks, riverfront areas, trails, schools, and neighborhood commercial areas.
b. Private Pedestrian Street:
(1) Private Pedestrian Streets shall be designed as publicly accessible thoroughfares that function like
residential streets but are limited to non -motorized traffic.
(2) Residential buildings shall front on and be accessed from the private pedestrian street through an
allowed frontage type.
(3) A private pedestrian street shall be established through a shared public access easement that shall
be at min. 30' wide and intersect with, be perpendicular to and visible from a public street
right-of-way.
c. Ralston Creek Frontages:
(1) The required 30' stream corridor buffer shall serve as the pedestrian street right-of-way or public
access easement and shall function like a street, but is limited to non -motorized traffic.
(2) Buildings shall front on and be accessed from the pedestrian street through an allowed frontage
type.
(3) The required public trail may serve as a sidewalk that provides access to building frontages. In
addition, a separate sidewalk may be constructed on a raised terrace along the building frontages
to provide better access to residential units that are elevated above the flood hazard level.
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 is required along any pedestrian street per City
requirements as determined by the FBC Committee.
(2) Depending on the location and the design of the development, provision for emergency vehicle
access may be required. If required, a central paved pathway must be provided that is at least 20'
wide and remains free of obstructions.
(3) Each pedestrian street, except for Ralston Creek Frontages and pedestrian streets that require a
central 20' fire lane, shall include at least two, min. 6' wide public sidewalks separated by a central
green space. For pedestrian streets that exclusively serve residential building types, one centrally
located min. 10' sidewalk flanked by greenspace may be approved by the FBC Committee. See
subparagraph c., above, for sidewalk requirements for Ralston Creek Frontages.
(4) Street trees must be planted at the same ratio as required for a regular street right-of-way,
although trees may be clustered or spaced according to the streetscape design plan approved by
the FBC Committee.
(5) Any areas that are not intended for pedestrian pathways shall be landscaped or used for pedestrian
amenities, bicycle parking, seating areas, public art, sidewalk cafe seating, and similar. Landscaped
areas may be designed to provide storm water conveyance.
C. Pedestrian Passageways
1. For buildings with non-residential uses and facades longer than 200' along a primary street, publicly
accessible pedestrian passageways from primary streets to and through the interior of the block are
required to provide pedestrian access from parking areas at the rear of buildings to street frontages.
2. Passageways shall be designed to meet the following standards:
a. Passageways shall be 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 designed to provide clear lines -of -sight, little or
no variation in enclosing wall planes, adequate light levels, and shall be kept clean and clear of debris.
D. Streetscreens
1. Where Streetscreens are required in Section 14-2G-3, Subdistrict Standards, a wall that meets the
following standards shall be built for the purpose of enhancing security or for screening a parking lot or
side yard area from public view.
2. Streetscreens shall be designed to meet the following standards:
a. Streetscreens shall be constructed coplanar with or recessed max. 2' from the street -facing facade.
b. Streetscreens shall be a min. of 5' in height but shall not exceed the height of the ground floor facade.
c. Streetscreens shall be constructed of masonry or other high quality wall material complementary to
the adjacent building facade. A decorative wrought iron or metal fence that faithfully imitates wrought
iron may be approved by the FBC committee, provided the intended purpose of the streetscreen is
achieved.
d. Streetscreens may have openings for approved driveways and pedestrian passageways.
e. Streetscreens over 15' in length shall be articulated and/or be enhanced by landscaping to provide
visual interest along the street frontage.
E. Open Space Requirement for Projects with Residential Use
1. On lots that contain Multi -Dwelling Buildings, Apartment Buildings, and/or Mixed -Use Buildings that
contain multi -family or group living uses, usable open space shall be provided on each lot at a ratio of 10
square feet per bedroom, but not less than 400 square feet, according to the standards set forth in this
subsection.
2. For the purpose of this section, open space is defined as having the following characteristics:
a. Open air, outdoor space accessible for shared use by occupants of residential units on the property,
except as allowed for Indoor Activity Space, as noted below;
b. Designed to preserve privacy for individual dwelling units;
c. Improved to support passive recreation, leisure activities and informal gathering;
d. Includes amenities such as seating, shade trees, planters, gardens, and/or other improvements to
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 counted toward usable open space, except that paved
paths no wider than 5' and pervious pavement designed exclusively for passive outdoor recreation may be
included within the defined open space area.
4. Private frontage areas may not count toward the open space requirement, except for forecourts, as noted
below.
5. Shared garden and patio space located on upper floor terraces, rooftops or podiums (on the top level of
a parking garage) shall count toward the open space requirement, provided these areas are designed with
green features, such as planters or functional green roofs, contain outdoor seating and other appropriate
amenities, are free of any obstructions, screened from rooftop mechanical equipment, and are improved
and available for safe and convenient access to all residential occupants of the building. Security and close
monitoring of any such space is required to ensure the safety of residents and the public. The City reserves
the right to restrict or close such a space and require the owner to pay a fee in lieu if such space is deemed
a public hazard or nuisance.
6. A forecourt meeting the standards above shall count toward the open space requirements, provided:
a. It complies with the Forecourt Frontage Type Standards in Section 4 of this Article;
b. It is square or rectangular in form with a minimum side dimension of 20' and no side greater than 1.5
times the dimension of another side;
c. It includes amenities such as seating, shade trees, planters, gardens, and/or other improvements to
support passive recreation or leisure activities;
d. Its elevation is not lower than grade or higher than the ground floor finished floor elevation.
7. Indoor Activity Space may count for up to 50% of the required open space, provided the indoor activity
space meets the following requirements:
a. The space is accessible for shared use by occupants of residential units on the property;
b. It is designed to preserve privacy for individual dwelling units;
c. It is improved to support recreation and leisure activities and informal gathering and as such is
separate and distinguishable from entry areas, storage areas, mail room, and other areas not devoted
to recreation and leisure activities;
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 usable open space may be requested by the
developer in cases where there is practical difficulty meeting the standards. A fee in lieu of the open space
requirement may be requested according to the following procedures and requirements:
a. At least 50% of the open space requirement must be met on-site, either as usable outdoor space
and/or as indoor activity area meeting the minimum dimensional requirements as stated above, unless
the lot contains residential development of 20 or fewer bedrooms. In such a case, up to 100% of the
open space requirement may be satisfied with a payment in lieu;
b. The developer must request payment in lieu of open space at the time of site plan review;
c. The fee must be paid in full prior to the issuance of an occupancy permit;
d. The fee shall be equal to the fair market value of the land that otherwise would have been required for
the open space. The fair market value of the land shall be determined by a qualified real estate
appraiser who is acceptable to both the City and the developer. The appraisal cost shall be borne by
the developer.
e. All such fees shall be deposited in either the Riverfront Crossings District East (for properties located
east of the Iowa River), of the Riverfront Crossings District West (for properties located west of the
Iowa River), or the Eastside Mixed Use open space account. All payments will be used to acquire or
develop public open spaces, parks, recreation facilities and greenways/trails that are located within the
applicable Riverfront Crossings open space district. For the Eastside Mixed Use District funds shall be
used within the Central Planning District — Subarea A.
F. Building Design Standards
1. FACADE COMPOSITION
a. Building facades shall be designed with a base, middle, and top, as illustrated in Figure 2G-42. The
ground floor facade, or in the case of taller buildings the facade of the first few stories, composes the
base. The building elements and features above or including the uppermost occupied floor, including
parapet walls and eaves, compose the top. The top of buildings shall be delineated with some form of
cornice expression, either with trim material, brackets and panels, eave details, or accentuated
masonry. The base of a building shall be distinguished from the middle through the use of string
courses, cornice expression, or installation of awnings or canopies. Where the exterior wall material
changes along the vertical plane of the building, the materials must be separated by a horizontal band,
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. and 35' max. in width and establish a rhythm
of vertical modules unified by a complementary rhythm of windows and window groupings. Facade
bays shall be distinguished by varying fenestration patterns, recessing wall planes, varying building
materials, or establishing a rhythm of architectural elements such as pilasters or window bays. Where
the exterior wall material changes along the horizontal plane of a building, the change must occur on
an inside corner of the building wall. In the Eastside Mixed Use District, the standard in paragraph d.,
below, applies instead of this standard.
c. To avoid flat, continuous, and overly long upper floor facades, the maximum length of an upper floor
facade shall be 50'. Articulation between continuous upper floor facade sections shall be accomplished
by recessing the facade 2' min. for a distance of at least 10' along rear and side facades and 3' min. for
a distance of at least 10' along front facades, as illustrated in Figure 2G-42. If an upper story fa4ade is
recessed more than 5', said distance shall be increased to at least 20'. If balconies are constructed
within the recessed area, the distance between the outside edges of any balconies that face each other
across the recessed area shall be a minimum of 18'. In the Eastside Mixed Use District, the standard in
paragraph d., below, applies instead of this standard.
d. In the Eastside Mixed Use District, building facades greater than 40' in width must be broken into
modules that give the appearance of smaller, individual buildings, as illustrated in Figure 2G -42b. Each
module must meet the following standards. In no case shall a mixed-use building, commercial
building, multi -dwelling building or apartment building be greater than 60 feet in width along primary
street frontages unless designed as a building with a landscaped forecourt frontage and building
wings that do not exceed 60 feet in width along primary street frontages, as approved by the FBC
Committee.
(1) Each module must be no greater than 30' and no less than 10' in width and must be distinguished
from adjacent modules by a variation in the wall plane of at least 2' in depth along rear and side
facades and at least 3' in depth along front facades.
(2) Each module must have a corresponding change in the roofline;
(3) As appropriate to the chosen architectural style of the building, each module must be
distinguished from the adjacent module by at least one of the following means: variation in
material colors, types, or 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 architectural elements in the proposed
building are consistent with one of these architectural styles:
(1) Form and mass of the building;
(2) Roof configuration and pitch;
(3) Style and placement of windows and doors;
(4) Window and door trim, eave boards, frieze boards, and other trim;
(5) Porch and entrance features;
(6) Building details and ornamentation.
f. To create a seamless transition between the facades of a building at a street corner, both street -facing
facades shall be designed with equal architectural quality and detail as illustrated in Figure 2G-43.
Buildings shall reinforce street corners by repeating facade elements such as signs, awnings and
window and wall treatments on both sides of the building facing the corner. Additional corner
emphasis with chamfered or rounded facades, corner entries accentuated through changes in design
treatments, materials, canopy projections, roof or parapet forms, or through other architectural
method is encouraged on street corners. Where additional corner emphasis is provided that extends
vertically to the top of the building, the upper floor stepback requirement may be waived or adjusted
by the FBC Committee.
g. For any exterior building wall that faces a street, park, forecourt, plaza, public trail, the Iowa River or
Ralston Creek, a minimum of 25% of said wall between the ground floor and the top of the wall shall
be comprised of doors and transparent windows, with the following exceptions:
(1) For buildings with Storefront and Urban Flex frontages, this standard applies only to upper floors
with the ground floor meeting fenestration requirements for these frontage types.
(2) Side facades built to the property line that will abut an adjacent building, but that are temporarily
within public view, are exempt from this requirement.
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— �—Module �Module�
Existing New MF Building Existing
Figure 2G-43: Corner Treatment
2. BUILDING ENTRIES
a. Primary entries to ground floor building space and to common lobbies accessing upper floor building
space shall be accessed through an allowed frontage type located along street -facing facades with
preference given to entries along facades facing primary streets. Building entries along rear and side
facades or from parking garages may not serve as principal building entries. Buildings with more than
three street -facing facades shall have building entries on at least two sides.
b. For buildings that contain residential dwelling units, there must be at least one main entrance on the
street -facing facade that provides pedestrian access to dwelling units within the building through an
allowed frontage type. For buildings with more than two street frontages, building entrances must be
provided along at least two street frontages and at least one of those entrances must be along the
primary street. Access to dwelling units must not be solely through a parking garage or from a rear or
side entrance.
c. Entries on street -facing facades shall be sheltered by an awning, canopy, a recessed doorway, portico,
and/or a porch as appropriate to the frontage type, and shall be distinguished by facade recesses or
variations in facade design appropriate to the frontage type as set forth in Section 14-2G-4, Frontage
Type Standards.
d. Primary residential entries shall be demarcated with a transom and sidelight windows, pilasters and
pediment, door surround and raised cornice, or a combination of these treatments.
e. For storefront and urban flex frontages greater than 100' in length, at least one usable building entry
shall be provided for every 50' 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
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 portions of mixed-use buildings shall comply with
the following standards:
(1) Individual window units that are visible from a public street, pedestrian street, or public park, plaza
or trail shall have a height that is at least 1.5 times greater than the width of the window unit, as
illustrated in Figure 2G-44.
(2) Individual window units may be located side-by-side, or ganged, in a wider window opening, but
the width of the opening may not exceed its height, as illustrated in Figure 2G-44.
(3) Windows may be grouped, but individual window units shall be separated by min. 3 112 inch trim,
as illustrated in Figure 2G-44.
(4) Bathroom, kitchen, skylights, and decorative windows, such as stained-glass and ocular windows,
are not required to meet the above dimensional standards.
(5) Windows on facades shall be double or single hung, hinged casement, pivoted, projected, or fixed.
(6) Windows shall be accentuated with facade treatments, recesses, and trim appropriate to the wall
material and architectural style of the building. Windows in walls constructed of masonry, stucco,
or similar shall be recessed a min. of 2" from the facade and accentuated with sills and lintels or
other similar treatment. In walls not constructed of masonry, stucco or similar, windows must
include min. 3" trim. If simulated muntins are used they shall be affixed to the exterior of the
windows.
4. STORY HEIGHTS
a. For all mixed-use and non-residential buildings, the minimum ground floor floor -to -structural -ceiling
height is 14'. For live -work townhouses, the minimum ground floor floor -to -structural -ceiling height is
ill.
b. Upper floors shall not exceed 14' floor to floor.
5. BUILDING MATERIALS
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a. Buildings shall be constructed of durable, high-quality materials. Table 2G-8, below lists allowable
exterior finish materials, the portion of the building on which they are allowed, and any specific
standards that apply. The FBC Committee shall review the proposed palette of building materials to
ensure compliance with these standards and to ensure that materials and colors form a cohesive
design for the building as related to the mass and scale of the building, the building type, frontage
condition, and proposed architectural style.
b. All building facades within public view of a street, pedestrian street, plaza, park, public trail, Ralston
Creek, or the Iowa River shall use materials and design features similar to or complementary to those
of the front facade.
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Permitted Location/Application of Material
Trim/Accent Top of
Middle of
Base/Bottom
Storefront
Permitted
Building Materials
Material
Building
Building
of Building
and Urban
Standards
(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
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stucco
i
i
1 Reflective 1
X G
Glass/Spandrel
I ,
Translucent,
Fritted x x x x x H
Glass/window Film
i i I
Transparent Glass i x x x I x x I
NOTES:
A. Any brick or stone veneer must be of a quality, thickness, durability, and design that faithfully imitates full-wythe
masonry and allows windows and entryways to be recessed to meet the standards.
B. Shall be used in conjunction with a palette of materials and shall not comprise more than 33% of any facade
within public view of a street, pedestrian street, plaza, park, public trail, Ralston Creek Frontage, parking area, or
the Iowa River. Except for burnished/polished or glazed units, CMU is not generally allowed for storefront and
urban flex frontages. However, if approved by the FBC, architectural CMU, such as split -face, ground -face, and
rock -face, may be used as an accent material on the storefront/urban flex frontage level.
C. For buildings that exceed 3 stories in height, these materials shall only be used in conjunction with a palette of
materials and shall not comprise more than 33% of any facade within public view of a street, pedestrian street,
plaza, park, public trail, Ralston Creek Frontage, parking area, or the Iowa River. Not generally allowed for
storefront/urban flex front applications; however, high-quality, smooth -faced versions may be approved by the
FBC as accent materials.
D. Shall be used in conjunction with a palette of materials; shall be a heavy gauge, non -reflective metal. Durability
and maintenance of the material shall be carefully considered if used on the ground level floor or in high use
areas;
E. Shall incorporate horizontal and vertical articulation and modulation, including but not limited to changes in
color and texture, or as part of a palette of materials. This category does not include tilt -up concrete wall
construction, which is not allowed.
F. May only be used for architectural detailing above the ground floor.
G. Shall be used in limited quantities 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
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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.
I. Glass used for storefronts or urban flex frontages should be as clear and transparent as possible and individual
lites for display windows should be as large as possible to invite views into the interior of the commercial space.
Transom windows are encouraged above storefront display windows. Residential window types, closely spaced
mullions, and punched windows are not allowed for storefront or urban flex frontages. Low -E glazing will reduce
transparency, so is discouraged for storefronts or urban flex fronts, but if used, the glass chosen should have a
high visible light transmittance and low reflectivity.
6. ROOF DESIGN
a. The following building types may have flat or pitched roofs; however, mansard roofs are discouraged
and shall not be permitted on single story buildings. Buildings over 3 stories in height shall have flat
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
b. The following building types shall have pitched roofs. Mansard roofs are not permitted.
(1) Cottage Home
(2) Rowhouse
c. All roof edges shall be accentuated with eaves in a manner proportionate to the size of the building
and length of the wall. Buildings with flat roofs shall be enclosed by a parapet wall and decorative
cornice.
7. AWNINGS & CANOPIES
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a. Awnings and canopies may project over the public sidewalk with a minimum 8' clearance above the
sidewalk, but shall not project in a manner that will interfere with utilities, street trees, or other
important right-of-way features.
b. Awnings shall be constructed of a durable material such as canvas or metal that will not fade or tear
easily. Plasticized, rigid, or curved awnings or mansard -style canopies are prohibited. On storefront
frontages, awnings must be open-ended to allow views along the frontage.
c. Awnings shall not be internally illuminated and any signs shall be illuminated by fixtures located above
the awning and directed downward.
8. MECHANICAL EQUIPMENT
a. Outdoor mechanical, electrical, and communication equipment, including heating, air conditioning,
and ventilation equipment; venting and vent terminations for commercial hoods; electric meters;
electrical and communications equipment and panels; and similar features shall be placed on the roof
or to the rear of buildings. Such equipment shall not be placed in private frontage areas. Except for
venting and vent terminations for commercial hoods, said equipment may be located along the
non -street side of buildings, if it can be demonstrated to the satisfaction of the FBC Committee that
it is impractical to locate such equipment on the roof or to the rear of the building. Venting for
commercial hoods shall be internal to the building and terminations shall be located on the roof or
may terminate through an exterior wall that abuts an alley right-of-way. If there is practical difficulty
locating horizontal vent terminations for kitchen fans, bathroom fans, and gas fireplaces for individual
residential dwelling units on the roof or to the rear or side facades, they may be allowed on front
facades as long as they are designed to blend with the exterior building facade, as approved by the
FBC Committee.
b. All such equipment must be screened from public view by architectural finished screen walls and
enclosures consistent and complementary to the exterior facade of the building.
c. If within public view, rooftop mechanical penthouses shall be shall be designed to complement the
design of street -facing building facades and shall be clad on all sides in the same materials as used on
street -facing facades.
d. Packaged terminal air conditioner (PTAC) units and other similar mechanical units that are integrated
into and behind the wall plane of a building and covered and screened from view with a decorative
guard that is integrated into the design of the building wall are allowed on any side of a building.
e. Dumpsters and recycling bins must be located in areas that are not visible from public streets and may
not be located in a right-of-way.
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a. In the South Downtown, Central Crossings, Park, and -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 14-5B.
b. In the Gilbert District, signage for mixed-use and non-residential buildings shall be allowed according
to the standards that apply in the CN -1 Zone, as set forth in Article 14-5B.
c. In the West Riverfront District, signage on mixed-use and non-residential buildings shall be allowed
according to the standards that apply in the CC -2 Zone, as set forth in Article 14-513, except that new
freestanding signs shall be limited to 15 feet in height.
d. Drive-through restaurant menu signs and quick vehicle servicing signs are permitted in locations
where such uses are allowed.
e. Signage for residential buildings shall be allowed according to the standards that apply in Residential
Zones as set forth in 14-5B. For multi -family buildings, the larger sign area for fascia and monument
signs as specified in multi -family zones applies. Residential leasing signs are not allowed.
f. Signs shall be integrated into the architectural design of the building and not dominate the facade or
interfere with adjacent buildings. For buildings with multiple storefronts, a sign plan is required at the
time of development that ensures that signage allowances are fairly apportioned according to the
relative width of the individual storefronts and that the signage type and designs are consistent and
complementary along the building frontage.
g. On storefront and urban flex frontages, storefront level signs shall be primarily oriented to pedestrians
and scaled appropriately. Window signs and temporary signs in windows shall not block views into the
interior and shall not cover more than 25% of the storefront window area.
h. Sign installations shall comply with all other generally applicable sign regulations, standards, and
requirements as set forth in Article 14-5B.
G. Building Height Bonus Provisions
The building height bonus provisions provide an incentive for developments to incorporate features that
provide a public benefit or that further important goals and objective of the Riverfront Crossings Master Plan
according to the eligible bonuses set forth in this Section.
1. REVIEW PROCESS
Request for building height bonuses will be reviewed by the FBC Committee through the Design Review
process according to the following rules. If Level 11 Design Review is required the proposal must also be
approved by the City Council:
a. Bonus height up to two additional stories above the applicable subdistrict height standard may be
69
approved through a Level I Design Review.
b. A Level II Design Review is required for a height bonus that exceeds 2 stories above the maximum
height established for the applicable subdistrict.
c. A Level II Design Review is required for Open Space Height Transfers, Historic Preservation Height
Transfers and Public Right -of -Way Height Transfers.
d. Multiple height bonuses or transfers may be applied to one site, however, the resulting height may not
exceed the following maximums:
(1) 15 stories maximum for properties within the South Downtown, University, and Park subdistricts.
(2) 12 stories maximum for properties within the West Riverfront subdistrict that have frontage along
the Iowa River.
(3) 8 stories maximum for properties within the Central Crossings and South Gilbert subdistricts.
(4) 5 stories maximum for properties within the Gilbert subdistrict and properties within the West
Riverfront subdistrict that do not have frontage along the Iowa River. However, bonus height is not
allowed on lots that abut a residential zone.
(5) Height bonuses are not allowed in the Eastside Mixed Use District.
(6) In no case shall the building height exceed the maximum height allowed by the Federal Aviation
Administration (FAA).
e. All requests for bonus height shall meet the applicable approval criteria. All proposals shall
demonstrate excellence in building and site design, use high quality building materials, and be
designed in a manner that contributes to the quality and character of the neighborhood. The resulting
development must meet all other applicable zoning standards. Bonus height is granted solely at the
discretion of the City based on the quality of the proposal. For buildings receiving height transfers or
granted bonus height, additional upper floor stepbacks may be required to help reduce the mass and
scale of the building as it relates to surrounding development and public open space.
2. OPEN SPACE HEIGHT TRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive for
the development of needed public open space as envisioned in the Riverfront Crossings Master Plan.
a. Eligibility
The open space height transfer is an option for sites that meet the following criteria:
(1) Minimum size of the open space dedication is 20,000 square feet; and
t•DI
(2) The site must have sufficient frontage on a public street or future public street so that it is highly
visible and accessible to the public or is land that can be added to an existing park or land that is
suitable for development into a park node along a stream or river corridor trail; and
(3) The site is designated on the Riverfront Crossings Regulating Plan as Green Space; or if the site is
not designated as Green Space on the regulating plan, the applicant must demonstrate through a
Level II Design Review Process that the site is ideally located to serve the need for public open
space for people living or working in the area and the City Parks and Recreation Department
approves the site.
b. Requirements
(1) The area designated for the open space must be dedicated to the City as a public park.
(2) All buildings and structures that will not be retained for park purposes must be removed and the
land graded and seeded to the satisfaction of the City, unless the City Council approves an
alternative arrangement.
c. Transfer of Development Rights
(1) The floor area that results from multiplying the number of stories allowed at the sending site as
specified in the applicable subdistrict standards by the acreage of the sending site may be
transferred to one or more eligible site(s) within the Riverfront Crossings District. For example, if
the land being dedicated for public open space is located in the Park Subdistrict and is 20,000
square feet in size, then 120,000 square feet of floor area (20,000 x 6) may be transferred to one
or more eligible sites and the resulting building or buildings on the receiving sites may exceed the
height limit of the respective subdistrict, within the limits established in this Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums stated
within subparagraph 1.d, above.
3. HISTORIC PRESERVATION HEIGHT TRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive for
the preservation and adaptive re -use of historic properties.
a. Eligibility
The historic preservation height transfer is an option for sites that meet the following criterion:
(1) The site from which the height transfer is requested (sending site) is designated as an Iowa City
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 an Iowa City Landmark, the applicant must
apply for and obtain approval of this designation as a condition of the transfer of development
rights; and
(2) All historic buildings and structures on the sending site must be preserved against decay,
deterioration, and kept free from structural defects by the owner or such person, persons, or
entities who may have custody or control thereof, according to the provisions of 14-313-7,
Prevention of Demolition by Neglect.
c. Transfer of Development Rights
(1) The floor area that results from multiplying the number of stories allowed at the sending site as
specified in the applicable subdistrict standards by the acreage of the sending site may be
transferred to one or more eligible site(s) within the Riverfront Crossings District. For example, if
the land being preserved as a Historic Landmark is located in the Central Crossings Subdistrict and
is 20,000 square feet in size, then 80,000 square feet of floor area (20,000 x 4) may be transferred
to one or more eligible sites and the resulting building or buildings on the receiving sites may
exceed the height limit of the respective subdistrict, within the limits established in this Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums stated
within subparagraph 1.d, above.
4. PUBLIC RIGHT-OF-WAY HEIGHT TRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive for
dedication of land for public rights-of-way necessary to realize the vision of the Riverfront Crossings
Master Plan.
a. Eligibility
The public right-of-way height transfer is an option for sites that meet the following criterion:
(1) The land proposed for dedication (sending site) is needed in order to 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 number of stories allowed at the sending site as
specified in the applicable subdistrict standards by the acreage of the sending site may be
transferred to one or more eligible site(s) within the Riverfront Crossings District. For example, if
the land being dedicated for public right-of-way is located in the South Gilbert Subdistrict and is
20,000 square feet in size, then 120,000 square feet of floor area (20,000 x 6) may be transferred
to one or more eligible sites and the resulting building or buildings on the receiving sites may
exceed the height limit of the respective subdistrict, within the limits established in this Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums stated
within subparagraph AA, above.
5. HEIGHT BONUS FOR CLASS A OFFICE SPACE
Two additional floors of building height may be granted for every floor of Class A Office Space provided.
To qualify for this bonus, the office space must be located on floors above the ground floor of the building
and meet the definition of Class A office space as stated below. Only non-residential uses shall be allowed
in the designated Class A office space. As defined by the Building Owners and Managers Association
International (BOMA), Class A Office Space is space that is of a quality that is attractive for premier office
users with rents above average for the area. Class A Office Buildings have high quality standard finishes,
state of the art systems, exceptional accessibility and a definite market presence.
6. HEIGHT BONUS FOR PUBLIC ART
One additional floor of building height may be granted for a contribution to the City's Public Art Program
equal to 1% of threshold value of the project. Threshold value is the sum of all construction costs shown
on all building permits associated with the project, including site preparation. For alterations to existing
development, the threshold value is the sum of all construction costs as defined above plus the value of
existing improvements to the property, as listed in the City Assessor's records. Funds contributed shall be
used by the City for public art within the Riverfront Crossings subdistrict where the subject building is
located as approved by the Public Art Committee.
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, and streambank stabilization and restoration
along Ralston Creek or the Iowa River, as described in the Riverfront Crossings District sub -area plan
adopted in April, 2011. Any such green feature(s) must be designed using best management practices and
demonstrate to the satisfaction of the City that the design will be successful given applicable factors, such
as soil conditions, access to sunlight, topography, etc. A long-term maintenance plan must accompany
any proposal for such green features.
8. HEIGHT BONUS FOR STUDENT HOUSING
Up to five floors of additional building height may be granted for projects that are ideally located and
designed to provide a high quality living environment for college students.
a. Location
To qualify for this bonus, projects must be located on land that:
(1) Is within the University Subdistrict, South Downtown Subdistrict, or the West Riverfront Subdistrict;
and
(2) Is within 1000' walking distance along public rights-of-way from the University of Iowa Campus as
defined for these purposes and illustrated on the Regulating Plan, Figure 2G-1.
b. Management, Design and Amenities
(1) An enforceable plan for on-site management and security must be submitted to and approved by
the City,
(2) For projects with 200 or more bedrooms, professional 24-hour on-site management and security
must be provided. A professionally staffed management office/reception desk must be provided in
the entrance lobby of the building;
(3) Interior and exterior usable shared open space must be provided with amenities that create a high
quality living environment for students. The management plan must include adequate provisions
for management, maintenance, and security of such spaces.
(4) A secure bicycle parking/storage area shall be provided and maintained within the building or
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 every floor of high quality hotel space. The
additional building height may be used for additional hotel space or for other uses. The resulting building
must demonstrate excellence in building and site design as demonstrated through use of high quality
building materials, architectural detailing, building amenities, landscaping and streetscaping elements,
and similar.
10.HEIGHT BONUS FOR WORKFORCE OR AFFORDABLE HOUSING
Up to five floors of additional building height may be granted for projects that designate a minimum of
fifteen percent (15%) of the dwelling units within the development as Affordable Housing, as defined in
Code Section 14-2G-8 and regulated in accordance therewith.
11. HEIGHT BONUS FOR ELDER HOUSING
Up to five floors of additional building height may be granted for projects where all or a portion of the
dwelling units are designed to provide a high quality living environment for elders or persons with
disabilities. The project must satisfy the following criteria:
a. The development is designed for use and occupancy by elders and/or persons with disabilities;
b. All individual dwelling units and any communal space must be handicap accessible, as defined in the
Iowa Administrative Code;
c. No more than 10% of all individual dwelling units within the project can contain more than two
bedrooms;
d. Prior to issuance of the building permit, the owner must submit an affidavit to the City that all
designated dwelling units will be reserved for and occupied by elders and/or persons with disabilities;
and
e. The units may be renter- or owner -occupied. If rented, the owner shall maintain a valid rental permit,
unless the use is licensed by the State of Iowa;
f. The City reserves the right to inspect the property to verify compliance with these provisions.
H. Minor Adjustments
1. The FBC Committee may approve deviations from the building placement, fagade 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 approved in the
following circumstances provided the approval criteria listed below are met:
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 where unique building needs or site constraints
make it difficult to fully comply with the standards;
e. For buildings along pedestrian streets designed to maximize access to and views of the Iowa River; or
f. For other special circumstances, provided that the intent 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 of the site that make it difficult or infeasible to meet the requirements; and
(2) The proposed design and placement of the building, parking, and service areas fit the
characteristics of the site and the surrounding neighborhood, are consistent with the intent of the
standard being modified and the goals of the Riverfront Crossings District Master Plan or Central
District Plan, whichever is applicable, and will not detract from or be injurious to other property or
improvements in the vicinity.
2. The FBC Committee may approve deviations from the facade continuity requirements set forth in Section
14-2G-3, Subdistrict Standards, for buildings with forecourts at primary building entries, open-air
pedestrian passageways connecting public sidewalks to rear yard parking, or driveways on sites without
secondary street, cross -parcel, or alley access to parking and service areas, or for small or irregularly
shaped lots where there is practical difficulty meeting the standard. In such cases, additional and/or
enhanced screening and landscaping may be required to ensure a pleasant and comfortable pedestrian
environment along street frontages.
3. The FBC Committee may approve deviations from the requirements set forth in Section 14-2G-4, Frontage
Type Standards, to accommodate buildings located on steeply sloped sites or within flood hazard zones,
where meeting the requirements is impractical or infeasible, or to make minor adjustments to elements of
a frontage to ensure they are proportional to the scale of a building. If warranted and approved,
deviations may include the following:
a. Floor height of stoops, porticos, porches or terraces may exceed the maximum;
b. The finished ground floor elevation of the building may exceed the maximum;
76
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 frontages in order to create proportional entryways for
large multi -dwelling or civic/institutional buildings;
g. Minor deviations from window coverage standards for storefront frontages on small buildings located
on corner lots, where full compliance on both frontages may not be feasible.
4. Where accessibility standards cannot be met using the standards herein, the FBC Committee may approve
deviations to allow adherence to Americans with Disabilities Act (ADA) standards. Deviations may include
lowering the height requirements of frontages and finished ground floor elevations, and accommodating
wheelchair accessible ramps.
5. The FBC Committee may approve deviations from the building design standards set forth in Section
14 -2G -7F, provided the following approval criteria are met:
a. The alternative design solution equally or better meets the intent of the specific standard being
modified; and
b. The proposed building design is uniquely designed to fit the characteristics of the site and the
surrounding neighborhood, is consistent with the goals of the Riverfront Crossings Master Plan, and
will not detract from or be injurious to other property or improvements in the vicinity, and
c. The proposed building demonstrates excellence in architectural design and durability of materials; and
d. The proposed building is designed true to a specific architectural style and adherence to the building
design standards would be impractical and/or compromise the building's architectural integrity.
77
Wr�=-CITY OF IOWA CI e2
N.ow MEMORANDUM
Date: August 4, 2016
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
i
Re: Follow-up to discussion of new Eastside Mixed Use Zone
At your July 21 meeting during discussion of the proposed Eastside Mixed Use (EMU) Zone and
associated form -based zoning language, there were questions about the size and hours of
operation of commercial uses that would be allowed. In the current draft, new commercial and
mixed-use buildings would not be allowed in the EMU District except along Van Buren Street,
which is where most of the commercial buildings are currently located. However, commercial
uses would be allowed within other allowed building types. For instance, small businesses like
Fired Up Iowa City, which is located in an old house, would be allowed.
During public discussion, concerns were expressed about noise, bright lights, and commercial
activity that may detract from the residential living environment in the neighborhood, even from
small businesses. The restaurant on Washington Street, which is open on some days until 4
AM, was cited as an example of commercial activity that has been a problem for nearby
residents. It was suggested that in order to ensure that the area maintains an environment
supportive of residential living, commercial uses should have limited hours of operation and that
appropriate exterior lighting standards be established. The Commission requested staff to
explore solutions that would continue to allow opportunities for small businesses, but in a
manner that does not compromise the livability of the neighborhood.
Secondly, staff noted a minor discrepancy between the language in the Riverfront Crossings
Code and the graphic that illustrates the side and rear setback standards for surface parking
areas in several of the subdistricts. Staff recommends correcting the language to be consistent
with the graphic, since the graphic is consistent with the intent of the parking location standards.
Discussion of Solutions: Since it is a goal of the Central District Plan to develop zoning code
amendments to ensure that any redevelopment in the EMU District provides an appropriate
transition from the intensity of activity in downtown Iowa City to the lower intensity expected in a
residential neighborhood, staff agrees that reasonable standards should be established for
commercial uses that tend to draw a lot of customers, such as restaurants, retail, and personal
service uses. Staff looked at several other form -based codes and found examples of form -
based districts similar to the EMU District where such limitations have been established. Staff
recommends that Commercial Recreational Uses, Eating Establishments, Sales -Oriented
Retail, and Personal Service-oriented Retail uses not be open tolthe public between 11:00 pm
and 6:00 am. For less intensive commercial uses, such as offices, that are generally not open
to the public or do not generate a lot of vehicle or pedestrian traffic, staff finds that additional
regulation beyond the general form -based standards of the zone are not warranted.
Page 2
With regard to lighting standards, the original draft recommends that the EMU District be
included in the Medium Illumination District, E2, similar to other medium to high density multi-
family zones and lower intensity commercial zones. The allowances in this lighting district are
appropriate to provide for safety and security, while preventing over -lighting that may disturb
adjacent residents. Since lots are quite small in the EMU District and the amount of light allowed
is based on the lot area not covered by buildings, the exterior lighting will be quite limited. In
some cases, the standards have only allowed what is necessary according to the Building Code
for security purposes at building entrances. The specific issue mentioned at your last meeting
involves an older fixture that would not be allowed today that is located in the public alley right-
of-way and is owned by Mid -American Energy. As Mid -American has been replacing over time
their older fixtures, staff will contact Mid -American to see if they will put it on their schedule for
replacement to a newer, downcast fixture.
Recommendation: To address the aforementioned issues, staff recommends the following
changes to the form -based code:
In Section 14 -2G -3B-2, amend paragraph f. to disallow Animal -Related Commercial Uses and
add a new paragraph g. as follows:
f. Animal -related Commercial Repair -oriented Retail and Alcohol Sales oriented Retail uses
are not allowed in the Eastside Mixed Use District.
g. In the Eastside Mixed Use District 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 11.00 PM and 6.00 AM except if located in a storefront with
frontage on Van Buren Street or Burlington Street
In addition, staff recommends the following change to the setback standards for surface parking,
loading, and service areas in Sections 14-2G-3A-4b(3a) & 14-2G-3B-4b(3a) correcting the
language in the code to be consistent with the Parking and Service Placement Diagrams in the
form -based code:
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: ' FnOF; er 0' where p;;Fk'ng is shared With
the adjasentPreper#y. Must comply with the same side and rear setback requirements
as principal buildings Setback area shall be landscaped to the S2 Standard.
Approved by: 7�z
John Yapp, De
Department of
and Development Services
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�.® CITY OF IOWA CITY
MEMORANDUM
Date: July 21, 2016
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: Zoning Code amendments to create a new form -based code district and clarify
and refine language in the Riverfront Crossings Code
Background: In May of 2015, The City Council amended the City's Comprehensive Plan based
on the Planning and Zoning Commission's recommendation 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
compatible with the character and scale of the traditional residential neighborhood east of
downtown Iowa City.
The current zoning of properties in this area is largely Central Business Support (CB -5) or
Central District Service (CB -2), neither of which will result in the pattern of development
envisioned in the Comprehensive Plan, as these central business zones require any new
buildings to be designed as mainstreet-style commercial buildings that may have residential
uses on the upper floors with little or no building setbacks from the street or from adjacent
properties. While these building types are desirable in a downtown setting, they are out of
character within a traditional urban residential neighborhood. In addition, if a property is
redeveloped, the current Central Business zoning would force the property owner/developer to
build commercial space in a location where it is less likely to be successful.
Discussion of Solutions: Form -based zoning, such as applies in the Riverfront Crossings
District, has proved to be a more refined, yet flexible tool that can be fine-tuned to specific areas
of the community to achieve the character of development envisioned by the community. Using
this same technique to implement goals of the recent Comprehensive Plan amendments, staff
has drafted amendments to the zoning code to create a new form -based zoning district, the
Eastside Mixed Use District (EMU), for the areas currently zoned CB -2 and CB -5 located south
of Jefferson Street between Van Buren and Johnson Streets and north of Burlington Street. Two
abutting properties zoned RNS-20, have also been included in the new district, since
redevelopment to building forms that are more in character with the surrounding neighborhood
may be beneficial to both the community and the property owners. The boundaries of this new
district are illustrated on the attached maps. One of the maps shows the existing zoning of the
properties and the other would become the Eastside Mixed Use District's regulating plan, which
designates the east -west streets as primary streets. Van Buren Street, the only north -south
street in the district, would be considered a secondary street for purposes of the new zoning.
Page 2
Following is a summary of the provisions that would apply in the Eastside Mixed Use District. In
addition, staff has taken the opportunity to clarify and refine some of the standards in the
Riverfront Crossings code that have been difficult to administer, confusing, or have not been
working as well as we had hoped to achieve the goals of the Riverfront Crossings Plan.
Associated amendments to other sections of the zoning code are also included to ensure that
standards that relate to parking, design review, accessory uses, special exceptions, exterior
lighting and other relevant provisions continue to apply in the areas zoned EMU. These changes
are described in a bulleted list below.
A red -lined version of the Riverfront Crossings Code (without the graphics) is attached, which
highlights the changes. Note that the vast majority of the language in the Riverfront Crossings
Code remains unchanged. Only the underlined text is new language to be added to the code
and the strike -through notation indicates language to be deleted. We include the code in its
entirety so that you can see the new language in context. Once adopted, the new language will
be incorporated into the InDesign version that includes the graphics. Graphics in the code will
not change other than the addition of the EMU regulating plan, an EMU district locator
illustration, and a graphic illustrating the articulation/building scale standard that applies in the
Eastside Mixed Use District.
Eastside Mixed Use District:
The first step in developing a form -based zoning district is to consider the existing or desired
character of the area where the code will apply. In this case, the form -based code will apply in a
developed part of the Central Planning District that primarily contains homes constructed in the
early part of the 20`" century. Some infill apartments of more modern design are scattered
through the district. 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.
Due to various zoning changes over the years many of the older homes in the district have been
divided into apartments and some contain small businesses, yet the historic architectural styles
of the original residential buildings create a varied and visually interesting streetscape. Buildings
are generally one to three stories in height and set back 15-20 feet from tree -lined streets. Side
yards are generally quite narrow. Over the years as houses have been divided into apartments
or small businesses, many rear yards have been replaced with parking areas to support the
increase in density. Porch and yard frontages predominate, but some have covered stoop and
portico frontages consistent with the architectural style of the building. The neighborhood is
designed with a gridded street pattern with uniform 320' x 320' square blocks based on the
original town plat. Buildings are generally oriented toward the east -west streets with mid -block
alleys providing access to rear parking. With these characteristics in mind, staff proposes the
following zoning standards for the EMU District:
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• Building setbacks:
o Primary street: 20' min., 30' max. (porches and stoops and other allowed
frontage features may extend into the setback, which is consistent with existing
pattern of development)
o Secondary street: 10' min. 20' max.
o Side setback: 10' min. (except for commercial and mixed-use buildings, which
are only allowed along Van Buren and Burlington Streets).
o Rear setback: 10' min. or 5' if along an alley
• Maximum Building Height: 3 stories, not to exceed 35' (no bonus height allowed)
• Parking located behind buildings or within buildings with access from the alley. Mid -block
surface parking is allowed along the secondary street behind buildings that front on a
primary street, but must be screened with low masonry walls and landscaping.
• A new articulation and modulation standard is inserted into the code that will apply in the
EMU District. It is similar to what applies in the Central Planning District rather than the
more urban standard that applies in the Riverfront Crossings District. Buildings that are
greater than 40' in width must be broken into modules that give the appearance of
smaller, individual buildings, as illustrated below, with each module no greater than 30
feet in width and distinguished by variations in the wall plane with corresponding
changes in the roofline. In addition there is a maximum building width of 60 feet along
primary street frontages, unless the building is designed with a landscaped forecourt of
significant depth. This standard will help maintain a scale and rhythm of buildings similar
to the existing pattern of development.
Module Module -� �- Module Module
Existing New MF Building Existing
• The architectural style standard that applies in Central Planning District has been
working well since adopted in 2005 to ensure that new buildings fit into the historic
character of the central neighborhoods. Since developers are familiar with this standard,
staff recommends that the same provision apply in the EMU District. The code language
requires that buildings be designed in a manner that is consistent with a historic
architectural style typical of residential buildings in the Central Planning District,
including Italianate, Queen Anne, Colonial Revival, Craftsman, Craftsman Bungalow,
American Foursquare, Prairie Style, Period Revival, or Eclectic. Form and mass of the
building, roof configuration and pitch, style and placement of windows and doors, porch
and entrance features, and building trim and detailing must be consistent with the
chosen style.
• Land Uses: Same as allowed in the CB -5 Zone, except for the following:
Page 4 COPY
o Cottage Homes allow an unlimited number of bedrooms, but are still subject to
maximum occupancy of no more than 3 unrelated persons;
o Number of 3 bedroom units in multi -dwelling, apartment, and mixed use buildings
may not exceed 20%.
o Drinking Establishments are not allowed.
o Repair -oriented and Alcohol -oriented retail uses are not allowed.
o Quick Vehicle Service Uses (gas stations) are only allowed at the corner of
Burlington and Van Buren Streets by special exception.
o Commercial and Mixed Use buildings are only allowed on properties with
frontage on Van Buren or Burlington Street.
Proposed changes to the Riverfront Crossings Code:
1. Clarify how grade is measured in Riverfront Crossings and the new Eastside Mixed Use
District. While the current standard is working well, the added language will more clearly
describe how grade should be measured on sloping sites.
2. Lower the percentage of 3 -bedroom units allowed in apartment buildings in the
Riverfront Crossings areas south of the Iowa Interstate Railroad, from 30% to 20%.
Make a similar change in West Riverfront south of Benton Street. Establish a maximum
of 20% 3 -bedroom units within apartment buildings in the Eastside Mixed Use District.
Maintain the 30% standard in areas close to the UI campus where the Riverfront
Crossings Plan encourages high density student housing. This change to the code is to
encourage a mix of multi -family units that are more affordable to other populations
besides college students in areas of Riverfront Crossings located further from the UI
campus, but still close to the new park, trails, and neighborhood serving commercial
services. In the University Impact Area, apartments are in high demand by students and,
therefore, tend to be priced by the bedroom rather than by the unit. With each bedroom
renting for $500-$700+ per month, 3 -bedroom units tend to be out of financial reach for
most families, retirees on a fixed income, young couples, and for young workers just
entering the job market. In addition, the market is still trying to catch up to the demand
for smaller units, so right now these units are renting at a premium. This ordinance
change will encourage construction of more studios, one, and two-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.
3. Delete the provision in the South Gilbert Subdistrict that restricts "drinking
establishments" to locations designated as 'required retail storefronts' on the regulating
plan. Maintain the current 500 -foot spacing rule between drinking establishments, which
will prevent an over -concentration of bars in any one area.
4. 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.
5. With regard to exemptions from the upper floor stepback requirements for corner fagade
treatments, clarify how far a corner treatment can extend before the stepback is required
(one fagade bay - max. 35 feet).
6. Establish safer balcony setback standards by clarifying that balconies shall not extend
any closer than 8 feet to a side or rear lot line, unless the balcony abuts an alley or
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permanent open space. The current standard would allow the outer edges of balconies
on abutting lots to be too close together, which not only makes these outdoor living
spaces less private, but creates a safety hazard. The new standard ensures minimum
space of 16 feet between balconies on abutting lots.
7. In general arcade and gallery frontages are not allowed. The new language clarifies
what we mean by "arcades" and "galleries." In addition, the new language makes some
allowance for upper floors to cantilever beyond the ground level floor in subdistricts that
allow taller buildings, provided the projecting facade is at least 16' above ground level
and there is no colonnade that impedes pedestrian movement.
8. Add some additional flexibility in the frontage types that are allowed for certain building
types. Allow the "porch and yard" frontage for Townhouses. For mixed-use buildings that
have a horizontal mix of uses allow residential frontage types, including terrace, stoop,
and portico for those portions of the ground level fagade that are residential.
9. Require landscaped planters or planter boxes along at least 50% of the length of the
railings surrounding street -fronting outdoor service areas and sidewalk cafes. This will
create more attractive street frontages and will prevent these fenced areas from looking
cage -like. Other cities, such as Chicago, have adopted a similar standard, which helps to
make urban streetscapes green, colorful and inviting during the warmer months when
street life is at its peak.
10. Clarify the storefront window coverage standard so window area is concentrated on
building facades between 2 and 10 feet in height above adjacent ground level. Adopt
additional standards consistent with recent recommendations from the retail storefront
consultants.
11. Reduce minimum projection of awnings or canopies along street -facing facades from 5'
to 4'.
12. Adjust the portico frontage standard to allow porticos to be larger. Size has proven to be
too restrictive for larger buildings where larger, more prominent entrances would be in
better proportion to the fagade length.
13. Clarify the description of a Liner Building, mentioning that it is intended to provide for
more active, pedestrian -oriented building uses along a street frontage.
14. Specify that required street trees shall be over -story trees planted in the public right-of-
way between the public sidewalk and the street curb at a ratio of 1 tree per 30 feet of
frontage. This standard is consistent with the diagram in the code and with the Rivertront
Crossings Plan.
15. Require pedestrian passages to mid -block areas for any building that has a fagade
length greater than 200 feet and increase the required width of passages from 10' to 20'.
Currently this standard only applies to buildings with non-residential uses. These mid -
block passages would also help to break up long buildings and provide usable open
space between residential buildings.
16. Reduce maximum length of upper floor fagade from 1 00'to 50' before a fagade recess is
required. This is more consistent with the existing lot and block pattern in the Rivertront
Crossings District and will prevent long flat facades.
17. Clarify building entry standards to ensure that prominent entrances face the street.
18. Delete the requirement that apartment buildings and multi -dwellings have a minimum
ground floor height of 11 feet, since this is taller than most residential building floors and
the likelihood of new residential space being converted to commercial space would be
rare.
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19. Clarify and refine some of the building material standards and window type standards.
Several architects on recent projects have provided additional information that has been
helpful in providing clarity to the standards and also will provide more variety and
flexibility in material choices.
20. Disallow "residential leasing signs." These signs tend to be general advertisements for
large residential leasing companies rather than a helpful indication that units are
available in a particular apartment building. They tend to detract from the residential
character of apartment buildings and the neighborhood. This change will be consistent
with forthcoming changes being proposed for the City's sign code.
21. Continue to allow freestanding signs in the West Riverfront District, but restrict the height
to 15 feet.
22. Clarify the minor adjustment provisions as follows:
• Clarify sections of the code that are adjustable (current language is not clear).
• Create more flexibility for adjustments for liner buildings and civic buildings and
institutional buildings, which may not fit into the specific requirements in the code
due to their unique size (in the case of liner buildings) or unique design (in the
case of civic or institutional buildings).
• Allow adjustments for deviations from the fagade continuity requirements for
small or irregularly shaped lots where there is practical difficulty meeting the
standard.
• Allow some flexibility in the frontage standards for unique circumstances, such as
small buildings on corner lots, where meeting the storefront window standard is
difficult along both frontages and for large buildings where larger entranceway
features are appropriate.
Amendments to other sections of the Zoning Code:
a. Establish minimum parking requirements for the EMU District that are the same as apply
in the Central Crossings District. For residential uses, the standard is the same as
currently applies in the CB -2 Zone. For the limited amount of commercial uses that
would be allowed in this district, the requirement is 1 space per 500 square feet of floor
area. On -street parking will count toward the commercial parking requirement. For
example, the New Pioneer Co-op would get credit for the on -street parking that is along
the street in front of their store. In addition, small commercial spaces less than 1200
square feet in size will be exempt from the parking requirement.
b. Amend the code so alternatives to minimum parking requirements and construction and
design standards for off-street parking and structured parking apply in the EMU District.
c. Delete the provision that requires that development must "qualify for bonus height,
bonus floor area, or other development assistance or financial incentive from the City" in
order to qualify for a parking reduction under the Downtown and Riverfront Crossings
Parking District. The project will still have to demonstrate that it "includes uses, elements
or features that further housing, economic development or other goals of the
Comprehensive Plan." This will allow smaller, more modest projects that are not seeking
additional building height, floor area or any financial assistance from the City, to qualify
to pay a fee in lieu of providing parking.
d. Amend the Design Review section of the code so that development in the EMU District
is reviewed in a manner consistent with how design review applies in the Riverfront
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Crossings Zones. Generalize the language to apply to "form -based code districts" so that
these sections of the zoning code do not have to be amended every time the City adds a
new form -based code district.
e. Amend several minor accessory use provisions, so they apply in the EMU District;
f. Amend Table 4C-1, Drive -Through Facilities, indicating that drive-through facilities are
not permitted in the EMU District. Note that the existing drive-through for the credit union
is legally nonconforming under the property's current CB -5 zoning. This legal
nonconforming status will not change when the property is rezoned to EMU.
g. Amend the provisions for Quick Vehicle Servicing Uses so that they apply in the
Eastside Mixed Use District by special exception only in the specified location.
h. Amend 14-5G, Outdoor Lighting Standards, so that the provisions of this Article apply to
both the EMU District and the Riverfront Crossings District. These amendments were
overlooked when the Riverfront Crossings Code was adopted, so this amendment will
ensure that lighting standards apply in both form -based code districts.
Recommendation: Staff recommends amending Title 14, Zoning, as described in this memo
and as indicated on the attached pages.
Approved by:
John YaDo. De)
of Neighborhood and Development Services
Eastside Mixed -Use District
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City of Iowa city
Article G. Riverfront crossings and
Eastside Mixed Use District
Form -Based Development
Standards
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14-2G-1: INTENT, APPLICABILITY, AND ADMINISTRATION
A. Regulating Plan
The form -based development standards in the following sections are intended to shape development and
redevelopment in the River`Fent CFessiRgs DistFiEt certain districts of the city. The standards are designed to
promote the creation of economically vital, mixed-use, pedestrian -friendly districts. The form -based standards
describe required development patterns, building and frontage types, and parking locations and treatments.
The standards are organized in seven sections—Intent, Applicability, and Administration; Regulating Plan;
Subdistrict Standards; Frontage Type Standards; Building Type Standards; Parking Type Standards; and
General Requirements—with each section defining building and site development conditions affecting the
quality of the built environment and ensuring projects are consistent with the goals, objectives, and guidelines
in the Riverfront Crossings and Downtown Master Plan and the Central District Plan.
B. Subdistricts
The Riverfront Crossings District is divided into subdistricts, which are listed below with the corresponding
zoning map symbol.
1. South Downtown Subdistrict (RFC — SD)
2. University Subdistrict (RFC — U)
3. Central Crossings Subdistrict (RFC — CX)
4. Gilbert Subdistrict (RFC — G)
5. Park Subdistrict (RFC — P)
6. South Gilbert Subdistrict (RFC — SG)
7. West Riverfront Subdistrict (RFC — WR)
The Eastside Mixed Use District which is located in the Central Planning District is designated with the
following zoning map symbol:
1. Eastside Mixed Use District (EMU)
C. Applicability
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
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14-3. In the case of any inconsistency or conflict between the provisions of this ArticleQuisne that 4k
more specific to the situation will control. When regulations are equally specific or when it is unclear which
regulation to apply, the more restrictive provision will control.
For purposes of this Article, grade shall be defined as the average point of elevation of the finished surface
of the ground, paving, or sidewalk within the area between the building and the streetside property line(s), or
when the streetside property line is more than 5' from the building, between the building and a line 5' from
the building. Grade shall be calculated measuring the level of the surface of the ground at least every 20'
along the entire frontage of the property. If due to unavoidable site conditions, the finished surface of the
ground has been or is proposed to be raised by adding fill, the slope of the fill within twenty feet of the
building shall not exceed four horizontal to one vertical or twenty-five percent. Any story that has more than
3' of its floor -to -ceiling height above grade along one or more frontages shall be counted as a story for
purposes of measuring height. Streetside property lines shall include those abutting approved Pedestrian
Streets.
D. Design Review
Any exterior alterations to, additions to, or new construction of buildings and structures, or alterations or
additions to site development, including but not limited to parking areas, landscaping, screening, signage,
lighting, and access on property zoned to a Riverfront Crossings or Eastside Mixed Use designation shall be
subject to Design Review. Design Review shall be conducted by the Form -Based Code Committee (FBC
Committee), as designated by the City Manager. The FBC Committee shall review the proposed development
for compliance with the applicable provisions of this Article and the goals and objectives of the adopted
Riverfront Crossings Master Plan.
3
14-2G-2: REGULATING PLAN
A. Regulating Plan
The Riverfront Crossings District Regulating Plan (see Figure 2G-1) and Eastside Mixed Use District Regulating
Plan (see Figure 2G -lb.) indicate the location and extent of any subdistricts, primary street designations,
required retail storefront locations, and required Ralston Creek Frontage locations. The Regulating Plan
identifies public parks and open spaces as well as proposed green space within subdistricts, which includes
publicly accessible parks, plazas, and trails and open spaces along the Iowa River and Ralston Creek.
Reference to the Regulating Plan is required to determine the applicability of standards included in the
Subdistrict Standards, Frontage Types, Building Types, Parking Types, and General Requirements.
Figure 2G-1: Regulating Plan for the Riverfront Crossings District
Figure 2G -1b Regulating Plan for the Eastside Mixed Use District
B. Building Height Diagram
The Building Height Diagram (see Figures 2G-2) indicates the building heights permitted in the Riverfront
Crossings District. Additieflal Specific building height standards can be found in the Section 14-2G-3,
Subdistrict Standards. The diagram only indicates the base heights allowed in the respective Subdistrict
Standards—bonus height provisions may be applicable (see Section 14 -2G -7G, Building Height Bonus
Provisions).
Figure 2G-2: Building Height Diagram for the Riverfront Crossings District
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14-2G-3: SUBDISTRICT STANDARDS
A. South Downtown, Park, South Gilbert, and University Subdistricts
1, INTENT
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 mixed-use development in buildings with
active ground floor uses opening onto pedestrian -friendly streetscapes. Buildings are designed with facades
aligned along public sidewalks with parking and service areas located behind buildings in rear lot and
mid -block locations.
The University subdistrict is intended for continued use by the University of Iowa. While not subject to these
standards, new and renovated University facilities should adhere to the standards to the extent feasible.
Properties within the University subdistrict that are not owned by the University of Iowa, however, must fully
comply with all applicable standards below.
Figure 2G-3: Subdistrict Locator - South Downtown, Park, South Gilbert, University
2. USES
The principal uses allowed in the South Downtown, Park, South Gilbert, and University subdistricts are the
same as allowed in the CB -5 Zone, as specified in Table 2C-1 within Article 14-2C, except as noted below.
Provisions and special exception approval criteria that apply in the CB -5 Zone also apply in the South
Downtown, Park, South Gilbert, and University subdistricts, as set forth in Article 14-413, except as noted
below. In addition, the following restrictions and allowances shall apply:
a. In the South Downtown and Park subdistricts, Quick Vehicle Servicing Uses are not allowed on any
frontage designated as a Primary Street Frontage, as specified on the Regulating Plan. In the South Gilbert
subdistrict, Quick Vehicle Servicing Uses are not allowed on any frontage designated as a required retail
storefront, as specified on the Regulating Plan.
b. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-2G-5.
For Multi -Family Uses, the provisions in Section 14-4B-4 are superseded by the standards in this Article
and, therefore, do not apply. Residential occupancy is limited to one "household" per dwelling unit, as this
term is defined in Article 14-9A, General Definitions. The maximum number of bedrooms per dwelling unit
is three. Residential density (units per acre): No maximum. However, 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, a r1b
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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 storefronts, as specified on the applicable
regulating plan RiveffFeFit Cressii9gs Regulating Plan, except in mid -block locations along South Gilbert
Street, where storefront spaces may be configured as live -work units.
d. Independent and Fraternal Group Living Uses are allowed by special exception in the South Downtown
and University subdistricts according to the approval criteria set forth in 14-4B-4. Residential occupancy
is limited to 1 roomer per 300 square feet of floor area, not including floor area within a garage or
structured parking area. These uses shall be allowed within permitted Building Types as specified in
Section 14-2G-5.
e. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section
14-2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
f. In the Park and South Gilbert subdistricts, Drinking Establishments
SteFef_ent as indiEated en the Fegulating plan and must alse meet the applicable Drinking Establishment
spacing requirement.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14-2G-5, Building Type Standards. The following Building
Types are permitted in the South Downtown, Park, South Gilbert, and University subdistricts (see also
Table 2G-6):
Table 2G-1: Permitted Building Types - South Downtown, Park, South Gilbert, University, Civic
b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-4.
Figure 2G-4: Building Placement Diagram
(a) Primary (A) and Secondary (B) Street Setback: 2' min., 8' max. (except as indicated below).
(b) Burlington Street Setback: 10' min., d4' 16' max. Along Burlington Street the minimum front
setback area must be reserved for pedestrian movement along the street frontage and, therefore,
must be integrated with and maintained at the same grade as the public sidewalk. To ensure safe
pedestrian movement along the street frontage, at -grade entrances are required and elevated_
terraces, patios, stoops, porticos, or similar may not encroach into the required minimum setback
area. However, outdoor seating and merchandising areas that are level with the sidewalk may
encroach un to 4 feet into the required minimum setback area.
(c) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
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b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-4.
Figure 2G-4: Building Placement Diagram
(a) Primary (A) and Secondary (B) Street Setback: 2' min., 8' max. (except as indicated below).
(b) Burlington Street Setback: 10' min., d4' 16' max. Along Burlington Street the minimum front
setback area must be reserved for pedestrian movement along the street frontage and, therefore,
must be integrated with and maintained at the same grade as the public sidewalk. To ensure safe
pedestrian movement along the street frontage, at -grade entrances are required and elevated_
terraces, patios, stoops, porticos, or similar may not encroach into the required minimum setback
area. However, outdoor seating and merchandising areas that are level with the sidewalk may
encroach un to 4 feet into the required minimum setback area.
(c) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
VA
See Section 14 -2G -7B for additional requirements. CO PY
(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 above the 3FEl flo&f must be set 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 height of the first 2 stories is at least 30' above
grade) the maximum setback does not apply.
(h) Approved forecourt frontages may exceed the maximum setbacks stated above.
c. Building Height and Facade Stepbacks
(1) Principal building heights shall be regulated as provided below:
(a) In the South Downtown subdistrict buildings shall be 2 stories min. and 8 stories max. in height
above grade.
(b) In the Park, South Gilbert and University subdistricts, buildings shall be 2 stories min, and 6 stories
max. in height above grade. Single story buildings may be permitted in midblock locations in the
South Gilbert subdistrict.
(c) Additional building height may be granted through transfer of development rights or through
bonus height provisions as set forth in the Section 14 -2G -7G, Building Height Bonus Provisions.
(d) Building heights may be further restricted by FAA regulations.
(2) Upper floor building facades facing and visible from streets, plazas, or parks shall step back 10' min.
from the lower floor facade as follows:
(a) In the South Downtown subdistrict above the 5th floor.
(b) In the Park, South Gilbert, and University subdistricts above the 4th floor.
(c) At street corners, tower elements or similar corner emphasis treatments may be exempt from the
stepback requirement for 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.
M
d. Building Projections COPY
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, cornices, belt courses, buttresses, sills, and other similar features: 2' max.
(b) Balconies on upper floors may project up to 6' into front setbacks. Balconies may project beyond
non -street -facing facades on upper floors up to 4' max., but shall extend no closer than 4' 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
Section 14-2G-4, Frontage Type Standards.
(2) Awnings and canopies may also project into public rights-of-way according to the applicable
provisions of the Building Code. Certain permitted signs may also project into public rights-of-way
according to applicable standards set forth in Article 14-56, Sign Regulations. Projections into the
right-of-way shall not interfere with utilities, street trees and other important right-of-way features.
(3) Arcades and galleries projecting beyond ground -level street -facing building facades are not
permitted. (An arcade is a fa4ade with an attached colonnade that projects over the sidewalk/walkway
with upper story building space above. A gallery is a colonnade that is attached to a ground level
fa4ade that projects over the sidewalk/walkway). Upper floor facades may project (cantilever) up to 5
feet closer to the streetside property line than the ground -level building fa4ade, provided that the
upper floor fa4ade does not project into the minimum setback, is at least 16 feet clear above the level
of the sidewalk. and does not include a su000rtino colonnade within anv streetside setback area.
e. Building and Frontage Types
(1) Principal buildings and building facades shall be designed in compliance with Section 14-2G-4,
Frontage Type Standards, and Section 14-2G-5, Building Type Standards.
f. Facade Continuity
(1) To define pedestrian friendly streetscapes and create a mostly continuous frontage of buildings along
primary streets, principal buildings shall occupy a min. of 75% of the primary street lot frontage. In the
absence of a building along the remainder of the lot frontage, a streetscreen shall be built in
compliance with Section 14 -2G -7D.
4. PARKING. LOADING. AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in
14-5A-4, Minimum Parking Requirements.
0
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be located within and behind principal buildings in compliance
with the following requirements as shown in Figure 2G-5.
Figure 2G-5: Parking and Service Placement Diagram
(1) Primary Street, Pedestrian Street, and designated Ralston Creek Frontage Setback (E) and Screening
(a) Surface Parking, Loading, and Service Areas: 30' min. from primary street building facade and
located behind fully -enclosed, occupied building space.
(b) Building/Structured Parking: 30' min. from primary street building facade and located behind
fully -enclosed, occupied building space.
(c) Underground Parking: 0' min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Area: 10' min. and set back 3' min. from the secondary street
building facade and screened by low masonry walls and landscaping as specified for S2 standard
- alternative materials (option B), set forth in Article 14-5F, Screening and Buffering Standards.
(b) Building/Structured Parking: 2' 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: 2' min. and set back 0' min. from secondary street building facade.
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: 5' min. or 0' where parking is shared with the adjacent
property. Setback area shall be landscaped to the S2 standard.
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements as
principal buildings. Parking must be screened from view by architecturally -finished building
facades, according to the standards for structured parking set forth in 14 -5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirement as principal
buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
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 where headlights of vehicles shine onto a wall
containing ground floor windows, said parking spaces must be screened from view of the windows to
at least the S2 standard.
c. Access to Parking and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes, or
driveways on secondary streets consistent with the Riverfront Crossings Plan, except where permitted
as specified in paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible due to
topography, site conditions, configuration of the lot, and/or other constraints, access to a primary
street may be granted by the FBC Committee. Any request for a curb cut on an arterial street will be
reviewed according to the applicable provisions set forth in Section 14-5C-6, Arterial Street Access
Requirements.
d. Construction and Design Standards for Parking Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However, if the
11
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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
1. INTENT
The Central Crossings subdistrict (shaded in dark in Figure 2G-6) is intended for moderate intensity mixed-use
development in buildings with entries opening onto pedestrian -friendly public streets and streetscapes. The
Eastside Mixed Use District (shaded in dark in Figure 2G -6b) 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. Buildings are designed with facades aligned along primary streets and parking
located within buildings behind active uses and in mid -block parking lots and structures.
Figure 2G-6: Subdistrict Locator - Central Crossings
Figure 2G -6b: Subdistrict Locator - Eastside Mixed Use
2. USES
The principal uses allowed in the Central Crossings Subdistrict and Eastside Mixed Use District are the same
as allowed in the CB -5 Zone, as specified in Table 2C-1 within Article 14-2C, except as noted below. Provisions
and special exception approval criteria that apply in the CB -5 Zone also apply in the CentFalGressiRgs-
Subd'StFiEt-these districts as set forth in Article 14-4B, except as noted below. In addition, the following
restrictions and allowances shall apply:
a. In the Central Crossings Subdistrict, Quick Vehicle Servicing Uses are not allowed on any frontage
designated as Primary Street or Ralston Creek Frontage, as specified in the Riverfront Crossings Regulating
Plan. In the Eastside Mixed Use District Quick Vehicle Service Uses are not allowed, except by special
exception on property at the corner of Burlington and Van Buren Streets.
b. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-2G-5.
For Multi -Family Uses, the provisions in Section 14-4B-4 are superseded by the standards in this Article
and, therefore, do not apply, unless specifically listed in this section. Residential occupancy is limited to
12
V
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, except for single family uses within Cottage
Homes, where the number of bedrooms is unrestricted. Residential density (units per acre): No maximum.
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, exce
for these bu
for south of the Iowa -Interstate Rail line. where the number of 3 -bedroom units
es 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 permitted Building Types as specified in Section
14-2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
e. Drinking Establishments are not allowed.
f. Repair -oriented and Alcohol sales -oriented retail uses are not allowed in the Eastside Mixed Use District.
3. PRINCIPAL BUILDING PLACEMENTAND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14-2G-5, Building Type Standards. The following Building
Types are permitted in the Central Crossings subdistrict (see also Table 2G-6)
Table 2G-2: Permitted Building Types - Central Crossings
Notes:
1. Only allowed on properties with frontage on Van Buren Street or Burlinqton Street.
13
Permitted Building Types
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Eastside Mixed Use
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Notes:
1. Only allowed on properties with frontage on Van Buren Street or Burlinqton Street.
13
b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-7.
Figure 2G-7: Building Placement Diagram
(a) Primary (A) and Secondary (B) Street Setback:
Central Crossings: 10' min., 16' max.
Eastside Mixed Use:
Primary (A) 20' min., 30' max.
Secondary (B) 10' min. 20'max.
(b) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
See Section 14 -2G -7B for additional requirements.
(c) Ralston Creek Frontage Setback: 5' min. from stream corridor buffer line.
(d) 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 abeve the 3Fd """f must be set back at least 10' from the
side lot line.
(e) Rear Setback (D): 10' min. or 5' min. if set back along public alley or private rear lane.
(f) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30' above
grade) the maximum setback does not apply.
(g) Approved forecourt frontages may exceed the maximum setbacks stated above.
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
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.
14
Eastside Mixed Use: Prir
dl be 3 stories max. in height above
I (UPr
(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 elements or similar corner emphasis treatments may be exempt from the
stepback requirement for up to one fagade bay (max. 35 feet) as approved by the FBC Committee.
(b) The required facade stepback may be established at a lower floor than stated above, provided it is
established at least 30' in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2' max.
(b) Balconies on upper floors may project up to 6' into front setbacks. Balconies may project beyond
non -street -facing facades on upper floors up to 4' max., but shall extend no closer than 4 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
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 14-5B, Sign Regulations. Projections into the
right-of-way shall not interfere with utilities, street trees and other important right-of-way features.
(3) Arcades and galleries projecting beyond ground -level street -facing building facades are not
permitted. (An arcade is a fagade with an attached colonnade that projects over the sidewalk/walkway
with upper story building space above. A gallery is a colonnade that is attached to a ground level
fagade that projects over the sidewalk/walkway). Upper floor facades may not project closer to the
streetside property line than the ground -level building facade, 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,
Frontage Type Standards, and Section 14-2G-5, Building Type Standards.
f. Facade Continuity
15
(1) Central Crossings: To define pedestrian friendly streetscapes and create a most tOulfronta e
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 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 appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in
14-5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be located within and behind principal buildings in compliance
with the following requirements as shown in Figure 2G-8.
Figure 2G-8: Parking and Service Placement Diagram
(1) Primary Street, Pedestrian Street, and designated Ralston Creek Frontage Setback (E) and Screening
(a) Surface Parking and Service Areas: 30' min. from primary street building facade and located behind
fully -enclosed, occupied building space.
(b) Building/Parking Structure: For parking in the ground floor of a building or structure, 30' min, from
primary street building facade and located behind fully -enclosed, occupied building space. For
parking in upper floors, 1' min. from street -facing building facade and screened from view by
architecturally -finished building facades.
(c) Underground Parking: 0' min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Area: 10' min. and set back 3' min, from the secondary street
building facade and screened by low masonry walls and landscaping as specified for S2 standard
- alternative materials (option B), set forth in Article 14-5F, Screening and Buffering Standards.
(b) Building/Structured Parking: 10' min. and set back 1' min. from the secondary street building
16
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facade and screened from public view by architecturally -finished building facades, acro in o 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. or 0' where parking is shared with the adjacent
property. Setback area shall be landscaped to the S2 standard.
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements as
principal buildings. Parking must be screened from view by architecturally -finished building
facades, according to the standards for structured parking set forth in 14 -5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirement as principal
buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10' to any
residential portion of a building (i.e. not including portions of the building containing garage space).
This 10' area must be used for walkways and landscaping and/or may be included as part of a larger
open space area. If parking spaces are located where headlights of vehicles shine onto a wall
containing ground floor windows, said parking spaces must be screened from view of the windows to
at least the S2 standard.
c. Access to Parking, Loading, and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes or
driveways on secondary streets consistent with the Riverfront Crossings Plan, except as allowed in
paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible due to
topography, site conditions, configuration of the lot, and/or other constraints, access to a primary
street may be granted by the FBC Committee. Any request for a curb cut on an arterial street will be
reviewed according to the applicable provisions set forth in Section 14-5C-6, Arterial Street Access
Requirements.
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
A. Purpose
MA
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
Lip LJ
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However, if the
provisions contained in the Riverfront Crossings Code are more specific or restrictive, said provisions shall
supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind principal buildings
according to the same setback standards as surface parking. Facades of accessory buildings within public
view must be architecturally finished in a manner that is consistent with the principal building.
C. Gilbert Subdistrict
1. INTENT
The Gilbert subdistrict (shaded in dark in Figure 2G-9) is intended for lower intensity mixed-use development
in buildings with street -facing entries opening onto pedestrian -friendly streetscapes. Buildings are designed
with facades aligned along primary streets, modest setbacks, and parking located 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.
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 approval criteria that apply in the CB -5 Zone
18
also apply in the Gilbert subdistrict as set forth in Article 14-46, except as noted below. Itt=a'ddi �ofi,Lthe Y
following restrictions and allowances shall apply:
a. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-2G-5.
For Multi -Family Uses, the provisions in Section 14-413-4 are superseded by the standards in this Article
and, therefore, do not apply, unless specifically listed in this section. Residential occupancy is limited to
one "household" per dwelling unit, as this term is defined in Article 14-9A, General Definitions. The
maximum number of bedrooms per dwelling unit is three, except for single family uses within Cottage
Homes, where the number of bedrooms is unrestricted. Residential density (units per acre): No
maximum. However, for Apartment Buildings, Multi -Dwelling Buildings, and Mixed -Use Buildings, the
number of 3 -bedroom units per lot may not exceed 30% of the total number of units on the lot, except
for south of the Iowa -Interstate Rail line where 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 permitted Building Types as specified in Section
14-2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
e. Building Trade Uses shall be allowed on properties located south of the Iowa Interstate Railroad, provided
all aspects of the operation are conducted indoors and, except for fleet vehicle parking, outdoor storage
of materials and equipment is not allowed.
f. Drinking Establishments are not allowed.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14-2G-5, Building Types Standards. The following
Building Types are permitted in the Gilbert subdistrict (see also Table 2G-6):
19
Table 2G-3: Permitted Buildina Tvoes - Gilbert
b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-10.
Figure 2G-10: Building Placement Diagram
(a) Primary (A) and Secondary (B) Street Setback: 10' min., 20' max.
(b) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
See Section 14 -2G -7B for additional requirements.
(c) Side Setback (C): 10' min. or 0' if building abuts or will abut the adjacent building, except for
apartment buildings, multi -dwelling buildings, and cottage homes where the minimum is always
10'. For mixed-use buildings, facades on residential floors abeve the 3Fdfleef must be set back at
least 10' from the side lot line.
(d) Rear Setback (D): 10' min.
(e) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30' above
grade) the maximum setback does not apply.
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
c. Building Height and Facade Stepbacks
(1) Except as provided below, principal buildings shall be 3 stories max. in height above grade.
Permitted Building Types
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b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-10.
Figure 2G-10: Building Placement Diagram
(a) Primary (A) and Secondary (B) Street Setback: 10' min., 20' max.
(b) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
See Section 14 -2G -7B for additional requirements.
(c) Side Setback (C): 10' min. or 0' if building abuts or will abut the adjacent building, except for
apartment buildings, multi -dwelling buildings, and cottage homes where the minimum is always
10'. For mixed-use buildings, facades on residential floors abeve the 3Fdfleef must be set back at
least 10' from the side lot line.
(d) Rear Setback (D): 10' min.
(e) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30' above
grade) the maximum setback does not apply.
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
c. Building Height and Facade Stepbacks
(1) Except as provided below, principal buildings shall be 3 stories max. in height above grade.
C
(a) Additional building height may be granted through transfer of development rights UQorth lo"ugh\Y
bonus height provisions as set forth in the Section 14 -2G -7G, Building Height Bonus Provisions.
(2) Above the 3rd floor, building facades facing and visible from public streets, plazas, or parks shall step
back 10' min, from the lower floor facade.
(a) At street corners, tower elements or similar corner emphasis treatments may be exempt from the
stepback requirement for up to one fapade bay (max. 35 feet) as approved by the FBC Committee.
(b) The required facade stepback may be established at a lower floor than stated above, provided it is
established at least 30' in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2' max.
(b) Balconies on upper floors may project up to 6' into front setbacks. Balconies may project beyond
non -street -facing facades on upper floors up to 4' max., but shall extend no closer than 4 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
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 14-5B Sign Regulations Projections into the
right-of-way shall not interfere with utilities street trees and other important right-of-way features
(3) Arcades and galleries projecting beyond ground -level street -facing building facades are not
permitted. (An arcade is a facade with an attached colonnade that projects over the sidewalk/walkway
with upper story building space above. A gallery is a colonnade that is attached to a ground level
fa4ade that projects over the sidewalk/walkway) Upper floor facades may not project closer to the
streetside property line than the ground -level building facade 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,
Frontage Type Standards, and Section 14-2G-5, Building Type Standards.
21
f. Facade Continuity COPY
(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 appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in
14-5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be located within, behind and to the side of principal buildings in
compliance with the following requirements as shown in Figure 2G-11.
Figure 2G-11: Parking and Service Placement Diagram
(1) Primary Street, Pedestrian Street, and designated Ralston Creek Frontage Setback (E) and Screening
(a) Surface Parking, Loading, and Service Area: 30' min. from primary street building facade and
located behind fully -enclosed, occupied building space.
(b) Surface Parking located to the side of buildings: 10' min, from the streetside property line (E') and
set back 3' min. from the primary street building facade (E) and screened by low masonry walls and
landscaping as specified for S2 standard - alternative materials (option B), set forth in Article 14-51',
Screening and Buffering Standards.
(c) Building/Structured Parking: 15' min. from primary street building facade and located behind
fully -enclosed, occupied building space.
(d) Underground Parking: 0' min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Area:
• 10' min. and located 3' min. from the secondary street building facade and screened by low
masonry walls and landscaping as specified for S2 standard - alternative materials (option B),
set forth in Article 14-51', Screening and Buffering Standards.
22
(b) Building/Structured Parking: 10' min. and set back 1' min. from the SecCearyQelkbui lding
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. or 0' where parking is shared with the adjacent
property. Setback area shall be landscaped to the S2 standard.
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements as
principal buildings. Parking must be screened from view by architecturally -finished building
facades, according to the standards for structured parking set forth in 14 -5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirements as principal
buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10' to any
residential portion of a building (i.e. not including portions of the building containing garage space).
This 10' area must be used for walkways and landscaping and/or may be included as part of a larger
open space area. If parking spaces are located where headlights of vehicles shine onto a wall
containing ground floor windows, said parking spaces must be screened from view of the windows to
at least the S2 standard.
c. Access to Parking, Loading, and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes or
driveways on secondary streets consistent with the Riverfront Crossings Plan, except as allowed in
paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible due to
topography, site conditions, configuration of the lot, and/or other constraints, access to a primary
street may be granted by the FBC Committee. Any request for a curb cut on an arterial street will be
reviewed according to the applicable provisions set forth in Section 14-5C-6, Arterial Street Access
Requirements.
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
23
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
COPY
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However, if the
provisions contained in the Riverfront Crossings Code are more specific or restrictive, said provisions shall
supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind or to the side of
principal buildings according to the same setback standards as surface parking. Facades of accessory
buildings within public view must be architecturally finished in a manner that is consistent with the
principal building
D. West Riverfront Subdistrict
1. INTENT
The West Riverfront subdistrict (shaded in dark in Figure 2G-12) is intended for commercial and mixed-use
development in buildings with street -facing entries opening onto streetscapes designed to provide a
comfortable and attractive environment for pedestrians buffered from vehicular traffic on Riverside Drive.
Along the west side of Riverside Drive south of Benton Street, buildings are designed with facades fronting
onto a pedestrian way and perpendicular parking aligned along a continuous north -south travelway allowing
cross -parcel connections among adjacent sites and a reduction in curb cuts along Riverside Drive. Along the
Iowa River, buildings are located, oriented, and designed to take advantage of river views. Along streets in this
24
district, buildings are designed with facades aligned parallel to Riverside Drive, BentCtrt SStur i
Corner Drive, with parking located in mid -block and side yard locations with front yard parking only along the
west side of Riverside Drive south of Benton Street, and along some portions of Orchard Street and Highway
6.
Figure 2G-12: Subdistrict Locator — West Riverfront
2. USES
The principal uses allowed in the West Riverfront Subdistrict are the same as allowed in the CB -5 Zone, as
specified in Table 2C-1 within Article 14-2C. Provisions and special exception approval criteria that apply in
the CB -5 Zone also apply in the West Riverfront Subdistrict, as set forth in Article 14-4B, except as noted
below. In addition, the following restrictions and allowances shall apply:
a. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-2G-5.
For Multi -Family Uses, the provisions in Section 14-4B-4 are superseded by the standards in this Article
and, therefore, do not apply. Residential occupancy is limited to one "household" per dwelling unit, as this
term is defined in Article 14-9A, General Definitions. The maximum number of bedrooms per dwelling unit
is three. Residential density (units per acre): No maximum. However, for Apartment Buildings,
Multi -Dwelling Buildings, and Mixed -Use Buildings, the number of 3 -bedroom units per lot may not
exceed 30% of the total number of units on the lot; south of Benton Street, the number of 3 -bedroom
units for these building types may not exceed 20%.
b. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section
14-2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
c. Residential Uses are not allowed within required retail storefronts, as specified in the Riverfront Crossings
Regulating Plan.
d. Outdoor Commercial Recreational Uses shall be allowed by special exception. The Board of Adjustment
may modify subdistrict standards as appropriate for the specific use.
e. Building Trade Uses shall be allowed, provided all aspects of the operation are conducted indoors and,
except for fleet vehicle parking, outdoor storage of materials and equipment is not allowed.
f. Drinking Establishments must meet the applicable Drinking Establishment spacing requirement.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
25
(1) Principal buildings shall comply with Section 14-2G-5, Building Types Standar�h fol uV 1 {
Building Types are permitted in the West Riverfront subdistrict (see also Table 6): 111
Table 2G-4: Permitted Building Types - West Riverfront
b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-13, except as allowed in
paragraphs (2), (3), and (4), below.
Figure 2G-13: Building Placement Diagram
(a) Primary (A) and Secondary (B) Street Setback: 10' min., 20' max.
(b) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
Pedestrian Streets that provide frontage for buildings located along the riverfront shall provide a
connection through the block between the riverfront trail and the intersecting public street. See
Section 14 -2G -7B for additional requirements.
(c) Side Setback (C): 10' min. 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 abeye the 3Fd fleef must be set back at least 10' from the
side lot line.
(d) Rear Setback (D): 10' min.
(e) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30' above
RON
Permitted Building
Types
rn
c
Riverfront
IM
cCM
°
c
c
Crossings
v CO
°o
Subdistricts E
IM
CO 5
0
r°
m
�0
x
d ;
y
c°
c
v
rn o
o
r
E p
o 0
E
.6
m
o c
p L
0
C
3
0 >
E
v
0
ec
a i
>
x
v°
x
i
x
x
v m'
West Riverfront
x
x x x
x
b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-13, except as allowed in
paragraphs (2), (3), and (4), below.
Figure 2G-13: Building Placement Diagram
(a) Primary (A) and Secondary (B) Street Setback: 10' min., 20' max.
(b) Lots Fronting on Pedestrian Streets: 5' min., 10' max. from public right-of-way or access easement.
Pedestrian Streets that provide frontage for buildings located along the riverfront shall provide a
connection through the block between the riverfront trail and the intersecting public street. See
Section 14 -2G -7B for additional requirements.
(c) Side Setback (C): 10' min. 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 abeye the 3Fd fleef must be set back at least 10' from the
side lot line.
(d) Rear Setback (D): 10' min.
(e) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30' above
RON
grade) the maximum setback does not apply.
COMY,
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
(2) Setbacks along the west side of South Riverside Drive south of Benton Street shall be as shown in the
Riverfront Crossings District Master Plan. Building facades shall be aligned along a pedestrian way with
abutting perpendicular parking spaces aligned along a continuous north -south drive aisle, which
allows cross -parcel connections among adjacent sites.
(3) On lots with double frontages on Sturgis Corner Drive and South Riverside Drive or Sturgis Corner
Drive and Highway 6, Sturgis Corner Drive shall be considered the primary street frontage. For these
lots, there shall be no maximum building setback along the Riverside Drive and Highway 6 frontages.
(4) For lots with double frontages on Orchard Street and Riverside Drive, there shall be no maximum
building setback along the Orchard Street frontage.
c. Building Height and Facade Stepbacks
(1) Except as provided below, principal buildings shall be 4 stories max. in height above grade.
(a) Principal buildings with frontage on the Iowa River may be 8 stories max. in height before
application of bonus provisions.
(b) Additional building height may be granted through transfer of development rights or through
bonus height provisions as set forth in the Section 14 -2G -7G, Building Height Bonus Provisions.
(2) Above the 3rd floor, building facades facing and visible from streets, plazas, parks, and single family
residential zones shall step back 10' min. from the lower floor facade.
(a) At street corners, tower elements or similar corner emphasis treatments may be exempt from the
stepback requirement for up to one facade bay (max 35 feet) as approved by the FBC Committee.
(b) Buildings with frontage on the Iowa River shall be exempt from the stepback requirement.
(c) The required facade stepback may be established at a lower floor than stated above, provided it is
established at least 30' in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2' max.
(b) Balconies on upper floors may project up to 6' into front setbacks. Balconies may project beyond
27
non -street -facing facades on upper 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
Section 14-2G-4, Frontage Type Standards.
(2) Awnings and canopies may also project into public rights-of-way according to the applicable
provisions of the Building Code. Certain permitted signs may also project into public rights-of-way
according to applicable standards set forth in Article 14-56 Sign Regulations. Projections into the
right-of-way shall not interfere with utilities street trees and other important right-of-way features.
(3) Arcades and galleries projecting beyond ground -level street -facing building facades are not
permitted. (An arcade is a facade with an attached colonnade that projects over the sidewalk/walkway
with upper story building space above A gallery is a colonnade that is attached to a ground level
fa4ade that projects over the sidewalk/walkway). Upper floor facades may not project closer to the
streetside property line than the ground -level building fa4ade except for building features noted
a bove.
e. Building and Frontage Types
(1) Principal buildings and building facades shall be designed in compliance with Section 14-2G-4,
Frontage Type Standards, and Section 14-2G-5, Building Type Standards.
f. Facade Continuity
(1) To define pedestrian friendly streetscapes while maintaining a lower intensity development character
along primary streets, principal buildings shall occupy a min. of 50% of the primary street lot frontage.
(2) To ensure public access and view corridors to the Iowa River, buildings located along the riverfront
shall occupy no more than 75% of the width of the lot as measured along the riverside lot line.
(3) Any building that exceeds 5 stories in height must be separated from any other building that exceeds
5 stories in height by a distance equal to the height of the taller building or 100', whichever is less.
4. PARKING AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in
14-5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be located within, behind and to the side of principal buildings in
compliance with the following requirements as shown in Figure 2G-14.
28
Figure 2G-14: Parking and Service Placement Diagram
(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 - alternative materials (option B), set forth in Article 14-51',
Screening and Buffering Standards.
(c) Along the west side of South Riverside Drive south of Benton Street, one single -loaded aisle of
parking is permitted within the private frontage area. The parking aisle shall be set back a min. of
5' from the front property line and the area between the parking aisle and the public sidewalk shall
be landscaped to the S2 standard.
(d) Building/Structured Parking: 15' min. from primary street building facade and located behind
fully -enclosed, occupied building space.
(e) Underground Parking: 0' min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Areas along Myrtle Avenue and Highway 1: 10' min. and set
back 3' min. from secondary street building facades and screened to the S2 standard.
(b) Surface Parking, Loading, and Service Areas along Orchard Street: 10' min, and screened to the S2
standard.
(c) Building/Structured Parking: 10' min. and screened from view by architecturally -finished building
facades, according to the standards for structured parking set forth in 14 -5A -5F.
(d) Underground Parking: 10' min. and set back 0' min. from secondary street building facades.
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: 5' min. or 0' where parking is shared with the adjacent
property. Setback area shall be landscaped to the S2 standard.
29
J
(b) Building/Structured Parking: Must comply with the same side and rear setb k requirements as
principal buildings. Parking must be screened from view by architecturally -finished building
facades, according to the standards for structured parking set forth in 14 -5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirement as principal
buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10' to any
residential portion of a building (i.e. not including portions of the building containing garage space).
This 10' area must be used for walkways and landscaping and/or may be included as part of a larger
open space area. If parking spaces are located where headlights of vehicles shine onto a wall
containing ground floor windows, said parking spaces must be screened from view of the windows to
at least the S2 standard.
c. Access to Parking and Service Areas
(1) All parking and service areas shall be accessed from public alleys, private rear lanes or driveways on
secondary streets consistent with the Riverfront Crossings Plan. Limited access to primary streets is
allowed consistent with the Riverfront Crossings Plan. However, in order to improve traffic circulation
upon redevelopment, the City may require closure of inappropriately located curb cuts in favor of
shared access points along the frontage.
(2) FBC Committee approval is required for the placement of new driveway and curb cuts along primary
streets. Any request for a curb cut on an arterial street will be reviewed according to the applicable
provisions set forth in Section 14-5C-6, Arterial Street Access Requirements.
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
im
H. Design and Layout of Surface Parking Areas C �vJ 0 [PY
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However, if the
provisions contained in the Riverfront Crossings Code are more specific or restrictive, said provisions shall
supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind and to the side of
principal buildings according to the same setback standards as surface parking. Facades of accessory
buildings within public view must be architecturally finished in a manner that is consistent with the
principal building.
31
14-2G-4: FRONTAGE TYPE STANDARDS
A. Generally
A building's frontage condition—the transition from public to private space, from indoor to outdoor at the
main entrance, the design treatment of ground floor building facades, the configuration of facade projections,
and the disposition of improvements within required setbacks—strongly influences the quality and character
of public streets and spaces.
All principal buildings in the RiveFftent GFes5iA95 DiStfiet feFFn form -based zoning districts shall be designed
with Frontage Types meeting the requirements of this section. The standards recognize that different types of
buildings—as defined in the Building Type standards in the subsequent section—may call for different
frontage conditions. Illustrations within this section are intended to demonstrate basic frontage type
standards and are not intended to promote a particular architectural style or represent the architectural detail
necessary for high quality buildings.
Table 2G-5 below identifies which of the Frontage Types are permitted in conjunction with each of the
Building Types:
Table 2G-5: Permitted Frontaae Tvoes
32
Permitted Frontage Types
Building Types
LL
dO
r
C
A
y
O.
°
L
: E
V
C
O
H
H
O
N
d Y
d
LL
Cottage Home
x
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(21
X 2
x(1)
32
FAWMIN
l
Liner Building
x
x
x
x
Civic or Institutional Building
x
x
x
x
x(1)
Notes:
1. Subordinate frontage type — to be used in conjunction with other permitted
frontage type(s)
2. Frontage type maybe allowed by the FBC for appropriate horizontal mixing of
uses, e.g. for large mixed-use buildings with multiple street frontages
B. Storefront
1. DESCRIPTION
The Storefront frontage is the primary frontage type for buildings with active commercial ground floor
uses, such as retail, personal services, and restaurants—see Table 2G-5 to determine appropriate building
types. The frontage provides storefront facades that are typically aligned close to the streetside property
line, with large transparent windows and multiple building entries at the grade of the fronting sidewalk.
The Regulating Plan indicates locations where this frontage type is required.
Figure 2G-15: Storefront
2. STANDARDS
a. The private frontage area between the public sidewalk and the building facade shall be designed for
additional sidewalk width and other pedestrian -oriented uses, such as plaza space, outdoor patio space
for restaurant and cafe seating, landscaping, public art, or recessed entryways.
b. To encourage commercial activity at the street level, private frontage areas should be seamlessly
integrated with and at the same level as the public sidewalk to the extent possible. With approval of the
FBC Committee, on sloping sites in specific locations where there is a desire to provide usable outdoor
space the private frontage area may be slightly raised above sidewalk grade to create a level plaza or patio
area. The elevation of the raised area shall not exceed the elevation of the ground floor finished floor (see
2.d below). A transparent, decorative wrought iron or similar metal railing may be located at the edge of
the raised area if required for safety, but shall be limited to 42" max. in height. Opaque railings, fences or
walls shall not be permitted. Access to raised areas shall be provided directly from the sidewalk through
steps and/or ramps. The use of ramps and railings shall be minimized to maintain a seamless transition
from sidewalk to storefront. Transparent, decorative wrought iron or similar metal fencing/railings not to
exceed 42" are allowed for outdoor service areas and sidewalk cafes for eating and drinking
33
establishments, as approved by the City. Any such fencing/railings for outdoor servickrag"a�idewalb
cafes must include landscaped planters or planter boxes along at least 50% of its length. c
c. A minimum 70% of the teta4 area of the ground floor facade between 2 and 10 feet in height above
adjacent ground level shall consist of storefront windows and doors. Glazing shall be clear and highly
transparent and individual liter for display windows should be as large as possible to invite views into the
interior space. Transom windows are encouraged above storefront display windows Residential window
types, closely spaced mullions and punched windows are not allowed for storefront frontages Reflective
(mirrored) or colored glass is not permitted. Low -E glazing will 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 must allow views into the interior space. The bottom of storefront windows shall
be no more than 2' above the adjacent ground level of the , except along sloping
sites, where this standard shall be met to the extent possible so that views into the interior are maximized
and blank walls are avoided.
d. The ground floor finished floor elevation shall match the elevation of the abutting public sidewalk or
publicly accessible plaza. On sloping sites the FBC Committee may adjust this requirement, provided that
the height of the ground floor of the building is no more than 3' above the level of the abutting public
sidewalk or public pedestrian plaza at any point along a street -facing facade.
e. The ground floor floor -to -structural -ceiling height shall be 14' min.
f. Ground floor building space shall be designed to meet Building Code requirements for commercial uses.
g. Entries to individual ground floor tenant spaces and entries to common lobbies accessing upper floor
space shall open directly onto public sidewalks or publicly -accessible outdoor plazas ::.,e;e-pfesent.
Thresholds at building entries shall match the grade of the adjacent sidewalk or plaza area.
h. Storefront entries shall be recessed a minimum of 18" and sheltered by awnings or canopies that project
a minimum of 6' from the building facade. Entries must also be distinguished by facade design, materials,
articulation, or other architectural details that provide relief to the building facade and draw attention to
the entrance.
i. Awnings or canopies designed to provide weather protection are required along at least 60% of the
street -facing facade and shall project 4' JS! min., 8' max. from the front facade and shall be located 8' min.
above the adjacent sidewalk.
C. Urban Flex
1. DESCRIPTION
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,
34
and live -work uses, or along secondary frontages where views into the interior of th�l'e,bluildi,ng��re t a�ys
critical, but where architecturally finished facades with elements that provide visual interest and comfort
to pedestrians are important. See Table 2G-5 to determine appropriate building types. The frontage
provides ground floor storefront conditions with high proportions of transparency, but to a lesser degree
than the Storefront frontage.
Figure 2G-16: Urban Flex
2. STANDARDS
a. The private frontage area between the public sidewalk and the building facade shall be designed for
pedestrian -oriented uses, such as plaza space, outdoor patio space for restaurant and cafe seating,
landscaping, public art, or recessed entryways.
b. To encourage commercial activity at the street level, private frontage areas should be seamlessly
integrated with and at the same level as the public sidewalk to the extent possible. With approval of the
FBC Committee, on sloping sites in specific locations where there is a desire to provide usable outdoor
space the private frontage area may be slightly raised above sidewalk grade to create a level plaza or patio
area. The elevation of the raised area shall not exceed the elevation of the ground floor finished floor (see
2.d below). A transparent, decorative wrought iron or similar metal railing maybe located at the edge of
the raised area if required for safety, but shall be limited to 42" max. in height. Opaque railings, fences or
walls shall not be permitted. Access to raised areas shall be provided directly from the sidewalk through
steps and/or ramps. The use of ramps and railings shall be minimized to maintain a seamless transition
from sidewalk to storefront. Transparent, decorative wrought iron or similar metal fencing/railings not to
exceed 42" are allowed for outdoor service areas and sidewalk cafes for eating and drinking
establishments, as approved by the City. Any such fencing/railings for outdoor service areas and sidewalk
cafes must include landscaped planters and/or planter boxes along at least 50% of its length.
c. A minimum 50% of the tetal area of the ground floor facade between 2 and 10 feet in height above
adjacent ground level shall consist of storefront windows and doors. Glazing shall be clear and highly
transparent. Residential window types, closely spaced mullions, and punched windows are not allowed for
flex frontages. Reflective (mirrored) or colored glass is not permitted. Low -E glazing will 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 must allow views into the interior space. The
bottom of storefront windows shall be no more than 3' above the adjacent ground level eflthe adjaeent
exterier-grade, except along sloping sites, where this standard shall be met to the extent possible so that
views into the interior are maximized and blank walls are avoided.
d. The ground floor finished floor elevation shall 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
OR
12" of the elevation of the abutting public sidewalk or publicly accessible plaza, tot[Po n are
maximized to the extent possible, and blank walls are avoided.
e. The ground floor floor -to -structural -ceiling height shall be 14' min.
f. Ground floor building space shall be designed to meet Building Code requirements for commercial uses.
g. Entries to ground floor building space and common lobbies accessing upper floor space shall open
directly onto public sidewalks or publicly -accessible outdoor plazas where present, or shall be directly
connected to sidewalks by a paved walkway.
h. Thresholds at building entries shall match the grade of adjacent sidewalks, plaza areas, or paved walkways.
i. Building entries shall be shall be recessed a min. of 18" and sheltered by awnings or canopies that project
a minimum of 6' from the building facade. Entries must also be distinguished by facade design, materials,
articulation, or other architectural details that provide relief to the building facade and draw attention to
the entrance.
j. Awnings and canopies designed to provide weather protection along frontages are encouraged and may
project 8' max. from the front facade and shall be located 8' min. above the adjacent sidewalk.
D. Terrace
1. DESCRIPTION
The Terrace frontage provides for vertical separation of building space from sidewalk grade and creates
semi -private outdoor space for individual dwelling units by elevating and partially enclosing a portion of
the private frontage area. The Terrace frontage is suited for ground floor residential uses in urban settings
and may be appropriate for live -work and institutional uses. See Table 2G-5 to determine appropriate
building types.
Figure 2G-17: Terrace
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be designed as a raised
terrace, which is elevated up to 36" max. above grade by a garden wall to provide a semi -private outdoor
space. The terrace may also be suitable for outdoor seating for live -work uses.
b. A Terrace shall project 6' min., 10' max. beyond the front facade. A Terrace may extend along the front
facade for the width of the dwelling unit. The Terrace frontage is only allowed for access to individual
dwelling units, individual live -work units, or for institutional uses. To enhance privacy, adjacent Terrace
frontages shall be separated by walls and/or railings, or by a min. 6' wide landscaped area.
c. Terraces 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
iM
shall be landscaped, except for walkways leading to the Terrace. COOPI
d. Terraces shall be enclosed by garden walls up to 42" max. in height above grade. The garden wall's design
and materials shall be of high quality and compatible with the building's architecture. A decorative,
transparent railing or fence, constructed of metal and glass, wrought iron, or metal faithfully imitating
wrought iron, may be affixed atop the garden walls if additional height is necessary for safety. The railing
height shall not exceed 42" max, above the terrace grade. Steps or a ramp shall be provided for access to
the terrace. Steps and/or ramps may be perpendicular or parallel to the sidewalk.
e. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential
building space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and 36" max.
above grade and may be flush with or slightly elevated above the Terrace level.
f. Building entries shall be accessed directly from the Terrace.
g. Landscaping of the Terrace may include groundcovers, grasses, garden plants, low shrubs, and ornamental
trees. All plant material shall be of a variety that will not exceed 42" in height at maturity (except trees) so
as not to obstruct ground floor windows. Plant material shall be selected to prevent encroachment of the
public sidewalk. Thorny plants are not permitted.
E. Stoop
1. DESCRIPTION
The Stoop frontage is a frontage type appropriate for certain buildings with ground floor residential or
institutional use—see Table 2G-5 to determine appropriate building types. The Stoop frontage provides
for vertical separation of building space from sidewalk grade and modest projections of stoops and
covered entries for individual dwelling units beyond building facades. The Stoop frontage typically is used
in conjunction with shallow setbacks.
Figure 2G-18: Stoop
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage area
is not intended as outdoor gathering space (such as patios) and hardscaped areas other than stoop, stair,
accessible ramp, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential
space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and 36" max. above
grade.
c. Stoops shall be provided at the entries of individual units along front building facades and shall consist of
an exterior floor area raised 18" min. above the elevation of the abutting public sidewalk, and 36" max.
37
above grade to generally match the interior ground floor finished floor elevation�r buildi ng's wit
h'1
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 to the sidewalk.
f. Landscaping on both sides of the Stoop is required. Landscaping may be at grade or elevated, and may
be demarcated by a garden wall up to 24" in height or a max. 42" decorative, transparent fence
constructed of wrought iron or metal that faithfully imitates wrought iron. Plants may include
groundcovers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except trees)
shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant material shall
be selected to prevent encroachment of the public sidewalk. Thorny plants are not permitted within 3' of
the public sidewalk.
F. Porch and Yard
1. DESCRIPTION
The Porch and Yard frontage is a frontage type appropriate for certain residential buildings—see Table
2G-5 to determine appropriate building types. The Porch and Yard frontage provides for vertical
separation of building space from sidewalk grade, projections of usable porches beyond building facades,
and is typically set back from the streetside property line to provide a front yard area. An optional fence
may be built at or close to the property line to delineate the front yard.
Figure 2G-19: Porch and Yard
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage area
is not intended as outdoor gathering space (such as patios) and hardscaped areas other than porch, stair,
accessible ramps, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential
space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and 36" max. above
grade.
c. Porches shall be provided at the entries of single or two-family dwellings along front building facades and
shall consist of an exterior floor area raised 18" min. above the elevation of the abutting public sidewalk,
and 36" max. above grade to generally match the interior ground floor finished floor elevation. For
buildings with multiple Porches, or a combination of Porches and Stoops, a 6' min. landscaped area shall
W
be provided between adjacent frontages. �n PEDI
d. Porches shall project 6' min., 10' max. beyond the front facade and extend at least 50% of the facade width
along the front facade.
e. An optional fence enclosing the front yard shall not exceed 48" max. in height. Fences shall be made of
high quality materials and construction compatible with the building's architecture. Permitted materials
include vertical wood pickets, wood lattice, wrought iron, and metal that faithfully imitates wrought iron.
Fences shall be semi -transparent with max. 50% opacity. Chain link or wire mesh fences are prohibited.
f. Front yard landscaping may include groundcovers, grasses, garden plants, low shrubs, and ornamental
trees. All plant material (except trees) shall be of a variety whose height at maturity will not obstruct
ground floor windows. Plant material shall be selected to prevent encroachment of the public sidewalk.
Thorny plants are not permitted within 3' of the public sidewalk.
G. Portico
1. DESCRIPTION
The Portico frontage is a frontage type appropriate for certain buildings with ground floor residential use
as well as institutional uses—see Table 2G-5 to determine appropriate building types. The Portico
frontage has its building facade aligned close to the streetside property line with the ground floor
elevated above the sidewalk level to provide privacy for the ground floor windows and is accessed by a
covered, generously -sized exterior stairway and landing.
Figure 2G-20: Portico
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage area
is not intended as outdoor gathering space (such as patios) and hardscaped areas other than portico, stair,
accessible ramp, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential
space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and 36" max. above
grade.
c. Porticos shall be provided at building entries along front building facades and shall consist of an exterior
floor area raised 18" min. above the elevation of the abutting public sidewalk, and 36" max. above grade
to generally match the interior ground floor finished floor elevation. Porticos may provide access to a
central lobby of a multi -unit building or may provide direct access to no more than two entrances to
individual dwelling units.
d. Porticos shall project 6' min., 8' 10' max. beyond the front facade and extend 10' min. ,1Cr20'max. along
39
the front facade. A flat or pitched roof that is supported by columns or piers sh�11 extend over the entire
Portico. Alternatively a flat metal canopy suspended from support rods or cables may extend over the
entirety of the Portico. For buildings with multiple Porticos, or a combination of Stoops and Porticos, a 6'
min. landscaped area shall be provided between adjacent frontages.
e. Landscaping on both sides of the Portico is required. Landscaping may be at grade or elevated, and may
be demarcated by a garden wall up to 24" in height or a max. 42" decorative, transparent fence
constructed of wrought iron or metal that faithfully imitates wrought iron. Plants may include
groundcovers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except trees)
shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant material shall
be selected to prevent encroachment of the public sidewalk. Thorny plants are not permitted within 3' of
the public sidewalk.
H. Forecourt
1. DESCRIPTION
The forecourt frontage is a subordinate frontage type intended for use in combination with one or more
of the above permitted frontage types—see Table 2G-5 to determine appropriate building types. The
forecourt frontage is created by setting back the central portion of the building facade to create an entry
plaza or green that is surrounded by building facades on three sides. Forecourts at corners are not
permitted.
Figure 2G-21: Forecourt
2. STANDARDS
a. Forecourts shall be 20' min. in depth and width, however, neither dimension shall exceed 1.5 times the
other dimension. In addition, the width of a forecourt shall not exceed one-third of the overall facade
width.
b. forecourts may provide access to a central lobby of a larger building or may provide access to multiple
uses through individual entrances. Depending on ground floor uses, forecourts may be appropriate for
either semi -private or public uses, such as outdoor cafes, gardens, public art, or fountains.
c. The forecourt may be hardscaped or landscaped, or a combination thereof, and may be elevated 24" max.
above the elevation of the public sidewalk to maintain visual connectivity between the forecourt and the
public sidewalk. If elevated, steps and/or ramps shall be provided to directly connect the forecourt with
the adjacent sidewalk.
d. Garden walls 24" max. in height may be used to separate the forecourt from the public sidewalk while
maintaining visual connectivity. The garden wall's design and materials shall be high quality and
compatible with the building's architecture.
40
UUUY
e. Where landscaped areas are provided, plants may include groundcovers, grasses, garden plants, low
shrubs, and ornamental trees. All plant material (except trees) shall be of a variety whose height at
maturity will not obstruct ground floor windows. Plant material shall be selected to prevent encroachment
of the public sidewalk or walkways necessary to gain access to the building. Thorny plants are not
permitted within 3' of public sidewalks or walkways necessary to gain access to the building.
f. Other design standards required for the primary frontage types shall apply.
41
14-2G-5: BUILDING TYPE STANDARDS
A. Generally
The Building Type Standards differentiate and define a range of principal building typologies deemed
appropriate for the Riverfront Crossings District and the Eastside Mixed Use Subdistrict. The Building Types
describe basic building configuration and massing, pedestrian access, vehicle access, and parking specific to
each typology. The standards are intended to complement the Subdistrict Standards and Frontage Type
standards set forth in previous sections. Illustrations are intended to demonstrate basic Building Type
standards, and are not intended to promote a particular architectural style or represent the architectural detail
necessary for high quality buildings. In the event of conflicting requirements the more stringent requirement
shall control.
Table 2G-6 below identifies which of the Building Types are allowed in each of the Subdistricts:
Table 2G-6: Permitted Building Types
42
Form -based Zoninq Districts
c N -
3 °c
Permitted Building Types
c
lJ
O l7 'N d d
OC y m
00 3
%n a Ln L2
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_LtI
Mixed -Use Building
x
x
x
x
x
x
x
X(11
Liner Building
x
x
x
x
x
x
x
Civic or Institutional Building
x
x
x
x
x
x
x
x
42
Notes:
1. Only allowed on orooerties 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 simple lot. The Cottage Home provides a
semi -private frontyard and a private backyard. Garages are located in the rear yards, accessed either from
an alley or by narrow driveways between adjacent Cottage Homes. Table 2G-6 above identifies the
Subdistricts where this Building Type is permitted.
Figure 2G-22: Cottage Home (Alley Access)
Figure 2G-23: Cottage Home (Driveway Access)
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of one, one and a half, or two-story volumes.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance shall be located within the facade and shall be accessed directly from a street
through an allowed Frontage Type—see Table 2G-5.
4. VEHICLE PARKING
a. Parking shall be provided in a garage located in the rear yard behind the principal building. Garages
may be detached, attached to the principal building, or connected to the principal building by a
covered or enclosed breezeway.
b. Vehicular access shall be provided as follows:
(1) Where a public alley or private rear lane is present garages shall be accessed from the alley or rear
lane.
(2) Where no rear access is possible, garages shall be accessed through max. 10' wide driveways
accessed from the front of the lot between adjacent Cottage Homes. Shared driveways between
adjacent lots are encouraged.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
C. Rowhouse
1. DESCRIPTION
The Rowhouse is a single-family unit that shares common walls with one or two of the adjacent units. A
43
Rowhouse may be located on a separate fee -simple lot or be part of a multi -unit development. -They
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, or three-story volumes.
b. Groups of Rowhouses may consist of two to six attached units.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance shall be located within the facade and shall be accessed directly from a street
through an allowed Frontage Type—see Table 2G-5.
4. VEHICLE PARKING
a. Parking shall be provided in a garage, which may be detached or attached to the principal building.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
D. Townhouse
1. DESCRIPTION
The Townhouse is a single-family unit that shares common walls with one or two of the adjacent units. A
Townhouse may be located on a separate fee -simple lot or be part of a multi -unit development. The
Townhouse provides a semi -private frontyard but no private backyard. Table 2G-6 above identifies the
Subdistricts where this Building Type is permitted.
Figure 2G-25: Townhouse
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three-story volumes.
b. Groups of Townhouses may consist of two to ten units.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to each dwelling shall be located within the facade and shall be accessed directly from a
street through an allowed Frontage Type—see Table 2G-5.
4. VEHICLE PARKING
a. Parking shall be provided in a garage attached to or tucked -under the unit at the rear.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
44
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requiremC 0 F11
E. Apartment Building
1. DESCRIPTION
The Apartment Building is designed to be occupied by multiple dwelling units configured as a
double -loaded corridor building. The Apartment Building is oriented perpendicular to the primary street
frontage and sits atop an underground parking garage whose bay width determines the building width.
Table 2G-6 above identifies the Subdistricts where this Building Type is permitted.
Figure 2G-26: Apartment Building
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, three, or four-story (where permitted) volumes.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance to the Apartment Building shall be located within the facade and shall be accessed
directly from a street through an allowed Frontage Type—see Table 2G-5.
b. Access to dwelling units shall be from a shared lobby located at the main entrance with entrances to
each dwelling unit provided through central corridors. Exterior corridors and exterior stairways to
upper floor dwelling units are not permitted.
4. VEHICLE PARKING
a. Parking shall be provided in an underground structure located beneath the building footprint. The
underground structure shall be designed so that the finished floor elevation of the residential space
above matches the elevation of the Frontage Type (see Section 14-2G-4, Frontage Type Standards).
b. Additional surface parking may be located to the rear of the building.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
F. Multi -Dwelling Building
1. DESCRIPTION
The Multi -Dwelling Building is designed to be occupied by multi -family dwelling units or group living
uses. The Multi -Dwelling Building may 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.
Figure 2G-27: Multi -Dwelling Building
2. BUILDING SIZE AND MASSING
M11
a. Buildings shall be composed in accordance with the applicable Subdistrict S andards with respegt to
`_
building height and stepback requirements. I j
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 be located within the facade and shall be
accessed directly from a street through an allowed Frontage Type—see Table 2G-5.
b. Access to dwelling units shall be from a shared lobby located at the main entrance with entrances to
each dwelling unit provided through shared corridors. Exterior corridors and exterior stairways to
upper floor dwelling units are not permitted.
c. Ground floor dwelling units fronting on a street may also have a separate entrance directly from the
street through an allowed Frontage Type. However, the scale and design of entrances to individual
units shall be such that the entrance to the shared lobby is clearly recognizable as the building's main
entrance.
4. VEHICLE PARKING
a. Parking shall be provided in a surface lot in the rear, an underground structure, an above -grade
mid -block structure, an integrated structure contained within the base of the building, or a
combination thereof.
b. Where present, above -grade mid -block parking structures shall be separated from the principal
building by at minimum 40'. This space shall be landscaped to screen the parking structure and may
contain an alley or private rear lane providing vehicular access to the structure.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
G. Live -Work Townhouse
1. DESCRIPTION
The Live -Work Townhouse is designed to be occupied by a single dwelling unit and a single ground floor
commercial or flex space. The Live -Work Townhouse shares common walls with one or two adjacent units
and may be located on a separate fee -simple lot or be part of a multi -unit development. Table 2G-6 above
identifies the Subdistricts where this Building Type is permitted.
Figure 2G-28: Live -Work Townhouse
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three-story volumes.
H1
b. Groups of Live -Work Townhouses may consist of two to ten units. cooPY
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor commercial or flex space shall be located within the facade and shall be
accessed directly from a street through an allowed Frontage Type—see Table 2G-5.
b. Entrances to each dwelling unit shall be provided through a separate street level entrance or through
a foyer shared with the commercial space.
4. VEHICLE PARKING
a. Parking shall be provided in a garage attached to or tucked -under the unit at the rear, and/or a surface
lot located behind the building.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
H. Commercial Building
1. DESCRIPTION
Commercial Buildings are designed for occupancy by one or more non-residential uses. If present, uses
generating visitor or customer traffic (such as retail, restaurants, personal services) are typically located on
the ground floor facing the sidewalk. Table 2G-6 above identifies the Subdistricts where this Building Type
is permitted.
Figure 2G-29: Commercial Building
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed in accordance with the applicable Subdistrict Standards with respect to
building height and stepback requirements.
3. PRIMARY PEDESTRIAN ACCESS
a. For buildings occupied by a single user: The main entrance to a lobby shall be located within the
facade and shall be accessed from a street through an allowed Frontage Type—see Table 2G-5.
b. For buildings occupied by multiple uses: Entrances to ground floor commercial spaces shall be located
within the facade and shall be accessed from a street through an allowed Frontage Type. Entrances to
upper floor commercial space shall be through a street level lobby and/or interior corridors accessed
from the street through a separate entrance.
4. VEHICLE PARKING
a. Parking may be provided in a surface lot, underground structure, above -grade mid -block structure,
tuck -under parking, or a combination thereof.
47
b. Where present, above-grade mid-block parking structures shall be separated frePr
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. DESCRIPTION
Mixed -Use Buildings are designed for occupancy by a minimum of two different uses that may be
vertically and/or horizontally demised. If present, uses generating visitor or customer traffic (such as retail,
restaurants, personal services, live/work commercial space) are typically located on the ground floor facing
the sidewalk, whereas uses generating limited pedestrian activity (such as office or residential) are typically
located on upper floors or behind street fronting commercial uses. Residential uses are not allowed in
street -facing storefront spaces unless designed as live -work space. Table 2G-6 above identifies the
Subdistricts where this Building Type is permitted.
Figure 2G-30: Mixed -Use Building
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.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor commercial spaces shall be located within the facade and shall be accessed
from a street through an allowed Frontage Type—see Table 2G-5.
b. Entrances to upper floor commercial space or dwelling units shall be through a street level lobby
and/or interior corridors accessed from the street through a separate entrance.
c. Entrances to live/work residential space may be provided directly from the live/work commercial
space.
4. VEHICLE PARKING
a. Parking may be provided in a surface lot, underground structure, above -grade mid -block structure, an
integrated structure contained within the base of the building, or a combination thereof in accordance
with the Parking Type Standards—see Table 2G-7.
b. Where present, above -grade mid -block parking structures shall be separated from the principal
building by at minimum 40'. This space may contain an alley or private rear lane.
5f]
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
op
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 -oriented building uses along a street frontage. Liner
buildings are oriented toward the street with no or minimal openings to the rear. The parking structure in
the rear may be attached to the Liner Building, or slightly detached as required for fire separation. The
Liner Building may be occupied by a single use or a mix of uses. If present, uses generating visitor or
customer traffic (such as retail, restaurants, personal services) are typically located on the ground floor
facing the sidewalk, whereas uses generating limited lower pedestrian activity (such as office or
residential) are typically located on upper floors. The Liner building may also include live/work units, and
townhouse units. Table 2G-6 above identifies the Subdistricts where this Building Type is permitted.
Figure 2G-31: Liner Building
2. BUILDING SIZE AND MASSING
a. T4ie A liner building height s"'" be equal of gFeater than the height of shall be at least tall enough to
visually screen the parking structure behind the building.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor uses shall be located within the facade and shall be accessed directly from
a street through an allowed Frontage Type—see Table 2G-5.
b. Entrances to upper floor commercial space or dwelling units shall be through a street level lobby
and/or interior corridors accessed directly from the street.
c. Entrances to live/work residential lofts may be provided directly from the live/work commercial space
through internal stairs.
4. VEHICLE PARKING
a. Parking shall be provided in a parking structure located behind the Liner Building.
b. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
K. Civic or Institutional Building
1. DESCRIPTION
Civic or Institutional Buildings are designed for occupancy by public or quasi -public uses that provide
important services to the community. A Civic or Institutional Building contributes significantly to the
quality of a place and often is the focal point of a public open space and built with high quality materials
[s:;
( D
and architectural design. Civic or Institutional Buildings may be publicly owned (�' ee.g�hall,
post office, school, courthouse), semipublic (YMCA, Boys and Girls Club, museum), or privately owned and
operated (e.g. church, daycare center, private school).
Figure 2G-32: Civic or Institutional Building
2. BUILDING SIZE AND MASSING
a. Civic or Institutional Buildings may be designed as freestanding buildings in a public space or
integrated into the urban fabric, as deemed appropriate for their use and context.
b. Civic or Institutional Buildings that are integrated into the urban fabric should generally be composed
in accordance with the applicable Subdistrict Standards with respect to setbacks, building height, and
stepback requirements. However, the FBC committee may approve exceptions under the following
circumstances:
(1) To accommodate architectural elements integral to the building design that contribute to public
realm, such as a tower or steeple, or an entry plaza.
(2) To accommodate appropriate civic or institutional uses that cannot feasibly be accommodated
within the building envelope permitted in the applicable Subdistrict.
c. Freestanding Civic or Institutional Buildings may be located within a public or publicly accessible park
or plaza and are exempt from the maximum setback requirements of the applicable Subdistrict.
However, freestanding buildings shall be designed with four building facades of equal architectural
quality.
3. PRIMARY PEDESTRIAN ACCESS
a. For buildings occupied by a single user: The main entrance to a lobby shall be located within the
facade and shall be accessed from a street through an allowed Frontage Type—see Table 2G-5.
b. For buildings occupied by multiple uses: The building may provide either a shared entrance with street
level lobby, or separate entrances. All entrances shall be located within the facade and shall be
accessed from a street through allowed Frontage Types.
c. Freestanding Civic or Institutional Buildings shall provide pedestrian access from at least two sides.
4. VEHICLE PARKING
a. For freestanding Civic or Institutional Buildings:
(1) Vehicular access shall be limited to service and emergency vehicle access, provided through
pedestrian walkways of sufficient width and construction.
(2) Parking shall be provided on -street. Shared off-street parking may be provided remotely in a lot or
50
structure.
b. For Civic or Institutional Buildings integrated into the urban fabric:
(1) Parking may be provided in a surface lot, underground structure, above -grade mid -block structure,
an integrated structure contained within the base of the building, or a combination thereof in
accordance with the Parking Type Standards—see Table 2G-7.
(2) Where present, above -grade mid -block parking structures shall be separated from the principal
building by at minimum 40'. This space may contain an alley or private rear lane.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
51
14-2G-6: PARKING TYPE STANDARDS
A. Generally
The Parking Type Standards describe the allowed off-street parking options and determine their basic design
requirements. Additional requirements are set forth in the Subdistrict Standards and Building Type Standards
above. The images herein are intended to illustrate typical conditions. The actual design and configuration of
a parking facility may vary.
Table 2G-7 below identifies which of the Parking Types are allowed in conjunction with each of the Building
Types:
Table 2G-7: Permitted Parking Types
Permitted Parking Types
d
Building Types ,' �
C o N
O1 d A 7
li H a N h J S N 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
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.
Figure 2G-33: Garage
C. Tuck -Under Parking
Tuck -under parking provides covered and enclosed parking spaces located at the rear of a building.
Tuck -under parking may be combined with other parking types and works particularly well on properties that
slope away from the primary street right-of-way and where a residential dwelling must be elevated above a
flood hazard area.
Figure 2G-34: Tuck -Under Parking
D. Surface Lot
Surface lots provide uncovered, at -grade parking spaces. Surface lots shall be located according to the rules
set forth in Section 14-2G-3, Subdistrict Standards.
Figure 2G-35: Surface Lot
E. Mid -Block Structure
Mid -block structures are freestanding parking structures located in the center of a larger block. Mid -block
structures shall be set back from adjacent buildings by at least 40' to provide sufficient light and privacy for
commercial or residential uses facing the block interior. This setback may accommodate an alley, private rear
lane, and/or rear yards.
Figure 2G-36: Mid -Block Structure
F. Lined Structure
Lined structures are parking structures located behind shallow Liner Buildings that are oriented solely toward
the street. Lined structures may be directly attached to the liner building or detached by a minimal fire
separation distance. Lined structures shall be limited to a height that is adequately screened from public view
by the associated Liner Building.
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 Structure
54
14-2G-7: GENERAL REQUIREMENTS
A. Streetscape and Frontage Area Improvements
1. The area within the public right-of-way between existing or planned curb lines and the streetside property
line shall be improved for pedestrian circulation, streetscape amenities, and landscape space consistent
with provisions of the Riverfront Crossings District Master Plan and the City's sidewalk standards and tree
requirements. Street trees shall be planted in the public right-of-way between the public sidewalk and
street curb, according to the tree species and planting specifications of the City Forester. One overstory
tree is required for every 30 feet of lot frontage but not less than one tree per lot Smaller trees may be
approved by the FBC Committee in locations where overstory trees would interfere with overhead utilities
If any of these provisions conflict, the more specific standard shall apply.
2. The private frontage area, which is the area between the property line and the plane of any street -facing
building facade, shall be improved consistent with Section 14-2G-4, Frontage Type Standards. Within the
private frontage area, outdoor storage and work areas, mechanical equipment, accessory buildings, or
other improvements that detract from the quality of the pedestrian environment are prohibited. The
placement of walls and fencing shall comply with the applicable Frontage Type Standards. In the West
Riverfront subdistrict the private frontage area may differ as described in the Subdistrict Standards.
3. All areas of the site that are not used for buildings, parking, vehicular and pedestrian use areas shall be
landscaped with trees and/or plant materials. A landscaping plan for such areas must be submitted at the
time of site plan review.
Figure 2G-40: Streetscape and Frontage Area Improvements - Typical Non -Residential Frontage
Figure 2G41: Streetscape and Frontage Area Improvements - Typical Residential Frontage
B. Pedestrian Streets
1. Buildings may front on a Pedestrian Street, where provided, in compliance with the requirements in
Section 14-2G-3, Subdistrict Standards, and Section 14-2G-4, Frontage Type Standards. In such a case, the
pedestrian street is considered a primary street, and as such, all provisions of this Article that apply to
primary streets shall also apply to pedestrian streets. In cases where a pedestrian street is illustrated on the
Regulating Plan as a primary street and for Ralston Creek Frontages illustrated on the Regulating Plan, a
pedestrian street is required, and must be designed according to the following standards. In the case of
a Ralston Creek Frontage, the required stream corridor buffer may be included in the required pedestrian
street right-of-way or public access easement.
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 and intersect with, be perpendicular to and
visible from a public street right-of-way and be owned by a government entity. Additional
right-of-way width may be required beyond the minimum based on location and the amount of
pedestrian traffic anticipated.
(4) Public Pedestrian Streets may provide for pedestrian travel through a block to other neighborhood
destinations, such as parks, riverfront areas, trails, schools, and neighborhood commercial areas.
b. Private Pedestrian Street:
(1) Private Pedestrian Streets shall be designed as publicly accessible thoroughfares that function like
residential streets but are limited to non -motorized traffic.
(2) Residential buildings shall front on and be accessed from the private pedestrian street through an
allowed frontage type.
(3) A private pedestrian street shall be established through a shared public access easement that shall
be at min. 30' wide and intersect with, be perpendicular to and visible from a public street
right-of-way.
c. Ralston Creek Frontages:
(1) The required 30' stream corridor buffer shall serve as the pedestrian street right-of-way or public
access easement and shall function like a street, but is limited to non -motorized traffic.
(2) Buildings shall front on and be accessed from the pedestrian street through an allowed frontage
type.
(3) The required public trail may serve as a sidewalk that provides access to building frontages. In
addition, a separate sidewalk may be constructed on a raised terrace along the building frontages
to provide better access to residential units that are elevated above the flood hazard level.
56
d. General Standards. A creative and unique streetscape along the pedestrian sfreet is encouraged -based
on the type and scale of the buildings along the frontage and the amount of pedestrian traffic
anticipated. Streetscape design shall be approved by the FBC Committee and must meet the following
minimum standards:
(1) To ensure public safety, pedestrian -scale lighting is required along any pedestrian street per City
requirements as determined by the FBC Committee.
(2) Depending on the location and the design of the development, provision for emergency vehicle
access may be required. If required, a central paved pathway must be provided that is at least 20'
wide and remains free of obstructions.
(3) Each pedestrian street, except for Ralston Creek Frontages and pedestrian streets that require a
central 20' fire lane, shall include at least two, min. 6' wide public sidewalks separated by a central
green space. For pedestrian streets that exclusively serve residential building types, one centrally
located min. 10' sidewalk flanked by greenspace may be approved by the FBC Committee. See
subparagraph c., above, for sidewalk requirements for Ralston Creek Frontages.
(4) Street trees must be planted at the same ratio as required for a regular street right-of-way,
although trees may be clustered or spaced according to the streetscape design plan approved by
the FBC Committee.
(5) Any areas that are not intended for pedestrian pathways shall be landscaped or used for pedestrian
amenities, bicycle parking, seating areas, public art, sidewalk cafe seating, and similar. Landscaped
areas may be designed to provide storm water conveyance.
C. Pedestrian Passageways
1. For buildings with nen residential uses and facades longer than 200' along a primary street, publicly
accessible pedestrian passageways from primary streets to and through the interior of the block are
required to provide pedestrian access from parking areas at the rear of buildings to street frontages.
2. Passageways shall be designed to meet the following standards:
a. Passageways shall be 20 16' 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 designed to provide clear lines -of -sight, little or
no variation in enclosing wall planes, adequate light levels, and shall be kept clean and clear of debris.
D. Streetscreens
1. Where Streetscreens are required in Section 14-2G-3, Subdistrict Standards, a wall that meets the
following standards shall be built for the purpose of enhancing security or for screening a parking lot or
side yard area from public view.
2. Streetscreens shall be designed to meet the following standards:
a. Streetscreens shall be constructed coplanar with or recessed max. 2' from the street -facing facade.
b. Streetscreens shall be a min. of 5' in height but shall not exceed the height of the ground floor facade.
c. Streetscreens shall be constructed of masonry or other high quality wall material complementary to
the adjacent building facade. A decorative wrought iron or metal fence that faithfully imitates wrought
iron may be approved by the FBC committee, provided the intended purpose of the streetscreen is
achieved.
d. Streetscreens may have openings for approved driveways and pedestrian passageways.
e. Streetscreens over 15' in length shall be articulated and/or be enhanced by landscaping to provide
visual interest along the street frontage.
E. Open Space Requirement for Projects with Residential Use
1. On lots that contain Multi -Dwelling Buildings, Apartment Buildings, and/or Mixed -Use Buildings that
contain multi -family or group living uses, usable open space shall be provided on each lot at a ratio of 10
square feet per bedroom, but not less than 400 square feet, according to the standards set forth in this
subsection.
2. For the purpose of this section, open space is defined as having the following characteristics:
a. Open air, outdoor space accessible for shared use by occupants of residential units on the property,
except as allowed for Indoor Activity Space, as noted below;
b. Designed to preserve privacy for individual dwelling units;
c. Improved to support passive recreation, leisure activities and informal gathering;
d. Includes amenities such as seating, shade trees, planters, gardens, and/or other improvements to
58
i
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 counted toward usable open space, except that paved
paths no wider than 5' and pervious pavement designed exclusively for passive outdoor recreation may be
included within the defined open space area.
4. Private frontage areas may not count toward the open space requirement, except for forecourts, as noted
below.
5. Shared garden and patio space located on upper floor terraces, rooftops or podiums (on the top level of
a parking garage) shall count toward the open space requirement, provided these areas are designed with
green features, such as planters or functional green roofs, contain outdoor seating and other appropriate
amenities, are free of any obstructions, screened from rooftop mechanical equipment, and are improved
and available for safe and convenient access to all residential occupants of the building. Security and close
monitoring of any such space is required to ensure the safety of residents and the public. The City reserves
the right to restrict or close such a space and require the owner to pay a fee in lieu if such space is deemed
a public hazard or nuisance.
6. A forecourt meeting the standards above shall count toward the open space requirements, provided:
a. It complies with the Forecourt Frontage Type Standards in Section 4 of this Article;
b. It is square or rectangular in form with a minimum side dimension of 20' and no side greater than 1.5
times the dimension of another side;
c. It includes amenities such as seating, shade trees, planters, gardens, and/or other improvements to
support passive recreation or leisure activities;
d. Its elevation is not lower than grade or higher than the ground floor finished floor elevation.
7. Indoor Activity Space may count for up to 50% of the required open space, provided the indoor activity
space meets the following requirements:
a. The space is accessible for shared use by occupants of residential units on the property,
b. It is designed to preserve privacy for individual dwelling units;
c. It is improved to support recreation and leisure activities and informal gathering and as such is
separate and distinguishable from entry areas, storage areas, mail room, and other areas not devoted
to recreation and leisure activities;
59
d. Each indoor activity area is not less than 225 square feet, with no dimension less than 15',-
e.
5';
e. A minimum of 40% of the combined surface area of all the walls is transparent and at least one wall
is an exterior wall with min. 40% window coverage. If located on the top floor, transparent skylights
may be counted toward the transparency requirement.
8. The payment of a fee in lieu of providing the required usable open space may be requested by the
developer in cases where there is practical difficulty meeting the standards. A fee in lieu of the open space
requirement may be requested according to the following procedures and requirements:
a. At least 50% of the open space requirement must be met on-site, either as usable outdoor space
and/or as indoor activity area meeting the minimum dimensional requirements as stated above, unless
the lot contains residential development of 20 or fewer bedrooms. In such a case, up to 100% of the
open space requirement may be satisfied with a payment in lieu;
b. The developer must request payment in lieu of open space at the time of site plan review;
c. The fee must be paid in full prior to the issuance of an occupancy permit;
d. The fee shall be equal to the fair market value of the land that otherwise would have been required for
the open space. The fair market value of the land shall be determined by a qualified real estate
appraiser who is acceptable to both the City and the developer. The appraisal cost shall be borne by
the developer.
e. All such fees shall be deposited in either the Riverfront Crossings District East (for properties located
east of the Iowa River), eF the Riverfront Crossings District West (for properties located west of the
Iowa River), or the Eastside Mixed Use open space account. All payments will be used to acquire or
develop public open spaces, parks, recreation facilities and greenways/trails that are located within the
applicable Riverfront Crossings open space district. For the Eastside Mixed Use District funds shall be
used within the Central Planning District — Subarea A.
F. Building Design Standards
1. FACADE COMPOSITION
a. Building facades shall be designed with a base, middle, and top, as illustrated in Figure 2G-42. The
ground floor facade, or in the case of taller buildings the facade of the first few stories, composes the
base. The building elements and features above or including the uppermost occupied floor, including
parapet walls and eaves, compose the top. The top of buildings shall be delineated with some form of
cornice expression, either with trim material, brackets and panels, eave details, or accentuated
masonry. The base of a building shall be distinguished from the middle through the use of string
courses, cornice expression, or installation of awnings or canopies. Where the exterior wall material
changes along the vertical plane of the building, the materials must be separated by a horizontal band,
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. and 35' max. in width and establish a rhythm
of vertical modules unified by a complementary rhythm of windows and window groupings. Facade
bays shall be distinguished by varying fenestration patterns, recessing wall planes, varying building
materials, or establishing a rhythm of architectural elements such as pilasters or window bays. Where
the exterior wall material changes along the horizontal plane of a building, the change must occur on
an inside corner of the building wall. In the Eastside Mixed Use District the standard in paragraph d
below, applies instead of this standard
c. To avoid flat, continuous, and overly long upper floor facades, the maximum length of an upper floor
facade shall be 199 50'. Articulation between continuous upper floor facade sections shall be
accomplished by recessing the facade 2' min. for a distance of at least 10' along rear and side facades
and 3' min. for a distance of at least 10' along front facades, as illustrated in Figure 2G-42. If an upper
story fagade is recessed more than 5', said distance shall be increased to at least 20'. If balconies are
constructed within the recessed area, the distance between the outside edges of any balconies that
face each other across the recessed area shall be a minimum of 18'29'. In the Eastside Mixed Use
District the standard in paragraph d below, applies instead of this standard
d. In the Eastside Mixed Use District building facades greater than 40' in width must be broken into
modules that give the appearance of smaller, individual buildings as illustrated in Figure 2G -42b Each
module must meet the following standards. In no case shall a mixed-use building commercial
building multi -dwelling building or apartment building be greater than 60 feet in width along primary
street frontages unless designed as a building with a landscaped forecourt frontage and building
wings that do not exceed 60 feet in width along primary street frontages as approved by the FBC
Committee.
(1) Each module must be no greater than 30' and no less than 10' in width and must be distinguished
from adjacent modules by a variation in the wall plane of at least 2' in depth along rear and side
facades and at least 3' in depth along front facades
(2) Each module must have a corresponding change in the roofline•
(3) As appropriate to the chosen architectural style of the building each module must be
distinguished from the adjacent module by at least one of the following means: variation in
material colors, types, or 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 architectural elements in the proposed
building are consistent with one of these architectural styles:
(1) Form and mass of the building;
(2) Roof configuration and pitch;
(3) Style and placement of windows and doors;
(4) Window and door trim, eave boards, frieze boards, and other trim;
(5) Porch and entrance features;
(6) Building details and ornamentation.
f. To create a seamless transition between the facades of a building at a street corner, both street -facing
facades shall be designed with equal architectural quality and detail as illustrated in Figure 2G-43.
Buildings shall reinforce street corners by repeating facade elements such as signs, awnings and
window and wall treatments on both sides of the building facing the corner. Additional corner
emphasis with chamfered or rounded facades, corner entries accentuated through changes in design
treatments, materials, canopy projections, roof or parapet forms, or through other architectural
method is encouraged on street corners. Where additional corner emphasis is provided that extends
vertically to the top of the building, the upper floor stepback requirement may be waived or adjusted
by the FBC Committee.
g. For any exterior building wall that faces a street, park, forecourt, pubk plaza, public trail, the Iowa
River or Ralston Creek, a minimum of 25% of said wall between the ground floor and the top of the
wall shall be comprised of doors and transparent windows, with the following exceptions:
(1) For buildings with Storefront and Urban Flex frontages, this standard applies only to upper floors
with the ground floor meeting fenestration requirements for these frontage types.
(2) Side facades built to the property line that will abut an adjacent building, but that are temporarily
within public view, are exempt from this requirement.
h. Along street -facing facades and facades that face the Iowa River, Ralston Creek, pula{ie 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
Figure 2G-43: Corner Treatment
2. BUILDING ENTRIES
a. Primary entries to ground floor building space and to common lobbies accessing upper floor building
space shall be accessed through an allowed frontage type located along street -facing facades with
preference given to entries along facades facing primary streets. Building entries along rear and side
facades or from parking garages may not serve as principal building entries. Buildings with more than
three street -facing facades shall have building entries on at least two sides.
b. For buildings that contain residential dwelling units, there must be at least one main entrance on the
street -facing facade that provides pedestrian access to dwelling units within the building through an
allowed frontage type. For buildings with more than two street frontages, building entrances must be
provided along at least two street frontages and at least one of those entrances must be along the
primary street. Access to dwelling units must not be solely through a parking garage or from a rear or
side entrance.
c. Entries on street -facing facades shall be sheltered by an awning, canopy, a recessed doorway, portico,
and/or a porch as appropriate to the frontage type, and shall be distinguished by facade recesses or
variations in facade design appropriate to the frontage type as set forth in Section 14-2G-4, Frontage
Type Standards.
d. Primary residential entries shall be demarcated with a transom and sidelight windows, pilasters and
pediment, door surround and raised cornice, or a combination of these treatments.
e. For buildings storefront and urban flex frontages wick greater than 100' in length ef-frentage aleng a
street, at least one usable building entry shall be provided for every 50' of frontage. This requirement
shall not apply in the West Riverfront Subdistrict.
f. Unenclosed or partially -enclosed exterior stairways to upper floor building space are not permitted.
Unenclosed, exterior corridors on upper floors are not permitted.
g. Along street frontages, sliding doors are prohibited as building entries. Sliding doors may not be used
as a primary means of entrance to any residential building or residential unit.
3. WINDOWS
Figure 2G-44: Window Configurations
a. Windows in residential buildings or the residential portions of mixed-use buildings shall comply with
63
the following standards:
(1) Individual window units that are visible from a public street, pedestrian street, or public park, plaza
or trail shall have a height that is at least 1.5 times greater than the width of the window unit, as
illustrated in Figure 2G-44.
(2) Individual window units may be located side-by-side, or ganged, in a wider window opening, but
the width of the opening may not exceed its height, as illustrated in Figure 2G-44.
(3) Windows may be grouped, but individual window units shall be separated by min. 3 1/2 inch trim,
as illustrated in Figure 2G-44.
(4) Bathroom, kitchen, skylights, and decorative windows, such as stained-glass and ocular windows,
(5)
are not required to meet the above dimensional standards.
Windows on facades shall be double or single hung, hinged casement, pivoted, projected, or fixed.
(6) Windows shall be accentuated with facade treatments, recesses, and trim appropriate to the wall
material and architectural style of the building. Windows in walls constructed of masonry, stucco,
or similar shall be recessed a min. of 2" from the facade and accentuated with sills and lintels or
other similar treatment. In walls not constructed of masonry, stucco or similar, windows must
include min. 3" trim. If simulated muntins are used they shall be affixed to the exterior of the
windows.
4. STORY HEIGHTS
a. For all mixed-use and non-residential buildings, the minimum ground floor floor -to -structural -ceiling
height is 14'. For live -work townhouses, apawnent buildings, and FAWIti dwelling buildings, the
minimum ground floor floor -to -structural -ceiling height is 11'.
b. Upper floors shall not exceed 14' floor to floor.
5. BUILDING MATERIALS
a. Buildings shall be constructed of durable, high-quality materials. Table 2G-8, below lists allowable
exterior finish materials, the portion of the building on which they are allowed, and any specific
standards that apply. The FBC Committee shall review the proposed palette of building materials to
ensure compliance with these standards and to ensure that materials and colors form a cohesive
design for the building as related to the mass and scale of the building, the building type, frontage
64
condition, and proposed architectural style.
b. All building facades within public view of a street, pedestrian street, plaza, park, public trail, Ralston
Creek, or the Iowa River shall use materials and design features similar to or complementary to those
of the front facade.
Table 2G-8: Permitted Building Materials
65
Permitted Location/Application
of Material
p of
Middle of
Base/Bottom
Storefront
Permitted
Building Materialsding
rMatTerial
Building
of Building
and Urban
Standards
(see notes)
Flex
x
x
frontages
Brick(face/veneer)
x
x
x
A
Tile, Stone/Stone
Veneer
x
x
X
x
x
I
X
x
A
B
Alit face -Bleck
x
x
x
Architectural CMU
Wood/Wood
Composite
X
x
X
x
x
C
Fiber -Cement
Siding/Panels
x
x
x
x
X
C
Metal Panels
x
x
x
x
x
D
Pre -Cast Concrete
Panels
x
x
x
x
E
EIFS/synthetic
stucco/hand-laid
X
X
F
stucco
Reflective
x
G
65
NOTES:
A. Any brick or stone veneer must be of a quality, thickness durability and design that faithfully imitates full wythe
masonry and allows windows and entryways to be recessed to meet the standards
B. Shall be used in conjunction with a palette of materials and shall not comprise more than 33% of any facade
within public view of a street, pedestrian street, plaza, park, public trail, Ralston Creek Frontage, parking area, or
the Iowa River. Except for burnished/polished or glazed units CMU is not generally allowed for storefront and
urban flex frontages. However, if approved by the FBC architectural CMU such as split -face and rock -face may
be used as an accent material on the storefront/urban flex frontage level
C. For buildings that exceed 3 stories in height, these materials shall only be used in conjunction with a palette of
materials and shall not comprise more than 33% of any facade within public view of a street, pedestrian street,
plaza, park, public trail, Ralston Creek Frontage, parking area, or the Iowa River. Not generally allowed for
storefront/urban flex front applications; however, high-quality, smooth -faced versions may be approved by the
FBC as accent materials.
D. Shall be used in conjunction with a palette of materials; shall be a heavy gauge, non -reflective metal. Durability
and maintenance of the material shall be carefully considered if used on the ground level floor or in high use
areas;
E. Shall incorporate horizontal and vertical articulation and modulation, including but not limited to changes in
color and texture, or as part of a palette of materials. This category does not include tilt -up concrete wall
construction, which is not allowed.
F. May only be used for architectural detailing above the ground floor.
G. Shall be used in limited quantities 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
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
IT
K
x
=XX
H
ms
x
I
NOTES:
A. Any brick or stone veneer must be of a quality, thickness durability and design that faithfully imitates full wythe
masonry and allows windows and entryways to be recessed to meet the standards
B. Shall be used in conjunction with a palette of materials and shall not comprise more than 33% of any facade
within public view of a street, pedestrian street, plaza, park, public trail, Ralston Creek Frontage, parking area, or
the Iowa River. Except for burnished/polished or glazed units CMU is not generally allowed for storefront and
urban flex frontages. However, if approved by the FBC architectural CMU such as split -face and rock -face may
be used as an accent material on the storefront/urban flex frontage level
C. For buildings that exceed 3 stories in height, these materials shall only be used in conjunction with a palette of
materials and shall not comprise more than 33% of any facade within public view of a street, pedestrian street,
plaza, park, public trail, Ralston Creek Frontage, parking area, or the Iowa River. Not generally allowed for
storefront/urban flex front applications; however, high-quality, smooth -faced versions may be approved by the
FBC as accent materials.
D. Shall be used in conjunction with a palette of materials; shall be a heavy gauge, non -reflective metal. Durability
and maintenance of the material shall be carefully considered if used on the ground level floor or in high use
areas;
E. Shall incorporate horizontal and vertical articulation and modulation, including but not limited to changes in
color and texture, or as part of a palette of materials. This category does not include tilt -up concrete wall
construction, which is not allowed.
F. May only be used for architectural detailing above the ground floor.
G. Shall be used in limited quantities 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
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
IT
shall not be applied to required storefront windows in a manner that reduces transparency and blocks. views into
the interior of the storefront.
I. Glass used for storefronts or urban flex frontages should be as clear and transparent as possible and individual
lites for display windows should be as large as possible to invite views into the interior of the commercial space
Transom windows are encouraged above storefront display windows Residential window types closely spaced
mullions, and punched windows are not allowed for storefront or urban flex frontages Low -E glazing will reduce
transparency, so is discouraged for storefronts or urban flex fronts but if used the glass chosen should have a
high visible light transmittance and low reflectivity.
6. ROOF DESIGN
a. The following building types may have flat or pitched roofs; however, mansard roofs are discouraged
and shall not be permitted on single story buildings. Buildings over 3 stories in height shall have flat
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
b. The following building types shall have pitched roofs. Mansard roofs are not permitted.
(1) Cottage Home
(2) Rowhouse
c. All roof edges shall be accentuated with eaves in a manner proportionate to the size of the building
and length of the wall. Buildings with flat roofs shall be enclosed by a parapet wall and decorative
cornice.
7. AWNINGS & CANOPIES
a. Awnings and canopies may project over the public sidewalk with a minimum 8' clearance above the
sidewalk, but shall not project in a manner that will interfere with utilities, street trees, or other
important right-of-way features.
67
b. Awnings shall be constructed of a durable material such as canvas or metal that will not fade or tear
easily. Plasticized, rigid, or curved awnings or mansard -style canopies are prohibited. On storefront
frontages, awnings must be open-ended to allow views along the frontage.
c. Awnings shall not be internally illuminated and any signs shall be illuminated by fixtures located above
the awning and directed downward.
8. MECHANICAL EQUIPMENT
a. Outdoor mechanical, electrical, and communication equipment, including heating, air conditioning,
and ventilation equipment; venting and vent terminations for commercial hoods; electric meters;
electrical and communications equipment and panels; and similar features shall be placed on the roof
or to the rear of buildings. Such equipment shall not be placed in private frontage areas. Except for
venting and vent terminations for commercial hoods, said equipment may be located along the
non -street side of buildings, if it can be demonstrated to the satisfaction of the FBC Committee that
it is impractical to locate such equipment on the roof or to the rear of the building. Venting for
commercial hoods shall be internal to the building and terminations shall be located on the roof or
may terminate through an exterior wall that abuts an alley right-of-way. If there is practical difficulty
locating horizontal vent terminations for kitchen fans, bathroom fans, and gas fireplaces for individual
residential dwelling units on the roof or to the rear or side facades, they may be allowed on front
facades as long as they are designed to blend with the exterior building facade, as approved by the
FBC Committee.
b. All such equipment must be screened from public view by architectural finished screen walls and
enclosures consistent and complementary to the exterior facade of the building.
c. If within public view, rooftop mechanical penthouses shall be shall be designed to complement the
design of street -facing building facades and shall be clad on all sides in the same materials as used on
street -facing facades.
d. Packaged terminal air conditioner (PTAC) units and other similar mechanical units that are integrated
into and behind the wall plane of a building and covered and screened from view with a decorative
guard that is integrated into the design of the building wall are allowed on any side of a building.
e. Dumpsters and recycling bins must be located in areas that are not visible from public streets and may
not be located in a right-of-way.
9. SIGNS
a. In the South Downtown, Central Crossings, Park, and -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 14-513.
M.
b. In the Gilbert District, signage for mixed-use and non-residential buildings shall be allowed according
to the standards that apply in the CN-1 Zone, as set forth in Article 14-513.
c. In the West Riverfront District, signage on mixed-use and non-residential buildings shall be allowed
according to the standards that apply in the CC-2 Zone, as set forth in Article 14-5B, except that new
freestanding signs shall be limited to 15 feet in height
d. Drive-through restaurant menu signs and quick vehicle servicing signs are permitted in locations
where such uses are allowed.
e. Signage for residential buildings shall be allowed according to the standards that apply in Residential
Zones as set forth in 14-5B. For multi-family buildings, the larger sign area for fascia and monument
signs as specified in multi-family zones applies. Residential leasing signs are not allowed. a6ri -
.
f. Signs shall be integrated into the architectural design of the building and not dominate the facade or
interfere with adjacent buildings. For buildings with multiple storefronts, a sign plan is required at the
time of development that ensures that signage allowances are fairly apportioned according to the
relative width of the individual storefronts and that the signage type and designs are consistent and
complementary along the building frontage.
g. On storefront and urban flex frontages, storefront level signs shall be primarily oriented to pedestrians
and scaled appropriately. Window signs and temporary signs in windows shall not block views into the
interior and shall not cover more than 25% of the storefront window area.
h. Sign installations shall comply with all other generally applicable sign regulations, standards, and
requirements as set forth in Article 14-5B.
G. Building Height Bonus Provisions
The building height bonus provisions provide an incentive for developments to incorporate features that
provide a public benefit or that further important goals and objective of the Riverfront Crossings Master Plan
according to the eligible bonuses set forth in this Section.
1. REVIEW PROCESS
Request for building height bonuses will be reviewed by the FBC Committee through the Design Review
process according to the following rules. If Level II Design Review is required the proposal must also be
approved by the City Council:
a. Bonus height up to two additional stories above the applicable subdistrict height standard may be
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
M.,
height established for the applicable subdistrict. 1 i
c. A Level H Design Review is required for Open Space Height Transfers, Historic Preservation eight
Transfers and Public Right -of -Way Height Transfers.
d. Multiple height bonuses or transfers maybe applied to one site, however, the resulting height may not
exceed the following maximums:
(1) 15 stories maximum for properties within the South Downtown, University, and Park subdistricts.
(2) 12 stories maximum for properties within the West Riverfront subdistrict that have frontage along
the Iowa River.
(3) 8 stories maximum for properties within the Central Crossings and South Gilbert subdistricts.
(4) 5 stories maximum for properties within the Gilbert subdistrict and properties within the West
Riverfront subdistrict that do not have frontage along the Iowa River. However, bonus height is not
allowed on lots that abut a single#amily residential zone.
(5) Height bonuses are not allowed in the Eastside Mixed Use District.
(36) In no case shall the building height exceed the maximum height allowed by the Federal
Aviation Administration (FAA).
e. All requests for bonus height shall meet the applicable approval criteria. All proposals shall
demonstrate excellence in building and site design, use high quality building materials, and be
designed in a manner that contributes to the quality and character of the neighborhood. The resulting
development must meet all other applicable zoning standards. Bonus height is granted solely at the
discretion of the City based on the quality of the proposal. For buildings receiving height transfers or
granted bonus height, additional upper floor stepbacks may be required to help reduce the mass and
scale of the building as it relates to surrounding development and public open space.
2. OPEN SPACE HEIGHT TRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive for
the development of needed public open space as envisioned in the Riverfront Crossings Master Plan.
a. Eligibility
The open space height transfer is an option for sites that meet the following criteria:
(1) Minimum size of the open space dedication is 20,000 square feet; and
(2) The site must have sufficient frontage on a public street or future public street so that it is highly
visible and accessible to the public or is land that can be added to an existing park or land that is
70
17
suitable for development into a park node along a stream or river corrid feail and
(3) The site is designated on the Riverfront Crossings Regulating Plan as Green Space; or if the site is
not designated as Green Space on the regulating plan, the applicant must demonstrate through a
Level II Design Review Process that the site is ideally located to serve the need for public open
space for people living or working in the area and the City Parks and Recreation Department
approves the site.
b. Requirements
(1) The area designated for the open space must be dedicated to the City as a public park.
(2) All buildings and structures that will not be retained for park purposes must be removed and the
land graded and seeded to the satisfaction of the City, unless the City Council approves an
alternative arrangement.
c. Transfer of Development Rights
(1) The floor area that results from multiplying the number of stories allowed at the sending site as
specified in the applicable subdistrict standards by the acreage of the sending site may be
transferred to one or more eligible site(s) within the Riverfront Crossings District. For example, if
the land being dedicated for public open space is located in the Park Subdistrict and is 20,000
square feet in size, then 120,000 square feet of floor area (20,000 x 6) may be transferred to one
or more eligible sites and the resulting building or buildings on the receiving sites may exceed the
height limit of the respective subdistrict, within the limits established in this Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums stated
within subparagraph 1.d, above.
3. HISTORIC PRESERVATION HEIGHT TRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive for
the preservation and adaptive re -use of historic properties.
a. Eligibility
The historic preservation height transfer is an option for sites that meet the following criterion:
(1) The site from which the height transfer is requested (sending site) is designated as an Iowa City
Landmark, eligible for landmark designation, registered on the National Register of Historic Places,
or listed as a historically significant building as determined by the survey and evaluation of the
VAI
historic and architectural resources for the vicinity.
b. Requirements
(1) If the sending site has not already been designated as an Iowa City Landmark, the applicant must
apply for and obtain approval of this designation as a condition of the transfer of development
rights; and
(2) All historic buildings and structures on the sending site must be preserved against decay,
deterioration, and kept free from structural defects by the owner or such person, persons, or
entities who may have custody or control thereof, according to the provisions of 14-36-7,
Prevention of Demolition by Neglect.
C. Transfer of Development Rights
(1) The floor area that results from multiplying the number of stories allowed at the sending site as
specified in the applicable subdistrict standards by the acreage of the sending site may be
transferred to one or more eligible site(s) within the Riverfront Crossings District. For example, if
the land being preserved as a Historic Landmark is located in the Central Crossings Subdistrict and
is 20,000 square feet in size, then 80,000 square feet of floor area (20,000 x 4) may be transferred
to one or more eligible sites and the resulting building or buildings on the receiving sites may
exceed the height limit of the respective subdistrict, within the limits established in this Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums stated
within subparagraph 1A, above.
4. PUBLIC RIGHT-OF-WAY HEIGHT TRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive for
dedication of land for public rights-of-way necessary to realize the vision of the Riverfront Crossings
Master Plan.
a. Eligibility
The public right-of-way height transfer is an option for sites that meet the following criterion:
(1) The land proposed for dedication (sending site) is needed in order to construct or improve
rights-of-way necessary to realize the vision of the Riverfront Crossings Master Plan.
b. Requirements
(1) The subject land must be dedicated to the City for use as public right-of-way.
72
(2) All buildings and structures on the land to be dedicated must be removed, unless the City Council
approves an alternative arrangement.
c. Transfer of Development Rights
(1) The floor area that results from multiplying the number of stories allowed at the sending site as
specified in the applicable subdistrict standards by the acreage of the sending site may be
transferred to one or more eligible site(s) within the Riverfront Crossings District. For example, if
the land being dedicated for public right-of-way is located in the South Gilbert Subdistrict and is
20,000 square feet in size, then 120,000 square feet of floor area (20,000 x 6) may be transferred
to one or more eligible sites and the resulting building or buildings on the receiving sites may
exceed the height limit of the respective subdistrict, within the limits established in this Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums stated
within subparagraph A.4, above.
5. HEIGHT BONUS FOR CLASS A OFFICE SPACE
Two additional floors of building height may be granted for every floor of Class A Office Space provided.
To qualify for this bonus, the office space must be located on floors above the ground floor of the building
and meet the definition of Class A office space as stated below. Only non-residential uses shall be allowed
in the designated Class A office space. As defined by the Building Owners and Managers Association
International (BOMA), Class A Office Space is space that is of a quality that is attractive for premier office
users with rents above average for the area. Class A Office Buildings have high quality standard finishes,
state of the art systems, exceptional accessibility and a definite market presence.
6. HEIGHT BONUS FOR PUBLIC ART
One additional floor of building height may be granted for a contribution to the City's Public Art Program
equal to 1% of threshold value of the project. Threshold value is the sum of all construction costs shown
on all building permits associated with the project, including site preparation. For alterations to existing
development, the threshold value is the sum of all construction costs as defined above plus the value of
existing improvements to the property, as listed in the City Assessor's records. Funds contributed shall be
used by the City for public art within the Riverfront Crossings subdistrict where the subject building is
located as approved by the Public Art Committee.
7. HEIGHT BONUS FOR LEADERSHIP IN ENERGY AND ENVIRONMENTAL DESIGN
Up to four additional floors of building height may be granted for projects that are designed to meet high
standards with regard to energy efficiency and environmental stewardship, according to LEED or other
73
similar environmental or energy -efficiency rating system. In general, the higher the level of energy
efficiency or environmental stewardship demonstrated, the greater the bonus. The amount of bonus
granted will be based on the overall quality of the project. Bonus height may also be granted for projects
that are designed to minimize the impact of stormwater run-off on the environment through the use of
bioswales, rain gardens, greenroofs, rainwater harvesting, and streambank stabilization and restoration
along Ralston Creek or the Iowa River, as described in the Riverfront Crossings District sub -area plan
adopted in April, 2011. Any such green feature(s) must be designed using best management practices and
demonstrate to the satisfaction of the City that the design will be successful given applicable factors, such
as soil conditions, access to sunlight, topography, etc. A long-term maintenance plan must accompany
any proposal for such green features.
8. HEIGHT BONUS FOR STUDENT HOUSING
Up to five floors of additional building height may be granted for projects that are ideally located and
designed to provide a high quality living environment for college students.
a. Location
To qualify for this bonus, projects must be located on land that:
(1) Is within the University Subdistrict, South Downtown Subdistrict, or the West Riverfront Subdistrict;
and
(2) Is within 1000' walking distance along public rights-of-way from the University of Iowa Campus as
defined for these purposes and illustrated on the Regulating Plan, Figure 2G-1.
b. Management, Design and Amenities
(1) An enforceable plan for on-site management and security must be submitted to and approved by
the City;
(2) For projects with 200 or more bedrooms, professional 24-hour on-site management and security
must be provided. A professionally staffed management office/reception desk must be provided in
the entrance lobby of the building;
(3) Interior and exterior usable shared open space must be provided with amenities that create a high
quality living environment for students. The management plan must include adequate provisions
for management, maintenance, and security of such spaces.
(4) A secure bicycle parking/storage area shall be provided and maintained within the building or
parking garage.
74
(5) The owner shall maintain a valid rental permit and comply with all applicable City Codes;
(6) The City reserves the right to inspect the property to verify compliance with these provisions.
9. HEIGHT BONUS FOR HOTEL SPACE
One additional floor of building height may be granted for every floor of high quality hotel space. The
additional building height may be used for additional hotel space or for other uses. The resulting building
must demonstrate excellence in building and site design as demonstrated through use of high quality
building materials, architectural detailing, building amenities, landscaping and streetscaping elements,
and similar.
10. HEIGHT BONUS FOR WORKFORCE OR AFFORDABLE HOUSING
Up to five floors of additional building height may be granted for projects that designate a minimum of
fifteen percent (15%) of the dwelling units within the development as Affordable Housing, as defined in
Code Section 14-2G-8 and regulated in accordance therewith.
11. HEIGHT BONUS FOR ELDER HOUSING
Up to five floors of additional building height may be granted for projects where all or a portion of the
dwelling units are designed to provide a high quality living environment for elders or persons with
disabilities. The project must satisfy the following criteria:
a. The development is designed for use and occupancy by elders and/or persons with disabilities;
b. All individual dwelling units and any communal space must be handicap accessible, as defined in the
Iowa Administrative Code;
c. No more than 10% of all individual dwelling units within the project can contain more than two
bedrooms;
d. Prior to issuance of the building permit, the owner must submit an affidavit to the City that all
designated dwelling units will be reserved for and occupied by elders and/or persons with disabilities;
and
e. The units may be renter- or owner -occupied. If rented, the owner shall maintain a valid rental permit,
unless the use is licensed by the State of Iowa;
f. The City reserves the right to inspect the property to verify compliance with these provisions.
H. Minor Adjustments
1. The FBC Committee may approve deviations from the building placement, fagade stepbacks building
projections, and parking, loading, and service area placement standards set forth in Section 14-2G-3,
Subdistrict Standards. Setbaeks Standards greater or lesser than the ranges allowed may be approved in
75
the following circumstances provided the approval criteria listed below are met:
a. For publicly -accessible outdoor plazas;
b. For irregular lots with ale bei{diprgs that make meeting the requirements impractical or infeasible;
c. For buildings along Ralston Creek;
d. For liner buildings civic or institutional buildings where unique building needs or site constraints
make it difficult to fully comply with the standards;
e. For buildings along pedestrian streets designed to maximize access to and views of the Iowa River, or
f. For other special circumstances, provided that the intent 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 of the site that make it difficult or infeasible to meet the building-afldfer
pafking piaceme„rrequirements; and
(2) The proposed design and placement of the building, parking, and service areas fits the
characteristics of the site and the surrounding neighborhood, is are consistent with the intent of
the standard being modified and the goals of the Riverfront Crossings District Master Plan or
Central District Plan whichever is applicable, and will not detract from or be injurious to other
property or improvements in the vicinity.
2. The FBC Committee may approve deviations from the facade continuity requirements set forth in Section
14-2G-3, Subdistrict Standards, for buildings with forecourts at primary building entries, open-air
pedestrian passageways connecting public sidewalks to rear yard parking, or driveways on sites without
secondary street, cross -parcel, or alley access to parking and service areas, or for small or irregularly
shaped lots where there is practical difficulty meeting the standard. In such cases, additional and/or
enhanced screening and landscaping may be required to ensure a pleasant and comfortable pedestrian
environment along street frontages
3. The FBC Committee may approve deviations from the requirements set forth in Section 14-2G-4, Frontage
Type Standards, to accommodate buildings located on steeply sloped sites or within flood hazard zones,
where meeting the requirements is impractical or infeasible, or to make minor adjustments to elements of
a frontage to ensure they are proportional to the scale of a building. If warranted and approved,
deviations may include the following:
a. Floor height of stoops, porticos, porches or terraces may exceed the maximum;
b. The finished ground floor elevation of the building may exceed the maximum;
W,
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 frontages in order to create proportional entryways for
large multi -dwelling or civic/institutional buildings;
gMinor deviations from window coverage standards for storefront frontages for small buildings located
on corner lots, where full compliance on both frontages may not be feasible
4. Where accessibility standards cannot be met using the standards herein, the FBC Committee may approve
deviations to allow adherence to Americans with Disabilities Act (ADA) standards. Deviations may include
lowering the height requirements of frontages and finished ground floor elevations, and accommodating
wheelchair accessible ramps.
5. The FBC Committee may approve deviations from the building design standards set forth in Section
14 -2G -7F, provided the following approval criteria are met:
a. The alternative design solution equally or better meets the intent of the specific standard being
modified; and
b. The proposed building design is uniquely designed to fit the characteristics of the site and the
surrounding neighborhood, is consistent with the goals of the Riverfront Crossings Master Plan, and
will not detract from or be injurious to other property or improvements in the vicinity; and
c. The proposed building demonstrates excellence in architectural design and durability of materials; and
d. The proposed building is designed true to a specific architectural style and adherence to the building
design standards would be impractical and/or compromise the building's architectural integrity.
VIN
14-5A: Off -Street Parking Standards
Amend Subsection 14-5A-48., Minimum Parking Requirements, as follows:
B. Minimum Requirements
1. Table 5A-2 lists the minimum parking requirements and minimum bicycle parking
requirements for the land use or uses on properties in all zones except the CB -5, CB -
10, 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.
2. Table 5A-1 lists the minimum parking requirements and minimum bicycle parking
requirements for the CB -5 and CB -10 Zones, where parking is only required for
Household Living Uses.
3. Table 5A-3 lists the minimum parking requirements and minimum bicycle parking
requirement for properties zoned Riverfront Crossings and Eastside Mixed Use.
Affordable Housing dwelling units provided in accordance with Section 14-213-8 shall
not be required to provide parking, and are therefore exempt from the minimum
parking requirement calculation for the respective Riverfront Crossings zoning
classification.
4. In the CB -10 Zone, off-street parking must meet the standards specified in 14 -5A -3D.
Amend a portion of Table 5A-3: Minimum Parking Requirements for the Riverfront
Crossings Zones, as follows. Those portions of Table 5A-3 not amended herein shall
remain unchanged:
Table 5A-3: Minimum Parking Requirements in the Riverfront Crossings District &
Eastside Mixed Use District
USE
CATEGORIES
SUBDISTRICTS
MINIMUM PARKING REQUIREMENT
CBI YCLE
PARKING
Household Living
South Downtown, University
Efficiency,/ -bedroom: 0.5 space per dwelling unit.
Units within the
2 -bedroom:/ spaces per dwelling unit
1 per d.u.
following Building
3 -bedroom: 2 spaces per dwelling unit
Types:
• Apartment
Elder Apartments: 1 space for every 2 dwelling units.
Building
For Multi -Family dwelling units s
housing located within the University Subdistrict or on property directly
• Multi -Dwelling
abutting or across the street from the UI campus as illustrated on the
Building
Regulating Plan, Fig.2G-1, the parking requirement is 0.25 per
• Mixed -Use
bedroom.
Building
Park, South Gilbert, Central
Efficiency,/ -bedroom: 0.75 space per dwelling unit.
1 per d.u.
Crossings, Gilbert, West
24bedroom: 1.5 spaces per dwelling unit
Riverfront, Eastside Mixed-
34bedroom: 2.5 spaces per dwelling unit.
Use District
Elder Apartments:/ space for every 2 dwelling units.
Non -Residential
South Downtown, University
None Required
1/1500
Uses
square feet
of floor area
Park, South Gilbert, Central
1 space per 500 square feet of floor area. On -street parking provided
1/1500
Crossings, Gilbert, West
along the frontage of a property may count toward this parking
square feet
Riverfront, Eastside Mixed
requirement. Buildings with less than 1200 square feet of non-
of floor area
Use
residential floor area are exempt from this parking requirement.
Amend 14 -5A -4F -5a(3), as follows
5. Downtown and Riverfront Crossings Parking District
For qualifying development as set forth below, the number of required on-site
parking spaces may be reduced in order to facilitate said development according to
the provisions of this subsection.
a. Qualifying Development
To qualify for a parking reduction under this subsection, the proposed
development:
(1) Must be located in the Downtown and Riverfront Crossings Parking District;
and
(2) Must not result in the demolition of a property that is designated as an
Iowa City Landmark, registered on the National Register of Historic Places,
or individually eligible for the National Register of Historic Places; and
(3) Must qualify fef bonus height-, benus fleeF area, eF other develepmen
assastanee fina e:al incentive c....n the ra, for i .hiding include uses,
elements or features that further housing, economic development, or other
goals of the Comprehensive Plan, including the Downtown and Riverfront
Crossings Master Plan.
Amend 14 -5A -5F, regarding construction and design standards for off-street parking, as
follows:
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 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.
Amend paragraphs 14 -5A -F2. and 7., as follows:
2. On property zoned Riverfront Crossings or Eastside Mixed Use, structured parking
shall be placed in accordance with the provisions set forth in Article 14-2G,
Riverfront Crossings Form -Based Development Standards.
Garage Entrances/Exits.
a. Vehicular access to parking within buildings should be located and designed to
minimize traffic congestion and hazards to pedestrians and to preserve street
frontages for active building uses.
b. Garage entrances/exits should be located along a building wall that does not
face a public street and accessed from a private drive, private rear lane or
public alley. In CB -2, CB -5, MU, Eastside Mixed Use, and Riverfront Crossings
Zones, alley or rear lane access is preferred. If the Suild*Rg OffiGial, OR
Gens"Itation with the Director of Neighborhood and Development Services in
consultation with the and the Form -Based Code Committee, determines that
such access is not feasible due to lack of alley access, topographical
limitations, or other unique circumstances, or if allowing direct access from a
street will better meet the objectives as stated in subparagraph a., above,
garage openings may face a street, but must be designed in a manner that will
best meet the objectives listed in subparagraph a, above, and must meet the
standards listed in sub -subparagraphs (1), (2), and (3), below.
(1) If the structured parking is intended for residents or tenants of a building
and not the general public, there may be no more than one double -wide
or two single -wide garage openings per building. Double -wide openings
may not exceed 20 feet in width; single -wide openings may not exceed
10 feet in width. For existing buildings where it is not possible to meet
this standard due to structural constraints of the building, the Building
Official may adjust this provision to allow one additional garage
entrance/exit that faces a street, provided that the minor modification
approval criteria are met and the garage opening is designed to
minimize its effect on the streetscape and minimize hazards to
pedestrians.
(2) For structured parking intended for use by the general public, garage
openings should be limited in width and number to only what is
necessary to provide adequate access for the types and numbers of
vehicles using the parking facility.
(3) Except in the CN -1, CB -2, MU and CB -5 Zones, the opening(s) must
occupy no more than 50% of the length of the street -facing building
wall. On comer lots, only one street -facing garage wall must meet this
standard. In the Eastside Mixed Use, Riverfront Crossings Zones and in
the CN -1, CB -2, MU and CB -5 Zones, garage opening(s) along the
primary street frontage are not permitted if access is feasible from
another local or collector street or from a rear alley, private street or
private rear lane. If there is no feasible alternative, garage opening(s)
may be allowed along the primary street frontage, provided that they
occupy no more than 35 percent of the length of the primary street
frontage of the lot and provided that all provisions of Article 14-5C,
Access Management are met.
Amend paragraph 14 -SA -4F-1, as follows:
F. Alternatives to Minimum Parking Requirements
1. Off -Site Parking on Private Property
Off-street parking may be located on a separate lot from the use served according to
the following rules. When the proposed off-site parking is located in a Residential Zone
or CB -10 Zone, or is intended for a use located in the CB -10 Zone, the Board of
Adjustment may grant a special exception for the proposed parking, provided the
conditions contained in subparagraphs a. through g. are met. When the proposed off-
site parking is located in the Eastside Mixed Use District, a Riverfront Crossings Zone,
an Industrial Zone, Research Zone, or Commercial Zone, except the CB -10 Zone, the
Director of Neighborhood and Development Services may approve the proposed
parking, provided the conditions contained in subparagraphs a. through g. are met.
a. Special Location Plan
A special location plan must be submitted with the application for off-site parking.
The location plan must include a map indicating the proposed location of the off-
site parking, the location of the use or uses served by the parking, and the distance
and proposed walking route between the parking and the use(s) served. The map
must be drawn to scale and include property boundaries, including boundaries of
any intervening properties. In addition, documentation must be submitted
providing evidence deemed necessary to comply with the requirements herein.
b. Location of Off-site Parking
(1) In Residential, Commercial Zones, Eastside Mixed Use, and Riverfront
Crossings Zones, any proposed off-site parking space must be located within 300
feet from an entrance to the use served.
(2) In Industrial and Research Zones, any proposed off-site parking space must be
located within 600 feet from an entrance to the use served.
c. Zoning
Off-site parking spaces must be located in the same zone as the principal use(s)
served, or located as follows:
(1) in a Multi -Family Zone serving a use located in a different Multi -Family Zone,
Eastside Mixed Use District, or in the MU Zone or vice versa.
(2) in a Commercial Zone serving a use located in a different Commercial zone,
Industrial Zone, Eastside Mixed Use, or Riverfront Crossing Zone.
(3) in an Industrial Zone serving a use located in a different Industrial Zone or
Commercial zone.
(4) in a Riverfront Crossings Zone serving a use located in a different Riverfront
Crossings Zone or Commercial Zone.
d. Shared Use of Off -Site Parking
Where two or more uses will jointly use the proposed off-site parking, the number
of parking spaces shall equal the sum of off-street parking spaces required, as
indicated in Tables 5A-1, 5A-2, and 5A-3, except for reductions approved under the
provisions of paragraph 2, below, Allowed Reductions for Shared Parking.
e. Approval Criteria
In assessing a special location plan for off-site parking, the Board of Adjustment or
Director of Neighborhood and Development Services, as applicable, will consider
the desirability of the proposed off-street parking and stacking spaces location;
pedestrian and vehicular traffic safety; any detrimental effects on adjacent
property; the appearance of the streetscape as a consequence of the off-street
parking; and, in the case of non -required parking, the need for additional off-street
parking.
f. Covenant for Off -Site Parking
A written agreement between the property owners must be submitted with the
application for off-site parking. The agreement must assure the retention of the
parking and stacking spaces, aisles and drives and be binding upon their
successors and assigns. The agreement must provide that it cannot be released,
Ell
and its terms and conditions cannot be modified in any manner whatsoever,
without prior written consent and approval from the City. The written agreement
must be reviewed and approved by the City Attorney. Upon approval of the off-site
parking, the applicant shall provide evidence to the Building Official confirming that
the agreement has been properly executed and has been recorded as a covenant
running with the land before issuance of a building permit.
14-3C: Design Review
Amend paragraph 14 -3C -2A-10 within the Design Review section, as follows:
10. River rent Sressings Design Review for Form -based Code Districts
Any exterior alterations to, additions to, or new construction of buildings and structures,
or alterations or additions to site development, including but not limited to parking areas,
landscaping, screening, signage, lighting, and access on property zoned to a R+verirent
fressingsform-based code designation shall be subject to Design Review as specified
in 14-2G-1 D, Design Review.
Amend paragraph 14 -3C -3A -1a(10), regulating Level I Design Review, as follows:
(10) Design Review for Form -based Code Districts
Amend 14 -3C -3A-16, regulating Level I Design Review, as follows:
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 14-86, Administrative Approval Procedures.
Amend 14 -3C -3B, setting forth approval criteria for design review, as following:
9. RiVPFfFont GpessiRgs Form -based Code District Design Review according to 14-2G-
1 D.
14-4C: Accessory Uses
Amend paragraph 2 within Code Section 14 -4C -2J, Uncovered Decks and Patios, as
follows:
2. In Riverfront Crossings Zones and the Eastside Mixed Use District:
a. Decks are not allowed in private frontage areas, as defined in Section 14 -2G -7A,
Streetscape and Frontage Area Improvements.
b. Patios are not allowed in private frontage areas unless expressly permitted
according to the standards for the applicable Frontage Type, as specified in
Section 14-2G-4.
c. Uncovered patios and decks constructed 2 feet or less above grade must be set
back at least 2 feet from any alley right-of-way. No side setback is required.
d. Uncovered patios and decks constructed more than 2 feet above grade must be
set back at least 5 feet from any side lot line and at least 2 feet from any alley right-
of-way.
Amend paragraph 14 -4C -2L-2, provisions related to location and height requirements for
fences, wall, and hedges, as follows:
2. Location and Height Requirements. All fences, walls, and hedges located within a
principal building front, side, or rear setback area or within 5 feet of a lot line, are
subject to the following location and height requirements.
a. Except as otherwise allowed or required in Article 14-2G, Riverfront Crossings and
Eastside Mixed Use District Form -based Development Standards, no portion of a
fence or wall more than 10 percent solid shall exceed eight feet in height. The
solidity is the percent of the fence over a random area which is made up of solid,
opaque material, and which does not allow light or air to pass through. Retaining
walls are exempt from the provisions of this subparagraph.
b. Fences, walls, and hedges must be set back at least 2 feet from any alley or street
right-of-way line.
c. On corner lots, fences, walls, and hedges over 2 feet in height must comply with
the provisions of Article 14-5D, Intersection Visibility Standards.
d. Fences and walls that exceed 4 feet in height are not permitted in the principal
building, front setback area on properties zoned Residential or on properties
located within 50 feet of any property along the same frontage that is zoned
Residential. However, this height limit is increased to 6 feet for lots with frontages
along an expressway or an arterial street, provided that the lot is a double frontage
lot or a reversed corner lot. Retaining walls are exempt from the provisions of this
subparagraph.
e. In Riverfront Crossings Zones and the Eastside Mixed Use District, fences and
walls located within private frontage areas are strictly regulated and, if allowed,
must comply with the applicable Frontage Type standards as specified in 14-2G.
Amend Table 4C-1: Drive -Through Facilities, by adding a row labeled "Eastside Mixed
Use District, as shown below:
Zone
Drive -Through Facilities Allowed
Additional Requirements
Eastside Mixed Use
None oennitted
Not Aoolicable
Distric
Amend 14 -4C -2T., Swimming pools, hot tubs, and tennis courts, paragraph 1.a.,
setbacks, as follows:
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.
Amend 14.4C -2W. Storage Buildings and Warehouse Facilities, paragraphs 1 and 2, as
follows:
1. In residential zones and for residential buildings types in the Riverfront Crossings and
Eastside Mixed Use District, accessory storage and accessory storage buildings are allowed
as follows:
a. Accessory storage and storage buildings are permitted for the storage of personal
vehicles, wood, lumber, gardening equipment and other materials and equipment used
exclusively by residents of the premises or by persons affiliated with a permitted use.
b. On properties where the principal use is household living, storage buildings for
commercial purposes are prohibited.
2. In Commercial, Industrial, and Research Zones,
Use District, accessory storage and warehouse facilities are permitted, provided the floor
area devoted to such a use does not exceed 40 percent of the total floor area of the buildings
on the property. If storage and warehousing exceeds this floor area limit it is considered a
principal use and is subject to the base zone regulations and any relevant approval criteria in
Chapter 4, Article B of this Title.
14-46: Minor Modifications, Variances Special Exceptions and Provisional Uses
Amend 14 -4B -4B-12, Quick Vehicle Servicing, subparagraphs i. and j., as follows:
i. For properties located in the Riverfront Crossings District and Eastside Mixed Use District,
Quick Vehicle Servicing uses are only allowed by special exception in certain locations and
must comply with the standards set forth in Chapter 2, Article G, "Riverfront Crossings and
Eastside Mixed Use District Form -Based Development Standards", of this Title.
j. For properties located in the CB -2 Zone, CB -5 Zone, Riverfront Crossings District, Eastside
Mixed Use District, or Towncrest Design Review District, where it can be demonstrated that
the proposed Quick Vehicle Servicing Use cannot comply with a specific standard as
indicated in the subsections B12h and B12i of this section, the Board of Adjustment may
grant a special exception to modify or waived the provision, provided that the intent of the
development standards is not unduly compromised. The Board of Adjustment may impose
any condition or conditions that are warranted to mitigate the effects of any variation from
these development standards.
7
14-5G: Outdoor Lighting Standards
Amend 14 -5G -4A, Height limitations (of light fixtures), as follows:
A. Height Limitations
1. Light fixtures located within 300 feet of a Residential Zone, Riverfront Crossings Zone or
the Eastside Mixed Use District must be mounted no higher than 25 feet above grade.
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.
Amend 14 -5G -4C., Light Trespass, paragraph 3., as follows:
3. Lighting fixtures must be located and shielded such that the bulb is not directly visible from
any adjacent res deRtial y ZORed ^-^^eFt,'• 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.
Amend 14 -5G -5B., Lighting Environment Districts, as follows:
B. Lighting Environment Districts
All Zones except Public (P) Zones, are
grouped into three lighting environment districts that control lighting output on applicable
lots in each zone. Uses, for which the lighting standards are applicable, located within the
Public (P) Zone must comply with the lighting requirements of the adjacent zone; those on
the border between two or more zones must comply with the standards of the strictest
adjacent zone. Zones are grouped into the lighting environment districts as follows.
1. Low Illumination District, E1
Areas of low ambient lighting levels. This District includes single-family and low-
density multi -family residential zones. This District applies to the following zones: ID -
RS, ID -RM, RR -1, RS -5, RS -8, RS -12, RM -12, and RNS-12.
2. Medium Illumination District, E2
Areas of medium ambient lighting levels. This District includes higher density multi-
family zones and lower intensity commercial and office zones. This District applies to
the following zones: ID -C, IN, ID -RP, CN -1, CO -1, PRM, RM -20, RM -44, RNS-20,
and --MU, EMU, and all RFC Zones, except the RFC -WR.
3. High Illumination District, E3
Areas of high ambient lighting levels. This District includes higher intensity
commercial, industrial, and research zones. This District applies to the following
zones: CC -2, CH -1, CI -1, CB -2, CB -5, CB -10, 1-1, 1-2, RDP, and ORP, and the RFC -
WR.
n
Planning and Zoning Commission
July 21, 2016 — Formal Meeting
Page 3 of 12
CODE AMENDMENT ITEM:
Discussion of amendments to 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.
Howard noted that in May 2015 the Comprehensive Plan was amended to include a small area
of the blocks between Van Buren and Johnson Streets, south of Jefferson Street and north of
Burlington Street into the Central Planning District. When this change was approved it was
recommended by the Commission and the Council to do something to make a better transition
from the downtown to the residential areas and to establish zoning standards to ensure that if
redevelopment occurs in this area is compatible with the character and scale of the surrounding
neighborhoods. Howard noted that Staff felt like a form -based zoning code is a good tool to
achieve those goals, similar to what was done in the Riverfront Crossings District. Part of the
process of developing a form -based zoning code is to examine the neighborhood character and
determine what the goals are for future development. Howard showed photos of the subject
area, listing the characteristics (tree -lined streets, older residential buildings, landscaped front
yards, and parking that is located behind buildings and accessed from mid -block alleys). The
single family homes in this area were constructed about a hundred years ago, most with front
porches facing the street. Many of these homes have been divided into apartments over the
years since they are so close to campus and downtown. Many have retained their original
building form, while some have been extensively remodeled so the building form is no longer
recognizable. Some of the buildings have maintained their original single family building form
but now contain small businesses. There are also some infill apartments in this area of more
modern design that don't fit with the character of the neighborhood. There are also newer
commercial buildings in the area that do not fit the original pattern of development, including the
large mixed use building constructed on Washington Street built to the CB -2 standards, which is
an example of what the current zoning will allow. The current zoning in this area is either CB -5
or CB -2 with two parcels zoned RSN-20. Howard noted that the current zoning is not a good fit
for the area and is the reason that the Comprehensive Plan was amended and the goal
established to consider changes to the current zoning to ensure that future development is a
better fit for the neighborhood and as a transition from downtown. The current zoning forces
developers to build commercial and mixed-use buildings in an area where demand for
commercial is limited. Residential uses are not allowed on the ground floor, so that forces a
bigger building than what the market might produce. It also 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.
There is a maximum setback in the Central Business Zones that won't even allow new buildings
to be setback similar to existing buildings in the neighborhood. The current zoning also allows
buildings that are taller and larger than adjacent building. Lastly, most of the buildings in the
area are non -conforming with the current zoning. For example, the University of Iowa
Community Credit Union on the corner of Van Buren and Iowa Avenue is non -conforming
because of its setback and drive-through, which Central Business Zoning does not allow.
Howard explained that form -based codes are structured around form and character rather than
use and density. So looking at the Eastside Mixed Use District (EMU) the goal is to allow
similar residential use densities that are allowed in the current zoning but in building forms that
fit better into the character of the neighborhood. There would still be a mix of uses possible, but
Planning and Zoning Commission
July 21, 2016 — Formal Meeting
Page 4 of 12
more fine-tuned to ensure there is a transition. The draft code is tailored to ensure the size and
placement of the buildings and parking are consistent with the existing neighborhood. Howard
pointed out that the zoning code already has some form -based standards that have improved
the scale, placement and design of new multi -family buildings since the standards were adopted
in 2005. She shared some images of more recent construction built to these standards. These
examples show how higher density buildings can be designed in a form that fits better into the
existing historic neighborhood. Howard emphasized that some of these same standards can be
incorporated into the new form -based code district. She described the various elements of the
proposed form -based code for the Eastside Mixed Use (EMU) District (a regulating plan, sub-
district standards that would be specific to the EMU District, frontage type standards, building
type standards, parking type standards, and general requirements. Howard noted that many of
the standards in the Riverfront Crossings Code would be appropriate in this new district, so
rather than trying to write a whole new code, the standards for the new EMU District have been
incorporated into the Riverfront Crossings form -based code, but calibrated to the specific
desired character of the area.
Howard shared the regulating plan for the Eastside Mixed Use District, which was included in
the Commissioner's packets. The east -west streets have been designated as primary streets,
since most of the buildings are oriented to these streets and because the alleys run east/west
as well. Van Buren Street has some buildings that front on it, but would be considered a
secondary street. Howard highlighted the sections of the code that are unique to the Eastside
Mixed Use District. Setbacks along primary streets will be 20 feet minimum and 30 feet
maximum. This will allow for quite a bit of variation in the building form, similar to the older
homes in the neighborhood. The setbacks would be measured from the fagade of the building,
with any front porch or stoop allowed to extend into the setback. Along the secondary street the
setbacks would be 10 feet minimum and 20 feet maximum. There is not a need for a large
setback on this street since most of the buildings would not be oriented to this frontage and the
setbacks of existing buildings along Van Buren Street tend to be shallower than what is found
along the primary streets. Side setbacks would be 10 feet minimum, with the exception of
townhomes where the setback would be zero or mixed-use or commercial buildings that might
abut along side lot lines. Rear setbacks would be 10 foot minimum or 5 foot minimum from an
alley. Howard stated with regard to building heights, Staff didn't feel like they could set the
building heights lower than what is allowed in the residential zones, which is 35 feet, so that
would allow for a maximum building height of three stories, but no bonus height would be
allowed. Parking in this District must be placed behind the buildings with active building space
required along primary streets. Along secondary streets, surface parking is allowed but must be
setback behind the plane of the principal buildings.
Parsons asked if the majority of the parking on the street in this District is metered. Another
Commissioner stated that part of Iowa Avenue is, but the majority is not. Parsons noted that
unmetered street parking, especially close to campus, can be very competitive when students
are in town so that is perhaps something that should be reviewed if redevelopment occurs.
Howard also noted a minor discrepancy between the code language and the graphic in the
form -based code for surface parking location along side and rear lot lines and recommended
that the language be adjusted to match the graphic. The Code states "surface parking from the
side lot line must be a minimum of 5 feet from the side property line". In this case if the building
setback is 10 feet, the parking could be 5 feet closer to the lot line than the building and that
was not the intention. The diagram represents the correct version, the code language should be
amended.
Planning and Zoning Commission
July 21, 2016— Formal Meeting
Page 5 of 12
With regard to land uses allowed, Howard stated that in general the same land uses would be
allowed as in a CB -5 Zone, which is consistent with what is allowed under the current zoning.
This would allow for a mix of land uses in the area but Staff is recommending some additional
restrictions be established given the desired residential character of the area. For example,
drinking establishments and alcohol sales -oriented businesses would not be allowed; repair
oriented retail would not be allowed, and quick vehicle services would only be allowed at the
corner of Burlington and Van Buren Streets by special exception. Drive-through facilities would
not be allowed (the bank is currently non -conforming in the CB -5 zone and is grandfathered in).
Howard did say uses could be mixed both vertically and horizontally, however this is in
reference to uses, not buildings. New mixed-use buildings and commercial buildings would only
be allowed along Van Buren Street or Burlington Street, but commercial uses could also locate
within residential building types. Miklo noted that with regards to building design and uses, a
building could look residential on the outside but have a commercial use. Fired Up Iowa City
was cited as an example. Howard explained that the residential density would be controlled by
the building height, the setbacks, parking requirements, and the number of 3 bedroom units in
multi -dwelling, apartment, and mixed use buildings may not exceed 20%. This standard is
lower than what is allowed in the Central Business Zones, which is 30%, to encourage a
broader mix of residents in the area.
Howard then discussed the building types that would be allowed in the Eastside Mixed Use
District. Cottage homes, row houses, townhouses, live/work townhouses, apartment buildings,
multi -family dwelling buildings, mixed use buildings and commercial buildings (the last two types
only allowed on Van Buren or Burlington Streets). All the building standards that apply in
Riverfront Crossings District would also apply in the Eastside Mixed Use District, but Staff did
add some specific language to the building articulation and modulation standards to tailor it to
this specific district and also applied the Central Planning District architectural standards.
Howard reviewed the reasons the City has those form -based standards in the current Code in
the Central Planning District and other parts of the City are because of concerns of buildings out
of scale with surrounding development, pedestrian unfriendly designs, blank street facing
facades, long facades without any articulation or visual interest and safety concerns (entrances
that are hidden and difficult to find, exterior stairways that are unsafe, particularly in winter
conditions). Because those standards are working fairly well in the multi -family zones, Staff
recommends using them in the Eastside Mixed Use District. Buildings are divided into modules
with each module no greater than 30 feet, and no less than 10 feet. Additionally every module
has to be differentiated by a variation in the wall plane. A larger building has to be broken into
smaller segments for distinction and there is a maximum building width of 60 feet. Howard
stated another standard that applies in the Central Business District is the architectural style
standard. It makes it clear that a building needs to be designed to a style that is typical in early
20`h century Iowa City, similar to existing buildings in the neighborhood.
Howard discussed the parking requirements. Right now anything zoned CB -5 has parking
requirements that are similar to downtown Iowa City. Standards in the CB -2 zone are similar to
the Riverfront Crossings requirements so staff finds that these are most suitable for the Eastside
Mixed Use District since it is a walkable area to downtown.
A useable open space requirement is not currently required in the Central Planning District or
the multi -family standards. It is applied to the Riverfront Crossings District and will be applied to
the new Eastside Mixed Use District. The minimum is 10 square feet of open space per
bedroom.
Freerks asked if the standards are strict on that or could a payment be made in lieu of having
Planning and Zoning Commission
July 21, 2016 — Formal Meeting
Page 6 of 12
that open space. Howard said it would apply the same way it does in Riverfront Crossings, a
developer could pay a fee for in lieu for up to 50% of the open space requirement. They could
also use rooftop space and upper floor terraces to meet the open space requirement as long as
it was designed for shared use by all the tenants of the building.
Howard stated that along with inserting a new form -based district, similar to Riverfront
Crossings, Staff wanted to make sure that all other standards will apply to the Eastside Mixed
Use District. Staff inserted references to he Eastside Mixed Use District into the larger zoning
code to address other general site standards, such as outdoor lighting, accessory uses, design
review process, etc. as outlined in the Commissioner's packet.
Finally Howard noted the list of proposed changes to the Riverfront Crossings Code that was
included in the Staff report in the Commissioners' packets. She is happy to answer questions
on any of those items, but was not going to discuss each one individually, she identified a few
highlights: allow the student housing parking ratio for projects directly abutting the UI campus
even if the project does not receive bonus heights; lower the percentage of three-bedroom units
allowed in mixed-use and multi -family buildings in the southern portion of Riverfront Crossings
to 20%, which is similar to what is being proposed in the Eastside Mixed Use District; clarify the
Burlington Street setback requirements 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; establish safer balcony setback standards by clarifying that balconies shall not
extend any closer than 8 feet to a side or rear lot line, unless the balcony abuts an alley or
permanent open space; Specify that required street trees shall be over -story trees planted in the
public right -of- way between the public sidewalk and the street curb at a ratio of 1 tree per 30
feet of frontage. This standard is consistent with the diagram in the code and with the Riverfront
Crossings Plan; clarify the description of a Liner Building, mentioning that it is intended to
provide for more active, pedestrian -oriented building uses along a street frontage with
articulations to break up the building fagade; clarification to some of the building material
standards; refine the minor adjustment provisions; and continue to allow freestanding signs in
the West Riverfront District, but restrict the height to 15 feet.
Freerks noted the provision to disallow "residential leasing signs" was a good addition to the
Code.
Signs asked the reasoning behind omitting the RSN-20 property on the south side of College
Street from the new EMU District. Howard said the new district was established on all the
remaining properties east of Van Buren that have inappropriate central business zoning as well
as two RNS-20 properties where the current buildings do not fit well into the fabric of the
neighborhood. Other RNS-20 properties have buildings that fit into the area, so we may not
want to encourage their redevelopment. The new code would potentially allow densities that are
not available now in RSN20 zone.
Dyer noted that the Staff did not include a report on the neighborhood meeting. Howard stated
who attended the neighborhood meeting and acknowledged that there was not a large turnout.
Nor have they received many phone calls about the proposed zoning. Howard believes it is
because they are not taking away development rights, but rather adding more flexibility to
develop in a manner that will fit into the neighborhood.
Signs asked if there was any discussion about the Mercy Hospital area, since they have been
acquiring properties in the neighborhood for potential growth. Miklo explained that this proposal
is a specific response to a Comprehensive Plan Amendment the Commission requested.
However, Council has asked Staff to look at a form -based code for the north side and to
Planning and Zoning Commission
July 21, 2016 — Formal Meeting
Page 7 of 12
possibly hire a consultant to help with that effort, so that is within teir future plans, but is not
addressed in these code amendments.
Signs asked where the fee in lieu money for parking goes. Howard said that goes into the City's
parking fund to be used to fund additional City parking facilities.
Freerks opened the public hearing.
Pam Michaud (109 South Johnson Street) was unable to attend the neighborhood meeting but
is very happy to see this form -based style come into the adjacent area to her College Green
Historic District. It is a good move for many reasons but questioned why the two homes Signs
questioned as to not be included in this area were left out.
Howard noted it was because those buildings were already in keeping with the historic character
of the neighborhood and have likely been developed to the maximum allowed density under the
current zoning.
Michaud said incorporating the idea of scale and form is very sensible in this area and this form -
based code should be City wide and is there a way to regulate infill in residential neighborhoods
so that there is not a monstrosity built next to a small house.
Howard said that currently the multi -family house standards apply in any multi -family zone
throughout the City. The Central Planning Districts Standards go a bit further because they are
crafted specifically to ensure that new buildings that are built are built to a similar character and
scale as the older neighborhoods.
Michaud noted that the lighting in her neighborhood has been an issue ever since the parking
ramp was built, there are very bright lights all night long from above the Washington Street
parking ramp. Michaud has asked that those lights be put on a motion sensor or timer because
it is unlikely that many people are parking on the top level of the ramp in the middle of the night.
The response she received was that smaller LED bulbs were going to be used but that has
never happened. Additionally there is an alley lamp that is at least 30 feet high that is very
bright. These lights could be put on motion sensor or timers. So the new form -based code
requirements for new development sound great but that doesn't solve some of the current
lighting issues in the area.
Howard noted that anything on private property is regulated by the zoning ordinance, and
anything in the public right-of-way is not controlled by the zoning ordinance.
Michaud also questioned that when a developer puts up a building with 125 apartments and has
50 parking spaces for that building, there are no regulations on who plows the snow from that
alley that leads to that parking. Hektoen noted that the City's priority for plowing alleys is
minimal, the adjacent property owners generally take care of the alleys. Hektoen stated that
Michaud's comments are better conveyed to Council, the discussion tonight is not about
responsibility of alleys. Freerks suggested Michaud come to a meeting and speak during the
time allotted for items not on the agenda if there are concerns she would like to address to the
Commission.
Freerks closed the public hearing.
Freerks noted perhaps to defer this item to give the Commissioners time to digest all this
information.
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.
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
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.
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 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.
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
AUGUST 4, 2016 — 7:00 PM — FORMAL MEETING
EMMA HARVAT HALL — CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Ann Freerks, Phoebe Martin, Max
Parsons, Mark Signs, Jodie Theobald
MEMBERS ABSENT: None
STAFF PRESENT: Sara Hektoen, Karen Howard
OTHERS PRESENT: None
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 7-0 the Commission recommends approval of the amendments to 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 as described in the Staff Report of July 27, 2016 and amended in
the Staff Memo of August 4, 2016.
By a vote of 7-0 the Commission recommends approval of 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).
By a vote of 7-0 the Commission recommends the Council forward a letter to the Johnson
County Board of Adjustment recommending that if a Conditional Use Permit is granted to allow
a tree service business at 4522 Taft Avenue, it be limited to a period of 15 years with the
possibility of future renewals.
CALL TO ORDER:
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There were none
CODE AMENDMENT ITEM:
Discussion of amendments to 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
Planning and Zoning Commission
August 4, 2016 — Formal Meeting
Page 2 of 6
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.
Howard noted that Staff sent a follow-up memo to the Commission in their packets to address
some of the discussion at the last meeting, specifically to answer some of the questions about
commercial uses in this District. Howard stated while they believe there won't likely be a large
demand for commercial uses there are some existing now and other small businesses may
want to move into some of the existing buildings in the District. Staff believes most of the
commercial uses will develop along Van Buren Street because it is closest to downtown.
Nevertheless Staff felt it was reasonable to establish some standards even though it will largely
be residential a neighborhood: they want to be conscientious of livability and the transition from
commercial to residential. Staff is recommending that the uses that tend to draw a lot of
customers to the sites (i.e. restaurants, retail, personal -service orientated and commercial
recreational uses) not be open to the public between the hours of 11:00 p.m. and 6:00 a.m.
except if located along the Van Buren Street frontage or along Burlington Street. Staff feels
those are reasonable hours and likely most of the commercial uses wouldn't be open during
those hours anyway. The restaurant that is located in the area now that is open into the early
morning hours is a unique situation and is likely trying to capture the after-hours crowd. If that
business ever moves out and another restaurant moves in the new hour restrictions would
apply. Howard noted in addition there was one other commercial use that probably wouldn't
ever locate in this District but one that would not be desired is the animal -related uses
(veterinary clinic or pet boarding facility) so that would be disallowed.
Dyer asked about a business that makes dog biscuits. Howard stated that would not be animal -
related but rather retail because the animals would not be at the facility.
Freerks asked about the brewery/restaurant that is currently located in the District, would they
need to change their hours to close at 11:00 p.m. rather than 12:00 a.m. Howard said they
have frontage onto Van Buren Street so they would be exempt from those hour restrictions.
Howard stated with regards to the question of lighting, Staff did check with MidAmerican Energy
on the light Pam Michaud mentioned in the alley, it is an old barn -style light so it likely is over -
lighted for the area, but MidAmerican Energy is changing out their fixtures over time and would
come change this one out. The owner of the apartment complex pays for that light service to
light the parking lot of his apartment building for safety and security. The new fixture will be
better, likely downcast and a LED fixture. Other than that, Staff felt the lighting regulations they
had proposed are appropriate.
Howard noted the correction to the side and rear setbacks that disconnect between the graphic
and the form -based code language, there is a minor change that is addressed in the memo and
a portion of the sentence should be kept "Surface Parking, Loading, and Service Area: 5' min. or
0' where parking is shared with the adjacent property. Must comply with the same side and rear
setback requirements as principal buildings. Setback area shall be landscaped to the S2
Standard".
Freerks opened the public hearing.
Seeing no one, Freerks closed the public hearing
5b iiiiiiij
Prepared by: Karen Howard, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5251 (REZ16-00006)
ORDINANCE NO.
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)
WHEREAS, in May of 2015, The 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; and
WHEREAS, in addition to incorporating this area into the Central Planning District, the City Council
established a goal in the Central District Plan 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 compatible with the character and scale of the traditional residential neighborhood east of
downtown Iowa City; and
WHEREAS, the Eastside Mixed Use form -based zoning district was drafted to establish zoning
standards in furtherance of the aforementioned goal of the Central Planning District; and
WHEREAS, rezoning all properties located Within the newly established Eastside Mixed Use District to
Eastside Mixed Use (EMU) will ensure that development or redevelopment on these properties is in
compliance with the Comprehensive Plan; and
WHEREAS, the Planning and Zoning Commission has reviewed the proposed rezoning and determined
that it complies with the Comprehensive Plan and recommends approval.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION I APPROVAL. The property described below is hereby rezoned to Eastside Mixed Use (EMU)
Zone:
Lots 5,6 and 7 of Block 39, lots 2,3,4,5,6 and 7 of Block 40, lots 2,3,4,5,6 of Block 41 and Lot
7 of Block 41 except for the south 75 feet of the east 2.42. feet, lots 4,5 and 6 of Block 42
and beginning at the northwest corner of Lot 7 of Block 42; south 150'; east 80', north 120';
west 34.8' north 30'; west 45.2 feet to beginning, and the west 65' of Lot 3 of Block 42 of the
Original Town, Iowa City, Iowa
SECTION II. ZONING MAP. The building official is hereby authorized and directed to change the zoning
map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and
publication of the ordinance as approved by law.
SECTION III. CERTIFICATION AND RECORDING. Upon passage and approval of the Ordinance, the
City Clerk is hereby authorized and directed to certify a copy of this ordinance, and record the same in the
Office of the County Recorder, Johnson County, Iowa, at the City's expense, upon the final passage,
approval and publication of this ordinance, as provided by law.
SECTION V. REPEALER. All ordinances and parts of ordinances in conflict with the provisions of this
Ordinance are hereby repealed.
SECTION VI. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any
section, provision or part thereof not adjudged invalid or unconstitutional. ,
SECTION VII. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage, approval
and publication, as provided by law.
Passed and approved this day of 2016.
MAYOR
ATTEST: Approved by:tY.ei�
CITY CLERK City Attorney's Office g�3�`/rte
Ordinance No.
Page
It was moved by and seconded by _
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT: ABSTAIN:
Botchway
Cole
Dickens
Mims
Taylor
Thomas
Throgmorton
First Consideration 09/06/2016
Voteforpassage: AYES: Mims, Taylor, Thomas, ThiTogmarton;
Botchway, Cole, Dickens. NAYS: None. ABSENT: None.
Second Consideration
Vote for passage:
Date published
that the
5c
Prepared by: Bob Miklo, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5240 (REZ16-00004)
ORDINANCE NO. 16-4674
AN ORDINANCE CONDITIONALLY REZONING APPROXIMATELY 36,416 SQUARE FEET OF
PROPERTY FROM GENERAL INDUSTRIAL (1-1) ZONE TO INTENSIVE COMMERCIAL (CI -1) ZONE
LOCATED AT 2114-2118 RIVERSIDE DRIVE AND 103 COMMERCIAL DRIVE, (REZ16-00004)
WHEREAS, the applicant, The Veterans Liberty Center, has requested a rezoning of property located at
2114-2118 Riverside Drive and 103 Commercial Drive from General Industrial (1-1) to Intensive Commercial
(CI -1) which permits outdoor storage and display -oriented retail uses, including the display and sale of
vehicles; and; and
WHEREAS, the Comprehensive Plan indicates that this area is appropriate for intensive commercial
uses; and
WHEREAS, using this property for the retail sale of vehicles may draw additional traffic to the site,
causing the need to limit the display area to avoid conflicts with other non -retail uses; and
WHEREAS, the Planning and Zoning Commission has reviewed the proposed rezoning and determined
that it complies with the Comprehensive Plan provided that it meets conditions addressing the need to
separate retail uses, such as vehicle sales, from quasi -industrial uses, such as contractors facilities, located
on the property; and
WHEREAS, Iowa Code §414.5 (2015) provides that the City of Iowa City may impose reasonable
conditions on granting a rezoning request, over and above existing regulations, in order to satisfy public
needs caused by the requested change; and
WHEREAS, the owners have agreed that the property shall be developed in accordance with the
terms and conditions of the Conditional Zoning Agreement attached hereto to ensure appropriate
development in this area of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION I APPROVAL. Subject to the Conditional Zoning Agreement attached hereto and incorporated
herein, property described below is hereby reclassified from its current zoning designation of General
Industrial (1-1) to Intensive Commercial (CI -1):
Commercial Drive I Condominium, a horizontal property regime, according to the Declaration
thereof recorded at Book 765, Page 1, Records of the Johnson County, Iowa Recorder.
SECTION II. ZONING MAP. The building official is hereby authorized and directed to change the zoning
map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and
publication of the ordinance as approved by law.
SECTION III. CONDITIONAL ZONING AGREEMENT. The mayor is hereby authorized and directed to
sign, and the City Clerk attest, the Conditional Zoning Agreement between the property owner(s) and the
City, following passage and approval of this Ordinance.
SECTION IV. CERTIFICATION AND RECORDING. Upon passage and approval of the Ordinance, the
City Clerk is hereby authorized and directed to certify a copy of this ordinance, and record the same in the
Office of the County Recorder, Johnson County, Iowa, at the Owners expense, upon the final passage,
approval and publication of this ordinance, as provided by law.
SECTION V. REPEALER. All ordinances and parts of ordinances in conflict with the provisions of this
Ordinance are hereby repealed.
SECTION VI. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any
section, provision or part thereof not adjudged invalid or unconstitutional.
SECTION VII. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage, approval
and publication, as provided by law.
Ordinance No. 16-4674
Page 2
Passed and approved this 6th day of September , 20 16
ATTEST: o
C TYCLERK
roved by
RA
City Attorney's Office
Ordinance No. 16-4674
Page 3
It was moved by Mims and seconded by Botchway that the
Ordinance as read be adopted, and upon roll call there were:
AYES:
NAYS: ABSENT: ABSTAIN:
Botchway
Cole
Dickens
Mims
Taylor
Thomas
Throgmorton
First Consideration 08/16/2016
Vote for passage: AYES: Cole, Dickens, Mims, Taylor, Thomas,
Throgmorton, Botchway. NAYS: None. ABSENT: None.
Second Consideration _
Vote for passage:
Date published 09/15/2016
Moved by Mims, seconded by Botchway, that the rule requiring
ordinances to be considered and voted on for passage at two
Council meetings rpior to the meeting at which it is to be finally
passed be suspended, the second consideration and vote be waived
and the ordinance be voted upon for final passage at this time.
Prepared by: Bob Miklo, 410 E. Washington, Iowa City, IA 52240 (319) 356-5240 (REZ16-00004)
CONDITIONAL ZONING AGREEMENT
THIS AGREEMENT is made among the City of Iowa City, Iowa, a municipal corporation
(hereinafter "City"), Commercial Drive I Owners Association, Joyce and Larry Kral, Clark D. and
Amelia J. Griffin, RoCon Construction. L.L.C. and Veterans Liberty Center, Inc. (hereinafter
collectively referred to as "Owners").
WHEREAS, Owners are the collective title holders of approximately .836 acres of
property located at 2114 — 2118 S. Riverside Drive and 103 Commercial Drive, known as the
Commercial Drive I Condominiums; and
WHEREAS, Veterans Liberty Center requested the rezoning of said property from
General Industrial (1-1) to Intensive Commercial (CI -1), which permits outdoor storage and
display -oriented retail uses, including the display and sale of vehicles; and
WHEREAS, using this property for the retail sale of vehicles may draw additional traffic to
the site, causing the need to limit the display area to avoid conflicts with other non -retail uses;
and
WHEREAS, the Planning and Zoning Commission has determined that, with appropriate
conditions regarding the location of vehicle sales, the requested zoning is consistent with the
Comprehensive Plan; and
WHEREAS, Iowa Code §414.5 (2015) provides that the City of Iowa City may impose
reasonable conditions on granting a rezoning request, over and above existing regulations, in
order to satisfy public needs caused by the requested change; and
WHEREAS, the Owners acknowledge that certain conditions and restrictions are
reasonable to ensure the development of the property is consistent with the Comprehensive
Plan and the need to separate retail uses, such as vehicle sales, from quasi -industrial uses, such
as contractor's facilities, located on the property; and
WHEREAS, the Owners agree to develop this property in accordance with the terms and
conditions of a Conditional Zoning Agreement.
NOW, THEREFORE, in consideration of the mutual promises contained herein, the
parties agree as follows:
Commercial Drive I Owners Association, Joyce and Larry Kral, Clark D and Amelia J
Griffin, and RoCon Construction are the collective legal title holders of the property
legally described as:
Commercial Drive I Condominium, a horizontal property regime, according to the
Declaration thereof recorded at Book 765, Page 1, Records of the Johnson County, Iowa
Recorder.
2. Veterans Liberty Center, Inc. is the contract purchaser of Units A-1 and A-2 in said
condominium regime.
3. The Owners acknowledge that the City wishes to ensure conformance to the principles
ppdadnVagV=- mmmerdal drive condo assn.dm
of the Comprehensive Plan. Further, the parties acknowledge that Iowa Code §414.5
(2015) provides that the City of Iowa City may impose reasonable conditions on granting
a rezoning request, over and above the existing regulations, in order to satisfy public
needs caused by the requested change.
4. In consideration of the City's rezoning the subject property, Owners agree that
development of the subject property will conform to all other requirements of the zoning
chapter, as well as the following condition: outdoor storage and display of for the
purpose of retail uses, including vehicle sales, shall be limited to the west side of Unit
Al.
5. The Owners and Applicant, and City acknowledge that the conditions contained herein
are reasonable conditions to impose on the land under Iowa Code §414.5 (2015), and
that said conditions satisfy public needs that are caused by the requested zoning
change.
6. The Owners and Applicant and City acknowledge that in the event the subject property
is transferred, sold, redeveloped, or subdivided, all redevelopment will conform with the
terms of this Conditional Zoning Agreement.
7. The parties acknowledge that this Conditional Zoning Agreement shall be deemed to be
a covenant running with the land and with title to the land, and shall remain in full force
and effect as a covenant with title to the land, unless or until released of record by the
City of Iowa City.
The parties further acknowledge that this agreement shall inure to the benefit of and bind
all successors, representatives, and assigns of the parties.
8. The Owners acknowledge that nothing in this Conditional Zoning Agreement shall be
construed to relieve the Owners from complying with all other applicable local, state, and
federal regulations.
9. The parties agree that this Conditional Zoning Agreement shall be incorporated by
reference into the ordinance rezoning the subject property, and that upon adoption and
publication of the ordinance, this agreement shall be recorded in the Johnson County
Recorder's Office at the applicant's expense.
Dated this 6th day of September 2016.
CITY OFPWA CITYCOMMERCIAL DRIVE I OWNERS ASSOCIATION
A. Throgmorton,
Attest:
Mari'an K. Karr, City Clerk
Approved by:
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M
r
ity Attorney's Office r// 7- BY: CLARK D. GRIF N
BY: AMELIA J. GfZIFFIN
ROCON CONSTRUCTION. L.L.C.
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4. Zwl� W.
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STATE OF IOWA )
) ss:
JOHNSON COUNTY )
INC.
This instrument was acknowledged before me onpii" L-er 4 , 204 by James A.
Throgmorton and Marian K. Karr as Mayor and City Clerk, respectively, of the City of Iowa City.
Pic-LrC.,
LCL�i'C.l-
Notary Public in and
he State of Iowa
V
(Stamp or Seal)1W.
KELLIE K. FRUEHLING
COMMiwim Nwrbw 221819
Title (and Rank)
racknowledged
} �; ,�
My X0
of COMMERCIAL
COMMERCIAL DRIVE I OWNERS ASSOCIATION ACKNOWLEDGEMENT:
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
This instrument
was
before
me on lkua_—! Z, 20tjo by
r,J` , � •
C7fl
racknowledged
} �; ,�
as
of COMMERCIAL
DRIVE I OWNERS ASSOCIATION.
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Notary Publicifand for said CoWity and State
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comimmm rweroor roue
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(Stamp or Seal)
Title (and Rank) t-, C-e�%#
JOYCE AND LARRY KRAL ACKNOWLEDGMENT:
State
County of �bLua.v�
This record was acknowledged before me on 17-3 day of , 2016, by Joyce and
Larry Kral.
Notary PublIdin and for the Stbte of "C • X +�
(Stamp or Seal) con i wbIir my W
Title (and Rank)
My commission expires:
CLARK D. AND AMELIA J. GRIFFIN ACKNOWLEDGMENT:
State ofJ_
County of
This record was acknowledged before me on 1 t -j day of , 2016, by Clark D.
and Amelia J. Griffin. �l
(Stamp or Seal)
Title (and Rank) L. C'2,t�s UC.-%
My commission expires: -) C/
ROCON CONSTRUCTION, L.L.C. ACKNOWLEDGMENT:
State of �177Pr
County of .Talmo A o; .
This record was acknowledged before me on 1 , 2016 by
IAr,,Skz,...r",.9-r,4-t.. (Name(s) of individual(s)5as CK iwviFt"
(type of authority, such as or trustee) of Rocon Construction, L.L.C.
ccx
otary Publicand for the StatA of �
ppdadrtOeBVcra- commamlal dive coned awn.doc
(Stamp or Seal)
Title (and Rank) C --(-
My commission expires: -7-/1)-19
VETERANS LIBERTY CENTER, INC. ACKNOWLEDGMENT:
State of T/k
County of -5771- n -ce%"
This record was acknowledged before me on 2016 byyPse�a
(Name(s) of individual{ )) as L -Z -If r, 4 C ..77 rciyl�lav` CSO
(type of authority, such as officer or trustee) of Veterans Liberty Cent6r, Inc.
in
(Stamp or Seal)
Title (and Rank) L, r-ju.51
My commission expires:
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Prepared by: Ede Goers, Asst. City Attorney, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5030
ORDINANCE NO.
ORDINANCE AMENDING TITLE 4, ALCOHOLIC BEVERAGES, CHAPTER 5, PROHIBITIONS AND
RESTRICTIONS, SECTION 8, PERSONS UNDER THE LEGAL AGE IN LICENSED OR PERMITTED
ESTABLISHMENTS, SUBSECTION B, PARAGRAPH B, REFERENCING THE CITY'S UNDER 21
LAW, TO SHORTEN THE REVIEW AND REVOCATION PERIODS FOR COMPLIANCE CHECK
FAILURES FOR HOLDERS OF EXCEPTION CERTIFICATES.
WHEREAS, under the current ordinance, liquor license holders with exception certificates have their
exception certificates revoked if they are found to sell or otherwise provide alcohol to a minor more than
once in a five year period; and
WHEREAS, the revocation currently lasts for twelve months, but the establishment is ineligible to
reapply for the exception certificate until they no longer have two sales to minors in the past five years;
and
WHEREAS, revocations under the ordinance have had impacts on the affected establishments much
harsher than necessary to correct behavior, and has ultimately decreased the availability of services to
patrons under the age of 21 for longer than necessary; and
WHEREAS, shortening revocations based on compliance check failures to thirty days for second
offenses, and ninety days for third or subsequent offenses, within two years should strike a better balance
between deterring underage drinking and making establishments primarily in the business of something
other than serving alcohol open and available to underage patrons after 10:00 p.m.; and
WHEREAS, it is in the best interest of the City to adopt this amendment.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION I. AMENDMENTS.
TITLE 4, ALCOHOLIC BEVERAGES, CHAPTER 5, PROHIBITIONS AND RESTRICTIONS,
SECTION 8, PERSONS UNDER THE LEGAL AGE IN LICENSED OR PERMITTED
ESTABLISHMENTS, SUBSECTION B, PARAGRAPH (3)(a) is hereby amended by deleting the
subparagraph in its entirety, and substituting the following language:
a. Qualification: A licensee or permittee whose primary business purpose is not the sale of alcoholic
beverages, wine or beer may qualify for an exception by filing with the city clerk a verified statement
from an accountant which establishes that on average over a calendar year more than fifty percent
(50%) of the licensee's or permittee's gross sales on the premises are from the sale of goods or
services other than alcoholic beverages, wine or beer. Income from fees charged to gain entry to or
remain on the premises, such as cover charges, as well as drink mixes, or any part of an alcoholic
beverage as defined in chapter 123 of the state code are to be counted as alcohol sales. Any
purchases required to gain entry shall be considered cover charges. Ticket sales for any event
performed in a theater in which the entire audience area is consistent with traditional theater seating
shall be counted as nonalcohol sales. The statement shall recite the actual percentage of
nonalcohol sales, as defined herein, and be based on records made in the regular course of the
licensee's or permittee's business. No certificate will be issued to the establishment if any of the
following is true:
(1) Applicant possesses a trailing twelve (12) month possession of alcohol under the legal age
(PAULA) ratio over the allowable limit, as defined and set by city council by resolution.
(2) Where operation under the exception certificate would be detrimental to the safety, health, and
welfare of the residents of the city.
Where a preponderance of the evidence shows that the licensee, permittee, or any employees or
agents thereof, sold, gave, or delivered alcohol to any patron under the legal drinking age more than
once within the last two (2) years, the licensee or permittee shall serve the suspension called for
under 4-5-8(3)(g) before being eligible for issuance of the exception certificate. Said suspension will
commence on the day the chief of police would otherwise have approved the application. Assuming
the applicant remains eligible at that time, the chief of police shall issue the exception certificate
following completion of the suspension.
TITLE 4, ALCOHOLIC BEVERAGES, CHAPTER 5, PROHIBITIONS AND RESTRICTIONS,
SECTION 8, PERSONS UNDER THE LEGAL AGE IN LICENSED OR PERMITTED
ESTABLISHMENTS, SUBSECTION B, PARAGRAPH (3)(g) is hereby amended by deleting the
subparagraph in its entirety, and substituting the following language:
g. Revocation: Exception certificates may be revoked by the chief of police, or designee, for good
cause. Licensees or permittees may appeal a revocation to the city manager or designee by filing a
written notice of appeal with the city clerk within ten (10) days of the mailing, by first class mail, of
the revocation decision. Appeals will ordinarily be heard no later than fourteen (14) days, and in no
event later than thirty (30) days, following the filing of an appeal in the office of the city clerk. In the
event of a revocation, the licensee may continue to operate with their exception certificate until the
ten (10) day appeal period has passed, or in the event of an appeal to the city manager or designee,
until after the city manager or designee has issued his or her ruling on appeal. In the event the city
manager or designee affirms the revocation, the establishment's exception certificate will expire
seven (7) days from the mailing, by first class mail, of the appeal decision. Good cause for
revocation includes, but is not limited to, the following:
(1) Where a preponderance of the evidence shows that the licensee, permittee, or any employees or
agents thereof, sold, gave, or delivered alcohol to any patron under the legal drinking age more
than once within the last two (2) years; or
(2) Where at the end of any month the venue's trailing twelve (12) month PAULA ratio, as
determined solely by the chief of police, rises above the maximum allowed PAULA ratio, as
established by city council by resolution; or
(3) Where the establishment has failed to cooperate fully with the police department; or
(4) Where continued operation under the exception certificate would be detrimental to the safety,
health, and welfare of the residents of the city.
Revocations for violations of 4-5-8(B)(3)(g)(1) shall last for thirty (30) days for the 2otl violation within
the last two (2) years, and for ninety (90) days for the 3`" and subsequent violations within the last
two (2) years. All other revocations shall last twelve (12) months. Following the period of revocation,
the applicant may reapply for an exception certificate.
SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provision of
this Ordinance are hereby repealed.
SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any
section, provision or part thereof not adjudged invalid or unconstitutional.
SECTION IV. EFFECTIVE DATE. This Ordinance shall be effective upon publication.
Passed and approved this day of .2016.
MAYOR
ATTEST:
CITY CLERK
Ap ved by
City Attorney's Office
Ordinance No.
Page
It was moved by and seconded by _
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT: ABSTAIN:
Botchway
Cole
Dickens
Mims
Taylor
Thomas
Throgmorton
First Consideration 09/06/2016
Voteforpassage: AYES: Cole, Dickens, Mims, Taylor, Thomas,
Throgmorton, Botchway. NAYS: None. ABSENT: None.
Second Consideration
Vote for passage:
Date published
that the
��` .®4 CITY OF IOWA CITY 09816
MEMORANDUM
Date: September 1, 2016
To: City Council
From: Geoff Fruin, City Manager
Re: Alcohol Compliance Check Penalties
Background:
The Iowa City Police Department (ICPD) periodically conducts alcohol compliance checks with
local businesses that hold a liquor license. During a compliance check, an individual recruited
by the ICPD who is under the age of 21 will enter an establishment and attempt to purchase
alcohol. The individual is instructed to respond truthfully to any questions and present his/her
real identification if asked. If the liquor license establishment serves the underage individual,
then they fail the compliance check and face possible sanctions by the State of Iowa and City of
Iowa City. State of Iowa sanctions may include a fine or suspension of the liquor license. The
City of Iowa City cannot target liquor licenses, which are State issued, so our local penalties
target the ability of an establishment to acquire / maintain an 'exception certificate'. The
exception certificate is issued by the City and is the mechanism that allows liquor license
establishments not primarily in the business of selling alcohol to allow underage individuals to
patronize their business after 10:00 p.m.
Currently, City Code states that any establishment that fails two or more compliance checks in a
five year period will lose, or be ineligible to receive, an exception certificate. The structure of this
penalty means that a business who fails two compliance checks in a short period of time could
face a nearly five-year exception certificate penalty. Contrarily, a business that fails two
compliance checks four years apart will face an exception certificate penalty of only one year. It
is important to note that the exception certificate penalty is in addition to any State of Iowa
penalties related to the liquor license.
Currently, four businesses have had their exception certificate privileges revoked due to having
two failed compliance checks in a five-year period. Colonial Lanes, Blackstone's, Sam's Pizza,
and the Airliner are serving multi-year penalties for past compliance check failures. Colonial
Lanes is no longer permitted to allow underage individuals in their establishment after 10:00
p.m. Following multiple compliance check failures, two separate Panchero's Mexican Grill
locations forfeited their liquor licenses so that they could continue to allow underage individuals
in those locations after 10:00 p.m. Two additional establishments, the Bread Garden and Bo -
James, are poised to lose their exception certificate if the ordinance remains in place.
Issue / Recommendation:
With any penalty it is important to consider whether it is meeting the intended purpose and
whether it is modifying behavior in the intended fashion. In reviewing the penalty for compliance
check failures I believe there are a couple of good reasons to consider an alternative penalty
structure. First, because the local penalty can only target exception certificates, the impact is
only felt by those businesses that hold such certificates. In most instances, these businesses
are not the locations where there is the most concern for underage drinking. Second, the nature
of the penalty structure means that some businesses could face close to a five year penalty,
while others could face a penalty of only twelve months, depending on the spacing between the
failed checks.
September 1, 2016
Page 2
It is my view that the local exception certificate penalties have the potential to be beyond what is
needed to correct behavior and are possibly counterproductive toward the city's ongoing effort
to provide safe, diverse late night options for underage residents. That said, compliance checks
are an important tool for the City to continue to use and businesses that hold a liquor license
must be held accountable for the manner in which they manage their alcohol operations. The
City does not intend to stop compliance checks and all businesses need to face the prospective
penalties from both the State of Iowa and Iowa City should they fail to demonstrate a minimum
level of responsibility.
The proposed ordinance moves from a 'two in five year' structure to one that focuses on a
shorter two-year window. Under the proposal, the first violation would result in no local
exception certificate penalty (same as current regulation). The second violation in a two-year
window would result in a 30 day loss of the exception certificate, followed by a 90 day loss for
the third or subsequent violation. All other good causes for revocation of the exception
certificate remain at 12 months. I believe this penalty structure, coupled with State penalties,
will be sufficient enough to modify behavior while not being overly punitive to businesses
holding exception certificates, the majority of whom do not play a major role in underage
consumption problems.
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Prepared by: Susan Dulek, Asst. City Attorney, 410 E. Washington St., Iowa City, IA 52240 (319) 356-5030
ORDINANCE NO.
ORDINANCE AMENDING TITLE 10 OF THE CITY CODE, ENTITLED "USE OF PUBLIC WAYS AND
PROPERTY," CHAPTER 11, ENTITLED "FARMER'S MARKET," TO REQUIRE THAT THE RULES
ADDRESS VENDOR SELECTION AND TO ELIMINATE THE REQUIREMENT THAT GRILLING
VENDORS PROVIDE SUBTANTIALLY DIFFERENT FOODS.
WHEREAS, the Code allows for priority of a vendor from a previous year over a new vendor, but
does not provide how competing new vendors will be selected;
WHEREAS, the Code requires that grilling vendors vend substantially different food products which
has not been enforced and should be eliminated; and
WHEREAS, it is in the City's interest to require the administrative rules address the selection of
vendors and eliminate the requirement of different grilled products.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CITY, IOWA:
SECTION I. AMENDMENTS.
1. Title 10, entitled "Use of Public Ways and Property," Chapter 11, entitled "Farmers Market,"
Section 3, entitled "Standards for Granting or Denying Authorization," is hereby amended by adding y6the
following to Subsection D:
If there are more registrants than available stalls and grilling sites, selection will be pursuant to
standards set forth in the administrative rules. Notwithstanding any other provision, the administrative
rules may provide that a vendor who has violated any provision of this Chapter or an administrative rule
will not be given priority.
2. Title 10, entitled "Use of Public Ways and Property," Chapter 11, entitled "Farmers Market,"
Section 3, entitled "Standards for Granting or Denying Authorization," is hereby amended by deleting
Subsection E3 in its entirety.
SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provision of this
Ordinance are hereby repealed.
SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to
be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or
any section, provision or part thereof not adjudged invalid or unconstitutional.
SECTION IV. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage, approval
and publication, as provided by law.
Passed and approved this _ day of .2016.
MAYOR
ATTEST:
1471111A77
Approved by
City Attorneys Office
Ordinance No.
Page
It was moved by and seconded by _
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT: ABSTAIN:
Botchway
Cole
Dickens
Mims
Taylor
Thomas
Throgmorton
First Consideration 09/06/2016
Voteforpassage: AYES: Dickens, Mims, Taylor, Thomas,
Throgmorton, Botchway, Cole. NAYS: None. ABSENT: None.
Second Consideration
Vote for passage:
Date published
that the
r 1 09-06-16
•- CITY OF IOWA CITY s
"�� MEMORANDUM
Date: August 30, 2016
To: Geoff Fruin, City Manager
From: Juli Seydell Johnson, Director of Parks and Recreation
Re: Consider Ordinance Amending City Code Regarding Farmer's Market Regulations
Introduction: The proposed amendments will require that Farmer's Market
Administrative Rules address vendor selection and will remove a requirement that
grilling vendors provide substantially different foods.
History/Background: This ordinance proposes two changes that essentially codify
current practice. One, although the Code gives priority to a vendor from a previous year
over a new vendor, it does not provide how competing new vendors will be selected. It
also does not allow for consideration of a vendor's prior history with the market. As with
mobile vendors on the ped mall, staff recommends that the selection standards be set
forth in the Administrative Rules.
Two, the Code requires that grilling vendors vend substantially different food products
which has not been enforced and should be eliminated.
Discussion of Solution: Amend Title 10 of the City Code, entitled "Use of Public Ways
and Property," Chapter 11, entitled "Farmer's Market," to require that rules address
vendor selection and to eliminate the requirement that grilling vendors provide
substantially different foods.
Recommendation: Approve Ordinance Amendments.