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Home My WebLink AboutPower point - 12 E. Court StreetCITY COUNCIL WORK SESSION 11.6.18 Planning &Zoning Context: 12 E. Court St Outline Overview of District Plan and Form Based Code Development Process and Bonus Height 12 E. Court Street- Pentacrest Gardens District Plan and Zoning Code Timeline 2008 Flood 2008 — present — UI Rebuilding after the flood 2009 — Rebuild Iowa Office — EPA technical assistance grant 2011— Riverfront Crossings Sub -Area Plan 2013 — Downtown & Riverfront Crossings Master Plan 2014 — Adoption of Form -based Zoning Code 2015 — Riverfront Crossings Park Plan 2015 — Demolition of the North Wastewater Treatment Plant 2016 — Amendments to Form -based Zoning Code 2017-18 — Design & Construction 1St phase of RFC Park development Context of Study re ?mieLf -ogrom, showing iCjrron:v Dawn rown, .RwWronf Crossing;, - u,iont Crossms Sub -Area, jrj Ve,r Riverfror.t D;strM wrmin tO'w0 cir•J. Location Natural Features - floodplain, green space, topography Physical Features - built form, transportation, parking Development Potential - construction activity & market analysis Community Visioning Process Framework Elements Sub -districts based on location, primary use, scale and unique features Primary streets and retail frontages Mobility -Pedestrian, Bicycle, Transit, Auto Green Space -natural features, parks & plazas Public Art and Artists Student Housing Master Plan Goals Maintain Downtown Iowa City as the focal point of the region Encourage pedestrian -oriented, mixed-use redevelopment Create a resilient riverfront park system Enhance Ralston Creek to become a community asset Develop a multi -modal transportation network Incorporate art throughout the district Create a network of green streets in the district Promote sustainable design practices throughout the district Downtown & Riverfront Crossings Master Plan — Looking North East twt � °r4., f: � r w 4�"�44r1 •". 1.Y'•5 v....r. "� � I, rimer •' rF511 t9 r(�5.. Ltr �a ��. �� ».. "tit.• M • �' ~ K, "'��. ' � ��_]��5� 7� �-,+H •i�'•�l• �t�3 cif .,• r ...t . .11r t! . .p. rdr"• . r�. d1�. til . ,w•i� �• Sir' H i4..�yr•• �` 14•} 00 me i% + • ••• . �k f Zoning Code -Form Based City of Iowa City Riverfront Crossings and Eastside Mixed Use District Form -Based Development Standards AdoptA June 3,2013 Updated 2016 Further divided area into named sub - districts Fine tuned development standards to match intended character unique to each Subdistrict Defined review process Benefits of the Form -based Code Benefits of a foam -based code: • Higher residential densities possible, while ensuring higher quality li-, ing environment • Greater mix of uses possible • Helps to reduce vehicle miles travelled by creating a neighborhood that is ease to serve with transit and pleasant for walking and biking • Lower parking requirements due to lower parking demand • Lower risk to investors and long term residents due to increased certainh• about the form of development, which also helps to stabilize property values • Higher residential densities = larger Customer basefor local businesses • Increased property values • Increased tax base High quality development creates a sense of place that ensures long term value. Great places are attractive to new residents, businesses, and employers. Development Process & Bonus Heights Development Process GENERAL • Annexation • Rezoning of Land Plat(s) Height Bonus Request Design Review Site Plan Building Permit Construction LEVEL I DESIGN REVIEW -STAFF Staff FBC Committee review of application Riverfront Crossings Master Plan and FBC Standards May grant up to +2 stories in height above base maximum height LEVEL II DESIGN REVIEW -CITY COUNCIL Requests for 3 or more stories of bonus height, or any open space transfers, historic preservation height transfers, or pubic right-of-way height transfers must be reviewed by City Council Building Height Bonus Provisions >AII requests must meet the approval criteria in the FBC, 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. Building Height Bonus Provisions Bonus Type Prerequisites Requirements Bonus Limits Open Space Size, frontage, 20,000 SgFt *sending site max base location height No limit Historic Landmark Lot area SgFt * sending site max base Preservation designation Preservation Plan height No limit Public Right -of- ROW area Sq Ft * sending site max Way City need Dedication and demo base height No limit Office Space Class A, Upper floor location, 2 floors for every 1 floor of Office residential prohibited Space No limit Public Art Payment of at least 1% of project value to City arts fund 1 floor LEED or Similar Projects designed to meet Greater the level of LEED then standard greater the bonus 4 floors Student Management, design, and Housing Location amenities 5 floors Hotel Space 1 floor for every 1 floor of high quality hotel. Need not be used for hotel. No limit Workforce or Minimum of 15% of units Affordable designated to meet adopted Housing city standards for income 5 floors Elder Housing Required age or ability restrictions, handicap accessible, limit number 3+ bedroom units 5 floors Base Building Height Limits Figure 2G-3:8 uIlding Height P4ng rem /I vjo� 2stuuH Mn � ]zenc � euourrun.. wnx iow: ev:�no�.�aq. //: - wui.va�t.a�uov.�sw,� �1 f� Irl •- "-1 ��,F '4 Maximum height in stories Some districts have a minimum height as well Upper floor step -backs may be required Bonus provisions may result in building heights greater than base maximum height Bonus Building Height Limits Figure ?pa 2; aulldlnp H,,i h: Ubg rail D 71�_7 � aaenn m.x. rrr �.anr,�r.n�aa�,aar 1 � aawi es mn.eaaiKsmox. 1 gaetivrrn[. wlMWvuftl maaO wne�wr�aaa op.asw� Maximum bonus height in stories Must meet any pre -requisites of the bonus type to be considered. Not a by -right standard -intended to generate additional public benefits Up to 2 stories can be approved administratively by staff (Level I Design Review) Requests for 3 or more stories must be approved by City Council (Level 11 Design Review) o+ :�� ,.,.� � � ;�"; . .R �� rte, r � � T• wntown j t 421. i d11 r . r -- —�r-- 1 _—�--_•1l—�� _—� � � ox � rte. .i The Viewg z' la_.a� 4... 0 town i:: Iri Y Hilton Garden Inn I� r° Hieronymus Square Midwest One Bank 14 _ The Rise t - District . e. Hyatt Place Hotel • City Parking Facility Central Cross +1s r Sabin Townhomes >I `. \I *L Dubuque Street Apartments \ Riverview Apartments \_ � �Giilbert ,.. 1 Johnson County Ambulance Ctr. Preservation of Tate Arms Kum // pppo ��^^^ 1 \ Park District 11 . o r 1 o.ao front \I ;^' ''� 1 ' r_, IApartment Building Bruegger's Bagelsst 1 `-- 5oit1i I The Crossings G'bert write I • Orchard District -- • Orchard Court Lofts a Big Grove Brewery , Riverfront Crossings Park •I e " 17 x ` xk.x r Downtown 316 S. Madison. s V '.� Hilton Garden inn r --- ---- _ Hieronymus Square i- - 5O � •. p • y 1� i t!` �i I� ti( u Downtown I The Rise li • £. 1university 13;--` j ,,=;� ; • Hyatt Place Hotel City Pa rl<ing Facility , District — ..... r.._.. \ II rC___�I • Sabin Townhomes \ :.:.:n.::::: ,..r ,.- a— .\ I4 Central Crossings n' '\ 3; .... Dubuque Street Apartments Riverview Apartments .Gilbert I rs. ".•, toI'District I, ,,. \ \ •__ _ r_____ i-7777, \ II n I \ I II I jI Preservation of Tate Arms West \ \ Park District Ri vcrfront \ F _ 11 I New Apartment Building \ \I — � � tccc� II t-7 I • Orchard Court Lofts \�\ \ sn th -- 1�,- Gilbert j ---� \ T1 1 I I IF Ir "�+ ' �� The Crossings r y n I .Gilbert ,1' r-reservation Mai of Tate Arms West \ \ Park District Rivcrfront1�1 I ,� r_j u I New Apartment Building • Lofts Orchard Court Lo I ' I -- Imo•. / I 1\ \ �/ GitPrIMS r" f� _____� — — — A , '-The Crossings"Ma N.� it .. s• �'_. ��*a ---- t pan �o p W r , r .. Projects with Bonus Height -Level 11 Design Review by City Council Level II Design Review Projects in the Riverfront Crossing District CC Bonus Project Address Subdistrict Review Description Base Total Level II Request Yes, +5 student 8 stories allowed maximum base height- housing, 316 Madison 316 Madison St South Downtown Nov -14 bonus max height of 15 stories. 8 15 X* +2 Requested & granted+7 stories for not *not housing (+5) and LEED (+2). constructe d 4 stories allowed maximum base height - bonus maximum height of 8 stories. Requested +1 for historic preservation Yes, +1 Tate Apartments 912-914 S. Dubuque St Central Crossings Jan -15 4 5 X Historic transfer for Tate Arms. Propertywas Transfer rezoned and IC historic landmark designation given at same time. 8 stories allowed maximum base height - bonus max height of 15 stories. Yes, +7 The Rise 435 S. Linn St South Downtown Sep -15 Requested & granted +7 stories for high g 15 X hotel quality hotel. 8 stories allowed maximum base height - bonus max height of 15 stories. Yes, +4 Hilton Garden Inn 328 S. Clinton St South Downtown Sep -15 Requested and granted +4 bonus stories 8 12 X hotel for high quality hotel. The View 316 S. Madison St Ground Floor retail and apartments- 70 DU's THWEST (Madison Street in the foreground) 'AN& 110 CU, IT! mz .ji 19-1 The Rise 435 S. Linn St 2 towers over underground parking 320 Apartments & 150 Hyatt Place hotel rooms w. ground floor reta i VIEW FROM NORTHEAST AT GROUND AND ABOVE (from corner of Linn & Court Streets) 311 ISI ISI r1imbEiiii II ii I-• r I iml II lie i�3 III 'II ISI �� 111 •r. 3� ii II ISI III r1r�. � ISI' III fool ISI ISI ISI '' II I ill Ali it ISI ISI 11i II II 111 X1111 I-• r I iml II lie i�3 III 'II ISI �� 111 •r. 3� ii II ISI III r1r�. � ISI' III fool Breckenridge Apartments 707 S. DUBUQUE ST. 55 UNITS VIEW FROM EAST (Dubuque Street in foreground) 12 E. Court Street i t tV W it + e,�l pn n. No 8UFtU GION ^+ i ■ k Mal _ rt An application submitted by 100.500 LLC for a rezoning of 3.41 acres located at 12 E. Court Street from High Density Multi -Family Residential (RM -44) to Riverfront Crossings - South Downtown moo■ r Subdistrict (RFC -SD). Cin'ui Ip+>a,Cur C Alls A ��A, C rw South Downtown District South Downtown District Extension of Downtown to the south Bridge the Burlington Street divide Provide a mix of residential, office, retail, and civic, uses Leverage the Clinton Street mobility spine Create new civic spaces as focal points — Clinton Plaza and Ralston Creek Meadow r Sl milar Intensity to downtown o Improved Clinton and Court Street streetscapes r Build on the on-going efforts to improve quality residential design I ��i:3r ill l:'3n1: Multiple housing option typologies Student housing in areas with good access to campus Office Convenience retail limited to key corners and Transit Oriented Development JOD) area Potential entertainment uses — — — — — -` 1 iN Jv YO •� u tl ! h� a r' y • M c a+ a aFP •• a "P'a • a e a w t i m tl e m• m �,r�_ L.. �.�..��w�.YS•i .�•f •.e rb,'i s�bY •�"§aiiie'We �x. § m 'tl • e + HARRISON ST. {�"��. b_'a tl r a o I • ,a. II � a * § • m,m YYvc� �y gS p� c SD -12 Mixed Use 15,890 ----- 229,135 SD -13 Mixed Use 5,450 4 21,80o SD -14 Mixed Use 4,225 8 33,800 SD -15 Mixed Use 18,440 8 133,975 SD -l6 Mixed Use 20,450 8 132,500 SD -17 Mixed Use 6,575 4 26,300 SD -18 Parking Garage - 3 - SD -19 Residential 10,790 4 43,160 SD -20 Residential 5,405 4 21,620 SD -21 Residential 7,540 4 30,160 SD -22 Perking Garage - I - SD -23 Mixed Use 11,400 11 125,400 SD -24 Parking Garage - y - SD -25 Residential 6,570 4 26,280 SD -26 Residential + a 58,500 � Mixed Use 9,135 5 38,065 SD -28 Mixed Use 9,995 4 33,885 SOUTH DOWNTOWN DISTRICT d Building Square �jala sBuilding yahaBuildinglD rd" Type Footprint 12360 Stories Footage 4 37,0801�; ��Rsidential ypiD-2 Residential 12,390 4 37,170 50-3 Residential 15,940 7 46,240 [y �� 4 0 0 / o a `�'+� a d t+Y SD-4 Residential 15,920 4 63,680 v 513-5 Government 34,600 2 34,600 \m 5D-6 Residential 13,720 4 54,880 SD-7 Residential 12,520 7 39,440 -� 50-8 University 41,620 4 166,480 �'a m. 0 II SD-9 Mixed Use 8,155 6 48,930 �G R l SD-10 Mixed Use 6,570 6 39,420 SD-11 Mixed Use 6,050 4 20,290 Lehr iii-: SD -12 Mixed Use 15,890 15 229,135 SD -13 Mixed Use 5,450 4 21,80o SD -14 Mixed Use 4,225 8 33,800 SD -15 Mixed Use 18,440 8 133,975 SD -l6 Mixed Use 20,450 8 132,500 SD -17 Mixed Use 6,575 4 26,300 SD -18 Parking Garage - 3 - SD -19 Residential 10,790 4 43,160 SD -20 Residential 5,405 4 21,620 SD -21 Residential 7,540 4 30,160 SD -22 Perking Garage - 2 - SD -23 Mixed Use 11,400 11 125,400 SD -24 Parking Garage - 6 - SD -25 Residential 6,570 4 26,280 SD -26 Residential 16,040 5 58,500 SD -27 Mixed Use 9,135 5 38,065 SD -28 Mixed Use 9,995 4 33,885 SOUTH DOWNTOWN DISTRICT TOTALS 1,542,798 Subdistrict Standards South Downtown Subdistrict • Most urban subdistrict with opportunities for hotels, apartments, condominiums and commercial businesses close to downtown and campus • Opportunities for high quality student housing (apts, private dormitories, sororities/fraternities, particularly in the western portion of the subdistrict directly adjacent to campus • Min. setback: 2 ft • Max. setback: 8 ft. • Building Height: 2 St4oi'ieS 111111. c 8 Stogie's 111a - TDR diad 1)41nits height it 1) h � 1 � stcyri�y 10 ft. :Ntl'1111;Wk dbove 511, sfi )I-'.. Facade Continuity: 75% of frontage Parking located behind active building space Building Heights -Base v. Bonus South Downtown District BASE BONUS 11nh .�4t�m 12 E. Court Zoning Agreement Condition: Obtain approval of the exterior design elevations from the Planning and Zoning Commission. If Level II design review is required for bonus height, the Planning and Zoning Commission will review the proposed development plan and make a recommendation to the Citv Council. Development Process GENERAL • Annexation • Rezoning of Land Plat(s) Height Bonus Request Design Review Site Plan Building Permit Construction LEVEL I DESIGN REVIEW -STAFF Staff FBC Committee review of application Riverfront Crossings Master Plan and FBC Standards May grant up to +2 stories in height above base maximum height LEVEL II DESIGN REVIEW -CITY COUNCIL Requests for 3 or more stories of bonus height, or any open space transfers, historic preservation height transfers, or pubic right-of-way height transfers must be reviewed by City Council 12 E. Court Development Process LEVEL II DESIGN GENERAL • Annexation • Rezoning of Land • Plat(s) • Height Bonus/// Request • Desi2n Review • Site Plan • Building Permit • Construction LEVEL I DESIGN REVIEW -STAFF & PZ Staff FBC Committee review of application Riverfront Crossings Master Plan and FBC Standards May grant up to +2 stories in height above base maximum height & PZ will review/recommend if L_II REVIEW- PZ & CITY COUNCIL Requests for 3 or more stories of bonus height, or any open space transfers, historic preservation height transfers, or pubic right-of-way height transfers must be reviewed by City Council 12 E. Court Zoning Agreement Condition: Development of the subject property must substantially conform to the substantially conform to the building footprints shown inshown in the Downtown and Riverfront Crossings Master Plan a e 61 . Any significant deviation in the building footprint, as reasonably determined by the City, must be approved by the City Council in a Level II design review process 'r 40 SD-? Cfnron Streer Promenade Condition: Development of the subject property must include a landscaped interior courtyard between the two easternmost buildineis. Access to the University of Iowa's Voxman Music Building from the interior courtyard may be restricted or limited for safety reasons if deemed appropriate by the City Council in a level 11 design review process. s i • v � • w � Condition: Development of the subject property must include a landscaped interior courtyard between the two easternmost buildineis. Access to the University of Iowa's Voxman Music Building from the interior courtyard may be restricted or limited for safety reasons if deemed appropriate by the City Council in a level 11 design review process. 12 E. Court Development Process LEVEL II DESIGN GENERAL • Annexation • Rezoning of Land • Plat(s) • Height Bonus/// Request • Desi2n Review • Site Plan • Building Permit • Construction LEVEL I DESIGN REVIEW -STAFF & PZ Staff FBC Committee review of application Riverfront Crossings Master Plan and FBC Standards May grant up to +2 stories in height above base maximum height & PZ will review/recommend if L_II REVIEW- PZ & CITY COUNCIL Requests for 3 or more stories of bonus height, or any open space transfers, historic preservation height transfers, or pubic right-of-way height transfers, or deviations from Master Plan must be reviewed by City Council Building Height Bonus Provisions Bonus Type Prerequisites Requirements Bonus Limits Open Space Size, frontage, 20,000 SgFt *sending site max base location height No limit Historic Landmark Lot area SgFt * sending site max base Preservation designation Preservation Plan height No limit Public Right -of- ROW area Sq Ft * sending site max Way City need Dedication and demo base height No limit Office Space Class A, Upper floor location, 2 floors for every 1 floor of Office residential prohibited Space No limit Public Art Payment of at least 1% of project value to City arts fund 1 floor LEED or Similar Projects designed to meet Greater the level of LEED then standard greater the bonus 4 floors Student Management, design, and Housing Location amenities 5 floors Hotel Space 1 floor for every 1 floor of high quality hotel. Need not be used for hotel. No limit Workforce or Minimum of 15% of units Affordable designated to meet adopted Housing city standards for income 5 floors Elder Housing Required age or ability restrictions, handicap accessible, limit number 3+ bedroom units 5 floors Mixed Use, Housing &Hotel Projects Riverfront Crossing District CC Level Bonus Level Bonus Project Address Subdistrict Review Description I Request 11 Request Base Built Yes, +5 student 8 stories allowed maximum base height - housing, 316 Madison 316 Madison St South Downtown Nov -14 bonus maxheightof 15 stories. x* +2LEED- 8 8* Requested & granted +7 stories for student housing (+5( and LEED (+2(. nnot construct ed 4 stories allowed maximum base height - bonus maxium height of 8 stories. Yes, +1 Tate Apartments 912-914 S. Dubuque St Central Crossings Jan -15 Requested +1 for historic preservation X Historic 4 5 transfer for Tate Arms. Property was rezoned and IC historic landmark Transfer designation given at same time. 8 stories allowed maximum base height - The Rise 435 S. Linn St South Downtown Sep -15 bonus max height of 15 stories. X Yes,+7 8 15 Requested & granted +7 stories for high hotel quality hotel. 8 stories allowed maximum base height- Hilton Garden Inst 3285. Clinton St South Downtown Sep -15 6onusmaxheightof15stories. X Yes,+ 8 12 Requested and granted+4 bonus stories hotel for high quality hotel. 4 stories allowed maximum base height - bonus maxiumheight of8stones. Yes,+1 Breckenridge Apartments 7075. Dubuque St Central Crossings Requested&granted +l storyof bonus X 4 5 public an height for contribu[ionto Crty's public an fund. Dubuque Street Apartments 602-628 S. Dubuque St Central Crossings No 4 4 225 Prentiss St 225 Prentiss St Central Crossings No 4 4 Hieronymus Square 314 S Clinton St South Downtown No 8 7 R' erview Apartments 628 R'verside Dr West Riverfront No 4 4 The Crossings 1301 S. Gilbert St South Gilbert No 6 3 The Crossings 1201 S. Gilbert St South Gilbert No 6 5 Sabin Townhomes SDubuque Central Crossings No 4 4 Orchard Court Lofts 27 60rchard St Orchard No 3 3 College St 1505 E College St Eastside Mixed Use No 3 3 12 E. Court Development Process LEVEL II DESIGN GENERAL • Annexation • Rezoning of Land • Plat(s) • Height Bonus/// Request • Desi2n Review • Site Plan • Building Permit • Construction LEVEL I DESIGN REVIEW -STAFF & PZ Staff FBC Committee review of application Riverfront Crossings Master Plan and FBC Standards May grant up to +2 stories in height above base maximum height & PZ will review/recommend if L_II REVIEW- PZ & CITY COUNCIL Requests for 3 or more stories of bonus height, or any open space transfers, historic preservation height transfers, or pubic right-of-way height transfers, or deviations from Master Plan must be reviewed by City Council