HomeMy WebLinkAbout2016-08-16 CorrespondenceAugust 16, 2016
Johnson County Board of Adjustment
913 S. Dubuque Street
Iowa City, IA 52240
RE: Conditional Use Permit for 4522 Taft Avenue SE
Dear Members of the Board,
CITY OF IOWA CITY
The Iowa City City Council and the Planning and Zoning Commission have reviewed the request
submitted to Johnson County by General Tree Service for a Conditional Use Permit to allow operation of
a tree service business as a home occupation at 4522 Taft Ave SE. The Johnson County Zoning Code
requires review by the City for all conditional use permits for property within the Fringe Area.
In a memo dated August 4, 2016, City Staff noted that because the site for the conditional use is outside
of the Iowa City growth boundary, it is unlikely to have negative impacts on existing or planned
development within Iowa City in the near future. However, the future land use of the area is uncertain and
as the city expands into growth areas, it is important to ensure compatible land uses. If the County
chooses to approve the Conditional Use Permit, staff recommends that it be limited for a term of 15 years.
At the end of the 15 -year term, the status of development within the area could be reassessed.
At its August 4b meeting, the Iowa City Planning and Zoning Commission recommended approval of this
Conditional Use Permit for a limited period of 15 years with the possibility of future renewals.
The City Council concurs with the Commission and recommends that the Conditional Use Permit
requested by General Tree Service be approved for a limited period of 15 years with the possibility for
renewal in the future.
Thank you for your consideration of our comments on this application.
Sincerely,
JiThrogmorton
Mayor
August 16, 2016
Johnson County Board of Adjustment
913 S. Dubuque Street
Iowa City, IA 52240
RE: Conditional Use Permit
Dear Members of the Board,
The Iowa City City Council and
submitted to Johnson County by Gi
a tree service business as a home
requires review by the City for all c
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CITY OF IOWA CITY
Taft Avenue SE
Planning and Zoning Commission have i
I Tree Service for a Conditional Use Permit
iV.kation at 4522 Taft Ave SE. The Johnson
nal use permits for property within i7ri
In a memo dated August 4, 2016, City Shv
of the Iowa City growth boundary, it i
development within Iowa City in the near
as the city expands into growth areas, it
chooses to approve the Conditional Use Per
At the end of the 15 -year term, the status of
At its August 4m meeting, the Iowa City Ph
Conditional Use Permit for a limited period
The City Council concurs with the
requested by General Tree Service b'
renewal in the future. /
Thank you for your
Sincerely,
Jim Th
Mayor
-w,dd the request
fflow operation of
my Zoning Code
Area.
noted that because the site the conditional use is outside
unlikely to have negati impacts on existing or planned
ture. However, the fu land use of the area is uncertain and
s important to a compatible land uses. If the County
�it, staff reco ends that it be limited for a term of 15 years.
the area could be reassessed.
Afid Zoning Commission recommended approval of this
years with the possibility of future renewals.
on and recommends that the Conditional Use Permit
for a limited period of 15 years with the possibility for
of our comr+nts on this application.
I r-=�1-=•p`i CITY OF IOWA CITY
MEMORANDUM
Date: August 4, 2016
To: Planning and Zoning Commission
From: Bob Miklo
Re: Conditional Use Permit General Tree Service
General Tree Service has submitted an application to the Johnson County Board of Adjustment for a
Conditional Use Permit to allow operation of a tree service as a home business at 4522 Taft Ave SE.
The property is located on the east side of Taft Ave SE approximately 2,500 feet south of its intersection
with Highway 6 in Scott Township, outside of the City's growth boundary but within Fringe Area B of the
Fringe Area Policy Agreement. The Johnson County Ordinance requires that cities be allowed to review
Conditional Use Permits within their extraterritorial jurisdiction. Conditional Use Permits in Johnson
County require a 4/5 majority vote of the Board of Adjustment to approve if the use is opposed by a vote
of the City Council.
The current zoning of the site is Agricultural (A). Properties to the west, south and east are also zoned
agricultural. The property to the west recently was granted an extension of a conditional use permit to
allow a trucking business as a home occupation. The properties to the south and east are farmed. The
property to the north is zoned Highway Commercial (CH) and is developed with a manufactured home
park.
The applicant wishes to construct a home and a building in which they plan to store trucks and other
equipment used in their business. The hours of operation would generally be between dawn and dusk.
One or two non -family employees would work from this site and would pick up trucks and other
equipment for transport to a job site. No business, other than storage, would be conducted at this
location.
As noted above, the proposed site is outside of the Iowa City growth boundary and is therefore unlikely to
have negative impacts on existing or planned development within Iowa City in the near future. However,
the future land use of the area is uncertain and as the city expands into growth areas it is important to
ensure compatible land uses. If the County chooses to approve the Conditional Use Permit, staff
recommends that it be limited for a term of 15years. At the end of the 15 year term the status of city
growth within the area could be reassessed. If it is determined that the city is not growing in that direction
the County could then consider reapproving a Conditional Use Permit, however if growth patterns indicate
that the tree service business has become incompatible with development in the area, the County could
choose to not extend the permit.
Staff Recommendation
Staff recommends that the City 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.
Approved by:
....l11
11 ........
Department of Neighborhood and Development Services
Attachments: 1. Location Map
2. Application letter
ti
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Y
SKOI�-�Q
REALTY
Johnson County Board of Adjustment
913 S Dubuque St
Suite 204
Iowa City, IA 52240
To Whom it May Concern,
July 14, 2016
I am representing Mickey and Sarah McGrew who wish to purchase property to reside and operate their
business at Parcel #0932327001 Aka 4522 Taft Ave SE, Iowa City, IA 52240. The purchase of this property is
contingent on the Board of Adjustment granting a conditional use permit allowing them to use the property in
this manner. Please see the attached purchase agreement for your consideration.
The McGrews own and operate General Tree Services. Their business is to perform various tree services
including but not limited to tree trimming and removal. They are seeking a conditional use permit to reside at
and operate their tree service from the same location. They employ one person at present who meets them
at their shop space to drive equipment from their shop location to where their services are being performed.
All other employees report to the jobsite and not the shop location. At most, parking for 2 employees will be
required. Their hours of operation vary with season and weather. It is reasonable to assume dawn to dusk
travel only for a couple of trucks as the work itself is performed on site wherever tree repairs or removals are
needed. No signage is required or requested.
The McGrews have attached along with their conditional use permit request (10) copies of their proposed site
plan as required. It identifies re -use of the existing site access with minor revisions of the existing lane at the
back %: of the property to accommodate the home and structures that they intend to build. They plan to build
an approximately 1500 SF at main level ranch style home (30ftx50ft) plus an attached 24ft by 30ft garage for
their personal residence. They also plan on building a 60ft by 120 ft post frame steel building with 16 ft
sidewalls where they will store their equipment to keep it out of view and out of the elements. They may
reside in part of the post frame building while building their residence and convert to office space when
residence is complete. This would be coordinated with the AHJ when applying for building permits. Water
sewer would be private well and septic. Electric is available at the property and their usage would be minimal
within typical usage of farmstead.
I hope this clearly addresses and explains the purpose of Mickey and Sarah McGrew's Conditional Use Permit
Request for 4522 Taft Ave SE, Iowa City, IA 52240
This is submitted to comply with tree Johnson County Planning, Development, and Sustainability's Conditional
Use Permit Request for said property.
Kindly notify our office if additional information is required.
Regards
ason Hayes
Skogman Realty
Associate — Monica Hayes Team
2530 Corridor Way
Coralville, IA 52241
319-625-6427 ( Office )
319-330-9201 ( Cell )
jasonhayes@skogman.com
--*
TAFTAVE SE __
Planning and Zoning Commission
August 4, 2016 — Formal Meeting
Page 3 of 6
Parsons noted that this land with its close proximity to downtown and the historical
neighborhoods to the east this 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, they are all grandfathered in, but the regular 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 recommending 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.
Martin noted that the realtor representing Mickey and Sarah McGrew stopped in her office to
Planning and Zoning Commission
August 4, 2016 — Formal Meeting
Page 4 of 6
ask how long this meeting tonight would be and noted that their offer on the property was no
longer contingent on receiving this conditional use. Martin stated she has no interest in this
situation and responded with no information.
Howard began the staff report showing where the property is located, on Taft Avenue south of
Highway 6, it is outside the City's growth area but inside the Fringe Area. As always the
conditional use permits for the County that are in the Fringe Area need approval by the City
Council. If the City Council doesn't approve the conditional use, it does take 4/5 of the County
Board of Adjustment to approve a conditional use. The area is currently zoned agricultural, the
McGrews wish to have a tree service business as well as their home at the location. Staff is
recommending that the conditional use permit be limited to a term of 15 years with the
possibility of renewal. While Staff doesn't feel it will have any negative impact on existing or
near -future development within Iowa City the long-term future use is uncertain so a limit will
allow for a revisit to ensure compatible land uses.
Staff recommends that the City 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.
Hensch asked if this land was immediately west of Breckenridge Trailer Court. Howard
confirmed it was.
Freerks asked if there was a set limit of number of employees in a county home-based
business. Howard did not have the answer to that question. Hensch noted that he had this
company cut down trees in his yard after a wind storm that he has one employee and hires
extra employees when needed and they just meet them at the job site.
Freerks opened the public hearing.
Seeing no one Freerks closed the public hearing.
Signs moved to recommend to Council to 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.
Parsons seconded the motion.
A vote was taken and the motion passed 7-0.
CONSIDERATION OF MEETING MINUTES: JULY 21, 2016
Signs moved to approve the meeting minutes of July 21, 2016 with edits.
Parson seconded the motion.
A vote was taken and the motion passed 7-0.
r
P�'�i~•®�, CITY OF IOWA CITY
MEMORANDUM
Date: August 4, 2016
To:
Planning and Zoning Commission
From:
Karen Howard, Associate Planner
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 to the 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.
08- _
2e(2)
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: ' FRPR. eF 0' where PaFkiRg me shared
Must comply with the same side and rear setback requirements
as principal buildings. Setback area shall be landscaped to the S2 Standard.
Approved by:
Department of Neighborhood and Development Services
r
^lam.®o'r CITY OF IOWA CITY
Z -ft �� 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 20th 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:
Page 3
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 -� I' -Module
Existing New MF Building
0
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
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
Page 5
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 Riverfront
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 Riverfront
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.
Page 6
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
Page 7
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: _-7,X
Department of Neighborhood and Development Services
Eastside Mixed -Use District
- JEFFERSON
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Article G. Riverfront Crossings and
Eastside Mixed Use District
Form -Based Development
Standards
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 RiveFfrent GFessings DistHet 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
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 Requlatinq
Plan (see Figure 2G -1b.) indicate the location and extent of pny 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-1 b Requlatinq 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. Additienal 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
4
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 14-46-4 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, 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
t.�
South Gilbert and Park Subdistricts for Apartment Buildings, Multi -Dwelling Buildings, and Mixed -Use
Buildings the number of 3 -bedroom units per lot may not exceed 20% of the total number of units on the
lot.
c. Residential Uses are not allowed within required retail storefronts, as specified on the applicable
regulating plan River rent ''•sings 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
iR-Requi=red-Retai4-
SteFefFefits, as indicated en the Fegulating plan, and must-a6e 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):
A
Tahie 9(;-1- Permitted 6uildino Tvnes — 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 2GA 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., -14' 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.
7
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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 2GA 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., -14' 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.
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 abe,ve the 3rd fleef 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.
9
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, cornices, belt courses, buttresses, sills, and other similar features: 2' max.
(b) Balconies on upper floors may project up to 6' into front setbacks. Balconies may project beyond
non -street -facing facades on upper floors up to 4' max., but shall extend no closer than 4 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 project (cantilever) up to 5
feet closer to the streetside property line than the ground -level building fa4ade provided that the
upper floor fagade 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
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
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 inhe Gen`fal CFessingc
bdistrierthese 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
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, 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 Repair -oriented and Alcohol sales -oriented retail uses are not allowed in the Eastside Mixed Use District.
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)
Tahle 2G-2 Permitted Buildina Tvoes - Central Crossinas
Notes:
1 Only allowed on properties with frontage on Van Buren Street or Burlington Street
13
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Notes:
1 Only allowed on properties with frontage on Van Buren Street or Burlington 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 above the 3Fd flee- 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
(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 418' 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 fagade 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 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 orimary 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 14-51', Screening and Buffering Standards.
(b) Building/Structured Parking: 10' min. and set back 1' min. from the secondary street building
16
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: 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
17
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.
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
PV
also apply in the Gilbert subdistrict as set forth in Article 14-46, except as noted below. In addition, the
following restrictions and allowances shall apply:
a. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-2G-5.
For Multi -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
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):
We"
Tnhle 9G-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 3Fd flee' 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.
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 3Fd flee' 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 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 14-56 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
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 14-5F,
Screening and Buffering Standards.
(c) Building/Structured Parking: 15' min. from primary street building facade and located behind
fully -enclosed, occupied building space.
(d) Underground Parking: 0' min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Area:
• 10' min. and located 3' min. from the secondary street building facade and screened by low
masonry walls and landscaping as specified for S2 standard - alternative materials (option B),
set forth in Article 14-5F, Screening and Buffering Standards.
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 14-4B, 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 14-46-4 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
041
(1) Principal buildings shall comply with Section 14-2G-5, Building Types Standards. The following
Building Types are permitted in the West Riverfront subdistrict (see also Table 2G-6):
Table 2G-4* Permitted Buildina Tvoes - 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 above the M flee- 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
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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 above the M flee- 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
iM
grade) the maximum setback does not apply.
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
(2) Setbacks along the west side of South Riverside Drive south of Benton Street shall be as shown in the
Riverfront Crossings District Master Plan. Building facades shall be aligned along a pedestrian way with
abutting perpendicular parking spaces aligned along a continuous north -south drive aisle, which
allows cross -parcel connections among adjacent sites.
(3) On lots with double frontages on Sturgis Corner Drive and South Riverside Drive or Sturgis Corner
Drive and Highway 6, Sturgis Corner Drive shall be considered the primary street frontage. For these
lots, there shall be no maximum building setback along the Riverside Drive and Highway 6 frontages.
(4) For lots with double frontages on Orchard Street and Riverside Drive, there shall be no maximum
building setback along the Orchard Street frontage.
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 fagade 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 14-513, Sign Regulations. Projections into the
right-of-way shall not interfere with utilities street trees and other important right-of-way features.
(3) Arcades and galleries projecting beyond 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 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.
m
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 14-5F,
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.
04::
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements as
principal buildings. Parking must be screened from view by architecturally -finished building
facades, according to the standards for structured parking set forth in 14 -5A -5F.
(c) Underground Parking: Must comply with the same side and rear setback requirement as principal
buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10' to any
residential portion of a building (i.e. not including portions of the building containing garage space).
This 10' area must be used for walkways and landscaping and/or may be included as part of a larger
open space area. If parking spaces are located where headlights of vehicles shine onto a wall
containing ground floor windows, said parking spaces must be screened from view of the windows to
at least the S2 standard.
c. Access to Parking and Service Areas
(1) All parking and service areas shall be accessed from public alleys, private rear lanes or driveways on
secondary streets consistent with the Riverfront Crossings Plan. Limited access to primary streets is
allowed consistent with the Riverfront Crossings Plan. However, in order to improve traffic circulation
upon redevelopment, the City may require closure of inappropriately located curb cuts in favor of
shared access points along the frontage.
(2) FBC Committee approval is required for the placement of new driveway and curb cuts along primary
streets. Any request for a curb cut on an arterial street will be reviewed according to the applicable
provisions set forth in Section 14-5C-6, Arterial Street Access Requirements.
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
30
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 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 n` eFfrent GFessings Dist et Perm 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:
TAhle 9C;-5` Permitted Frnntane Tvnes
32
Permitted Frontage Types
Building Types
x
41
0
C
O
u
N
C
O
�
O 0
w
C
u
d
O
t
U M
V
V
°
H
M
`m
F
°
o M
a
0
a
0
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
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 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 ef the .,,,J..,ent exteF eF ^"de, except along sloping
sites, where this standard shall be met to the extent possible so that views into the interior are maximized
and blank walls are avoided.
d. The ground floor finished floor elevation shall match the elevation of the abutting public sidewalk or
publicly accessible plaza. On sloping sites the FBC Committee may adjust this requirement, provided that
the height of the ground floor of the building is no more than 3' above the level of the abutting public
sidewalk or public pedestrian plaza at any point along a street -facing facade.
e. The ground floor floor -to -structural -ceiling height shall be 14' min.
f. Ground floor building space shall be designed to meet Building Code requirements for commercial uses.
g. Entries to individual ground floor tenant spaces and entries to common lobbies accessing upper floor
space shall open directly onto public sidewalks or publicly -accessible outdoor plazas where -present.
Thresholds at building entries shall match the grade of the adjacent sidewalk or plaza area.
h. Storefront entries shall be recessed a minimum of 18" and sheltered by awnings or canopies that project
a minimum of 6' from the building facade. Entries must also be distinguished by facade design, materials,
articulation, or other architectural details that provide relief to the building facade and draw attention to
the entrance.
i. Awnings or canopies designed to provide weather protection are required along at least 60% of the
street -facing facade and shall project 4' 3 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 the building are not as
critical, but where architecturally finished facades with elements that provide visual interest and comfort
to pedestrians are important. See Table 2G-5 to determine appropriate building types. The frontage
provides ground floor storefront conditions with high proportions of transparency, but to a lesser degree
than the Storefront frontage.
Figure 2G-16: Urban Flex
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 fetal 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 of the adjaeent
exter ergrade, 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
35
12" of the elevation of the abutting public sidewalk or publicly accessible plaza, views into storefronts are
maximized to the extent possible, and blank walls are avoided.
e. The ground floor floor -to -structural -ceiling height shall be 14' min.
f. Ground floor building space shall be designed to meet Building Code requirements for commercial uses.
g. Entries to ground floor building space and common lobbies accessing upper floor space shall open
directly onto public sidewalks or publicly -accessible outdoor plazas where present, or shall be directly
connected to sidewalks by a paved walkway.
h. Thresholds at building entries shall match the grade of adjacent sidewalks, plaza areas, or paved walkways.
i. Building entries shall be shall be recessed a min. of 18" and sheltered by awnings or canopies that project
a minimum of 6' from the building facade. Entries must also be distinguished 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
36
shall be landscaped, except for walkways leading to the Terrace.
d. Terraces shall be enclosed by garden walls up to 42" max. in height above grade. The garden wall's design
and materials shall be of high quality and compatible with the building's architecture. A decorative,
transparent railing or fence, constructed of metal and glass, wrought iron, or metal faithfully imitating
wrought iron, may be affixed atop the garden walls if additional height is necessary for safety. The railing
height shall not exceed 42" max. above the terrace grade. Steps or a ramp shall be provided for access to
the terrace. Steps and/or ramps may be perpendicular or parallel to the sidewalk.
e. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor residential
building space shall be elevated 18" min. above the elevation of the abutting public sidewalk, and 36" max.
above grade and may be flush with or slightly elevated above the Terrace level.
f. Building entries shall be accessed directly from the Terrace.
g. Landscaping of the Terrace may include groundcovers, grasses, garden plants, low shrubs, and ornamental
trees. All plant material shall be of a variety that will not exceed 42" in height at maturity (except trees) so
as not to obstruct ground floor windows. Plant material shall be selected to prevent encroachment of the
public sidewalk. Thorny plants are not permitted.
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 -S 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. For buildings with
multiple Stoops, or a combination of Stoops, Porches, and Porticos, a 6' min. landscaped area shall be
provided between adjacent frontages.
d. Stoops shall project 4' min., 6' max. beyond the front facade and extend 5' min., 8' max. along the front
facade.
e. The exterior stair of a stoop 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
38
be provided between adjacent frontages.
d. Porches shall project 6' min., 10' max. beyond the front facade and extend at least 50% of the facade width
along the front facade.
e. An optional fence enclosing the front yard shall not exceed 48" max. in height. Fences shall be made of
high quality materials and construction compatible with the building's architecture. Permitted materials
include vertical wood pickets, wood lattice, wrought iron, and metal that faithfully imitates wrought iron.
Fences shall be semi -transparent with max. 50% opacity. Chain link or wire mesh fences are prohibited.
f. 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., 8110' max. beyond the front facade and extend 10' min. ,16=20'max. along
39
the front facade. A flat or pitched roof that is supported by columns or piers shall extend over the entire
Portico. Alternatively a flat metal canopy suspended from support rods or cables may extend over the
entirety of the Portico. For buildings with multiple Porticos, or a combination of Stoops and Porticos, a 6'
min. landscaped area shall be provided between adjacent frontages.
e. Landscaping on both sides of the Portico is required. Landscaping may be at grade or elevated, and may
be demarcated by a garden wall up to 24" in height or a max. 42" decorative, transparent fence
constructed of wrought iron or metal that faithfully imitates wrought iron. Plants may include
groundcovers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except trees)
shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant material shall
be selected to prevent encroachment of the public sidewalk. Thorny plants are not permitted within 3' of
the public sidewalk.
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.
Lie]
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 Buildina Tvnes
42
Roverfront Crossings distriste-Form-based Zoning Districts
C
G
�
S
C
M
Permitted Building Types
°
x
oJ3
0
U
>
L
t
d
•.
'N
7
4d3
3
�
C
V
C
d
-O
_
d
N
d
tn
V
V
W
7
Cottage Home
x
x
Rowhouse
x
x
x
Townhouse
x
x
x
x
x
x
Apartment Building
x
x
x
x
x
x
x
z
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
xu
Mixed -Use Building
x
x
x
x
x
x
x
xU
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 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
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. 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.
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 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.
Figure 2G-27: Multi -Dwelling Building
2. BUILDING SIZE AND MASSING
«y
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
a. Buildings shall be composed of two, two and a half, or three-story volumes.
EE
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,
tuck -under parking, or a combination thereof.
47
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
building by at minimum 40'. This space may contain an alley or private rear lane.
f
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 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. The A liner building height shall be equal or greateF than the height ef 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
49
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.
(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:
Tnhle 9C,7• Permitted Parkino TvDes
52
Permitted Parking Types
Building Types
"
c
y
d
-O
C
07
J
d
V d
2
d d
o d
Ip
Y ;y
w
m V
7
d
D7 V
d 7
d V
V 7
A
0
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
E
x
x
Liner Building
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 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 i9en Fesidential 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 paFking areas at the rear of buildings to street frontages.
2. Passageways shall be designed to meet the following standards:
a. Passageways shall be 20 39' 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 160 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 18'26'. 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 buildinq
wings that do not exceed 60 feet in width along primary street frontages, as approved by the FBC
CnmmlttPP_
(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, publie 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 with greater than 100' in length e€ftOntagealenga
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,
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 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
[Yl
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
Trim/Accent
Top of
Middle of
Base/Bottom
Storefront
Permitted
Material
Building
Building
of Building
and Urban
Standards
(see notes)
Building Materials
Flex
frontages
Brick(face/veneer)
x
x
x
x
x
A
Tile, Stone/Stone
x
x
x
x
x
A
Veneer
Burnished/Glazed!
Split face Black
x
x
x
x
x
B
Architectural CMU
Wood/Wood
x
x
x
x
x
C
Composite
Fiber -Cement
C
x
x
x
x
x
Siding/Panels
Metal Panels
x
x
x
x
x
D
Pre -Cast Concrete
E
x
x
x
x
Panels
EIFS/synthetic
stucco/hand-laid
x
x
F
stucco
Reflective
x
G
65
Glass/Spandrel
Translucent,
Fritted
x
x
x
x
x
H
Glass/Window Film
Transparent Glass
x
x
x
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, 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
[1:
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.
[IV1
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, arA-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 -SB.
til
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 14-5B, 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. aleng-
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.
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 ski94e ily 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
(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
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 14 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
71
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.
b. Requirements
(1) The subject land must be dedicated to the City for use as public right-of-way.
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(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
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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.
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(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, fa4ade 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 fflultiple buildings 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 River -front 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 -ander
paddng plaeement-requirements; 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 irreqularly
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 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.
S. 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.
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14-5A: Off -Street Parking Standards
Amend Subsection 14 -5A -4B., 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 14-2G-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
BICYCLE
PARKING
Household Living
South Downtown, University
Effciency,l-bedroom: 0.5 space per dwelling unit.
Units within the
2 -bedroom: t spaces per dwelling unit
1 per d.u.
following Building
3 -bedroom: 2 spaces per dwelling unit
Types:
Elder Apartments: 1 space for every 2 dwelling units.
• Apartment
For Multi -Family dwelling units s 9faRte"9.0..�.,o oG^as4^9Ht-for-studeRt
Building
heusing 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, 1 -bedroom: 0.75 space per dwelling unit.
1 per d.u.
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
1 space per 500 square feel of floor area. On -street parking provided
111500
Crossings, Gilbert, West
along the frontage of a property may count toward this parking
square feel
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
S. Downtown and Riverfront Crossings Parking District
For qualifying development as set forth below, the number of required on-site
parking spaces may be reduced in order to facilitate said development according to
the provisions of this subsection.
a. Qualifying Development
To qualify for a parking reduction under this subsection, the proposed
development:
(1) Must be located in the Downtown and Riverfront Crossings Parking District;
and
(2) Must not result in the demolition of a property that is designated as an
Iowa City Landmark, registered on the National Register of Historic Places,
or individually eligible for the National Register of Historic Places; and
(3) Must qualify feF bands height-, bonus fleeF area, or ether develepnien
assmstanee fina eial ent'ye f..,..., the r•t., fer including 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:
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.
7. Garage Entrances/Exits.
a. Vehicular access to parking within buildings should be located and designed to
minimize traffic congestion and hazards to pedestrians and to preserve street
frontages for active building uses.
b. Garage entrances/exits should be located along a building wall that does not
face a public street and accessed from a private drive, private rear lane or
public alley. In CB -2, CB -5, MU, Eastside Mixed Use, and Riverfront Crossings
Zones, alley or rear lane access is preferred. If the o ildiR^ ^"i^ ^'
Gansultatmon with the Director of Neighborhood and Development Services in
consultation with the aad the Form -Based Code Committee, determines that
such access is not feasible due to lack of alley access, topographical
limitations, or other unique circumstances, or if allowing direct access from a
street will better meet the objectives as stated in subparagraph a., above,
garage openings may face a street, but must be designed in a manner that will
best meet the objectives listed in subparagraph a, above, and must meet the
standards listed in sub -subparagraphs (1), (2), and (3), below.
(1) If the structured parking is intended for residents or tenants of a building
and not the general public, there may be no more than one double -wide
or two single -wide garage openings per building. Double -wide openings
may not exceed 20 feet in width; single -wide openings may not exceed
10 feet in width. For existing buildings where it is not possible to meet
this standard due to structural constraints of the building, the Building
Official may adjust this provision to allow one additional garage
entrance/exit that faces a street, provided that the minor modification
approval criteria are met and the garage opening is designed to
minimize its effect on the streetscape and minimize hazards to
pedestrians.
(2) For structured parking intended for use by the general public, garage
openings should be limited in width and number to only what is
necessary to provide adequate access for the types and numbers of
vehicles using the parking facility.
(3) Except in the CN -1, CB -2, MU and CB -5 Zones, the opening(s) must
occupy no more than 50% of the length of the street -facing building
wall. On corner lots, only one street -facing garage wall must meet this
standard. In 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 -5A -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 -
3
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,
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 0•.,...fFGnt GFOSSings 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 €fiverfront
Sressings-form-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) RiveFfFGRt rrecc:^gc DesigR Review Design Review for Form -based Code Districts
Amend 14 -3C -3A -1b, regulating Level l 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 the P.__rt,.,, : GFOSSOROS Design Re by the Form -Based Code
Committee, in accordance with Article 14-8B, Administrative Approval Procedures.
Amend 14 -3C -3B, setting forth approval criteria for design review, as following:
9. RiveFfFent GFGGGiRgs 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.
5
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 permitted
Not Applicable
District
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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, 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.
14-4B: 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.
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 FBsideRtially ZORed PFGpeFty 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, ID -I, ID -RP, CN -1, CO -1, PRM, RM -20, RM -44, RNS-20,
aad-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, CIA, CB -2, CB -5, CB -10, 1-1, 1-2, RDP, and ORP, and the RFC -
WR.
F \
To: Planning and Zoning Commission
Item: REZ16-00006
STAFF REPORT
Prepared by: Karen Howard
Date: July 21, 2016
GENERAL INFORMATION:
Applicant: City of Iowa City
410 E. Washington St.
Iowa City, IA 52240
Contact:
Karen Howard
319-356-5251
karen-howardtaaiowa-city. org
08-16-16 MT
2e(3)
Requested Action: Rezone multiple properties from Central Business
Service (CB -2), Neighborhood Stabilization
Residential (RNS-20), and Central Business Support
(CB -5) to Eastside Mixed -Use (EMU)
Purpose: Reflect development patterns and standards for the
subject area outlined by the Comprehensive Plan
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Portions of the 500 blocks of Iowa Avenue, College
Street, and Washington Street
Approximately 7.4 acres
Commercial, residential, and mixed use buildings—
CB-2, CB -5, and RNS-20
North: Residential and mixed use – MU and RM -44
South: Residential – RM -44
East: Residential—RM-12 and RNS-20
West: City Hall, Chauncey Swan parking ramp,
Recreation Center - P-1
July 7, 2016
August 21, 2016
In May of 2015, City Council amended the City's Comprehensive Plan to incorporate portions of
the blocks between Van Buren and Johnson Streets, south of Jefferson Street and north of
Burlington Street into the Central Planning District. This area has historically been considered a
transitional area between downtown Iowa City and the residential neighborhoods to the east. In
addition to incorporating this area into the Central Planning District, the City Council established
a goal to develop zoning code amendments to address site and building design standards,
building height and scale, and setbacks to ensure that any redevelopment in this area is
compatible with the character and scale of the traditional residential neighborhood east of
downtown Iowa City. Staff has drafted a form based code to create the Eastside Mixed -Use
(EMU) zoning district to help implement the comprehensive plan vision for this area as outlined
in the associated memo in July 21 P&Z meeting packet.
Once the zoning code text amendments are adopted, the properties within the EMU District
must be rezoned in order for the new form -based standards to apply. Staff recommends
rezoning all properties within the EMU District to the new zoning designation to ensure that any
future redevelopment is consistent with the Comprehensive Plan.
The City notified all property owners and surrounding property owners of the proposed rezoning
and held a "good neighbor' informational meeting on June 22, 2016 (see attached letter) to
discuss the new form -based zoning and address questions from area property owners. Staff also
met individually with area property owners to discuss the proposed zoning.
ANALYSIS:
The properties that are the subject of this rezoning are located in the Central Planning District
and primarily contain homes constructed in the early part of the 20"' century. Some infill
apartments of more modern design are present. Commercial buildings, such as the University of
Iowa Community Credit Union, New Pioneer Co-op, a small office building, and a gas
station/convenience store are all located along Van Buren Street. A new, larger mixed-use
building was recently constructed on Washington Street in accordance with the CB -2 zoning
standards.
The current zoning of properties in this area is largely Central Business Service (CB -2) or
Central Business Support (CB -5). These central business zones encourage high density urban
mixed use development by requiring new buildings to be designed as mainstreet-style
commercial buildings that require commercial uses on the ground level floor and may have
residential uses on the upper floors with little or no building setbacks from the street or from
adjacent properties. There are two properties zoned RNS-20 that are included in the EMU
District. These properties contain multi -family buildings that are not consistent with the
standards in the EMU District, so the rezoning may create an incentive for redevelopment.
With this proposed area -wide rezoning, the new form -based zoning standards of the Eastside
Mixed Use (EMU) form -based code district will apply to all properties within the designated
boundaries of the EMU District, specifically the portions of the 500 blocks of Iowa Avenue,
College Street, Washington Street, and Burlington Street illustrated on the attached map.
STAFF RECOMMENDATION:
Staff recommends approval of REZ16-00006, a proposal to rezone approximately 7.4 acres of
property between Van Buren and Johnson Streets, south of Jefferson Street and north of
Burlington Streets from CB -2, CB -5, and RNS-20 zones to Eastside Mixed -Use District (EMU)
zone.
ATTACHMENTS:
1. Location Map
2. Aerial Photograph
3. Notification letters to property owners and surrounding owners
Approved by: 7 Y `r
John Yapp, Development Services Coordinator
Department of Neighborhood and Development Service
JL
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CITY OF IOWA CITY
410 East Washington Street
Iowa City, Iowa 52240-1826
(319) 356-5000
(319) 356-5009 FAX
June 13, 2016 www.icgov.org
RE: Informational meeting regarding amendments to the zoning code to create a new form -based code
district (Eastside Mixed -Use)
Dear Property Owner:
In May of 2015, after extensive public input, the City Council of Iowa City amended the City's
Comprehensive Plan to incorporate portions of the blocks between Van Buren and Johnson Streets, south
of Jefferson Street and north of Burlington Street into the Central Planning District. This area has
historically been considered a transitional area between downtown Iowa City and the residential
neighborhoods to the east. In addition to incorporating this area into the Central Planning District, the City
Council established a goal to develop zoning code amendments to address site and building design
standards, building height and scale, and setbacks to ensure that any redevelopment in this area is
compatible with the character and scale of the traditional residential neighborhood east of downtown Iowa
City. You are being contacted because you either own property in this area (see attached map) or
own property in proximity to this area.
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. An alternative zoning technique that
has recently been applied in the Riverfront Crossings District is a form -based zoning code, which has
proven to be a good tool to achieve the results desired by both the community and property owners and
developers. City staff has drafted preliminary zoning code amendments to establish a new form -based
zoning district that would be applied in the area illustrated on the attached map.
On Wednesday, June 22, the City will host an informational meeting for property owners and other
interested stakeholders to share information and answer questions about the proposed new form -
based code district. The meeting will be held at 5:30 in Emma Harvat Hall in the Iowa City, City
Hall, 410 E. Washington Street, Iowa City. Staff will provide a brief presentation of the proposed form -
based code district and then open the meeting for questions. If you are unable to attend the meeting
and/or would like more information, please contact Karen Howard at 319-356-5251 or by email: karen-
howard@iowa-city.org
Department of Neighborhood & Development Services
July 8, 2016
i r
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CITY OF IOWA CITY
410 East Washington Street
Iowa City, Iowa 52240-1826
RE: Rezoning of properties within the Eastside Mixed -Use District (3 1 9) 356-5000
(REZ16-00006) (3 19) 356-5009 FAX
www.icgov.org
Dear Property Owner:
The City of Iowa City has established zoning classifications that determine how land and buildings may
be used in specific areas of the community. Those classifications may be changed or amended, pending
consideration by the Planning and Zoning Commission and approval by the City Council.
On June 22, the City hosted an informational meeting for property owners regarding a new form -based
zoning district, the Eastside Mixed Use District (EMU), which is being considered for the area where your
property is located. This letter is to inform you that the City is initiating a rezoning of all properties
within this area to this new zoning designation, including your property (see attached map).
Why is the City initiating this rezoning? The current zoning of properties in the Eastside Mixed Use
District 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. An alternative zoning technique that has recently been
applied in the Riverfront Crossings District is a form -based zoning code, which has proven to be a good
tool to achieve the results desired by both the community and property owners and developers. City staff
has drafted preliminary zoning code amendments to establish a new form -based zoning district that would
be applied in the area illustrated on the attached map, including your property.
The Planning & Zoning Commission will review and receive comments on both the zoning code
amendments that will establish the new zoning district and the City -initiated rezoning of properties to this
new zoning designation at a public meeting tentatively scheduled for July 21, 2016 at 7:00 p.m. in Emma
Harvat Hall, City Hall, 410 E. Washington Street, Iowa City. As a property owner, whose property is
subject to this rezoning, you are being notified of this meeting and invited to present your views
concerning this application, either in person or in writing.
The meeting is subject to change. Please check the City of Iowa City's website at
www.icgov.org/agendapz the week of the meeting or call 319.356.5230 to confirm the agenda. A staff
report on the proposed rezoning will also be available on the City website at www.icgov.org/agendapz the
Friday before the Commission's meeting.
If you know of any interested party who has not received a copy of this letter, we would appreciate it if you
would share this information with them. If you have any questions regarding this application, please
contact Karen Howard at 319.356.5251 or email: karen-howard@iowa-city.org.
Sincerely,
Janet Dvorsky
Administrative Secretary
Department of Neighborhood and Development Services
2f(1)
Marian Karr
From: Geoff Fruin
Sent: Wednesday, August 03, 2016 9:55 AM
To: 'Lou Halsch'; Council
Cc: Kent Ralston; Scott Sovers; Jason Havel; Ron Knoche
Subject: RE: Road Diet
Mr. Halsch:
Thank you for forwarding your comments and concerns about the proposed Mormon Trek road diet. Your message has
been received and will be shared with staff working on the project as well as the City Council.
Best,
Geoff Fruin
City Manager I City of Iowa City
P: 319.356.5013
Web I Facebook JTwitter
From: Lou Halsch [mailto:lou.halsch@gmail.com]
Sent: Wednesday, August 03, 2016 8:23 AM
To: Council
Subject: Fwd: Road Diet
I sent the message and letter below to the consultants who facilitated a public meeting regarding the Mormon
Trek road diet. I am forwarding this message on to you as I have not received any confirmation that the
message was received and/or that it was shared with you, the City Council. I continue to be concerned with the
idea. Thank you. Lou Halsch
---------- Forwarded message ----------
From: Lou Halsch <lou.halsch(ap_mail.com>
Date: Fri, Jul 8, 2016 at 11:25 AM
Subject: Fwd: Road Diet
To: bfall(cdsnyder-associates.com
I attended the June 28 Public Information Meeting regarding the proposed Road Diet of Mormon Trek.
I live one block from Mormon Trek and have for 25 years, watching the area grow from agricultural land to
single and multi -family living and businesses. After listening to the discussion and witnessing the west side
growth, I am not in favor of the road diet.
I appreciate the city and consultants attempt to improve public safety on Mormon Trek but not with the diet
plan. The consultants compared Mormon Trek to a Road Diet in Des Moines on Ingersoll Road; however,
Morman Trek is unusual from the sample Ingersoll Road in Des Moines in that:
1. Several housing additions feed off Mormon Trek at Cae Dr, Rohret Road, Abbey Ln, Plaen View Dr.,
Gryn Dr. and Westside Drive. These streets are not through streets and do not connect with other
north/south streets, and most probably won't in a long-range strategic plan as opening up streets would
cause the destruction of Willowcreek Park. Housing additions continue to be developed off Rohret
Road including several large multi -family additions which add more vehicles than single family
homes. Therefore, these people have no other options than to use Morman Trek.
2. Mormon Trek is the only north -south street in Iowa City/Coralville that flows from Hwy I to North
Liberty Rd. and, it is an emergency route and bus route.
3. U.S. Hwy 218/Iowa 27 and Hwy 6 carry UI athletic traffic with large volumes of traffic using Mormon
Trek and Sunset St. as the only two through streets to the UI athletic venues. On Iowa game days,
traffic is difficult enough that the Iowa State Patrol in conjunction with local authorities advises drivers
on optional routes. With the upcoming closure of Dubuque Street, I80 exit 244 will undoubtedly be
rerouted to the 218 Melrose or Hwy 1 exits adding more traffic. This project is currently estimated to be
a two year project. Additionally, these same streets carry the traffic of 12,000 employees and trainees at
UIHC along with added patient, family and visitor traffic.
4. West High School students and those who commute to Cedar Rapids using 218/380 already back-up the
turn lane at Melrose and Mormon Trek past McBride St during certain periods of the day.
5. Although Mormon Trek is an emergency route; at times, it is impossible to keep the roadway clear of ice
and snow making ascending Mormon Trek southbound at Melrose and at Benton Street difficult. It
doesn't take much to imagine a complete stoppage of traffic with no quick solution if the street was
reduced to one lane each direction during snowy conditions. It also seems quite probable that more year-
end collisions would occur with lane reductions.
6. As a bus rider since 1971, I do not understand how a bus will drop off riders with the proposed wide
bike lanes without riders being knocked to the ground. Buses will also add to the congestion by
blocking traffic each time they stop to pick up or drop off riders.
7. Overall frustration of drivers and road rage seems more likely to escalate.
8. Several of the scenarios which the consulting firm showed were from complete `knuckle -headed' moves
by the drivers, something that a road diet can't fix. I get off a bus at Mormon Trek and Cameron Way,
and daily I witness speeders who then run that red light. Rarely do I see a police presence or efforts to
control speeders.
One suggestion discussed at this meeting was adding protected turn signals (as at the corner of Gilbert and
Benton Streets) at each corner where there are current lights. I would be in favor of utilizing these stop lights
to determine IF controlled lights would help reduce accidents at corners. Additionally, the entrances/exits
into the Kum -N -Go at the intersection of Benton and Morman Tek is the sources of many accidents and should
be considered for an alternate entry.
Thank you for your consideration. I certainly am in hopes that the City Council take listen closely to those of
us who live in this area, not consultants who are unfamiliar with the unusual area in which we live. Thank you.
Lou Halsch
804 Elliott Ct.
Iowa City, IA
---------- Forwarded message ----------
From: Halsch, Lou <lou-halschauiowa.edu>
Date: Fri, Jul 8, 2016 at 8:10 AM
Subject: Road Diet
To: Lou Halsch <lou.halschagmail.com>
Notice: This UI Health Care e-mail (including attachments) is covered by the Electronic Communications
Privacy Act, 18 U.S.C. 2510-2521 and is intended only for the use of the individual or entity to which it is
addressed, and may contain information that is privileged, confidential, and exempt from disclosure under
applicable law. If you are not the intended recipient, any dissemination, distribution or copying of this
communication is strictly prohibited. If you have received this communication in error, please notify the sender
immediately and delete or destroy all copies of the original message and attachments thereto. Email sent to or
from UI Health Care may be retained as required by law or regulation. Thank you.
2f(2)
Johnson
County
July 28, 2016
BOARD OF SUPERVISORS
Rod Sullivan, Chairperson Pat Harney
Mike Carberry Janelle Rettig
Lisa Green -Douglass
Mayor Jim Throgmorton
Iowa City City Council Members
City of Iowa City
410 E. Washington St.
Iowa City, Iowa 52240
Dear Mayor Throgmorton and members of the Iowa City City Council,
Please consider this letter to be the 30 -day notice to terminate the intergovernmental agreement
for the City of Iowa City to provide commercial and industrial electrical inspection services to
Johnson County. Per paragraph 11, the intergovernmental agreement dated August 30, 2007
and recorded in Book 4214, Page 379 states that the agreement may be terminated by either
party with such notice.
Johnson County currently exceeds the State's requirement to employ at least one electrical
inspector certified in residential and commercial electrical inspection. Johnson County thanks
Iowa City for their assistance.
Sincerely,
god e
Rod Sullivan, Chairperson
Johnson County Board of Supervisors
913 SOUTH DUBUQUE STREET ♦ IOWA CITY, IA 52240 ♦ 319.356.6000 PHONE ♦ 319.356.6036 FAX
www.JOHNSON-COUNTY.com ♦ johnsoncountyia.igm2.com
Ui5-iiiiiiiiiiiiiii'16-16
2f(3)
Marian Karr
From: Candice Odell Odell <candiceodell712@gmail.com>
Sent: Tuesday, August 02, 2016 9:40 PM
To: Council
Attachments: WP_20160707_07_02_34_Pro.jpg
I applied for employment with Mass Marketing for $14.50 an hour. What do you have for homeless shelter or
housing to stay at. Trying to see what there four locations have a place as no family at those locations or anyone
I can stay with because you divorce and no one wants you around because not male.
VO -7b-16
2f(4)
won
Marian Karr
From: Geoff Fruin
Sent: Tuesday, August 02, 2016 10:16 PM
To: 'Joel Gilbertson -White'; Council
Subject: RE: Regarding Policing Transition
Joel,
Thank you for your thoughtful comments. We appreciate your input into the hiring process.
Best,
Geoff Fruin
From: Joel Gilbertson-White[mailto:joelgilbertsonwhite@gmail.com]
Sent: Tuesday, August 02, 2016 6:34 PM
To: Geoff Fruin; Council
Subject: Regarding Policing Transition
Greetings City Manager Fruin and members of the Iowa City City Council,
After reading the list of desires put forth by the Coalition for Racial Justice, I would like to echo my support for
their statements.
I would also like to see our new police chief act in a role creatively -defined, either serving a dual/multiple role
of overseeing several methods of ensuring/encouraging safety in our community, or reporting to someone who
acts in that role while overseeing a subset of our community -safety officers.
1. These methods could include a restorative justice model in which the goal jurisprudence is to make sure
relationships are made right, with convening of affected parties to create fail -safes to protect community so that
wrongdoing will be more unlikely to happen. Such a method could be a lion's -share complement to our current
system of incarceration and penalization, reserving the latter only for incorrigible and truly dangerous
offenders.
2. These methods could include a commitment to police funding being encapsulated within the Iowa City
budget, and a rejection of any budgeting bolstered with drug war monies garnered through the Byrne Grant
initiative, or through asset forfeiture policies providing incentive for police to accuse people of consensual
"malum prohibitum" crimes for the purpose of taking and selling their possessions.
3. These methods could include a commitment to training our community -safety officers (side-by-side with the
employees and people of our entire community) into a keener awareness of the implicit biases we each hold
(regarding identities including race, gender, class, and physical ability), and of methods for addressing,
countering and untraining those biases.
4. These methods could include municipally -sponsored community forums on topics put forward by community
members, such as a few over the last year held at ICPL meeting room A. These would be separate in nature
from community voices periods during city council meetings, but could be used to create democratically -
arrived -at solutions, and to build relationships and buy -in across diverse communities who live here.
5. I would also like recommend -- in terms of budgeting and hiring -- that numerical measures of monetary
outlay reflect our city's commitment to move more toward community-based policing. To be clear, I would like
to see a significant portion of the policing budget put toward employment of alternative agency actions,
including more for positions similar to the one currently enacted by Officer Hemi Harper.
Thank you so much for the opportunity to share my thoughts and hopes for a more unity -building, community -
robust system of policing.
With gratitude and blessings,
Joel
Joel Gilbertson -White
Iowa City
"If the artist does not create, the world suffers."
-Paul Robeson
..a small change in awareness or perception can create a ripple effect, nudging the aesthetic and emotional life of a whole city in a new direction' -
unlistedWarade.wordpress.com
Marian Karr
From:
jim waiters <jcmwalt@infionline.net>
Distributed
Sent:
Thursday, August 11, 2016 4:02 PM Late Handouts
To:
Council
Subject:
A good article on policing issues
Dear Councilors: (Date)
At last night's Neighborhood Council meeting we discussed questions for an upcoming forum with council members in
September. I suggested we should talk about what impact citizens and the Neighborhood Council could have on the
selection of the next police chief.
The Council has had many productive meetings with members of the Iowa City Police Department over the years I've
been attending. Many of us have a familiarity with the department and how it serves in our neighborhoods.
A recent book review/essay ("Is America Facing a Police Crisis?" by Edward P. Stingham) on policing that appeared in the
July 30-31 Wall Street Journal makes for thoughtful reading on this topic. I hope you'll be able to take a look at it.
I think this link - http://on.ws6.com/2bivif5 - should get everyone to the article. If it doesn't, please let me know.
Jim Walters
466-1134
a -P(Cf)
Marian Karr
From: jim waiters <jcmwalt@infionline.net>
Sent: Friday, August 12, 2016 6:30 PM Late Handouts Distribute
To: Council
Subject: Another article on community policing II
Dear Councilors: (Date)
Here's a link to another good article on community policing that appeared in today's (8/12) New York Times.
http://nyti.ms/2bmUsel
Jim Walters
466-1134
How Community Policing Can Work - The New York Times
"She&JUlJorkffimes http://nyti.ms/2batU2m
The Opinion Pages I OP-ED CONTRIBUTORS
How Community Policing Can Work
By CHARLIE BECK and CONNIE RICE AUG.12, 2016
Page 1 of 4
Los Angeles — After the recent murders of police officers in Dallas and Baton Rouge,
La., and the devastating videos of the shooting deaths of black men like Alton B.
Sterling and Philando Castile, the future of police -community relations in cities all
over America hangs in the balance. But even as the country is still reeling from these
traumas, this is no time for despair.
Since the urban unrest of the 196os, a series of post -riot audits — from the
McCone, Kerner and Christopher Commissions to President Obama's Task Force on
21st -Century Policing (on which one of us serves) — have prescribed the same
remedy for police -community conflict: move to guardian policing, overcome bias
and replace the "spiral of despair" in poor neighborhoods with opportunity and
justice.
We have yet to deliver on many of these — despite the regular reminders we get.
Just this week, the report on Baltimore commissioned by the Department of Justice
after the 2015 death in police custody of Freddie Gray prescribed a transformation of
police culture and practice supervised by the courts, much like the "consent decree"
imposed on the Los Angeles Police Department in 20o1. At that time, the city faced a
total breakdown of public -police trust; since then, we have come a long way, but
reform is still a work in progress.
One of us is the chief of the Los Angeles Police Department. The other is a civil
rights lawyer who, for years, sued that department. It's safe to say that the Hatfields
and the McCoys shared more affection than we did. But in 2002 we joined forces
http://www.nytimes.coml2O l6/08/ 12lopinionlhow-conununity-policing-can-work.html?emc=etal ... 8/13/2016
How Community Policing Can Work - The New York Times
Page 2 of 4
with: Mayor James Hahn; a Federal District Court judge, Gary A. Feess; the chief of
police at the time, William J. Bratton; and an army of reformers in an urgent quest
for a police culture that no longer prompted race riots or judicial supervision.
Call it guardian policing, trust policing, problem -solving policing, relationship -
based policing, community policing or partnership policing. The many names share
one vision: humane, compassionate, culturally fluent cops who have a mind -set of
respect, do not fear black men, and serve long enough to know residents' names,
speak their languages and help improve the neighborhood.
We believed this approach could reduce bad policing, bolster law enforcement
and increase public safety. We went out to prove it, and 15 years later, we think we
have.
Come to Watts and East Los Angeles and you will see the Police Department's
Community Safety Partnership unit, which operates in seven of the city's most
violent public housing projects. Here, officers call out residents' names in greeting
and patrol on foot with gang intervention specialists. The officers earn trust by
participating in a range of neighborhood activities — everything from buying bifocals
for older people to helping start a farmers' market and sports leagues for kids. The
unit's officers are not promoted for making arrests, but for demonstrating how they
diverted a kid from jail and increased trust.
Above all, they do not view residents of high -crime areas as potential suspects or
deportees but as partners in public safety. In white neighborhoods, they are trained
to not see black men as out -of -place threats. Many other officers, of course, strive for
these goals, though they often do so without the special training and extra resources
of this program.
But the police are only half the equation. This partnership demands changes
from the community that may be even harder to deliver. In Los Angeles, grieving
parents had to agree to join cops who had jailed or killed their children during the
wars on drugs and gangs. The Community Safety Partnership began with an officer's
apology for past police transgressions; after that, Watts and East Los Angeles leaders
agreed to work with the Police Department in the pilot program.
http://www.nytimes.coml2016/08/12lopii ionlhow-community-policing-can-work.html?emc=etal... 8/13/2016
How Community Policing Can Work - The New York Times
Page 3 of 4
The benefits are manifest. In its first year, the partnership unit posted the
department's steepest crime reductions and has sustained those drops ever since.
For nearly two years after the start of the program, three housing projects that had
once suffered several killings a year did not have a single murder. And in Watts,
there have been no shootings by the partnership officers in over five years.
The true test of guardian policing, however, is during a crisis. This is when the
reservoir of trust saves lives — as it did three weeks ago, after a Los Angeles police
officer killed a young man who was shooting at the police.
Angry members of the community demanded an emergency meeting with the
police. At the end of the painful session, a former gang leader concluded that the
death was extremely sad, but "if you shoot at the cops, you should expect to die."
Other attendees handed officers rosaries, and they apologized for earlier "kill the
cops" talk after rumors that officers had fired when the young man was
surrendering.
In the past, there would have been no listening — bottles, rocks and worse
would have been the only response. But by morning, calm had taken hold.
The same dividend for guardian policing was evident in Dallas. Despite the
worst efforts of a determined, vicious assassin, community policing efforts there
yielded an outpouring of public grief for the slain officers and gratitude for their
service, as well as equal heartbreak over the recent police shooting deaths of black
men. Since the shootings, about 500 people have applied to join the Dallas Police
Department.
We have much to do before most poor neighborhoods in Los Angeles see the
Police Department through a lens of trust. The Community Safety Partnership is
only one unit; we need more. But it is solid evidence that this is not the last century's
police department and that guardian policing is part of the solution to conflict
between police and community. If it works for the housing projects of Los Angeles, it
can work anywhere.
Charlie Beck is the chief of the Los Angeles Police Department. Connie Rice, a civil
rights lawyer, is a member of the President's Task Force on 21st -Century Policing.
http://www.nytimes.com/2016/08/12lopinionlhow-community-policing-can-work.html?emc=etal ... 8/13/2016
2f(5)
Marian Karr
From:
Chris O'Brien
Sent:
Thursday, August 11, 2016 8:30 AM
To:
Council
Subject:
FW: Transit staff driving speed on Madison Street
From: Chris O'Brien
Sent: Thursday, August 11, 2016 8:29 AM
To: 'Donald Baxter'
Subject: RE: Transit staff driving speed on Madison Street
Mr. Baxter,
Thank you for your email. Our training and safety supervisor addressed the situation with the driver of the vehicle. We
appreciate you taking the time to reach out to us in situations where you observe events that raise concerns. Feel free
to contact me if you wish to discuss this further. Have a great day.
Thank you again.
Chris O'Brien
Director of Transportation and Resource Management
City of Iowa City
(319)356-5156
Chris-obrien @iowa-citv.ora
From: Donald Baxter[ma!Ito:donald.baxter@gmail.com]
Sent: Wednesday, August 03, 2016 1:38 PM
To: Chris O'Brien; Council; Geoff Fruin
Subject: Transit staff driving speed on Madison Street
Dear Chris Obrien,
Noticed on Madison Street at Washington Street just ten minutes ago (1:20pm Wed Aug 3 2016). Operator of
your "Transit Supervisor" minivan clearly operating at above the speed limit on Madison Street in front of my
workplace, the UI Main Library.
This is a pedestrian -intensive street and the speed limit not being exceeding is particularly important as we have
two mid -block crosswalks and a fairly busy crosswalk at the intersection of Madison. Madison street also
carries a lot of bicycle traffic. This is a campus street! This is a street where 5 or 10 miles an hour over the
speed limit can mean the difference between a pedestrian or cyclist being injured --and one becoming a fatality:
20
MPH
MPH
1`10
9 out of 10 pedestrians survive.
5 out of 10 pedestrians survive.
only 1 out of 10 pedestrians survives.
How do we convince bus operators that not exceeding the speed limit on the street is important if the transit
supervisor *is not* observing this speed maximum?
Thank you,
Donald Baxter
Donald Baxter
316 Ridgeview Avenue
University Heights, Iowa 52246
319/337-0494
413/294-1280 (e -fax)
homepage:
The economy is a wholly owned subsidiary of the environment, not the other way around.
—Gaylord Nelson
2f(6)
Marian Karr
From:
Blair Frank <bfrankecorev@gmail.com>
Sent:
Friday, August 05, 2016 2:17 PM
To:
Council; parksandrecreation; sups@co.johnson.ia.us
Cc:
Fred Meyer; Jen Kardos; Kirkpatrick Mary; Jeff Biggers
Subject:
Invitation- Gaia's Peace Garden
To leaders and neighbors in Iowa City......
City Council Members.....
Johnson County Supervisors.....
And..... Ecopolis.....
I invite you to visit my property: Gaia's Peace Garden at 2066 Bristol Drive. You are welcome to come as a
group or as individuals.
This one -acre landscape on the north side of Iowa City is open to the public at any time as a demonstration site
for sustainability, community collaboration and biodiversity. If you would like a personal tour, please contact
me: bfrankecorev(a7gmail.com. 319-721-7741.
I applaud your recent call for Iowa City to become a Regenerative City. Gaia's Peace Garden exemplifies
properties that will help our community achieve that goal: biodiversity, orchard, vegetable garden, native prairie
and forest, medicinal herbs, labyrinth, children's natural playscape, seed saving, gathering areas, rewilding area,
bees. Come and see!
To encourage people to contribute to the Regenerative City effort, I suggest you offer a property tax incentive
for growing food on residential landscapes. Illinois, Missouri, California, Maryland, Colorado and other states
have already legislated urban agriculture incentives: ho://www.ncsl.org/research/aariculture-and-r ural-
development/urban-agriculture-state-legislation.asnx.
Please visit Gaia's Peace Garden to see how landscapes and property tax incentives for urban agriculture can
contribute to becoming a Regenerative City. A unique and safe place to gather and share.
Sincerely,
Blair Frank
Sent from my iPad
2f(7)
Marian Karr
From:
Ron Bednarz <rrbednarz@gmaii.com>
Sent:
Sunday, August 07, 2016 6:17 PM
To:
Council
Subject:
CONDOS, FOSTER ROAD AND TAFT SPEEDWAY.
ANY HELP YOU CAN GIVE US WOULD BE GREATLY HELPFUL, 92 TAXPAYERS TRYING TO
SAVE THERE HOMES, I WAS FLOODED IN 2008, BUT REBUILT, ALSO ANY HELP WITH BERM
WOULD BE NICE, RONALD BEDNARZ 25 PENTIRE CIR. I.C. 319 325 1278.
2f(9)
Marian Karr
From: Nancy Halder <nhalder623@gmail.com>
Sent: Monday, August 08, 2016 2:17 PM
To: Council
Subject: Water diversion at Idyllwild
Dear Iowa City council members,
I am writing to you regarding the threat to the Idyllwild Condominiums from the water that drains into our area
from the Peninsula area. Since the members' association has taken the self-funded step to the tune of $200,000
to build a berm to protect us from damage due to any future 100 -year Iowa River flooding event, we are
particularly concerned that such measures will be negated if the city council votes to deny the HR Green plan to
divert the water coming down from the Peninsula area. Why should the homeowners at Idyllwild be penalized
by the buildings and hard road surfaces developed uphill from us long after our development was initially built
in 1991?
We were not living in Idyllwild during the 2008 flood, but hearing the stories of those who were is truly a
troubling and depressing tale -- actually many tales. I am so grateful to those homeowners who invested a great
deal of time, energy, and money to rebuild their homes. That the owners spent so much time sandbagging their
homes to no avail and collectively spent over $6 million of their own money to rebuild is staggering. For all of
the post -flood investment both by owners and the association (.5 million) to be threatened and/or destroyed by a
100 -year rain event would be devastating to those owners and the recent owners like ourselves who consider
our Idyllwild home as one the most beautiful spots in Iowa City, complete with a multitude of song birds, and
animals such as deer and raccoons and rabbits who visit on a daily basis. We actually have more song birds here
that we did when living in the country prior to moving to Iowa City.
This is an important vote; I urge you to correct the by regulation and contractors errors that were made during
the build-up in the Peninsula area to create the situation where the Idyllwild drainage infrastructure built long
before the Peninsula development cannot handle the increased water flow that could not have been envisioned
at the time the Idyllwild development was built. Those who are impacted by heavy rainfall (which it seems will
only increase as a result of global weather changes) should not be made to pay for results that were not of their
own making.
Since there have been several high water events in the past few years where drainage from the Peninsula area
overcame the retention basin at the corner of Foster and No Name and flooded the backyards of the Trevose
properties, it is only a matter of time until more severe flooding will result. Please vote yes to this important
project.
With best regards,
Nancy Halder
35 Pentire Circle
Marian Karr
From: Michael Carroll <mgcarroll8573@sbcglobal.net>
Sent: Wednesday, August 10, 2016 2:40 PM
To: Council
Subject: Homeowner letter concerning Idyllwild Properties and the HR Drainage Project
Attachments: Idyllwild letter to Councilmen.docx
To the City of Iowa City Council Members
As an owner and resident of the property at 116 Pentire Circle, Iowa City, Ia. I am very concerned about
potential flooding from the Iowa River and also by drainage water from the Peninsula Development area to the
north of our properties on Foster Rd. As mentioned in my attached letter, I am in favor of and fully support the
HR Drainage project that includes a drain pipe along the west side of Foster Road, this pipe running under
Foster Rd, and continuing beneath the vacant land along the west side of No Name St., on into the Iowa
River. The size and extent of our proposed installation of a pump station as an additional part of our
homeowner financed berm project will depend on the scope of the HR Drainage Project.
Please refer to my attached letter. Thank you for your consideration of my remarks.
Sincerely,
Michael G. Carroll
M. G. Carroll
Michael G. Carroll
116 Pentire Circle
Iowa City, IA 52245
(319)354-1913
August 12, 2016
To: City of Iowa City, Council Members: Kingsley Botchway 11, Rockne Cole, Terry Dickens, Susan
Mims, Pauline Taylor, John Thomas, and Jim Throgmorton
Fr.: Michael G. Carroll, 116 Pentire Cir. Iowa City, IA 52245
Re: Idvllwild Homeowners Association and the HR Drainage Proiect
Last summer, my wife and I retired, and following considerable searching, purchased our new
permanent home in the Idyllwild Development. We are very happy here and the thought of
having to move or repair a flood damaged home is not in our plans.
As you are aware the Idyllwild property is in a bowl and subject to flooding not only from the
Iowa River but also from drainage from the Peninsula area to our west and runoff from the hill to
our north. I am aware of a proposal for a hotel, several shops, retirement homes, a pool,
including the relocation of the "Trailer Park" at the top of this hill extending east from
Algonquin St. to Dubuque St. I sincerely hope and insist that a water management plan is
submitted, studied, and implemented as part of this proposal.
During the past several years drainage water from the Peninsula Development area has
overwhelmed our retention pond at Foster and No Name Streets, which has the capacity to
handle a five -inch rain. The result is flooded yards for the properties on Trevose Street.
In addition to the expense of flood repairs to the Idyllwild properties, following the flood of
2008; we the homeowners of Idyllwild have had a berm constructed along Taft Speedway and
the west end of the church property that borders the east end of our property. This berm
budgeted at $200 000 will upon completion cost about $150 000. The berm will include a pump -
out station and a drainage vault at the southwest end. The size of the pump depends upon the
extent of the HR Drainage project. This berm should provide protection from the Iowa River for
100 yr. flood levels. However, it leaves our north and western sides completely exposed to
drainage water.
In view of the above I believe that the drainage water is public water and that the City of Iowa
City has a duty and obligation to control this excess drainage. I am very much in favor of the
HR Drainage Project.
Thank you for your consideration of this much needed project.
Sincerely,
Michael G. Carroll
Michael G. Carroll
Marian Karr
From: BJTOBS <bjtobs@q.com> Late Handouts Distributed
Sent: Thursday, August 11, 2016 4:30 PM
To: Council
Subject: Idywilld Drainage Plan
Dear Iowa City Council Members, (Date)
We are owners of 43 Trevose Place in the Idywilld Subdivision in Iowa City. We are asking that you approve
the funding and the plan recently recommended by the H C Green company for improving the drainage system
to lesson the water flow into our development. It is our understanding that our Board Members met with some
of you and the H C Green company and you understand why this study and proposal were necessary. The new
buildings and roads built in the Peninsula area over the past several years have increased the rain water flow
runoff to our development. Because of all of the new development the rain water instead of soaking into the
ground in the area it falls is now filling the drain pipes past their capacity, overflowing in our northwest comer
on to our property and into our ponds and increasing the chances the of flooding of our whole development. We
have gone through the Devastating Flood of 2008. Please do not make us go through another flood that could be
caused by poor planning and drainage problems that now could be corrected by your Yes vote. We are asking
that you please vote Yes.
Thank You for your consideration,
Joe & Barbara Tobin
Marian Karr
From: gcraft@earthlink.net Late Handouts Distributed
Sent: Thursday, August 11, 2016 7:56 PM
To: Council
Subject: Message to City Council
To Iowa City Council Members: (Date)
We are writing to you to strongly endorse the upcoming proposal from City staff to fully fund
the diversion of water from the Peninsula that currently flows into the Idyllwild community. The
incredible growth and development throughout the Peninsula, encouraged by the City, with
additional condos, apartments, homes and paved streets that has accelerated in the past five years
is creating excess water situations that our pond system, designed 25 years ago, can no longer
adequately handle. We believe it to be the responsible action by the city to address this
problem with the diversion as recommended by the H. R. Green study.
Additionally, we have similarly grave concerns regarding the proposed development directly to
the north of Idyllwild, just south of the interstate. We are definitely not in favor of that high
density, ill-advised development in that specific area for multiple reasons, but should that
immense development be approved, removing the forested land that is there now will necessitate
even more elaborate, reliable water management solutions.
Thank you.
Gordon and Tammi Craft
133 Pentiire Circle
Marian Karr
From: Fellows, Robert <robert-fellows@uiowa.eduy""
Sent: Thursday, August 11, 2016 10:29 PM
To: Council f
Subject: Flood Problems for Idyllwild Homeowners `
(Date)
Iowa City Council Members,
My wife, Karlen, and I have owned and resided at 135 Pentire Circle in Idyllwild since 1998 and are very
acutely aware of the threat that both Iowa River flooding and surface drainage during sustained heavy rainfall
has posed and continues to pose for our property.
We suffered through the 500 -year flood of June 2008 when our condo was rendered unlivable. Nevertheless we
elected to return to Idyllwild after the flood damage and mold were mitigated, even though this meant living in
temporary quarters far away from Iowa City for almost six months. While we received no emergency or other
financial aid from FEMA, other federal or state programs or Iowa City, we valued our investment in Idyllwild
highly enough to want to return to our condo, even after the Iowa City Council voted to deny available funds for
flood control that would prevent another major flood like the one we experienced in June 2008.
As you know, the Idyllwild home owners, with no external help, have elected to build a low earthen berm,
capable of containing a 100 -year flood, around the east and south boundaries of the Idyllwild property. This
welcome, but incomplete, solution, is well under way.
This brings into focus the second type of flooding event that threatens Idyllwild, namely the continually
increasing amount of surface drainage occurring after prolonged and/or heavy rainfall flowing from the
Peninsula and private property in the hills immediately to the north of Foster Road. In addition, run-off from
property further north of Foster Road that has or will undergo commercial development, with clearing of land
for construction and new roads, has the potential to greatly exacerbate the flooding in Idyllwild.
In the years we have been at Idyllwild, the increasing run-off problem coming from our north that has not been
addressed sufficiently by the City of Iowa City. Initially, this could be handled by the retention basins and
ponds built when Idyllwild was developed. However, with continuing increases in population and the clearing
of land to the north of us, the flooding following major rainstorms has increased beyond the holding capacity of
existing structures and ponds, resulting in the flooding of property and residential buildings in Idyllwild.
A plan has been proposed to improve on the existing drainage system by diverting drainage from the north of
Foster Road into a piping system that would carry it directly to the Iowa River. From the details that available
to us, we feel that this is a highly feasible solution that would spare us and Idyllwild from the very costly
consequences that undoubtedly will occur in the future if there is no action on the proposal for a new drainage
system before, as in 2008, it is too late.
The proposed project is very important to us and we urge you to vote to approve its implementation as soon as
possible.
Sincerely,
Robert E. Fellows
Karlen M. Fellows
135 Pentire Circle
Iowa City, IA 52245
robert-fellows(a)uiowa.edu
319-351-3553
319-512-9977 cell
Notice: This UI Health Care e-mail (including attachments) is covered by the Electronic Communications
Privacy Act, 18 U.S.C. 2510-2521 and is intended only for the use of the individual or entity to which it is
addressed, and may contain information that is privileged, confidential, and exempt from disclosure under
applicable law. If you are not the intended recipient, any dissemination, distribution or copying of this
communication is strictly prohibited. If you have received this communication in error, please notify the sender
immediately and delete or destroy all copies of the original message and attachments thereto. Email sent to or
from UI Health Care may be retained as required by law or regulation. Thank you.
Marian Karr
From: susan carroll <susan.carroll25@gmail.com>
Sent: Friday, August 12, 2016 10:50 AM
To: Council
Subject: Late Handouts Distributed
Dear Council Members, (Date)
I am a resident of the Idyllwild condominium development here in Iowa City.
As is everyone here, I am well aware of water -related issues and the
ever-present possibility of flooding. Our Home Owners Association has
pro -actively planned for future flood mitigation and we have almost
completed construction of a large berm and sluice gates that will help
manage excess water in the future. The berm construction includes not just
raising the "wall' so to speak but extensive planting of ground cover,
grasses and trees to help keep water in the soil and prevent it from moving
into our homes. The is a costly project that has required much planning and
discussion; all of will be paying for this in increased fees for the next 2
years ... willingly. Our flood mitigation project also included
collaboration with Parkview Church. Many of us have also planted small
shrubs and perennial plants near our homes to help send water down into the
soil rather than have it collect and pool.
At this point, I want to notify you that I wholeheartedly support your
planned water diversion project that will help additionally protect us from
water coming into the development from the north and west and from Foster
Avenue. This project will support the work we are to complete that required
no tax payer dollars; our work to date will be paid for by HOA fees.
I ask that you vote in favor of the water diversion project. This will help
boost our property values and in turn, Iowa City's property tax revenues.
Thank you,
Victoria Susan Carroll
116 Pentire Circle
Iowa City, IA 52245
319-354-1913
SUSQn
V. Susan Carroll, MS, RN -BC, SCRN
Marian Karr
From:
patricia <pkknebel@hotmail.com>
Sent:
Friday, August 12, 2016 12:25 PM
To:
Council
Subject:
Idyllwild Water Diversion Project
To: Iowa City Council
RE: Idyllwild Water Diversion Project
Date: August 12, 2016
Dear Council Members:
Late Handouts Distributed
Cdkt \�
(Date)
—:� -J� (cl)
We are writing about the study by HR Green concerning the flow of water from the Peninsula down the hill
into Idyllwild. We live at 31 Trevose Road which is in the far northwest corner of the development. The
northwest basin that is mentioned in the study is located next to our home.
With the increased development of the Peninsula and other future plans for development to the north of
Idyllwild, we are very concerned about the increase of public water that will come into our area.
Because of the above mentioned concerns, we urge you to approve the water diversion project. The
homeowners at Idyllwild have invested a great deal of time, energy and money into rebuilding after the Flood of
2008. We have retired here and enjoy the neighborhood very much.
Your consideration and approval of the project will be appreciated. Thank you.
Ben Halupnik and Patricia Knebel
31 Trevose Road
Iowa City, IA 52245
319-430-6585
319-551-1891
Marian Karr
From: MJDavidson@aol.com
Sent: Friday, August 12, 2016 1:25 PM
To: Council
Subject: Support for Proposed Drainage System - Idyllwild Community
Late Handouts Distributed
To: The Iowa City City Council
From: M J Davidson and Jean Davidson, 42 Camborne Circle, Iowa City
(Date)
Re: Proposed Drainage System - Idyllwild Community
We are contacting you to ask that you approve the drainage system improvements for the Idyllwild area as
recommended by the HR Green study.
The improvements will help avoid the flooding and threats of flooding in the Idyllwild community that have
occurred in recent years.
Having lived through and re -built after the disastrous Flood of 2008 and evacuated twice because of
subsequent flood threats, it is clear that we need improvement in the current handling of run-off from
developing areas surrounding us.
The Idyllwild community has taken an active role in flood prevention, funding and managing projects on
property owned by the community and negotiating with Parkview Church neighbors to complete preventative
measures. We have provided funding and sweat equity to protect and maintain our community.
Now, we ask the City Council to approve the measures that will help prevent flooding due to run-off that is
routed to our retention ponds from developing areas current and future.
Thank you for your consideration.
Jean and Mary Jo Davidson
2f(10)
Marian Karr
From:
Marian Karr
Sent:
Wednesday, August 10, 2016 10:56 AM
To:
'Garry Klein'
Cc:
Council
Subject:
RE: Petition Initiative
Garry,
City Manager Fruin requested I respond to your email regarding the estimated cost of a special election in November. I
contacted the Johnson County Auditor office for an estimate of cost and received information from Deputy Auditor of
Elections Carrie J. Nierling,
"... using our projections for turnout for this year as well as our expenses from the 2012 presidential election. I would
estimate that the costs for adding the ballot question to the November ballot would be in the neighborhood of $60,000 -
$70,000. This represents 50% of the costs associated with the election in the 24 Iowa City precincts that would feature
the ballot question."
It was understood this is a rough estimate based on what we currently anticipate turnout, early voting locations, etc. to
be.
The City will be re -visiting our current policy regarding division of costs for shared election later in the year. Please let
me know if you have further questions.
Marian
Ata. x 9(aca, .M.A'ie
City Clerk I City of Iowa City
P.319-356-5041
F.319-356-5497
Population 67,862
Proud Home of the Iowa Hawkeyes!
From: Garry Klein [mailto:garryfromiowa@gmail.comj
Sent: Tuesday, August 09, 2016 5:32 PM
To: Council; Geoff Fruin
Subject: Petition Inititiave
Dear Council Members and City Manager Frain,
I understand that a ballot initiative pertaining to the number of signatures needed to bring a petition to a vote is
a point of discussion. In the Press -Citizen article, it was stated that it would cost the City between $60 to 70,000
to put it on the November ballot. Given that the election is a regular election, I am curious to know how that
figure was derived? It seems out of line.
I applaud efforts that allow the city to be as democratic as possible and it would seem like a good step in that
direction.
Best regards,
Gary Klein
628 2nd Ave.