HomeMy WebLinkAbout10-06-2016 Planning and Zoning Commissionf
Iowa City
Planning & Zoning Commission
Formal Meeting
` Thursday, October 6, 2016
7:00 PM
Emma Harvat Hall - City Hall
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Development Services CITY OF IOWA CITY
UNESCO CITY OF LITERATURE
PLANNING AND ZONING COMMISSION
Thursday, October 6, 2016 - 7:00 PM
Formal Meeting
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Roll Call
C. Public Discussion of Any Item Not on the Agenda
D. Code Amendment Item
Consider approval of amendments to City Code Section 14-513, Sign Regulations; Section 14-
3C, Design Review; and Section 14-9C, Sign Definitions to implement amendments related to
the Iowa City Downtown District Storefront Design and Signage guidelines, and the Reed v.
Town of Gilbert (2015) Supreme Court decision.
E. Rezoning Item
Discussion of an application suomlttea by 1226 Gliben, LLC: & isu1 Gilbert, LLC for a rezoning
from Intensive Commercial (CI-1) zone to Riverfront Crossings — South Gilbert District (RFC -
SG) zone for approximately 3.25-acres of property located at 1225 S. Gilbert Street and
approximately 1.3-acres of property located at 1301 S. Gilbert Street. (REZ16-00002)
F. Consideration of Meeting Minutes: September 1, 2016
G. Planning & Zoning Information
H. Adjournment
Upcoming Planning & Zoning Commission Meetings
Formal: October 20 / November 3 / November 17
Informal: Scheduled as needed.
C 1 G Y y
Atoms
M � M 0 YRIA N 1) U M
Date: September 29, 2016
To: Planning and Zoning Commission
From: Jann Ream, Code Enforcement Specialist
Re: Consider approval of amendments to City Code Section 14-513, Sign Regulations;
Section 14-3C, Design Review; and Section 14-9C, Sign Definitions to implement
amendments related to the ICDD Storefront Design and Signage guidelines, and the
Reed v. Town of Gilbert (2015) Supreme Court decision.
Introduction: In order to implement certain recommendations in the recently created Iowa City
Downtown District Storefront and Signage Guidelines, and to bring the sign code into compliance
with a recent U.S. Supreme Court decision concerning the regulation of signage, the sign code
section of the zoning code needs to be amended. The purpose of this memorandum is to highlight
the significant code changes being recommended for consideration.
History/Background: In 2015, the Iowa City Downtown District (ICDD) partnered with the City to
develop design guidelines for signs and building facades in the ICDD. The design firm, Kiku Obata,
was hired to develop the guidelines with input from City staff, the ICDD and downtown business
owners and stake holders. A finalized version of these guidelines has been reviewed by staff and
accepted by the ICDD. The guidelines are devoted to promoting best practices for signage and
storefronts with the goals of a pedestrian oriented downtown that promotes creativity and a
successful retail environment. The ICDD Storefront and Signage Guidelines can be found on the
ICDD website at www.downtowniowacity.com
In June of 2015, the U.S. Supreme Court issued a 18t Amendment (freedom of speech) decision
concerning the regulation of content based signage (Reed v. Town of Gilbert). Writing for a
majority of the Court, Justice Thomas held that strict scrutiny should be applied when a law is
content -based. The case that engendered the decision involved a municipality that regulated
signage based on the content of the sign. Signs of the same type and size were allowed in one
location and disallowed in other locations based on the content of the copy.
The current Iowa City sign code has many sign types that are defined by their content — for
example, real estate signs, construction signs, development signs and special event signs. The
court's decision essentially concluded that content based sign regulations are unconstitutional.
Because the decision involved 1" Amendment issues directly relating to sign ordinances, the City
Attorney's Office requested staff to review the current code for content based sign regulations and
amend the ordinance where needed.
Proposed Amendments/Significant Changes
Sign code amendment related to ICDD Storefront and Signage Guidelines: While the initial
impetus for the proposed amendments for consistency with the Iowa City Downtown District
Storefront and Signage Guidelines for the downtown, amendments are also proposed for other
commercial zones to make the changes more consistent across the City and to eliminate content
September 29, 2016
Page 2
based regulations. A general summary of changes is below - The definitions and prohibited sign
sections of the code will also be amended to reflect these changes.
1. Plastic trim cap letters and cabinet signs where the entire face is internally illuminated
would be prohibited. This would apply to all signs in CB zones and only to projecting signs
in all other zones. See attached samples that illustrate these types of signs.
The Canopy Roof Sign would be eliminated as a separate sign type, and would be included
in the general canopy sign designation. A canopy sign could be mounted to the top, face or
of a canopy. Rather than a square footage limitation on size (12sf), the size would be
regulated by a maximum letter height (24 inches) for signs mounted to the top of the
canopy and by the length of the canopy (no more than 90%).
3. Fascia sign (sign affixed flat to the building) size would be reduced from 15% of the sign
wall to 1.5x the length of the street facing fagade. So, for example, a storefront with 25ft of
street facing fagade, would be allowed 37.5 sf of signage. This change would only apply to
the CB zones. The other commercial zones would remain at 15% of the sign wall.
4. A larger integral sign identifying the name of a building would be permitted.
5. Projecting signs would be divided into three categories: Storefront, Upper level and Banner.
The storefront projecting signs would be reduced in size from 12sf to 9sf but there would
still be an allowance for a storefront projecting sign to be larger (up to 18sf) if the storefront
has a ground to ceiling height of 18ft or more and the sign is vertically proportioned.
Storefront signs are allowed on the first floor fagade up to the bottom of window sills on 2nd
floor. Upper level projecting signs can be placed anywhere above the ground floor but
below the top roofline or cornice of the building. They can be larger than storefront
projecting signs — size is proportional to the height of the building. Banner projecting signs
are proposed to be allowed on large multi -tenant buildings such as Old Capitol Mall and
size is proportional to the building.
6. A special provision would be added to allow tnree dimensional storefront projecting signs.
These signs would be allowed to rotate, but no other animation would be permitted.
7. The smaller (9sf) storefront projecting signs would be allowed to be hung on chains.
8. Window signs would only be permitted in first floor windows.
9. Painted identification signs would be permitted (painted wall signs are currently not
permitted) if part of a larger mural but only on alley facades and non -street facing facades
that contain a public entrance to the business.
10. In Industrial zones, the size of directional signs would be increased from 3sf per side to 15sf
per side. This is proposed to address existing operational issues with semi -truck deliveries
in industrial zones, and the limitation on directional signs causing difficulty with out-of-town
drivers being able to find delivery locations (this amendment is unrelated to the downtown
area).
September 29, 2016
Page 3
Sign code amendments related to 1$` Amendment Supreme Court decision: A result of
amendments that eliminate content based sign types is streamlining and simplification of the code.
Some sign types would be completely eliminated and the others grouped under one classification —
temporary signs. Additionally, because of the inherent subjective nature of design review for
signage, all regulations requiring design review for signage are proposed to be eliminated. If a sign
meets all of the objective standards in the code (i.e. size, height, placement etc.), and those
regulations have been constructed to ensure the stated goals of the sign ordinance, then design
review is a redundant process (Note: Staff has discussed the potential for a design review process
for downtown signage that might not 'fit' into a sign definition in the sign code, but cannot
recommend it due to the inherent subjectivity in a design review process. If a new type of sign is
proposed that is not addressed in the sign code, the appropriate avenue would be to amend the
sign code). Highlights of amendments include:
A. Content based sign definitions are eliminated, including (but not limited to) ADVERTISING
signs, CONSTRUCTION signs, DEVELOPMENT signs, GOING OUT OF BUSINESS signs,
YARD SALE signs, etc.
B. TEMPORARY signs would be re -defined to be based on sign size and location, consistent
within zoning categories. Temporary signs would be regulated based on the situation, for
example:
i. In all zones, 1 temporary sign may be located on a lot or parcel when the lot is being
advertised for sale, up to 4 square feet in size for residential zones and up to 32 square feet
in other zones
ii. In all zones except residential zones, 1 temporary sign up to 100 square feet in size may be
located on a lot or parcel (for up to 60 days) when a business has recently opened or is in
the process of closing, or to advertise a philanthropic event or an event of civic interest
iii. In all zones, 1 temporary sign up to 32 square feet in size may be located on a lot or parcel
when construction or development is occurring
iv. In all zones, one temporary sign (up to 4 square feet per sign face) may be located on a lot
or parcel for a period not to exceed 14 days and no more than two occasions per calendar
year (this provision allows maximum flexibility for small temporary signs and can be used
for signs to advertise many things such as from garage sales, fundraising for charities,
school -related functions, etc.)
C. Reference to signage in Section 14-3C-3 (Design Review Section) is proposed to be deleted.
D. The word 'temporary' would be deleted from the POLITICAL sign definition political signs
would be unregulated
E. Residential Leasing Company signs would be eliminated as a sign type. This type of sign
advertises the name and contact information of the company who owns or manages a property.
A Residential Leasing Sign is a sign permanently affixed to the building and it does not
advertise a particular unit for sale or lease. It is only allowed in multi -family residential zones
and only on buildings of 8 units or more. This sign type was created several years ago as a
compromise with apartment owners and management companies in order to eliminate all of the
signage on single family, duplexes and small unit buildings (original single family houses that
September 29, 2016
Page 4
had been converted into multi -family buildings). Previously, these types of signs were
considered real estate signs and were allowed on any building. An issue raised in the past by
the Northside Neighborhood is that these signs were permanent and detracted from the
residential character of the neighborhood. So this new sign type was created and its use was
restricted. This sign type is truly content based and no accommodation could be found that
could allow it to remain as a sign type. Leasing signs would still be permitted under the
temporary sign rules and regulations.
Probable and possible impacts:
Many of the existing signs downtown would become non -conforming with the adoption of the
proposed amendments related to the ICDD Downtown Storefront and Signage Guidelines.
Examples include BoJames (too large), Jimmy Johns (too large and trim cap letters), The Den,
Food Republic and Meta communications (internally illuminated cabinet signs). These signs would
be grandfathered and would not be required to be removed. However, it is anticipated that,
eventually, this signage would be replaced by compliant signage as remodels occur and tenants
change.
It is anticipated that the proposed sign amendments will encourage business owners and sign
companies to become more creative in signage design. However, the amendments do not
necessarily dictate more expensive signs. Many of the recommended sign types are inexpensive.
Staff will present sign images from the ICDD Downtown Storefront and Signage Guidelines at the
Commission's October 6 meeting.
By eliminating content based signage, the City would be bringing the sign code into compliance
with the decision of the U.S. Supreme Court; therefore reducing the possibility of the sign code
being challenged in court.
Staff Recommendation
Staff recommends approval of amending City Code Section 14-513, Sign Regulations; Section 14-
3C, Design Review; and Section 14-9C, Sign Definitions to implement amendments related to the
ICDD Storefront Design and Signage guidelines, and the Reed v. Town of Gilbert (2015) Supreme
Court decision.
ATTACHMENTS:
1. Examples of Trim CeP Letter and Cabinet Signs
2. Proposed amendments to Design Review, Sign Regulations, and Sign Definitions
Approved by:
John Tapp. Devi
CC: Sara Hektoen, Assistant City Attorney
Doug Boothroy, Director, NDS
Bob Miklo, Senior Planner
Karen Howard. Associate Planner
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WHEREAS, it is the purpose of the Zoning Code sign regulations to enhance and protect the physical
appearance and safety of the community, to protect property values and to preserve Iowa City's areas
of natural, historic, and scenic beauty; and
WHEREAS, these regulations are intended to reduce distractions and obstructions contributing to traffic
accidents, reduce hazards created by signs in the public right of way and to provide a reasonable
opportunity for all sign users to display signs without interference from other signs; and
WHERAS, these regulations are intended to allow for creative design, to encourage economic
development, to distinguish between areas designed primarily for auto -oriented commerce and areas
designed for residential living or pedestrian -oriented commerce; and
WHEREAS, these regulations are intended to balance the City's compelling interests in these goals with
the public's right to free speech; and
WHEREAS, the City of Iowa City and the Iowa City Downtown District commissioned an outside design
firm to create design guidelines for storefronts and signage in the Downtown and Northside Market
Place areas; and
WHEREAS, the purpose of these guidelines is to create clear, simple signage designed in conjunction
with the storefront facade that promotes a walkable retail environment and removes confusing sign
clutter
WHEREAS, the current sign regulations for the Central Business zones do not reflect the
recommendations of the guidelines and;
WHEREAS, the amendments will provide clear direction for allowed signage thus eliminating the need
for Design Review; and
WHEREAS, these amendments satisfy the purpose of the sign regulations and are in the public interest
and;
WHEREAS, the Planning and Zoning Commission has reviewed the proposed changes to the sign
ordinance and recommends approval; and
NOW THEREFORE BE IT ORDAINEED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA:
14-3C-3: DESIGN REVIEW:-'
Prior to issuance
of a building permit to alter the exterior of an existing structure subject to the design review process
or to construct a new building that is subject to the design review process, said application shall be
submitted for design review. Upon application for any building permit eRNA or site plan
approval for any properly within a design review district, said application shall be submitted for
design review. The applicable level of design review is listed below. (Ord. 11-4421, 2-1-2011)
A. Levels Of Design Review:
1. Level I Review:
a. A level I review will be conducted for the following designated areas, properties, and structures:
(1) City plaza.
(2) Sidewalk cafes.
(3) Central planning district.
(4) PRM zone.
.
(S 5) Certain public -private partnership agreements; level of review is pursuant to the specific
development agreement.
(Z 6) Minor exterior alterations, such as sigRage; window placement, and color, that do not substantially
change the building concept of a council approved plan under urban renewal project, Iowa R-14.
(Ord. 05-4186, 12-15-2005)
(9 7) Towncrest design review district. (Ord. 11-4421, 2-1-2011)
(49 8) Riverfront crossings design review.
Ivu 9) Certain building height bonus provisions aG specified in subsection 14-23-73 of `u`ob titic. (viu.
14-4586, 6-3-2014)
( 210) Rooftop service areas as set forth in chapter 4, article C, "Accessory Uses And Buildings", of
this title. (Ord. 15-4641, 9-15-2015)
b. Applications for level I review will be reviewed and approved, modified, or disapproved by the staff
design review committee or, in the case of the riverfront crossings design review, by the form based
code committee, in accordance with chapter 8. article B, "Administrative Approval Procedures", of
this title. (Ord. 14-4586, 6-3-2014)
2. Level II Review:
a. A level II review will be conducted for the following designated areas, properties, and structures:
(1) Urban renewal project, Iowa R-14, except for minor exterior alterations, such as signage, window
placement, and color, that do not substantially change the building concept of the council approved
plan. Such minor alterations will be subject to level I review.
(2) Certain public -private partnership agreements; level of review is pursuant to the specific
development agreement. (Ord. 05-4186, 12-15-2005)
(3) Structures designed with certain building height bonuses allowed pursuant to subsection 14-2G-7G
of this title. (Ord. 14-4586, 6-3-2014)
b. Applications for level II review will be reviewed by the staff design review committee with their
recommendation forwarded to the city council for approval, modification, or disapproval according to
the procedures for design review contained in chapter 8, article B, "Administrative Approval
Procedures", of this title.
B. Approval Criteria: Applications for design review will be reviewed for compliance with the
guidelines and standards as referenced below:
1. Urban Renewal Project, Iowa R-14: Design review subject to the design guidelines listed in
subsection C of this section.
2. City Plaza: Design review subject to design guidelines listed in subsection C of this section.
3. Other Public -Private Partnership Agreements: Design review guidelines for each such project that is
specifically designated as requiring design review will be pursuant to the development agreement
between the private property owner and the city. In the absence of such guidelines, the design
guidelines listed in subsection C of this section will be used.
4. Sidewalk Cafes: Design review subject to the design guidelines listed in subsection C of this section,
and any additional requirements and guidelines listed in title 10, chapter 3 of this code.
5. Central Planning District: Design review according to the applicable multi -family site development
standards set forth in chapter 2. article B, "Multi -Family Residential Zones", of this title.
6. PRM Zone: Design review according to the applicable multi -family site development standards set
forth in chapter 2. articie 8, `'Multi -Family Residential Zones", of this title.
8 7. Towncrest Design Review District: Design review according to the applicable design provisions
within the "Towncrest Urban Renewal Area Design Plan Manual" and according to the applicable
standards listed in subsection C of this section. For purposes of design review, Towncrest Drive
shall be considered a street, with buildings, parking areas, pedestrian amenities, landscape
screening, and other streetscape elements designed and located to appropriately address
Towncrest Drive as a street frontage as illustrated in the "Towncrest Urban Renewal Area Design
Plan Manual". (Ord. 11-4421, 2-1-2011)
8 8. Riverfront Crossings Design Review: Riverfront crossings design review according to subsection
14-2G-1 D of this title. (Ord. 14-4586, 6-3-2014)
40 9. Rooftop Service Areas: Rooftop service areas allowed as provisional uses according to approval
criteria set forth in chapter 4. article C, "Accessory Uses And Buildings", of this title. (Ord. 15-4641,
9-15-2015)
C. Design Review Guidelines: When reviewing a project subject to design review, the design review
committee and city council will adhere to the following guidelines, if applicable as stated in
subsection B of this section. In no case shall these guidelines be used to attempt to replace or
override the other requirements of this title.
1. Definitions:
COMPATIBILITY: Harmony in the appearance of buildings, structures and landscape developments
along the same streetscape.
HARMONY: An aesthetically pleasing image resulting from an arrangement of various architectural
and landscape elements along the same streetscape.
LANDSCAPE: Elements of nature, topography, buildings and other manmade objects viewed in
relation to one another.
MISCELLANEOUS STRUCTURES: Structures, other than buildings, visible from public ways.
Examples include memorials, antennas, sheds, shelters, fences and walls, transformers and drive -
up facilities.
SCALE: The relationship of the size of elements to one another and to the human figure.
SCREENING: Structures and/or plantings that conceal an area from view of a public way.
STREET FURNITURE: Manmade objects, other than buildings, that are part of the streetscape.
Examples include benches, litter containers, planting containers, sculptures, vending machines and
newspaper dispensers.
STREETSCAPE: The scene of a public street or way composed of natural and manmade elements,
including buildings, paving, plantings, street furniture and miscellaneous structures.
2. Building Design:
a. The project evaluation will be based on the architectural concepts of the design and the project's
relationship to and compatibility with the defining characteristics of the buildings and site features of
the surrounding area, or alternatively, in areas proposed for redevelopment or revitalization, the
proposed building(s) will be evaluated according to the goals of the revitalization plan, whether it be
to strengthen or preserve the integrity of the existing area or to support a new architectural theme or
set of unifying characteristics for a particular development or area. (See figure 3C.1 of this section.)
Figure 3C.1 - Unified Architectural Theme
b. Architecturally significant buildings proposed for renovation or rehabilitation should retain the original
architectural style and the essential and prominent features and materials of the original facade.
c. Alignment of the horizontal and vertical architectural features on building fronts is desirable so as to
enhance the visual continuity of the streetscape. (See figure 3C.2 below.)
Figure 3C.2 - Alignment Of Architectural Features
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d. The development of the first floor level should provide visual interest to and interaction with
pedestrians through the use of such features as windows, doors, and lighting. Blank stretches of wall
will be discouraged.
Figure 3C.3 - Pedestrian Oriented Streetscape
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e. Exterior lighting and fixtures should blend with the architectural design. They should provide
adequate illumination for safety purposes without excess glare.
f. Colors should be an integral part of the architectural style.
g. Rooftop equipment should blend with building design or be screened.
3. Relationship Of Building(s) To Site:
a. The project should integrate with adjoining properties, provide a transition between the project and
pedestrian uses, and provide appropriate landscaping,
Figure 3C.4 - Integration Of Pedestrian Amenities And Landscapinq
b. Parking and service areas should blend with the street frontage or be screened from public view.
c. The scale of each building should be compatible along a street frontage to preserve the character of
the street or to create the desired streetscape anticipated by the development plan or agreement.
Rhythm and proportion of buildings, doors, windows and other projections should be considered.
(See figure 3C.2, located at the end of subsection C2c of this section.)
d. Building materials, colors, textures, lines and masses should harmonize with adjoining buildings and
sites, or alternatively, in areas proposed for redevelopment or revitalization, the proposed building
materials, colors, textures, lines and masses should be in harmony with the architectural theme or
goals of the revitalization plan, whether it be to strengthen or preserve the integrity of the existing
area or to support a new architectural theme or set of unifying characteristics for a particular
development or area.
e. Site grading work should blend with surroundinq site grades
4. Landscaping:
a. Landscaping should enhance and complement architectural features and improve the visual and
aesthetic quality of the streetscape.
b. Plants should be protected by appropriate curbs, raised planting surfaces, tree guards or other
devices when located in areas where plants may be susceptible to injury by pedestrian or motor
traffic.
Figure 3C.5 - Tree Guard
Troy Guard
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c. Paved areas, such as sidewalks and parking spaces, should be designed to facilitate the safe and
efficient circulation of pedestrians and vehicles.
d. Service yards, trash receptacles and storage areas should be screened by buildings, fencing,
plantings, walls or an appropriate combination of these.
e. Existing natural features should be maintained and incorporated into site design if possible.
f. Street furniture and miscellaneous structures should be integrated with the architectural concept and
be located and designed to be convenient and functional for the public. Their design should be
compatible with surrounding buildings and streetscape in scale, materials and color scheme.
Alternatively, in areas proposed for redevelopment or revitalization, the proposed street furniture and
miscellaneous structures should be integrated with the architectural theme or goals of the
revitalization plan, whether it be to strengthen or preserve the integrity of the existing area or to
support a new architectural theme or set of unifying characteristics for a particular development or
area.
c. Multiple eesupanGy buildings, GuGh as shopping eentem and affise semplexes, 6hew'd develop
"signage pFegFaFne" that premete integiFated design and equitable spaoe and size di6tFibutien.
61 Canopies And Awnings:
a. Canopies and awnings must respect the style and character of the structure on which they are
located, particularly in the material and color.
b. The highest point of a canopy/awning or its superstructure must not be higher than the midpoint of
the space between the second story window sills and the top of the first floor storefront window or
transom. (See figure 3C.7 of this section.)
Figure 3C.7 - Awnings And Canopies
Acceptable
(Ord. 05-4186, 12-15-2005)
Unacceptable
c. Along sidewalks and pedestrianways, canopies and awnings should project a sufficient distance from
the building wall to be functional, i.e., to provide shade and weather protection for pedestrians and to
prevent reflective glare on storefront windows that may block views into the storefront or display
window. (Ord. 11 -4421. 2-1-2011)
D. Appeals: Any person or persons, jointly or severally, aggrieved by any decision of the design
review committee regarding a level I design review application may appeal such decision to the
board of adjustment according to the applicable procedures for appeals set forth in chapter 8.
article C, 'Board Of Adjustment Approval Procedures", of this title. (Ord. 05-4186, 12-15-2005)
14.3C.4: COMPLIANCE REQUIREMC' E-9
Approved applications for design review authorize only those changes in appearance set forth in
such approved applications and no other changes in appearance. it will be the duty of the building
official or designee to inspect, from time to time, any work performed pursuant to such an approved
application to ensure compliance with the requirements of such application. If it is found that such
work is not being carried out in accordance with the approved application, the building official will
issue a stop work order and may deny issuance of a certificate of occupancy. Any change in
appearance at variance with that authorized by the approved application shall be deemed a violation
of these regulations. (Ord. 054186, 12-15-2005)
14-3C-5: REVISIONS TO APPROVED DESIGN PLANS:t�'
If the building application deviates from approved design review applications, the director of housing
and inspection services or designee will inform the design review committee, who will then
determine if the proposed changes are substantive. Substantive changes to an approved application
for design review require submittal of those changes to the design review committee and approval
thereof according to the applicable design review procedures. (Ord. 054186, 12-15-2005)
14-513-1: FINDINGS, PURPOSE AND INTERPRETATION:
The purpose of this article is to
omer pupnc ngnT oT way mus ennancin_and protecti�the physical appearance and safety of the
community, protectinn property values and the character of the various neighborhoods, and
preservin�c Iowa City's areas of natural, historic and scenic beauty.
These regulations are intended to reduce distractions and obstructions contributing to traffic
accidents; reduce hazards caused by signs projecting over the public right of way; provide a
reasonable opportunity for all sign users to display signs without interference from other signage.
These regulations are further intended to provide fair and equitable treatment for all sign users; to
and to establish a reasonable period of time for the elimination of
signs.
A sign disolaving a noncommercial message of any type is allowed anywhere that commercial signs
are allowed, subject to the same regulations applicable to such commercial signs to prevent any
inadvertent favoring of commercial speech over noncommercial speech or favoring of any particular
noncommercial message over any other noncommercial message
/ll.vl.,AO AZ1� 1127l1h01
14-9C-1: DEFINITIONS:-
As used in chapter 5, article B, "Sign Regulations", of this title, the following definitions shall apply.
The general definitions contained in chapter 9, article A of this title shall apply to all terms used in
chapter 5, article B of this title that are not defined in this section.
ANIMATED SIGN: Any sign or part of a sign which, through the use of moving structural elements,
flashing or sequential lights, lighting elements, or other automated method, results in movement, or
the appearance of movement.
AWNING SIGN: A building sign placed on the surface of an awning.
BALLOON: An inflatable bag filled with gas or hot air and displayed in such a way as to attract
attention to the premises on which it is located.
BANNER: A strip of flexible material, such as cloth, paper or plastic, securely fastened on all comers
to a building or structure.
BILLBOARD: An off premises sign on which poster panels or bulletins are mounted. For purposes of
this title, billboard signs are not considered freestanding signs or monument signs. .
BUILDING SIGN: Any sign attached to a building or to an appurtenance of a building in any way
CANOPY SIGN: A building sign attached to or in any way incorporated with the face, or -underside or
roof of a canopy, marquee or any other similar building projection.
beYend " . Extensions of a flat topmost roof oast a building
wall are not considered canopies for purposes of this section
CHANGEABLE COPY/CHANGEABLE COPY SIGN: A sign, or part of a sign, such as a reader
board, where the copy is easily changed manually or by electronic means as specified in chapter 5,
article B, "Sign Regulations", of this title.
COMMON SIGN: A sign that serves two (2) or more uses.
DIRECTIONAL SIGN: A sign designed to guide or direct pedestrian or vehicular traffic. and
the puFpese ef allowing patrons ef a restaurant te 9FdeF 4bed at a drove through faGility.
ELECTRONIC SIGN: A sign that displays a changing message through the use of an electronically
controlled and illuminated medium. An "electronic sign" is considered an animated sign.
ENTRANCEWAY SIGN: A nonbuilding sign incorporated into or mounted on the face of, or affixed
above or below an entranceway arch that extends over a walkway or driveway. Said sign type is
intended to identify and direct traffic to a place, grounds, or parking lot. The sign Fnay inslude the
FASCIA SIGN: A single -faced building sign parallel to or at an angle of not more than forty five
degrees (45°) from the wall of the building on which it is mounted. Such signs do not extend more
than one foot (V) out from vertical walls nor more than one foot (V) out at the sign's closest point
from nonvertical walls.
FLAG, ooi�& Any flag A generally rectangular niece of fabric or vinyl displaying a name,
insignia, logo or emblem. of an lRdwyndual OF a pFeAt making entity,
FREESTANDING SIGN: A sign supported by one or more uprights or braces firmly and permanently
anchored in or on the ground and not attached to any building or wall.
FRECTIMOM
310"
FREESTANDING WIDE BASE SIGN: A freestanding sign in which the uprights or braces are clad in
a permanent material such that the entire base has a monolithic or columnar line that maintains
essentially the same contour.
FREESTANDING
S1GX
HAZARDOUS SIGN: A sign which, because of its construction or state of disrepair, may fall or cause
possible injury to passersby, as determined by the city; a sign which, because of its location, color,
illumination or animation, interferes with, obstructs the view of or is confused with any authorized
traffic sign, signal or device; or a sign which makes use of the words "stop", "go slow", "caution'%
"drive in", "danger" or any other word, phrase, symbol or character in such a way as to interfere with,
mislead or confuse traffic.
„
"
IDENTIFICATION SIGN: A sign displaying the name, address, crest, insignia or trademark,
occupation or profession of an occupant of a building or the name of any building on the premises.
ILLUMINATED SIGN: Any sign in which a source of light is used to make the message readable. An
"illuminated sign" need not be an electronic sign.
INTEGRAL SIGN: A sign carved into stone, concrete or other building material or made of bronze,
aluminum or other permanent type of construction and made a part of the building to which it is
attached.
MARQUEE SIGN; See definiti9R ef Ganepy Sign.
MASONRY WALL SIGN: An identification sign mounted on the face or inset into a fence or wall
constructed of masonry materials. Such identification sign or set of two (2) signs shall identify one
entity or one group of entities, such as identifying an office research park or industrial park.
MONUMENT SIGN: A permanent sign, not attached to a building, which is mounted low to the
ground and does not exceed five feet (5) in height.
MONUMENT
SIGN
NONCONFORMING SIGN: A sign, other than a prohibited sign, that does not comply with the
regulations of the zone in which it is located by reason of these or any other regulations adopted
after the installation of the sign.
OBSOLETE SIGN: A sign, or any portion of a support for that sign, that advertises an activity,
business, product or service no longer conducted.
OFF PREMISES SIGN: A sign that directs attention to a use conducted off the lot on which the sign
Is located.
ON PREMISES SIGN: A sign with the primary purpose of identifying or directing attention to the lot
on which the sign is located.
PAINTED WALL SIGN: A sign painted directly on an exterior surface of a building other than the
windows.
PARAPET SIGN: A fascia sign installed on a parapet or a parapet wall.
PERMITTED SIGN: A sign allowed in the zone in which it is listed, subject to compliance with the
requirements of the sign regulations.
POLITICAL SIGN: A temper sign promoting candidates seeking public office, a political issue or
containing other election information, such as "vote today". "Political signs" shall not be considered
off premises signs.
PORTABLE SIGN: A sign not firmly and permanently anchored or secured to either a building or the
ground and not expressly permitted in chapter 5, article B, "Sign Regulations", of this title.
PORTA9tE
,6*14
POSTER: A temporary sign on a card or sheet of paper, plastic or other similar material. iateaded to
PROHIBITED SIGN: A sign, other than a nonconforming sign, not permitted by this title.
PROJECTING SIGN: A building sign extending more than one foot (V) out from the wall of the
building on which it is mounted. Sub types include:
PUBLIC ART: Any work of art exposed to public view from any street right of way which does not
contain any advertising, commercial symbolism, such as logos and trademarks, or any
representation of a product.
PUBLIC PLACE: Any public street, way, place, alley, sidewalk, square, plaza, pedestrian mall or city
owned right of way, or any other public property owned or controlled by the city and dedicated for
public use.
dispensing 9f FA9t8F vehiGle fuel OF Gil, i Reluding, but not limited to, gaseloRe pumps, a'! display Fa
and peFtable We Fasks.
ROOF SIGN: A sign installed on or above a roof of a building and affixed to the roof.
SEASONAL DECORATION: A display, which does not constitute a sign, pertaining to recognized
national, state or local holidays and observances.
SIGN: Any structure or medium, including its component parts, visible to the public from a street or
public right of way and used or intended to be used to direct attention to a business, product,
service, subject, idea, premises or thing. "Signs" shall not include buildings or landscaping. The term
"sign" includes, but is not limited to, all reading matter, letters, numerals, pictorial representations,
emblems, trademarks, inscriptions and patterns, whether affixed to a building or separate from a
building. This definition does not include public art, seasonal decorations and directional symbols on
paved surfaces.
SIGN FACE: The surface of the sign on which reading material, letters, numerals, pictorial
representations, emblems, trademarks, inscription or patterns are affixed.
SIGN WALL: The wall of a building on which a sign is mounted, including elements of the wall or any
member or group of members which defines the exterior boundaries of the side of the building on
which the sign is mounted and which has a slope of forty five degrees (450) or greater with the
horizontal plane.
SPINNER: A device shaped like a propeller and designed to rotate in the wind to attract attention to
the premises on which it is located.
SWINGING SIGN: A sign that, because of its design, construction, suspension or attachment, is free
to swing or move noticeably because of pressure from the wind.
TEMPORARY SIGN: A yapd 6818 809R, tempeFaFy MOAtlftatieR sign, real estate sign, pelitleal 809R, GF
signs. Temporary signs are constructed of
temporary materials, such as paper, cardboard, wallboard or plywood, with or without a structural
frame, and are intended for a temporary period of display.
B+gAr-.
TIME AND TEMPERATURE SIGN: A projecting identification sign that shows the current time and
temperature in an electronic, changeable copy format in a manner similar to the following illustration:
WINDOW SIGN: A sign affixed to a window, embedded in a window, or hanging adjacent to a
window and obviously intended to be viewed by the public through the window. This type of sign is
designed to be more permanent in nature and is intended to be displayed for an extended and
indeterminate period of time. This definition does not include merchandise or product displays,
posters, temporary signs painted on windows or other temporary signs.
sale. (Ord. 05-4186, 12-15-
2005; amd. Ord. 08-4319, 11-3-2008; Ord, 14-4588, 6-3-2014)
14-513-6: PROHIBITED SIGNS:':-'"
A. Regulations Are Exclusionary: These regulations are intended to be exclusionary. Any type of
sign not specifically listed in this article is prohibited. In addition, the following signs are
specifically prohibited in all zones:
1. Animated signs, except for barbers' poles and three dimensional storefront projecting signs, as
expressly permitted by this article.
2. Hazardous signs.
3. Obsolete signs.
4. Painted wall signs except for wall mural Painted signs.
5. Portable signs, including signs on wheels, trailers, and truck beds, but excepting those portable
signs expressly permitted by this article.
6. Roof signs.
7. Searchlights.
8. Spinners, balloons, pennants, or other similar devices.
9. Swinging signs except for storefront projecting signs.
4011. No vehicle, including trailers, shall be parked so that it functions primarily as a sign. A vehicle
Till be considered in violation of this provision if the questions in subsections Al Oa through A10c of
this section can be answered in the affirmative, and there is no compelling answer to the question in
subsection A10d of this section to justify the parking location as opposed to some less conspicuous
location.
a. Is the vehicle parked at a prominent location?
b. Can people driving by the sign easily read the sign?
c. Is the vehicle in the same or similar locations for several hours during the same day or for several
days during the same week?
d. Are there any stated or apparent reasons, other than for signage purposes, that justify the vehicle
being at that location?
B. Removal Of Prohibited Or Illegal Signs: In accordance with the following procedure, the building
official or designee is authorized to require the removal of any illegal or prohibited sign:
1. Before taking action to require the removal of any illegal or prohibited sign, the building official or
designee will provide written notice to the owner or operator of the business to which the sign
relates.
2. The notice will specify that the illegal or prohibited sign must be removed or brought into compliance
with this article within a reasonable time of such notice.
3. If the sign is not removed or repaired, as the case may be, within the time allowed, the building
official or designee is hereby authorized to have the sign removed to be used as evidence and
assess the costs of removal against the property for collection in the same manner as a property tax.
(Ord. 08-4319, 11-3-2008)
14-513-4: CONSTRUCTION AND MAINTENANCE REQUIREMENTS:`'
A. Construction: All signs, except for temporary signs, shall be designed and constructed to
withstand a wind pressure of not less than thirty (30) pounds per square foot of area and loads
as required by the building code. (Ord. 08-4319, 11-3-2008)
B. Minimum Clearance Height: The minimum clearance height is measured from grade to the lowest
point on the sign. The minimum clearance height for freestanding, banner, and time and
temperature signs is ten feet (10'). For storefront projecting signs and canopy signs, the
minimum clearance height is eight feet (8'). Minimum clearance height is ten feet (10') for
entranceway signs across driveways and eight feet (8') for entranceway signs across walkways.
(Ord. 14-4588, 6-3-2014)
C. Maintenance: All signs shall be maintained in such a manner as to avoid becoming a hazardous
sign.
D. Changeable Copy:
1. Copy Changed Manually: Any sign may contain copy that is changed manually, unless precluded by
definition or specifically prohibited herein.
2. Copy Changed Electronically: Signs when; the copy is changed by electronic means are only
allowed as specified below:
a. The sign must be located in a commercial zone or in a public zone. However, electronic changeable
copy signs are not allowed within one hundred feet (100') of a residential zone, except for allowed
time and temperature signs, as defined in chapter 9. article C, "Sign Definitions", of this title. On
properties zoned public, electronic changeable copy signs are not allowed where said sign would be
visible from any adjacent residential zone.
b. Electronic changeable copy is allowed on only one sign per lot. In the CH-1, CI-1, CC-2, CB-2, and
CB-5 and CB-10 zones, a "time and temperature sign", as defined in chapter 9. article C, "Sign
Definitions", of this title, shall not count toward the one sign limit.
c. The changeable copy may not be animated. (See definition of "animated sign" in chapter 9. article C,
"Sign Definitions", of this title.) The copy may be changed no more than once per hour, except for
designation of the time and temperature, which may be changed more frequently.
d. The sign may not contain images or be of a brightness that will interfere with, obstruct the view of, or
confuse traffic. The sign may not contain images that may be confused with any authorized traffic
sign, signal or device. The sign may not make use of the words, "stop", "go slow", "caution", "drive-
in", "danger", or any other word, phrase, symbol or character in such a way as to interfere with,
mislead or confuse traffic.
e. The sign must comply with the illumination standards as specified in subsection E of this section.
f. In the MU, CO-1, and CN-1, and GB 49 zones, electronic changeable copy is only allowed on a time
and temperature sign. (See definition of "time and temperature sign" in chapter 9, article C of this
title.) The electronic changeable copy portion of the sign is limited to the display of the time and/or
temperature and may not exceed forty percent (40%) of the area of the sign face,
g. In public zones and in CH-1, CIA, and CC-2 zones, electronic changeable copy is only allowed on
time and temperature signs, freestanding signs, freestanding wide base signs, and monument signs.
On time and temperature signs, the electronic changeable copy portion of the sign is limited to the
display of the time and/or temperature and may not exceed forty percent (40%) of the area of the
sign face. On freestanding and freestanding wide base signs, the electronic changeable copy portion
of the sign may not exceed forty percent (40%) of the area of the sign face. For monument signs, the
electronic changeable copy portion of the sign may not exceed fifty percent (50%) of the area of the
sign face.
h. In the CB-2 and CB-5 zones, electronic changeable copy is only allowed on time and temperature
signs and monument signs. On time and temperature signs, the electronic changeable copy portion
of the sign is limited to the display of the time and/or temperature and may not exceed forty percent
(40%) of the area of the sign face. On monument signs, the electronic changeable copy portion of
the sign may not exceed seventy five percent (75%) of the area of the sign face.
B. Sign Standards For All Residential Zones:
1. Permitted Signs:
a. Principal uses, other than single-family uses and two-family uses, are permitted one identification sign.
The identification sign may be one of the following types: fascia, awning, canopy or monument sign. For
Institutional uses, the sign may also include copy announcing its services or activities.
b. Parks and open space uses are permitted entranceway signs as specked in table 5R-1, located at the
end of this subsection.
rraernztrn .. - .. .. ... - .. ... - ... . -
dc. Single-family uses and two-family uses are not allowed to install permanent signs, except for one small
Identification building sign and one integral sign aad puktis #lags; as specified in table 56-1, located at the
end of this subsection.
ena of tnls subsection.
2. Sign Specifications And Provisions: All signs in residential zones are subject to the standards specified in
table 5B-1, located at the end of this subsection.
Table 5B-1: Sign Specifications And Provisions
In Residential And The ID And OPD Zones
Permitted
Signs
Zone
Awning
ID-RS RR-1
signs
RS-5, RS-8,
RS-12, RNS•
12, ID-RM,
RM-12, RM-
20, RNS-20,
RM-44, PR
Cam
signspy
i Maximum ; Maximum Height And
Sign Area Special Provisions
12 sq. ft. or 25% of awning Maximum height: Top of first story.
surface, whichever is less.
Limited to identification only_ exceptas allowed fGF ORStitUtIORal Uses.
Not allowed for single-family and
M two-family uses.
I ID-RS. RR-1, j Sian cannot exceed 90% of
RS-5. RS-8. street facing canopy length
I RS-12. RNS- j and no more than 15 inches
m.RM. in height
i RM-12. RM-
i 20, RNS-20,
RM-44, PRM
Signs may be mounted on the face
of the canopy, uoriaht on the too of
the canopy or underneath the
canopy. Signs mounted on the face
Directional I ID-RS, RR-1,
12 sq. ft. per face. '
signs ; RS-5, RS-8,
IRS-12, RNS-
;
May be double faced for i
' 12, ID-RM,
total area of 4 sq. ft.
RM-12, RM-
20, RNS-20,
RM-44, PRM
Entranceway Allowed for
For signs located above or
• Maximum height: 20 ft.
signs parks and.
across the top of the subject
i
open space
archway, the area of the
, Up to 1 sign per facade of the
uses in any
sign may not exceed 25% of
subject archway.
residential
zone, ID zone,
the area delineated by the
'subject archway.
i
The
sign may not contain
or OPD zone
! changeable copy.
I
i For a sign located on the
Sign copy may not extend beyond
side of the archway, the
the edges of the entranceway
area of the sign may not
structure. if an aPP"GaRt fiRds
exceed 33% of the surface
, they
1 area of the side of the
archway support on which
f i the sign is located. (See
section 14-56-7,
"Measurement Standards",
deny aR
of this article.)
8PP"Gat'GR based !he
eR whether
altematlye design Is
ipmpesed
I
I
I
j
pFopeAffieRality,
I Minimum clearance height is 10 ft.
for entranceway signs across
1
i driveways and 8 ft. for entranceway
'signs across walkways.
Entranceway signs arc not allowed if
!
the subject lot or tract already has a ,
l monument sign located at the
subject entrance.
Fascia ID-RS, RR-1, 4 sq. ft. Maximum height: Top of first story.
signs' ; RS-5, IRS-8,
IRS-12, RNS-
12
ID-RM RM 12, ! 12 sq. ft. Limited to identification only, except
1 RM-20, RNS-
20, RM-44,
;PRM
Integral
; ID-RS RR-1,
signs
RS-5, IRS-8,
IRS-12, RNS-
: 12, ID-RM,
RM-12, RM-
20, RNS-20,
RM-44, PRM
Monument
ID -IRS, RR-1,
signs'
RS-5, RS-8,
RS-12, RNS-
12
ID-RM, RM-12,
RM-20, RNS-
120, RM-44,
i
PRM
I
i
Small ID RS, RR 1
identification `RS-5, RS-8,
signs RS-12, RNS-
12, ID-RM,
RM-12, RM-
20, RNS-20,
RM-44, PRM
I as allowed for institutional uses.
Not allowed for single-family and
two-family uses.
2 sq. ft. Up to 1 of these signs is allowed per
j i building.
No permit is required.
I
12 sq. ft. per sign face. Maximum height: 5 ft.
'May be double faced for a
Limited to identification only, except
'total area of 24 sq. ft.
as allowed for institutional uses.
Not allowed for single-family and
I
two-family uses.
24 sq. ft. per sign face.
Maximum height: 5 ft.
May be double faced fora
Limited to identification only, except
total area of 48 sq. ft.
: as allowed for institutional uses.
i
Not allowed for single-family and
two-family uses.
i No P8FFRlt IS
i
1
i
,
The sign must be a building sign.
i
dweNiAg urineUp te 1 of these sm@ns is allowed Pe
1
I
must be loeated Fie Fs---
.___.... _. i above gFad9-
2 sq. ft. ! The sign must be a building sign.
Up to 1 of these signs is allowed per
building.
No permit is required.
Not allewed if the building has a
Fesidential leasing sempany sign.
Note:
1. Only 1 sign is permitted; 1 fascia sign, 1 awning sign, 1 canopy sign, or 1 monument sign. (See
subsection Al b of this section.)
C. Sign Standards In CO-1, CN-1 And MU Zones:
1. All signs in the CO-1, CN-1, and MU zones are subject to the standards specified in table 5B-2 of
this section. except sianaae for residential uses mutt rmmnly with the reni flmmante tnr rociricMl.l
S.-
Table 5B-2: Sign Specifications And Provisions
In The CO-1, CN-1, And MU Zones
Permitted
Maximum
Maximum
Signs
Sign Area
Height
Awning
25% of awning
Top edge of
signs
; surface
first story
awning
i
Barbers'
poles
Provisions
Each storefront is
allowed up to a total of 3
signs from the following
i sign types: psvided
i
i;entagw canopy signs,
awning signs, and
projecting signs. Awning
signs are only allowed on
first story awnings.
Maximum diameter: 9 in.
'Maximum length: 3 ft.
„ GtGF8fFGR„ i
r
'sew ir.
I'
iry
i
t
I
r
� * Maximum height-ef
69PY: 391R.
Canopy sq-#-pef sib
Top edge of
'Each storefront is
signs exGept as set fe
first story
allowed up to a total of 3
�reyisieas-
canopy
I signs from the following
sign types: provided
Sion cannot exceed
i 90% of street facing
I #: betweeflprsjestiflg
canopy length and no
more than 24 inches in
height
#entaqw canopy signs,
awning signs, and 1
projecting signs.
Signs may be mounted
on the face of the ,
canopy, upright on the
i top of the canopy or
underneath the canopy.
See applicable
dimensional provisions
for each type.
Signs mounted under a
canopy with the face
perpendicular to the
building will be
i considered storefront
pro signs and
regulated accordingly.
i Said signs may not
project beyond the outer
edge of the canopy
,Signs mounted on the
face of the canopy may
not project beyond the
face of 4he sanepy-Ghy,
the edges of the
!canopy.
Signs mounted on the
exiena more man z4
inches in height above
the canopy. *The size eIRGFBased up to i 8 sq. ft.
faeet the fsllswiag
! j
6B415Rg height of the
sign is meuRted te4he
uRdemide Of the GaROP
I and the n is YeFt'Gall
�d.
Canopy signs may be
internally or externally
illuminated or halo back
j
lit.
Directional
a sq. R. per sign face -
--
signs
May be double faced
for total area of 6 sq.
i
Entranceway
For signs located above 20 ft.
Up to 1 sign per facade
signs
or across the top of the
of the subject archway.
subject archway, the
area of the sign may
'The sign may not contain
not exceed 25% of the
changeable copy.
area delineated by the
subject archway
{ Sign copy may not
'
extend beyond the edges
For a sign located on
of the entranceway
;the side of the archway, ,
I
structure. if as applisaet
the area of the sign
fiRds that thus standaFd
i may not exceed 33% of
tee FestFict+ve, #iey may
the surface area of the
side of the archway
support on which the
sign is located. (See
section 14-513-7,
"Measurement
i
Standards", of this
article.)
I
an appileatieR based on
altemative design4s
a
desi9R efthe
entFanGeway. The
GGFnFn Well GORside
Minimum clearance
height is 10 ft. for
i entranceway signs
1 across driveways and 8
ft. for entranceway signs
across walkways.
Entranceway signage as
specified herein will count
as 1 sign toward the total
limit for monument signs
on a lot or tract.
Entranceway signs are
not allowed if the subject
lot or tract already has a
monument sign located
at the subject entrance.
Fascia j 15% aliewraflse peg of
signs ; sign wall area
Top of first Parapet signs are
story—,exeeptas ; allowed-,4%A only on one-
IaAewedfef story buildings.
ipaFapet sI@Rs
Flags — j
Identification 2 sq. ft. and integral Except as allowed in
signs provisions. j
1 pfivate additional flag
may be displayed in
conjunction with pubW
any city, county, state or
federal flags.
No permit is required.
Up to 1 of these
allewed P9F buildlp@
j No permit is required.
'A larger integral sign up
I may be allowed when
said sign delineates the
name of the building.
i Size shall be regulated
'as a fascia sign. A permit
is required.
The baRneF FRust-be
meuRted oF affixed so
that the bettem edge-ef
the sIgR is at least i 0 ft.
above gFade and the tep
EIE199 Of the SiOR
hl9h8F thaR 20 ft. above
The baRROF SigRS FRUSt
be GeneisteRt OR
I
and soze.
-he peFFAit foF the baRRe
i s gR shall be va"d feF Re
Fneize thaR 1 year.
'HeweveF, the peFFAlt will
df
Monument Up to 2 sq. ft. of sign 5 ft.
i be PeRewable the
baRR8F Sig 6
GGRditieR 9F aFe Fe-plaGed
ew baRReF SIORG.
i 2 or more uses on a
signs area per linear foot of
single lot may share a
lot frontage, not to
common monument sign.
exceed 50 sq. ft. per
sign face
The number of
Imonument signs on a lot
May be double faced
i or tract is limited as
-for a total area of 100
follows:
sq. ft. per sign
* For lots or tracts with
less than 160 ft, of
'frontage on a single
street, only 1 monument
i sign is permitted along
that frontage.
r lots or tract- with
160 to 300 ft. of frontage
along a single street, up
to 2 monument signs are
permitted. The
monument signs must be
at least 150 ft. apart as
measured along the
frontage.
" For lots or tracts with
frontage in excess of 300
ft. along a single street,
up to 3 monument signs
are permitted, provided
the signs are at least 150
1 ft. apart as measured
i along the frontage.
* For lots or tracts with
frontage along more than
1 street, each frontage is
allowed signs based on
the formulas stated
! above up to a maximum
of 5 signs. Any sign that
1 is located within 25 ft. of
a corner (at the point
where property lines
intersect) will count as 2
signs; 1 toward the sign
allowance for each
frontage.
GeWiGiRg
6IgR
8 ! ; se�visiag ese�
Storefront 4.2 9 sq. ft.
j Top of the first
•
' Each storefront is
projecting
a story, unless
allowed up to a total of 3
signs ' May be double faced
appreved asp
signs from the following
for a total of 24 18 sq.
sesead stem
sign types: pFeuided
ft,
jPFGJieCAiR9 SIOR
asse4ag to
'ft. betweeA
The size e€a SteFe #Fern
the pFeu+sieas
prejestiag
may be
j located below
increased up to 18 sq.
ft. (may be
any second
i
#Fe 4ages canopy signs,
double
floor
I awning signs, and
faced for a total area of
windowsill.
; projecting signs. There
136 so. ft.) if the sign
i
must be at least 12ft
and storefront meet the
between oroiecting signs. -
following criteria: The
--- - - - -
floor to ceilina height of
A pMeGting sign MFFFay
the ground level floor is
not project more than 4 ft.
'from the building wall.
I
a minimum of 18 ft. and ;
the sign is vertically
Proportioned.
pF9jeGtiRg SIgR may be
*I,- sign and MeFefwt
Meet -the feNewiag
I
wiling height of the
pFepeFtlened.
Allowed to be a three
dimensional model of an
object, such as a globe or
book. If three
dimensional, the sign
may rotate.
tN�i�atiea-is-aet I
fellows;
External illumination is
permitted provided there
are no more than 2 small
spotlights of no more
1 than 2,000 lumens
shining directly on the
sign and provided they
meet the light trespass
standards in article G of
i this chapter.
Internal illumination is
allowed for halo back lit
or neon letters. Internally
I illuminated Plastic trim
cap letters and internally
illuminated cabinet signs
where the entire face of
;the cabinet is illuminated
j are Prohibited
;
I ;
Time and
25 sq. ft. per sign face
temperature
signs
May be double faced
for a total of 50 sq. ft.
Window
; 25%0 of window area
signs
I i
f
SteFefrgRt G#Rg
signs aFe suN9 t-ts
design FW48 .
Shall not project more
than 6 ft. into public right
of way.
If located on or in "
required storefront
windows, window signs
shall be displayed or
affixed in a manner that
does not block views into
I the interior of the
storefront.
(Ord. 08 4319, 11-3-2008; amd. Ord. 14-4588, 6-3-2014)
D. Sign Standards In CH-1, CC-2 And CIA Zones:
1. All signs in the CH-1, CC-2, and CI-1 zones are subject to the standards specified in table 513-3 of
this section:, except that sianaae for residential uses must comDly with the requirements for
2. The total number of freestanding signs, freestanding wide base signs and monument signs on a lot
or tract is limited as follows. Any combination of these three (3) types of signs is allowed within the
stated limits.
a. For lots or tracts with less than one hundred sixty feet (160') of frontage on a single street, only one
such sign is permitted along that frontage. Freestanding wide base signs are not permitted on lots or
tracts with less than one hundred sixty feet (160') of frontage. The city engineer will determine that
exiting the propertv.
b. For lots or tracts with one hundred sixty to three hundred feet (160 - 300') of frontage along a single
street, up to two (2) such signs are permitted, provided the signs are at least one hundred fifty feet
(150') apart as measured along the frontage.
c. For lots or tracts with three hundred one to six hundred feet (301 - 600') of frontage along a single
street, up to three (3) such signs are permitted, provided the signs are at least one hundred fifty feet
(150') apart as measured along the frontage.
d. For lots or tracts with frontage in excess of six hundred feet (600') along a single street, up to three
(3) such signs are permitted, provided the signs are at least one hundred fifty feet (150') apart as
measured along the frontage. One additional monument sign is allowed, provided the sign is at least
one hundred fifty feet (150') from any other monument, freestanding, or freestanding wide base sign.
e. For lots or tracts with frontage along more than one street, each frontage is allowed signs based on
the formulas stated in subsections We through D2d of this section. However, a maximum of five (5)
such signs are allowed on any one lot or tract. Any sign that is located within twenty five feet (25') of
a corner (the point where property lines intersect) will count as two (2) signs; one toward the sign
allowance for each frontage.
Table 5B-3: Sign Specifications And Provisions
In 1 he CH-1, CC-2, And CI-1 Zones
Permitted Maximum
Signs I Maximum Sign Area Height Provisions
Awning 25 /o of awning Top edge of first Each storefront is
signs surface I story awning !allowed up to a total of 3
{ signs from the following
E i i sign types: pFevided
i
i
Barbers'
poles i
GaFIGPY FOG NaFmw steFefroRtei 15 Top of fi
6 gRS ; steFy--
I - i
Wide stereftents
i
'ice I1\I _.µ .�. �.n� T..._�. r.__L
.anC,, 12 6q��rpo, o;g�, Ivp edge of Iasi
signs 1 story canopy
pFeVisleRG
Signs cannot exceed
90% of street facing
canopy length and be
no more than 24 I
inches in height.
i
!awning
canopy signs,
awning signs, and
projecting signs. Awning
signs are only allowed
on first story awnings.
Maximum diameter: 9 in.
Maximum length: 3 ft.
is allowed PeF steFefFent.
� Per Wide St9F&GAW
i * Maximum heigl#-ef
49 in.
Each storefront is
allowed up to a total of 3
signs from the following
sign types: pFeuided
Jt. b8tW8eR Pf4ajeG+ag
I
GaRepy signs aleng an
fmntages canopy signs,
awning signs, and
j i projecting signs.
I �
Sians may be mounted
on the face of the
fj canopy, upright -on the
( ' ; too of the canopy or
it underneath the canopy.
See applicable
dimensionai provisions
for each type.
i Signs mounted under a
canopy with the face
' perpendicular to the
building will be
considered storefront
I proiectina signs and
1 j regulated accordingly.
j I ;Said sign may not
1 project beyond the outer
! edge of the canopy.
Signs mounted on the
face of the canopy may
not project beyond the
€aseo€the saRepy by
j
i of Wow the tep and
fiettefn the edges of the
canopy.
Signs mounted on top of
,the canopy must consist
of individual letter forms
and may not extend
more than 24 inches in
height above the
canopy.
Of 18 ft., the SigR-is
I
meunted to the
URdeFelde of the Ganopy
the
and
� t:
Canopy signs may be
'internally or externally
iiiuminated or halo back
Directional
3 sq. ft. per sign face —
--
signs
I f
May be double faced
i for total area of 6 sq.
I
FestauFant
' f --
�s—
Entranceway
i For signs located 20 ft.
9
gh
FestauFants, i
Up to 1 sign per facade
signs
above or across the
'of the entranceway arch.
1 top of the subject
archway, the area of
!The sign may not
the sign may not ++
; contain changeable
exceed 25% of the I
copy.
area delineated by the
subject archway
Sign copy may not
I For a sign located on
extend beyond the
edges of the
;the side of the
entranceway structure. if
archway, the area of
the sign may not
exceed 33% of the
restizietive, they fftay
surface area of the
i
side of the archway
ftem the de6lOR
support on which the
sign 16 located. (See
j section 14-5B-7,
I "Measurement
Standards", of this
with Gend ituens,
? article.)EIR
appliGatieR based en
i t
alteFaatfve de�sigR is
i $
iI
aPPFGPFiat9 to and
iategFated +atetbe
oveFall design of the
Fascia signs
entraflseway. The
Minimum clearance
height is 10 ft. for
entranceway signs
across driveways and 8
ft. for entranceway signs
across walkways.
Entranceway signage as
specified herein will
count as 1 sign toward
! the total limit for
"freestanding,
!freestanding wide base
'signs and monument
signs on a lot or tract.
'Entranceway signs are
not allowed if the subject
lot or tract already has a
monument sign,
freestanding sign,
;freestanding wide base
sign, or masonry wall
sign located at the
subject entrance.
15% aNewaase Pe F of
sign wall area '
1
Flags --
( --
1 pdvate additional flag
i may be displayed in
conjunction with any
city, county, state or
federal flags.
I
No permit is required.
Freestanding Individual sign in CC-2
' 25 ft., however,
When 2 or more uses
signs and CI-1:
in the CH-1
are located on a lot, a f
Up to 2 sq. ft. per
district, property
; common estaadiag eF }
'linear foot of lot
; within 1,000 ft. of
rReR6IFneat sign maybe
frontage, not to exceed
( an interstate
!installed. The Fwaxiaa,-Im i
125 sq. ft. per sign
highway right of
j face.
way may have 1
May be double faced
for a total area of 250
sq. ft.
ad 4R the
' Individual sign in CH-1
zone-as-tb4ews: For
j property within 1,000
ft. of an interstate
highway right of way, 1
of the property's
allotted freestanding
signs is allowed to be
up to 250 sq. ft, per
sign face, which may
be double faced for a
total area of 500 sq.
ft.
Common sign: The
maximum area of a
common sign may be
150% larger than the i
area of the maximum
individual sign allowed.
Freestanding Individual sign: Up to 2
wide base ! sq. ft. per linear foot of
signs lot frontage, not to
exceed 125 sq, ft. per
sign face.
May be double faced
I for a total of 250 sq. ft.
i
`Common sign: The
maximum area nf n
common sign may be
150% larger than the
area of the maximum
individual sign allowed.
freestanding sign the aFea of the
!with a maximum !
height not to allowed.
exceed 65 ft.
limited asseFding4e
i ; sestier�
26 ft. j Maximum width: 10 ft.
i
When 2 or more uses
are located on a lot, a
common sign may be
installed. The Fnaxknum
may be 0
ihteaFea e€ the
I
limited asseFd+ag-te [
1 j
the let fFeniage is -at
Identification 1 2 sq. ft.
and integral except as allowed in
signs Provisions.
ideati€ieatieR Sq. ft. PeF baRR8F
banneFs—
i
that the 19,GR*OARAf thR
shgR Will Rot Obetwet the
visibility of vehloles
No permit is required.
I A larger integral sign
may be allowed when
said sign delineates the
name of the building.
Size shall be regulated
as a fascia sign. A
ipermit is required.
:29 ft—
i baaaeF signs maybe
affixed to eaGh paitking
aFea light pole, pm�Aded
that the feNewing
GentaOR at least 209
s.
parking spaGes and be
ire
i
The light peles en
affixed must be spared
at least 80 ft. apaFt.
i
1*
.
Masonry wall
signs
Monument
signs
Up to 1 sq. ft. per 1-ft. less than the
i linear foot of lot ! height of the
frontage, not to exceed ; masonry wall,
50 sq. ft. per sign not to exceed 12
{ft.
! In addition, the sign i
may not exceed 15%
of the total area of the
face of the masonry
wall
Individual sign Up to 2
sq. ft. per linear foot of
lot frontage, not to
exceed 50 sq. ft. per
sign face
May be double faced
for a total area of 100
jsq. ft.
Common sign: The
maximum area of the
common sign may be
50% larger than the
area of the maximum
individual sign allowed.
5 ft.
1 masonry wall sign is
allowed in lieu of a
monument,
freestanding, or
freestanding wide base
sign.
When 2 or more uses
are located on a lot, a
common F19RWFR8Rt 9F
#eestaadiag sign may
be installed. Tlae
i
- sew+sing uses.
Storefront
projecting
signs
9 sq. ft._
'Top of the first
i story-, +Rk"
i May be double faced : appFeved as
for a total of 2418 sq. saseRd stery
�ft.
PFQJ8Gt4Ag BigR
I asseW+ag to the
j The size of a storefront ' ftFevisiens
proiecting sign may be located below
increased up to 18 sa. any second floor
! ft. (may be double windowsill.
faced for a total area of
36 sq. ft.) if the sign
and storefront meet
'the following criteria: j
The floor to ceiling
height of the ground
level floor is a
minimum of 18 ft. and
the sign is vertically
Proportioned.
No peR:nbt is Fequiped.
Each storefront is
allowed up to a total of 3
signs from the following
sign types: pFevided
ffsatage: canopy signs,
awning signs, and
projecting signs. There
must be 12ft between
Proiectina sians.
A P"eaing sign mMay
not project more than 4
i ft. from the building
wall.
External illumination is
permitted provided there
are no more than 2
small spotlights of no
more than 2,000 lumens
shining directly on the
sign and provided they
meet the light trespass
j standards in article G of
this chapter.
I
i Intemal illumination may
be permitted for halo
back lit or neon letters.
Internally illuminated '
Plastic trim cap letters {
3 and internally illuminated
cabinet signs where the
entire face of the cabinet
is illuminated are
Prohibited.
Male it
+Nipatisa Rai be
IappFeval by design
r�14w� and to the
I
seeend steFy signs
I
ifthesigi6 fGF a
may be plaGed on the
i l uildIRg subjeet to
j��
iuses eR the seGGRd floe
The GlgR must be affixed
Ito the buildiRg so that
to the buildwng mit-
SWORg
' wond.
1
Stomfr-aRt pFejeG#Rg
siqas are su jeMe
'deSIqR Feview.
t
Permitted to be a three
dimensional model of an
Upper level
projecting
signs
Time and
temperature
signs
i2 story: 30 so. ft. with
maximum 4ft
`Cannot extend
projection from the
above the
j face of the building.
bottom of the
3 story: 80 sq. ft. with
cornice and/or
maximum 5ft
roofline at the
projection from the
top of the
face of the building
building and no
4 story and taller: 150
( lower than the
I sq. ft. with a maximum
; bottom of the
of 6ft from the face of
; second floor
the building
window sill.
May be double faced.
I
r- __- _. . _ - ...
25 sq. ft. per sign face
May be double faced
for a total area of 50
sq. ft.
Window 25% of window area
signs
i
object, such as a globe
or book. If three
dimensional. the sign is
Permitted to rotate.
Only permitted when the
use occupies the entire
building and the building
frontage is greater thar,
, 60ft. or when the use is
a indoor commercial
recreational use or
I hospitality oriented retail
use.
Sign can be no closer
Ethan 5ftfrom adjacent
buildings and no closer
'than 15ft from adjacent
upper level and
storefront orojectinn j
I si ns.
Internal and external
illumination is allowed
except internally
illuminated plastic trim
cap letters and internally
illuminated cabinet signs
are prohibited.
I Permitted only in the
1 CC-2 zone.
j Signs must not project
more than 6 ft. into the
public right of way.
- If located on or in F
required storefront
windows, window signs
i shall be displayed or
i affixed in a manner that
does not block views
into the interior of the
storefront.
(Ord. 08-4319, 11-3-2008; aind. Ord. 14-4588, 6-3-2014)
E. Sign Standards In CB-2, CB-5 And CB-10 Zones:
1. All signs in the CB-2, CB-5 and CB-10 zones are subject to the standards specified in table 5B-4 of
this section.
2. The maximum sign area for each type of sign, special provisions, and any restrictions on the number
of signs allowed are specified in table 5B-4 of this section. Unless specifically limited in table 58-4 of
this section, located at the end of this subsection, any number of signs may be installed.
3. Signage for residential uses must comply with the requirements for residential uses in the RM zones
as stated in table 5B-1 of this eeetien article. (Ord. 08-4319, 11-3-2008)
Table 5B-4: Sign Specifications And
Provisions In The CB-2, CB-5 And CB-10 Zones
Permitted
Maximum
! Maximum
Signs
Sign Area
I. Height
Awning
25% of awning
Top edge of
signs
: surface
first story
awning
Barbers' ._
poles
I
Provisions
'Each storefront is allowed
up to a total of 3 signs
from the following sign
types: pFevided theFe is a
and undeFFReuRted
i #eRtage canopy signs,
awning signs, and
projecting signs. Awning
signs are only allowed on
first story awnings.
Note: See 14-3C-3C for
awning and canopy
design standards.
-- j Maximum diameter: 9 in.
Maximum length: 3 ft.
fis allewed per stgFefFeRt.
tan fk
_^. ".
I
Wide stereftents; 36 sq.
^^ss
(SeeeR ef
i 11
n .. h:..l.. A -91":- 1:11_N
1
Canopy IT
signs
preyisieAs-
' Sign cannot exceed
90% of street facing
canopy length and no
more than 24 inches in
height
'Top edge of
first story
,canopy
F
I ,y
M
ithigl(AeGS; 10
Each storefront is allowed
up to a total of 3 signs
from the following sign
types: pFevided thefe is a
#49RWO : canopy signs,
awning signs, and
I projecting signs.
Si ns maybe mounted
i on the face of the
canopy, upright on the
top of the canopy or
underneath the canopy.
See applicable
dimensional provisions
for each type.
Signs mounted under a
canopy with the face
perpendicular to the
building facade will be
considered storefront
projecting signs and
regulated accordingly.
Said signs may not
project beyond the outer
edge of the canopy.
Signs mounted on the
face of the canopy may
not project beyond the
the edges of the
!canopy.
Signs mounted on the too
of the canopy must
consist of individual letter
forms and may not
extend more than 24
inches in height above
the canopy. The size ef-a
�'
i the sign and SAOFefFOR
FAeet-the following
ceiling height ef-the
.,
the
and the sag is ;Veffkally
pmpwtiened.
I Canopy signs may be {
internally or externally
'illuminated or halo back
{ I lit. Internally illuminated
cabinet signs where the
Directional
signs
r- _ -
Entranceway
signs
3 sq. ft. per sign face
'May be double faced
for total area of 6 sq.
ft.
For signs located above
or across the top of the
subject archway, the
area of the sign may
not exceed 25% of the
t area delineated by the
subject archway
For a sign located on
the side of the archway,
the area of the sign
may not exceed 33% of
the surface area of the
side of the archway
support on which the
sign is located. (See
section 14-513-7,
"Measurement
Standards", of this
article.)
entire face of the cabinet
is illuminated and plastic
trim cap letters are
Prohibited.
20 ft. Up to 1 sign per facade of
the entranceway arch.
The sign may not contain
changeable copy.
t
Sign copy may not
extend beyond the edges
of the entranceway
structure. 4f an applisan
fiRds that this standapd is
tee Fe6tfictiV8, they4nay
!�
i
i
design Fe le-W GG-FWAl"ea
4
alteFaat+ve design is
appFepdaie to and
design of the
! eRtFaRseway. The
PM
I Minimum clearance
height is 10 ft. for
i entranceway signs
across driveways and 8 �'
Fascia signs ° !
1.5 times the length of
the street facinq
f_g_
` I
Flags
Freestanding 2 sq. ft. per linear foot
signs of lot frontage, not to
exceed 40 sq. ft. per
! sign face
ft. for entranceway signs
across walkways.
- i An entranceway sign is
not allowed if the property
has a masonry wall sign,
monument sign, or
;freestanding sign.
No longer than 90%of the
length of the facade or
sign band.
Back lit cabinet signs,
where the entire face is
illuminated, are
Prohibited.
Internally illuminated
plastic trim cap letter
forms are prohibited.
-- 1 private additional flag
may be displayed in
conjunction with pabAe
any country, state or citv
flags•
20 ft.
No permit is required.
Allowed only in the CB-2
j zone.
Only 1 freestanding sign
is allowed per lot.
'Allowed only through
approval of a minor
modification. Applicant
must provide convincing P
evidence that the existing
configuration of the site
and location of the
! building or buildings on
'the site make it practically:
difficult to install a
i monument sign and that �
other types of allowed
i
i signage would not be
readily visible from the
street due to the location
of building(s) or other
unique site
I
characteristics.
A freestanding sign is not
allowed if the property
I
: has a monument sign,
entranceway sign, or
'masonry wall sign.
Identification
2 sq. ft.
-Up
t9 1 of these signs
and integral
Except as allowed in
fired geF bUilding
signs
;Provisions.
i
No permit is required.
A larger integral sign 1.5
i times the length of the
street facing facade may
be allowed when said
sign delineates the name
of the building. A permit
is required.
Masonry wall
1 sq. ft. per linear foot
1 ft. less than
Only 1 masonry wall sign
signs
of lot frontage, not to
the height of
j is allowed per lot.
exceed 50 sq. ft.
the masonry
wall, not to
A masonry wall sign is
In addition, the sign
exceed 12 ft.
I not allowed if the property
may not exceed 15% of
i has a monument sign,
the total area of the
entranceway sign or
face of the masonry
freestanding sign.
wall
Monument
.44 sq. ft. per sign face
o ft.
0my i monument sign is
signs
.`
allowed per lot or tract.
j May be double faced
i for a total area of 48 sq.
When 2 or more uses are
ft•
located on a lot, a
common monument sign
may be installed. A
common monument sign
!
may identify up to 4 uses
per sign face.
A monument sign is not
'allowed if the property
has a freestanding sign,
an entranceway sign, or a
I masonry wall sign.
Portable 6 sq ft. per sign face ( 4 ft.
Up to 1 non -illuminated
signs
May be double faced
; portable sign is allowed
for total 12 I
per storefront. A
a area of sq.
maximum of 1 additional
I ft• i
'sign is allowed for
i businesses not located
on the ground floor,
which may be for 1 or
I
more of those
businesses.
The entire sign must be
placed: 1) on private
property; 2) within or on
• the fenced delineated
' area of a sidewalk cafe;
or 3) on city right of way
within an area no more
j
than 30 in. from of -the
front facade wall and/or
I
front property line of the
building containing the
business. I
The sign may not block f
access to any doorway.
When placed on city right
i
! of way, a clear,
I
unobstructed R ft. path
I between the sign and any li
streetscape amenities,
planters, delineated
sidewalk cafe areas or
obstructions must be
I
maintained.
The sign must be moved
'inside the business when
the business is closed.
The sign must be
constructed of durable
i materials and weighted to
provide stability in all
weather conditions.
Plastic signs are
prohibited.
External weights
separate from the sign
itself, such as sandbags,
are not permitted.
A maximum of 2 sign
faces are allowed per
sign. Sign faces can be
separated if placed on a
fence for sidewalk cafe.
i
sewisiag dseS.
Storefront 4- 9 sq. ft.
! Top of the first
Each storefront is allowed
projecting i
i story, unless
; up to a total of 3 signs
signs May be double faced
j----ved as
'from the following sign
for a total of 2418 sq.
sesend stem
types: pFeAded theFe is a
I
The size of a storefront
Wens
i proiecting sign may be
located below
;
increased up to 18 sg,
any second
� #rentage canopy signs, �I
ft. (may be double
Ifloor
awning signs, and f
'faced for a total area of
windowsill
'projecting signs. There a
36 sq. ft.) if the sign
must be at least 12 feet
;and storefront meet the
between proiectina !
following criteria: The
si ns.
floor toceilingheight of
the around level floor is
A projecting sign may not
Ia minimum of 18 ft. and
project more than 4 ft.
the sign is vertically
'from the building wall.
Proportioned.
j
i
609A is YeFtlGall
I Storefront projecting
signs are permitted to be
! a three dimensional
model of an object, such
as a globe or book. If
three dimensional, the
sign is permitted to
rotate.
f9119ws=
External illumination is
permitted provided there
are no more than 2 small
spotlights of no more
than 2,000 lumens
shining directly on the
sign and provided they
meet the light trespass
standards in article G of
this chapter.
Internal illumination may
be permitted for halo
0 back lit or neon letters.
Internally illuminated
I plastic trim cap letters
and internally illuminated
cabinet signs where the
i
entire face of the cabinet
is illuminated are
Prohibited.
f
viewandto
deso
the
f
Idelineated
f
seseRd
f
If the Sig
stegysigRs
below,
Fa
OF bGWliRg
f
may be
plaGed 9R4he
be peFFAitted
if them
aFe
I
1 bullii{�i
The SigR
must be affixed
to the buildiRg
se that the
sip is peFp
f the
wall.
2 story: 30 so. ft. with
Upper level
- maximum 4ft projection
projecting
from the face of the
signs
building.
3 story: 80 sq. ft. with
Cannot extend
Only permitted when a
labove the
use occupies the entire
I bottom of the
; building and the building
cornice and/or
( roofline at the
frontage is greater than
' 60ft. or when the use is
a
maximum 5ft projection
( top of the
from the face of the
, building and no
building
lower than the
4 story and taller: 150
bottom of the
sg. ft. with a maximum
second floor
of 6ft from the face of
window sill.
the building
i
May be double faced.
I
i
i
i
Banner Same allowances as
protecting 'Upper level protecting
signs signs
Same
restrictions as
Upper level
projecting signs
indoor commercial
recreational use or a
hospitality oriented retail
use.
Sign can be no closer
i than 5ft from adjacent
buildings and no closer
than 15ft from adjacent
upper level and storefront
projecting sions.
Internal and external
' illumination is allowed
except internally
'illuminated plastic trim
cap letters and intemaliv
illuminated cabinet sions
Where the entire face of
the cabinet is illuminated
are prohibited.
r
Only permitted on multi-
use buildings where
access to uses is
primarily through a
I common lobby from the
street such as an indoor
shopping mall or where a
single use occupies a
large multi -story building
with more than 100 ft of
frontage.
Banners must be
mounted perpendicular to
the building with
permanent brackets at
both top and bottom.
, Banners can be no closer
than 5ft from adjacent
j buildings and no closer
!. than 15ft from adjacent
upper level and storefront
j
Time and 25 sq. ft. per sign face
temperature
signs May be double faced
for a total area of 50 sq. j
Wall mural 11.5 times the length in --
�ainted sign j� feet of the street facing
j facade of the building.
i
Window 25% of window area
signs
roiectina sians.
i A minimum of three
j banners is required to
establish a consistent
rhythm and visual impact.
Signs must not project
more than 6 ft. into the
j public right of way.
Sian must be
incorporated into a larger
mural and can only be
placed on an alley facade
or a non -street facing
facade when it contains a
public entrance to a
business.
Only permitted If located on -or in
in first floor required storefront
windows. windows, window signs
shall be displayed or
affixed in a manner that
does not block views into
the interior of the
storefront.
I In CB-10 zones, an
indoor recreational use
may have an electronic
I changeable copy window
'sign. Maximum size
I : permitted is 75 sa. ft. or
25% of the window area,
inciudina aii other window
signs, whichever is less.
Subiect to all reaulations
found in section 14-513-4
of this article.
(Ord. 08-4319, 11-3-2008; amd. Ord. 14-4588, 6-3-2014; Ord. 15-4614, 4-7-2015)
F. Sign Standards In Industrial And Research Park Zones:
1. All signs in the 1-1, 1-2, RDP, and ORP zones are subject to the standards specified in table 513-5 of
this section.
2. The total number of freestanding signs and monument signs on a lot or tract is limited s follows.
Any combination of these types of signs is allowed within the stated limits.
a. For lots or tracts with less than one hundred sixty feet (160) of frontage on a single street, only one
such sign is permitted along that frontage.
b. For lots or tracts with frontage in excess of one hundred sixty feet (160') of frontage along a single
street, up to two (2) such signs are permitted, provided the signs are located at least one hundred
fifty feet (150') apart as measured along the frontage.
c. For lots or tracts with frontage along more than one street, each frontage is allowed signs based on
the formulas stated in subsections F2a and F2b of this section.
3. Masonry wall signs and entranceway signs are limited according to the provisions specified in table
513-5 of this section.
4.Other than for the types of signs listed in subsections F2 and F3 of this section, any number of signs
may be installed, provided the maximum sign area for each type of sign is not exceeded and the
provisions specified in table 513-5 of this section, are met.
Table 513-5: Sign Specifications And Provisions
In The Industrial And Research Park Zones
Permitted
Maximum
Signs
Sign Area
Awning
Must not exceed 25% of
signs
awning surface or 12 sq.
ft. per sign, whichever is
j less
Canopy
i 12 s f; pper
signs
Sian cannot exceed
90% of street facing
canopy length and no
more than 24 inches in
•height
Maximum
Height
Top of first
story
I
Provisions
Top of first
story Sins maybe mounted on
j the face of the canopy,
upright on the top of the
canopy or underneath the
? canopy. See applicable
I dimensional provisions for
each type.
Signs mounted under a
Directional 'in Industrial zones:-3 15 '
signs sq. ft. per sign face
May be double faced for
total area of & 30 sq. ft. !
In Research Park
zones: 3 sq. ft. per Sian
face.
May be double faced for
total area of 6 sq. ft.
Entranceway For signs located above
signs or across the top of the
subject archway, the
area of the sign may not
exceed 25% of the area
delineated by the
subject archway
For a sign located on
the side of the archway,
the area of the sign may
I
canopy may not project
beyond the outer edge of
the canopy.
Signs mounted on the face
of the canopy may not
project beyond the face of
the canopy and must not
extend above or below the
top and bottom the edges of
the canopy.
Signs mounted on the top of
the canopy must consist of
individual letter forms and
may not extend more than
24 inches in height above
the canopy.
i Canopy signs may be
internally or external
illuminated or halo back lit.
20 ft. Up to 1 sign per facade of
the entranceway arch.
I The sign may not contain #
changeable copy. 6
Sign copy may not extend
I beyond the edges of the
i entranceway structure. #-ae v
app"Gant €iRds that this
Fascia signs
Flags
not exceed 33% of the
surface area of the side
of the archway support
on which the sign is
i located. (See section
14-56-7, "Measurement
Standards", of this
article.)
15% of sign wall area
The
:appliGatIOR based en
alternative design i-
appFGPdaate4e afld
Edesign 9f the eRtFaReeway.
I
I PrqPGFUGRaliti`.
'Minimum clearance height is
10 ft. for entranceway signs
across driveways and 8 ft.
for entranceway signs
across walkways.
An entranceway sign is not
allowed if the property has a
masonry wall sign.
- 1 private additional flag may
be displayed in conjunction
with pubk country, state
;and city flags.
i
I : No permit is required. 11
IL
Freestanding E 1 sq ft. per linear foot of 25 ft. When 2 or more uses are
signs ; lot frontage, not to located on a lot. a common I�
fexceed 50 sq. ft. except sign may be installed. The
as allowed in provisions maximum area of the
for common signs.
May be double faced for
a total of 100 sq. ft. or
as allowed in provisions
for common signs.
:.__.: -- _.:
E common sign may be 50%
larger than the area of the
maximum individual sign
allowed.
'The RLIFnbeF of swons
Identification
and Integral
signs
Masonry wall
signs
2 sq. ft.
i
I
Up to 2 sq. ft. per linear r1 ft. less
f foot of lot frontage, not than the
to exceed 75 sq. ft. per height of
sign face the
I masonry
May be double faced for wall
a total area of 150 sq. ft. 1
In addition, the sign may
not exceed 15% of the
total area of the face of
the masonry wall
Monument I Up to 2 sq. ft. per linear
signs i foot of lot frontage, not
to exceed 75 sq. ft. per
sign face
Freestanding signs are
limited to identification
only.
' Up to 1 of these signs is
;allowed per building:
; No permit is required.
E At each entranceway, up to
12 masonry wall signs may
be established, if no
freestanding, entranceway,
monument or other
nonbuilding signs are
located at that entranceway
In the ORP zone, masonry
wall signs up to 12 ft. in
height may be established in
'the required front setback,
provided the signs are
I located a minimum of 20 ft.
back from street right of way
lines.
5 ft. ; When 2 or more uses are
located on a lot, a common
sign may be installed. The
maximum area of the
1 common sign may be 50%
May be double faced for
( larger than the area of the
I a total area of 150 sq.
maximum individual sign `
ft•
allowed.
Monument signs are limited
to identification only.
Window 25% of window area
signs
(Ord. 084319, 11-3-2008)
14-58-9: IJONPERMAWNT, OFF PREMISES AND TEMPORARY
SIGN p ANB OTH€R SP€CALSIoNS&L
A. In addition to the signage permitted in each zone, as described in section 14-513-8 of this article,
the following signs may be installed in any zone according to the specifications and provisions
contained in table 56-6 of this section. These signs shall not be applied toward the maximum
sign area specified in section 14-513-8 of this article, except as otherwise indicated in the table
513-6 of this section.
Table 56-6: Sign Specifications And Provisions For
Nenpwmanent Off Premises and Temporary Signs,
Permitted
Signs
Billboards and
other off
premises
signs
Maximum
Sign Area
Not to exceed the
maximum sign
area for the
subject sign type
1 as specified in the
applicable zone
I and will be
deducted from the
maximum sign
allowance for the
subject property.
Billboards: 72 sq.
ft.
may be double
faced for a total
area of 144 sq. ft.
Maximum
Height
Not to exceed
i the maximum
I sign height for
I the subject sign
type as specified
in the applicable
zone.
Billboards: 25
ft.
Provisions
allot permitted in
residential, CO-1, CN-1,
CB-5, CB-10, ORP and
RDP zones.
May take the form of
any type of sign allowed
I in the zone in which the
sign is located and must
comply with all other
provisions specified for
the subject zone.
i Only 1 off premises sign
I is allowed per lot or
tract.
2 or more uses may
install a common off
i premises directional
sign.
IsShall not be located
within 300 ft. of another
i
I off premises sign.
Ne G# pFemises A
sShall not be located
within 1 00 ft. of a.
i residential zone, parks
and open space use,
educational facility,
religious/private group
assembly use, public
museum or government
administrative or judicial
office.
'. Billboard signs shall not
apply toward maximum
! sign allowance for the
' lot or tract.
in FesideRtiai ;A!e-peFFAitFegeiFed-.
Ewnes; ft.
i
Going A- ut -f nft
busoRess
Real estate 32 sq. ft. peF faGer. ft.
develepmen
May be deuble
fared f9F a tetal Gf
64 sq. ft.
in FesmdeRt'al
ZQ%r,� 6 ft.
�fBRt 9f 16&8
j in RonFesideRtial
3o ., ft.; I ti Only allowed as a
�le
ifaGed feF a tetal!! 1Rthe yaFd erne
area of 64 sq. ft. .I ;window. Sign rannet be
affixed to l uild+Rgg ,
fenGes, flagpoles-9F
i
ether peFinaneRt
�StF6lGtUFeS.
Must be Femeved with*R
i
i
3 r
whieh the sigR is
intended�
pmpeFties, Feel estate
slqRs Fnay be displayed
FesideRtlal-FeRtal
j ! � mod.
Speslal eveRts 4 99 sq. ft. - - 4 _
peFiet is allowed.
{
Special eveRts eIQR
May iRGlude
,
but • any signiSigns", ef this aFt*Gle.
Temporary j No permit is required.
signs in t
windows Posters and other
nonpermanent signs in
Temporary .. 112 s. ft. eFfase- _ i9 ft.
signs (sthw
than Feel May be double i
estate signs I €aged fer-total of
and tempeFar i 24 sq. ft
signs in
+A` `s)
! In ID and
j Residential zones:
4 so. ft.
In all other zones:
32 sq. ft. j
Maybe double
faced for a total of
8 so. ft and 64 sa.
ft. respectively.
windows are allowed,
'but may only be
displayed for a
'temporary period of
time, not to exceed 60
days. If located in or on
required storefront
windows, window signs
shall be displayed in a
1 manner that does not
block views into the
interior of the
storefront.
No permit is required.
No illumination is
allowed.
1 sign may be located
on a lot and/or parcel
when being advertised
for sale or lease.
Must be displayed in
i yard or window. Cannot
i be affixed to building.
Must be removed 48
hours after the sale or
1 lease ui property.
All zones: 32 sq. 11 sign may be located
ft. on a lot and/or parcel
May be double ;when construction
ifaced for a total of and/or development is
64 so. ft. In residential
;occurring on said lot or
zones: 5ft
parcel. Must be
In all other
removed upon issuance
,zones: 10ft
of Certificate of
Occupancy or upon
1
completion of
construction.
All zones: 32 so.
In residential
' 1 sign may be located
ft.
zones: 5ft
on a development area
May be double
In all other
of 2 acres or more. Must
faced for a total of
zones: 10ft
be removed upon the
64 sq. ft.
sale or lease of 50% of
the lots or units in the
i
f
i development.
'
I 100 sq. ft.
{ 10ft
;1 sign may be located
Allowed in all
(
on a lot and/or Parcel for
zones except
a period not to exceed
residential zones
: 60 days when a
business has recently
I
opened or is in the
Process of closing or
when events of civic
interest, a philanthropic
or non-profit
organization are
occurring on the
rp ooertv.
Banners are Permitted
j
for these situations.
i I
I 4 sq. ft. may be i In all zones: 5ft ' 1 sign may be located
double sided for ( on a lot and/or parcel for
i total of 8 sq. ft. i a Period not to exceed,
14 days and no more
than two occasions in
any calendar year.
I t -
(Ord. 08-4319, 11-3-2008; amd. Ord. 14-4588, 8-3-2014)
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Karen Howard
Item: REZ16-00002 Date: October 6, 2016
GENERAL INFORMATION:
Applicant: 1201 Gilbert LLC, 1225 Gilbert, LLC and 1301
Gilbert LLC
3855 Locust Ridge Road
North Liberty, Iowa 52317
Contact: Steve Long
HBK Engineering
319-338-7557
Requested Action: Rezone from Intensive Commercial (CI-1) and (P1)
Zone to Riverfront Crossings — South Gilbert (RFC -
SG) and amend the conditional zoning agreement
for 1201 S. Gilbert Street
Purpose:
Location:
Size:
Existing Land Use and Zoning
Surrounding Land Use and Zoning:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Redevelopment according to the Riverfront
Crossings District Plan and form -based code
1201, 1225, 1301 S. Gilbert Street
Approximately 8.54 acres
commercial / CI-1 & RFC -SG
North: commercial (CI-1)
South: commercial (CI-1)
East: commercial (CI-1)
West: Riverfront Crossings Park (P1)
February 11, 2016 (Amended March 9, 2016;
deferred March 11; re -activated Sept. 14, 2016)
October 28, 2016
The properties subject to this rezoning request are in the South Gilbert Subdistrict of Riverfront
Crossings. They include the current site of the Pleasant Valley Garden Center, Nagle Lumber,
and a vacant commercial building located between the garden center and the lumber yard, which
is being re -purposed into a brewery, restaurant, and bar. The Nagle Lumber property was
rezoned to Riverfront Crossings — South Gilbert (RFC -SG) in 2015 with a conditional zoning
agreement that ensured necessary rights -of -way would be dedicated to the City to achieve the
street and block nattern anticinated in the Riverfront Crossings Master Plan and required by the
2
form -based zoning code. These required streets include portions that are reserved for
pedestrians, including two east -west streets that extend from Gilbert Street to a pedestrian street
that extends north -south along Ralston Creek. The application includes a request to shift the
southernmost pedestrian street to the north to line up with 2nd Street, which will allow the
anticipated renovation and re -purposing of the vacant commercial building at 1225 S. Gilbert
Street. This change will require an amendment to the conditional zoning agreement previously
approved for 1201 S. Gilbert Street.
Directly west of these properties is the site of the new Riverfront Crossings Park. Plans for the first
phase of the park development will be finalized over the next year and will include restoration of
the Ralston Creek stream corridor, creation of off -channel wetlands, and trail connections on both
sides of Ralston Creek. Due to the importance of these properties in relation to the new park and
Ralston Creek, the Riverfront Crossings Plan and the form -based zoning code have specific goals
and requirements that apply when these properties are redeveloped.
ANALYSIS:
Current Zoning: The property at 1301 S. Gilbert and a portion of the property at 1225 S. Gilbert
are currently zoned Intensive Commercial (CI-1). This zone is intended to provide areas for those
sales and service functions and businesses whose operations are typically characterized by land
intensive commercial uses that have outdoor storage or work area components, back office
functions and wholesale sales businesses, and commercial uses with quasi -industrial aspects.
Due to the potential for externalities such as noise, dust, and odors from the allowed uses in this
zone, residential uses are not allowed in this zone.
The westernmost portion of the property at 1225 S. Gilbert Street is currently zoned Neighborhood
Public (P1). Since this property is not currently owned by a public entity, it is unclear when or why
this area was zoned Public. It could be that this area along Ralston Creek used to be owned by
the City, but at some point was sold to a private property owner and the zoning map was never
amended accordingly. Regardless, the requested rezoning is an opportunity to clear up this
matter.
As noted above, the property at 1201 S. Gilbert was conditionally rezoned to Riverfront Crossings
— South Gilbert (RFC -SG) last year. The subject rezoning includes a request to amend the
conditional zoning agreement, which is discussed in more detail below.
Proposed Zoning: The Riverfront Crossings form -based zoning for the South Gilbert Subdistrict
(RFC -SG) would be a significant upzoning, since the CI-1 Zone does not allow any residential
uses and has a height limit of 35 feet. The RFC -SG zone allows for a broad mix of commercial
and residential uses, similar to uses allowed in the Central Business Zones and has a maximum
height limit of 6 stories, with an upper story stepback of 10 feet required along all primary
frontages above the 4'" story. Bonus height may be allowed up to maximum of 8 stories. It should
be noted that the Airport Overlay Zones may constrain the height of buildings on these properties,
particularly the southernmost area. An airspace study will be needed to determine maximum
building height at the time a building permit is issued.
Unlike the CIA Zone, the Riverfront Crossings code allows for a variety of building types
(Townhouse, Multi -Dwelling, Live -Work Townhouses, Commercial, Mixed -Use, and Liner
buildings). To implement the vision contained in the Riverfront Crossings Master Plan (see
attached illustrations), the form -based code has specific frontage requirements due to its
important location next to the new Riverfront Crossings Park. The Code designates Gilbert Street
as a primary street with a required retail storefront frontage, which means that the site will be
required to have commercial or mixed -use buildings that front on Gilbert Street. Two new streets
will be required extending west from Gilbert to Ralston Creek. A significant portion of these streets
must be designed to meet the pedestrian street standards in the form -based code. These
properties also have required Ralston Creek frontage along their western boundaries, which must
be configured as a minimum 30-foot wide pedestrian street that includes a public trail and
buildings with entries that open toward the creek with views and access to the new park. Buildings
must be located close to and oriented toward all primary streets with entries opening onto an
improved streetscape designed to provide a comfortable and attractive environment for
pedestrians. Parking must be located behind or within buildings that front on these four primary
streets. The only street frontage that is not considered a primary frontage is Highway 6. Street
fronting parking is allowed long this frontage as long as it meets required setbacks and screening
standards.
The plan anticipates that vehicular circulation and access to parking areas or structures will be
provided from a north -south alley that extends parallel to Gilbert Street to provide cross -access
and traffic circulation for all properties along Gilbert Street between Kirkwood Avenue and
Highway 6 as they redevelop in the future. The applicant is requesting to vary somewhat from the
plan in order to facilitate re -use of the existing vacant building at 1225 S. Gilbert Street, which is
discussed in more detail below.
Staff notes that a subdivision will be required to take advantage of the Riverfront Crossings
zoning, because all buildings must have frontage along a street and parking may not be located
between buildings and primary streets. The new east -west streets, the pedestrian street along
Ralston Creek, and the north -south midblock alley will be necessary to allow buildings in locations
other than along Gilbert Street.
Affordable Housing: Due to the increasing need for affordable housing in the community, the
City recently adopted an inclusionary housing ordinance that requires a certain percentage of
units within any new residential building constructed in the Riverfront Crossings to be affordable.
Alternatively, the developer may opt to pay a fee in lieu of providing the units on site. Any fees
collected will be placed into an affordable housing fund. These affordable housing requirements
will apply to any new buildings constructed on the subject properties that contain residential units.
Sensitive Areas: Ralston Creek is a regulated stream corridor according to the City's sensitive
areas ordinance and as such a 30-foot buffer between development and the edge of the creek is
required. As noted above, the applicants have agreed to dedicate 30 feet of land along the
western boundaries of the subject properties to the City, as measured from the top of the bank of
Ralston Creek. Dedication of this land will ensure compliance with the sensitive areas ordinance
and the Riverfront Crossings form -based code. A sensitive areas site plan delineating the stream
corridor, the top of the bank, and the 30-foot buffer to be dedicated to the City of Iowa City for a
pedestrian street will be required as a part of the subdivision process that will be required prior to
redevelopment.
Compliance with the Comprehensive Plan: The Downtown and Riverfront Crossings Master
Plan was adopted in January 2013 as an integral part of the City's Comprehensive Plan. In
addition, a more detailed sub -area plan for this portion of Riverfront Crossings was adopted in
2011. The subject properties are located in the South Gilbert Subdistrict of Riverfront Crossings.
The master plan and subarea plan highlight the defining features of this subdistrict, including the
potential for mixed -use buildings along a more pedestrian -oriented Gilbert Street and buildings
that front on tree -lined pedestrian streets that provide views and access to the new riverfront
park. In addition, the plan highlights the importance of restoring Ralston Creek and making it an
attractive environment for both the public and for future residents. In the original sub -area plan
adopted in 2011, there is an emphasis on encouraging green infrastructure and best
management practices with regard to managing stormwater. The two pedestrian streets are
envisioned not only as means of pedestrian circulation, but also as a possible location for
hioswales that would filter and naturally clean stormwater run-off from adjacent lots before it
4
outlets into Ralston Creek
Given that the right-of-way for Gilbert Street is currently not wide enough to provide the pedestrian
environment necessary to support the anticipated increase in commercial and residential density
made possible with the rezoning, staff recommends that with any rezoning along this frontage
land be dedicated to the City to increase the right-of-way according to the street cross-section
illustrated in the Riverfront Crossings Plan. In addition, the pedestrian streets, including the
Ralston Creek pedestrian street will be required in order to comply with the zoning code, so the
portions of these pedestrian streets that fall on the subject properties will also need to be platted
as streets. A subdivision to create the new lots, blocks, streets and mid -block alley to allow
redevelopment of the properties will be necessary. The timing of the street dedication and platting
will need to be addressed in a conditional zoning agreement that ensures that anticipated street
connections are provided, but in a manner that accommodates the anticipated phasing of
redevelopment on the various properties.
The applicant has provided a statement and concept plans showing generally how they envision
developing these properties over time. Development will occur in phases allowing time for both
Nagle Lumber and the Pleasant Valley Nursery to move or discontinue operations according to
their agreements with the developer. Since redevelopment is not likely to occur immediately,
detailed plans have not yet been developed. It should be noted that the concept plans submitted
with the application are not detailed enough to determine compliance with the form -based
zoning code and approval of the rezoning does not guarantee approval of this specific site plan.
Rather, the concepts convey the applicants' intention to develop the site in a manner consistent
with the goals of the master plan with residential units fronting on to the pedestrian streets and
along Ralston Creek and several mixed -use or commercial buildings aligned along Gilbert
Street. The three-dimensional concept included in the application indicates that anticipated
buildings will range between 2 and 6 stories in height in compliance with the form -based
standards for the South Gilbert District.
With the previous rezoning of the Nagle Lumber property it was assumed that the east -west
pedestrian streets would be located as shown in the Riverfront Crossings Master Plan and a
conditional zoning agreement to that effect was approved. However, there is a desire to renovate
and repurpose the vacant commercial building located between Nagle Lumber and Pleasant
Valley Nursery into a brewery, restaurant and bar. Since it is important to the future tenant/owner
of this building to have parking and loading access along the north and west sides of this building,
the applicants are requesting to shift the pedestrian street that was originally envisioned along the
south side of the Nagle property north to line up with 2Id Street. The submitted concept plan
illustrates generally how the new streets would be aligned and how vehicular cross -access would
be created to allow the existing building to remain. In addition, since the building that is being
repurposed is located too far west from Gilbert Street to comply with the maximum setback in the
form -based code, there will be more space between the building and the street even after
improvements are made to Gilbert Street. The applicant would like to continue to use this space
for parking in the interim until the City makes the improvements to Gilbert Street, but has agreed
to dedicate the necessary right-of-way along all the subject properties from the Nagle Lumber
property all the way to the corner at Highway 6.
Staff finds that shifting the pedestrian street to the north to align with 2nd Street will have
advantages over the alignment illustrated in the Riverfront Crossings Plan as it creates fewer
traffic conflict points along Gilbert Street and will aid in future traffic circulation if access is limited
to 1st, 2nd and 3'd Streets and other driveways to Gilbert Street are eliminated as redevelopment
occurs. Shifting the pedestrian street to the north will provide the same level of public access to
the park and create the "green fingers" envisioned in the Riverfront Crossings Master Plan.
As noted, to improve both pedestrian and vehicular traffic circulation over time, unnecessary
driveways along the (Abert Street corridor should be ciosea. The southernmost driveway shown
on the concept plan is particularly problematic as it will create a conflict between vehicles
changing lanes into the future right turn lane and vehicles exiting the development site so close to
the intersection. The City is likely to require this access point to be closed when Gilbert Street is
reconstructed. Staff is supportive of the applicants' proposal to establish a new right -in / right -out
access directly to Highway 6 as shown in the concept plan. This would create better and safer
access to Highway 6 than a driveway so close to the Highway 6 intersection. As Highway 6 is a
state highway, any new access point to Highway 6 will require [DOT approval.
The Riverfront Crossings Plan encourages green infrastructure solutions to stormwater
management. With the City's anticipated investment in restoration of Ralston Creek, it will be
important to carefully manage stormwater run-off in a manner that will not degrade the stream
corridor. Staff recommends that at such time as the properties are redeveloped that green
infrastructure options for stormwater management be required to the extent possible. The green
spaces within the pedestrian streets may be particularly suited to this purpose. However, the
details and feasibility of the stormwater system will need to be worked out at the time of
development based on a more in depth study of the conditions of the site and to ensure that the
system works properly over time. The developers will be collaborating with City staff and the
City's design and engineering consultants for the new park to make sure that the interface
between new development and the park is attractive, functional, and beneficial for future
residents and businesses as well as the community at -large.
In summary, the proposed rezoning of the subject properties to RFC -SG is consistent with the
comprehensive plan, provided that land is dedicated to the City for the public rights -of -way
necessary to support the anticipated increase in residential and commercial density and to ensure
a safe, healthy and attractive environment for future residents and visitors to this area. A
subdivision plat will be required for the applicants to take full advantage of the Riverfront
Crossings zoning. Details of the timing of subdivision and dedication of right-of-way should be
addressed in a conditional zoning agreement.
Compatibility with neighborhood: The applicant has indicated their intention of developing
the site in a manner similar to what is shown in the Riverfront Crossings Plan. While adjacent
sites are zoned CI-1, it is anticipated that over time other property owners will decide to take
advantage of the additional development possibilities afforded by Riverfront Crossings zoning,
which along with the public investment in street improvements along Gilbert Street and the new
park will transform the South Gilbert Subdistrict into the mixed -use, pedestrian -oriented
neighborhood envisioned in the Riverfront Crossings Plan. As long as a conditional zoning
agreement is approved to ensure that the property is subdivided and the new streets
established to allow full development of these properties, staff finds that the proposed rezoning
is compatible with the character of the neighborhood anticipated by the Riverfront Crossings
Master Plan.
Traffic and Pedestrian Circulation: With dedication and platting of the land for the additional
rights -of -way needed to comply with the Riverfront Crossings Master Plan, anticipated
pedestrian and vehicular traffic can be accommodated upon redevelopment. To that end, staff
recommends approval of a conditional zoning agreement to address the need for the following
additional street connections and improvements:
Dedication of 40 feet of land is needed along Gilbert Street to achieve the street cross-
section illustrated in the Riverfront Crossings Plan. Staff recommends that the land from
all three properties along Gilbert Street needed for future ROW improvements be
dedicated to the City prior to issuance of an occupancy permit for the brewery at 1225 S.
Gilbert Street. At a minimum the ROW dedication should be 40 feet in depth along the
entirety of the Gilbert Street frontage. Some additional land may be necessary near the
intersection with Highway 6 to accommodate turn lanes. The City will issue temporary
use of ROW agreements for existing property owners that will allow continued use of
these areas as currently configured until such time as Gilbert Street is improved or when
properties along Gilbert Street are redeveloped, whichever occurs first.
A strip of land 30 feet in depth as measured from the top of the bank of Ralston Creek
along all three properties should be dedicated to the City prior to issuance of an
occupancy permit for the brewery at 1225 S. Gilbert Street. Since some of the existing
buildings used by the Pleasant Valley Garden Center may be located within this 30 foot
creek buffer, the City will issue a temporary use of ROW agreement until such time as
Pleasant Valley Nursery ceases operations on the site. The City anticipates working
closely with the property owners during restoration of Ralston Creek to ensure that
existing and future development is enhanced by the creek and park improvements.
Prior to issuance of a building permit for any new building on any of the subject
properties, a subdivision plat must be approved that establishes a private street that
extends west from Gilbert Street to the 30-foot Ralston Creek pedestrian street. This
street should align with 2nd Street and have a minimum 60-foot right-of-way for the
pedestrian street portion and 80 feet for the vehicular portion to provide adequate space
for parking. In addition, the subdivision plat should establish a 30-foot wide cross access
easement in a location parallel to and west of Gilbert Street in a manner that will provide
safe and adequate traffic circulation and access to parking according to the Riverfront
Crossings Plan. At the time of redevelopment this public cross -access easement must
be constructed as a private rear alley that provides access to parking areas located
behind buildings as illustrated in the Riverfront Crossings Plan.
SUMMARY
Riverfront Crossings zoning designations are one of the primary tools being used to transform the
auto -dependent, sometimes quasi -industrial properties in the South Gilbert Subdistrict of
Riverfront Crossings into a new walkable mixed -use neighborhood. Staff finds that the proposed
rezoning of these properties is a desirable step in achieving the vision of the Riverfront Crossings
Master Plan. However, in this particular location the increased density of residential living and mix
of uses allowed with the proposed zoning will result in the need for an improved "public realm,"
including better street connections, safer and more attractive areas for people to walk and bike,
usable open space, and use of green infrastructure to address quantity and quality of stormwater
run-off appropriate to an urban neighborhood adjacent to Ralston Creek and the new Riverfront
Crossings Park. The improvements to the public realm are both a catalyst for redevelopment as
well as a necessary and functional aspect of a new South Gilbert neighborhood. As this area
redevelops land needs to be dedicated for these necessary improvements, including additional
right-of-way along Gilbert Street and new east -west street connections to create a walkable block
pattern and access to the new riverfront park. Staff recommends that these elements be
addressed in a conditional zoning agreement and implemented through a subsequent subdivision
process.
STAFF RECOMMENDATION
Staff recommends REZ16-00002, a request to rezone approximately 4.57 acres of property
located at 1225 and 1301 S. Gilbert Street from Intensive Commercial (CI-1) and (P-1) to
Riverfront Crossing -South Gilbert (RFC -SG) and to amend the conditional zoning agreement for
approximately 3.97 acres of property located at 1201 S. Gilbert Street, be approved subject to a
revised conditional zoning agreement for the property at 1201 S. Gilbert Street and a new
conditional zoning agreement for the properties at 1225 S. Gilbert Street and 1301 S. Gilbert
Street or alternatively, a conditional zoning agreement that addresses all three properties, as
outlined in the "traffic and pedestrian circulation" section above.
ATTACHMENTS:
1. Location Map
2. Illustrations from the Riverfront Crossings Plan
3. Applicant's statement, rezoning exhibit, existing site plan, concept plans and aerial photograph
Approved by:
John Yapp, Developm)(nt Services Coordinator
Department of Neighborhood and Development Services
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A PORTION OF THE NE a OF THE SWa OR SECTION 15-T79N-R6W 5TH
P.M. INCLUDING A PORTION OF VACATED BLOCK THREE, AND
VACATED BLOCK SIX OF COOK, SARGENT, AND DOWNEY'S ADDITION
IOWA CITY, JOHNSON COUNTY, IOWA
LOCATION MAP -NOT TO SCALE
LEGAL DESCRIPTION OF 1201s. GILBERT STREET
OWNER: 1ZD1 GILBERT, LLC
A PORTION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECITON 15, TOWNSHIP 79 NORTH, RANGE 6 WEST, OF THE
FIFTH PRINCIPAL MERIDIAN, IOWA CITY, JOHNSON COUNTY, IOWA, INCLUDING A PORTION OF VACATED FROCKS THREE AND SIX OF COOK'S,
SARGENT, AND DOW NEY'S ADDITION, DESCRIBED AS FOLLOWS:
Commencing at the Northeast Corner of Vacated Block Three, of Cook's, Sargent, and Downey's Addition to Iowa City, Johnson County,
Iowa, in accordance with the Plat thereof gemmed in Deed Book 16, at Page R4, ofthe Records of Me Johnson Counts RecoNer's Office;
thence S01-01'45"E, along the west line of Gilbert Street 80 feet to the Point of Beginning: thence continuing S01'01'45"E along said wart
line, 360.00 feet; thence 588-41'01"'N, 450.00 feet, thence NO8'O031"E, VISAS feet, to a point on the matedy extension ofthe north line
,mid vacated BluckThree, thence 11811'41'01"E, along said wertedy eX ension and north line, 260.00 feel, thence 501'01'45"E, 80.00 feel,
thence N88-41'03"E, 120.00 Feet, to the Point of Beginnin& Said Resening Parcel contains 3.97 Acres (172,999 square het), and b subject to
easements and restrictions of record.
LEGAL DESCRIPTION FOR JUGS & 1301 S. GILBERT STREET
OWNER: PLEASANTVALLEY,LP
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Beginning at the south eastnd Need Nagle Lumber Company pmp, and o point of beginning being
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Street (hrmerl, Linn Street and formerly Cook Street) thence south along the wart line of Gilbert Street to the intersection of the west line
ufGllbert Street and aline which Ices 130 feet normally distant northeasterly of antl palleltothe centerline of primary mad No US 6,
thence northwesterly along aline 310 feet normally distant northeasterly a and parallel t0 the cerdedlne of said primary road No US 6 to
the easterly bank of Ralston Creek, thence northerly along the easterly bank of Ralston Creekto the so rchmaterly corner ofthe Nagle
Lumber Company PmperW thence east450 feat along aline parallel with and "0 feet south ofthe north line of Block3 in Cook, Sagent
and Downey's Addttlon tathe point of beginnin&
The above described parcel of land'a subject to a 17Fest wide cerpetum easement retained bvthe Ceder Rapids and Iowa City Balladry
Curepanyfor carps a puryoses, Said comment Nto he 8.5 feat on each side of the aenterlme ofthe atlmad tmckas R is nnwused and
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Applicant's Statement
1225 Gilbert LLC and 1301 Gilbert LLC, on behalf of the owners, requests the rezoning
of approximately 4.70 acres at 1225 S. Gilbert Street and 1301 S. Gilbert Street from
Intensive Commercial (C11) and Neighborhood Public (P1) to Riverfront Crossings -
South Gilbert Subdistrict (RFC -SC). In addition, 1201 Gilbert LLC requests that the
Conditional Zoning Agreement (CZA) for the property at 1201 S. Gilbert Street be
amended to accommodate the change requested in the rezoning application for the
location of the pedestrian right-of-way. The pedestrian right-of-way is proposed to move
north to line up with Second Street which is a deviation from the Riverfront Crossings
Plan.
1201 Gilbert LLC, 1225 Gilbert LLC and 1301 Gilbert LLC proposes to utilize the City's
vision of Riverfront Crossings to maximize the properties to incorporate a mix of
commercial and residential uses.
The site is an infill development with access to existing utilities, is adjacent to the new
Riverfront Crossings Park and within walking distance to restaurants, thousands of jobs,
the pedestrian mall and the University of Iowa campus.
The demolition of the City's wastewater treatment facility to the west, the new Riverfront
Crossings Park that will open up the riverfront for the first time in nearly 100 years and
the recently adopted Riverfront Crossings Plan are the major catalysts for this project.
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GENERAL NOTES:
• ZONING:
REZONE PARCELS FROM CI1 TO RIVERFRONT
CROSSINGS
SUBDISTRIGT:SOUTH GILBERT
• SITE DEVELOPMENT DETAILS:
TOTAL AREA 4.6 ACRES
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CONCEPT
SOUTH GILBERT RIVERFRONT CROSSINGS REZONING CONCEPT
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south gilbert disco ict
The South Gilbert District is located between Benton Street and
U.S. Highway 6 on the east side of Ralston Creek. The district
contains an eclectic mix of industrial and commercial uses. Similar
to the Park District, this district will utilize the future regional park
as a development catalyst. In addition, it will also benefit from
the future light rail stop that will be located on the east side of
the district. Gilbert Street will redevelop as a "main street,"with
mixed use buildings fronting on the street and structured parking
located to the rear. Retail will be located on the first floors of
these buildings, and residential and office uses will be located
above. Smaller residential courtyards will be located along these
east/west connections and provide green "fingers" into the Gilbert
Street corridor. In addition, upper end condos will overlook
the regional park and Ralston Creek, which will be restored and
enhanced.
South Gilbert District Summary
Master Plan Objectives:
> Capitalize on Highway 6 access and visibility
> Leverage future transit orientation
> Leverage amenity value of the proposed park
> Improve pedestrian and bicycle connectivity
> Restore and enhance conditions along Ralston Creek
Development Character
> Urban frontage conditions
> Building heights comply with FAA regulations
> Emphasize connections to proposed regional park
Development Program:
> Multiple housing typologies, including condo towers,
apartments, and townhouses
> Limited office
> Possible small to mid -sized box
> Convenience retail
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green space
The Riverfront Crossings District Sub -Area Plan identified several
recommended green space enhancements, including the new
regional park, enhancements to Ralston Creek, and integrated
stormwater BMP's, such as pervious pavement, stormwater
planters, and bioswales, located throughout the sub -district.
The plan for the remainder of the District recommends several
additional opportunities, including the following:
1: Iowa River
Utilize environmentally sensitive methods to modify the
Burlington Street Dam and stabilize and enhance the banks of the
Iowa River. Done correctly, these enhancements will improve the
health of the river system, provide access to the river, recreational
opportunities, such as a white water course and serve as a
catalyst for adjacent redevelopment projects. Along with these
improvements, the riverfront trail should be extended north along
the east bank of the river, and a new trail connection should be
constructed along the west bank of the river south of Benton
Street to Hwy 6.
2: Ralston Creek
Full fledged restoration of Ralston Creek should be undertaken
from its mouth at the Iowa River north and east to the limits of
the Study Area. Years of urbanization and stormwater runoff
have degraded the creek and significantly eroded its banks.
An important aspect of the new riverfront park should be the
implementation of bank stabilization and restoration of Ralston
Creek. Rather than structural solutions for the creek, "soft"
methods should be used, including channel shaping and restored
riparian corridor vegetation. This vegetative buffer will help to
filter and treat runoff prior to entering the creek, enhancing the
water quality and function of the stream, while also providing
wildlife habitat. This will help Ralston Creek become a multi-
functional community asset for Iowa City.
In order to accomplish this, it will be necessary for the City to
purchase strategic property along the creek. The City should
explore mechanisms for open space fees to create a fund for open
space improvements, such as park development, land purchases,
etc. Developers, who abide by open space requirements, could
donate land or fees in lieu of these requirements. The fees from
this could be utilized to help fund land purchases along the creek.
This would allow for construction of a parallel trail along the west
side of the creek and a consistent setback of 30'from the top of
the bank. Doing so would vastly improve the health of the creek,
turn it into an amenity instead of a liability, and encourage new
development along its banks.
Public Realm Diagram
public realm
Development Blocks
Manicured Landscape
Naturalized Landscape
- Trees
Existing Waterways
Study Area Boundaries
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0' 400' 800' 1600'
45
3: Clinton Street Promenade
The Clinton Street Promenade is the primary link between
Downtown and the new regional park. It is designed to
accommodate vehicular, transit, bicycle, and pedestrian mobility
options. In addition to its travel lanes, bike lanes, on -street
parking, and wide sidewalks, it will have 12'wide landscaped
parkway strips on each side of the street. The wide swath of
landscaping will provide a place for street furnishings, art, and,
most importantly, will symbolically pull the park northward into
Downtown.
4: Clinton Plaza As Clinton Street transforms into a grand
multi -modal promenade linking Downtown Iowa City with
the new regional park to the south, a ceremonial plaza should
be constructed along it between Court Street and Harrison
Street. This plaza will incorporate land on each side of the street
(including a portion of the courthouse's east lawn), and will
function as a focal point and "outdoor room"for key community
events. The South Downtown section will describe this in more
detail.
S: Station Plaza The block bounded by Wright Street,
Lafayette Street, Dubuque Street, and Clinton Street has
strategic importance. The train station for the passenger rail line
connecting Chicago and Omaha will be located on the north side
of this block. In addition, a stop for the proposed light rail line
connecting Iowa City with Cedar Rapids will be located on the
south side of this block. Connecting these two key transit nodes
will be a grand civic plaza that will be fronted by new mixed -use
buildings and street level retail bays. The plaza will be designed
to encourage interaction among, and between, these facilities and
adjacent uses.
6: Riverside Drive Enhancements A number of
improvements are proposed for the Riverside Drive corridor. These
enhancements will be catalysts that will encourage redevelopment
and help it transform from its current auto -oriented condition to
one that is more pedestrian friendly. Improvements consist of
enhanced streetscaping along the corridor, entrance monuments
at the U.S. Highway 6 intersection, a small "attached square"at the
northwest corner of Riverside Drive and Benton Street, and two
"greens" designed to allow views of the river from the street.
Creek Restoration to return Ralston Creek to an amenity for the area.
Proposed section showing Ralston Creek Restoration.
Ralston Creek restoration showing channel shaping and restored riparian
corridor vegetation.
46 downtown and riverfront crossings plan
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
SEPTEMBER 1, 2016 — 7:00 PM — WORK SESSION
HELLING CONFERENCE ROOM — CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Ann Freerks, Phoebe Martin, Max
Parsons, Mark Signs, Jodie Theobald
MEMBERS ABSENT: None
STAFF PRESENT: Sara Hektoen, Bob Miklo
CALL TO ORDER:
Freerks called the meeting to order at 5:30 PM.
VIEWING AND DISCUSSION OF MISSING MIDDLEVIDEO ABOUT HOUSING
DIVERSITY:
Miklo introduced the video of Dan Parolek's presentation of the Missing Middle
housing concept that occurred at the Iowa City Public Library in May. He noted that
some of the Commissioners had attended that event. He said that the Commission
is familiar with the Missing Middle as it was discussed in the recently adopted
South District Plan. The video may be viewed at:
http://view.earthchannel.com/PlaverController.aspx?PGD=iowacity&el D=1518
After the video the Commission discussed the presentation.
Martin asked if the type of housing that would be behind the old Brueggers on Riverside Drive
could be considered the Missing Middle. Miklo stated those would be a larger scale that the
Missing Middle concept generally consists of buildings that are 2 to 8 units.
Freerks said the conversation was about a scale of apartment buildings being the same scale
as a house, so it depends on what the scale of a house is. She believes this form of housing is
very important especially in the South District. Because this is a new area, the City has to learn
to create a mix of housing in new areas. Currently we are only seeing single-family homes and
then large apartments complexes further away.
Dyer noted that co -housing is a new form of housing being introduced to the city and that it has
characteristics similar to the Missing Middle.
Martin noted that there used to be a lot of houses on the north side that had been converted to
stacked duplexes. For example 711 Gilbert Street was recently a UniverCity Neighborhood
Partnership project that was converted from a stacked duplex into a single-family home.
Freerks noted she has lived her in neighborhood for 20 years and is concerned about the
balance of single family homes and multi -unit building in some of these "near neighborhood".
She doesn't see how adding more density to some of the older neighborhoods really works with
Planning and Zoning Commission
September 1, 2016— Work Session
Page 2 of 6
the goals of stabilizing the neighborhood. Freerks noted one of the key quotes Dan Parolek
made in his presentation was "the builders will show up". Freerks believes that is the bottom
line, people have worked in these neighborhoods where there is a great deal of pressure from
the University for housing students to try to open up some spaces for single-family homes.
Some of the inner neighborhoods have some of the greatest diversity in housing types and
higher density than any other type of housing anywhere else in the city. Miklo noted that some
of these areas already have the Missing Middle. Freerks agreed and therefore doesn't see
applying something that would open up more development in those areas. Freerks feels
however there are areas in Iowa City where it could be applied with a great deal of success but
the key is it needs to create redevelopment where the City wants redevelopment.
Theobald noted that redevelopment in the right way is the key. Freerks stated that she can't
see how increasing density in certain areas would be a good thing. Theobald agreed, but said
the concept states no larger than a house. Freerks agreed but stated that people know the
value of the lots in these neighborhoods by the University and close to downtown. Therefore to
start the "missing middle" idea in an outer area where it can be applied more evenly and easily
is absolutely key and important. She has a great deal of hesitation of applying this concept to
near neighborhoods.
Martin asked about carriage houses. Miklo noted that those are allowed currently as accessory
apartments for owner occupied single family homes in the RS-5 and RS-12 zones.
Hensch questioned that if the 12-plex behind Freerks' house burnt down what would happen to
that lot. Freerks said the owner would just build another 12-plex. Theobald felt they would not
be able to under this concept. Miklo said if it were destroyed by more than 75% then whatever
the current zoning (form -based or lower density) would be applied. The issue is the foundation
generally has to be destroyed for it to be considered more than 75% destroyed. Freerks noted
she doesn't really mind a 12-plex in her backyard, it offers a certain type of affordable housing
for people who don't want to live in a 4-bedroom unit with other people.
Martin said she made notes while watching the video of places in the city where she felt may
already fit into this concept. The Peninsula was mentioned at the start of the conversation but
also Court Street and Scott Boulevard have a lot of little apartment buildings (four-plexes in a
row) and townhouses that are either four or six units in a row. But also was thinking that
Saddlebrook also provided a variety. Miklo noted that the buildings in Saddlebrook are either
12-plexes or larger. Martin agreed in the apartment parts, but they also have the Belmont area
out there that has the 4-plex and the duplexes. Miklo agreed and noted that was a planned
development where this concept was applied, before it was known as the "missing middle"
concept. Martin feels then that the City has already been having this conversation for a long
time about transitions.
Signs said he sat in on the session with the developers the day Dan Parolek gave his
presentation and part of it is that it looks at the form and provides some consistency. Right now
those types of projects are done through Planned Development zones. That is because it is the
only way they can overlay it if they want those types of projects. Miklo confirmed, because the
underlining zoning is single-family. Miklo explained that the "missing middle" is to write a code.
Signs said that developers hate planned developments because they are very time intensive
and cost intensive to create. The developers would rather see this predictability of a form -based
code. Then they would know if they meet a certain criteria they are good to go. Miklo stated
that a form based code would be like having a pre -approved planned development. Freerks
Planning and Zoning Commission
September 1, 2016— Work Session
Page 3 of 6
agreed but noted that space has something to do with it because it is best to have a big space
that is starting from somewhat fresh which is why it is very different to have this concept in
certain areas of the city.
Martin noted that the concept also talks about walkability, but truly some areas are only
walkable to maybe a Casey's, no other necessities. Signs noted that the Comprehensive Plan
calls for some areas for small businesses. Freerks also noted that with greater density than just
single-family homes there would be more opportunity for bus services.
Martin noted that the term walkable means different things to different people. In the video
when someone brings up the question of accessibility Perolek's answer is to look at universal
design or accessibility as the same thing and she felt that was a mixed message. Parsons also
noted that everyone's definition of a house is different.
Dyer noted that in most co -housing communities there is no concern about privacy on the first
floor. Houses are close together intentionally. In other developments it seems like they want to
be further and further apart. Miklo said the difference is in the co -housing the pedestrian routes
are not through routes, but for the people in that housing community. Freerks stated that co -
housing also consists of very nice green spaces for the community and other amenities.
Martin said she found it interesting that Perolek talked about a couple of different communities.
For example, Richmond California. Martin stated it was not a place she would get off the train
with her children, it is a very different community. Additionally, New Orleans, she would not
want to emulate what they do there. Iowa City is such a different community.
Signs noted that when he lived in Des Moines he lived for a while In the Sherman Hill district, it
feels exactly like Iowa City. It is a pre-1940's neighborhood six by six blocks just west of
downtown and the hospital district. The neighborhood is made up of 4-plex, 6-plex, 12-plex and
single-family homes. The mix of housing worked great in that neighborhood, and there were
also some small shops in the neighborhood. The West Grand neighborhood in Des Moines is
also similar.
Freerks said the challenge is that close to a university it becomes overrun with student housing.
Signs agreed and said that is a challenge he wished someone had an answer for. Freerks
noted that she has observed the neighborhood stabilization efforts over many hears and doesn't
want all the positive work that the neighborhood associations and the Commission have done
be undone. It is difficult to keep stability in neighborhoods, even with the UniverCity partnership
program. There have been four homes in her neighborhood that have recently gone to rentals.
Therefore adding more density and development to areas, especially conservation zones, is not
the best solution.
Signs said he was not suggesting converting the older neighborhoods but rather how this
concept could work to create new neighborhoods. Freerks agreed, it would be a good concept
for creating new areas.
Theobald noted that her neighborhood was undergoing the same transition. Homes are being
turned into rentals, and it's not just one or two people living in the rentals, but five guys plus their
girlfriends. So the idea of having new neighborhoods with a balanced mix of housing is enticing.
Signs stated that while he does not know the exact historical preservation language there
Planning and Zoning Commission
September 1, 2016— Work Session
Page 4 of 6
seems like there could be a way to protect the neighborhood but yet to allow opportunity
Hensch agreed, noting that eventually the structures would become old and unrepairable and
someone would have to tear them down and rebuild something. There are many houses and
apartment complexes that were not constructed with quality construction and were thrown up
quickly and they will come down someday.
Miklo said those are probably more in the conservation districts and not the historic districts.
When the historic preservation did the evaluations for the historical district those were based on
National Register of Historic Places. They tend to be more solid houses and that is why they
qualify.
Freerks said there are stipulations put in place already through the conservation district and the
replacement and how it is dealt with. Miklo agreed and said that in the conservation district they
can get to the level where there are buildings that are non-contributing or modern (40 or 50 year
old buildings that were not built all that well) and there may be an opportunity for
redevelopment. If this concept were to be applied to conservation districts the City would need
to go back and reevaluate each building. He noted that one of the theories of the conservation
district is it is made a conservation district and over time buildings are improved and fixed up so
that the district can become historic. So each property would have to be evaluated to know
which ones should be preserved and which ones could be redeveloped.
Freerks asked what leads to stability in a neighborhood then. Miklo feels that is another
question aside from the historical value of a neighborhood. It is a valid concern and the City will
need to involve the neighborhoods as this process moves forward. Freerks noted that if the
goal is to redevelop and reinvent and renew and make sure the builders show up, perhaps the
conservation districts in the neighborhoods are not the places to start with that. Perhaps to start
elsewhere and see if there is success.
Signs feels that is the plan. The plan is not to run into the Northside and make changes.
Freerks noted it is on the list however. Miklo referred to a memo that says the Council decided
to look at the Northside as one of the areas. Miklo said Staff feels that perhaps the southern
area of the Northside that is not in historic or conservation districts. He also noted the key to the
"missing middle" is it is not all multi -family or duplexes, there are single-family houses in those
neighborhoods. Freerks said that the single-family are a rarity in certain neighborhoods near
downtown and while they may look like single family homes they are really duplexes and
triplexes so there is already a variety of housing types. And there needs to be a variety of
housing types for a variety of income levels. If older structures were torn down and replaced by
new structures the cost of living in those structures would likely increase as well.
Dyer noted that the Miller Orchard area might benefit from this concept. She noted there are 27
restaurants within walking distance, there are grocery stores, and one can do almost anything
they need to do commercially within walking distance.
Parsons stated that most of this is focused on permanent housing and not rentals. Miklo said
that the City cannot prevent someone from renting a property. Martin asked then how would
more duplexes create more stability. Freerks said that because in certain neighborhoods the
diversity of housing types is not missing. In other neighborhoods it is missing so they could
benefit from some duplexes and other housing types to give more people options of living in
those neighborhoods.
Planning and Zoning Commission
September 1, 2016— Work Session
Page 5 of 6
Martin asked about neighborhood commercial and what is allowed. Miklo said the City does
allow neighborhood commercial zones but the issue is in today's market it is hard to compete
with the larger commercial entities such as HyVee. It is more to do with the market than to do
with zoning.
Signs stated that his understanding of form -based code is that the idea is more how the building
is designed and what it looks like rather than what is inside the building. Therefore there could
be an office open in what looks like a single family home. Miklo confirmed that was the case
and an example is the Peninsula Neighborhood.
Miklo summarized the conversation stating that applying this "missing middle" concept will be a
lot easier to green fields rather than to existing neighborhoods. He noted the Council has
directed Staff to draft a Request For Proposals (RFP) to seek a consulting firm to draft a code
by working with the neighborhoods, beginning with focus on the south districts, and some of the
north district. He feels the south districts will be easier because it will be working with a blank
slate.
As this moves forward, Freerks reiterated that the key is if neighborhood is found to be "missing"
housing diversity. If not, then don't mess with that neighborhood. Theobald said that depends
on how "missing" is defined. If it's in aesthetics and style than even if there is already diversity
in housing it still might not be the aesthetics or style the City wants.
CONSIDERATION OF MEETING MINUTES: AUGUST 4, 2016
Hensch moved to approve the meeting minutes of August 4, 2016.
Parson seconded the motion.
A vote was taken and the motion passed 7-0.
ADJOURNMENT:
Martin moved to adjourn.
Hensch seconded.
A vote was taken and motion carried 7-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2015 - 2016
10/1
10/15
11/5
11/19
12/3
1/7
1/21
2/19
3/3
3/17
4/7
4/21
5/5
5/19
6/2
7/7
7/21
8/4
9/1
DYER,CAROLYN
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
EASTHAM, CHARLIE
X
X
X
X
X
X
X
X
X
X
X
X
--
--
--
--
--
--
--
FREERKS, ANN
X
X
O/E
X
X
X
O/E
X
X
X
X
X
X
O/E
X
O/E
X
X
X
HENSCH, MIKE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
MARTIN, PHOEBE
O/E
X
O/E
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
PARSONS, MAX
I X
I X
I X
O/E
I X
I X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
SIGNS, MARK
I --
I --
I --
I --
I --
I --
--
I --
--
--
I --
--
X
X
X
X
X
X
X
THEOBALD, JODIE
I X
I X
I X
I X
I X
I X
X
I X
X
X
I X
X
X
X
X
X
X
X
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member