HomeMy WebLinkAboutRFC_2016 updatesCity of Iowa City
Riverfront Crossings and
Eastside Mixed Use District
Form-Based Development Standards
Adopted June 3, 2014
Updated 2016
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Form-Based Development Standards City of Iowa City, Iowa
TABLE OF CONTENTS
14-2G-1: INTENT, APPLICABILITY, AND ADMINISTRATION
A. Regulating Plan........................................................................................................................1
B. Subdistricts. ..............................................................................................................................1
C. Applicability. ............................................................................................................................1
D. Design Review. ........................................................................................................................2
14-2G-2: REGULATING PLAN
A. Regulating Plan........................................................................................................................3
B. Building Height Diagram. ......................................................................................................7
14-2G-3: SUBDISTRICT STANDARDS
A. South Downtown, Park, South Gilbert, and University Subdistricts. ............................8
B. Central Crossings Subdistrict and Eastside Mixed Use District. ...................................14
C. Gilbert Subdistrict. ................................................................................................................21
D. West Riverfront Subdistrict. ................................................................................................26
14-2G-4: FRONTAGE TYPE STANDARDS
A. Generally. ................................................................................................................................33
B. Storefront. ...............................................................................................................................34
C. Urban Flex. ..............................................................................................................................36
D. Terrace. ....................................................................................................................................38
E. Stoop. .......................................................................................................................................39
F. Porch and Yard. ......................................................................................................................40
G. Portico. ....................................................................................................................................42
H. Forecourt. ................................................................................................................................43
14-2G-5: BUILDING TYPE STANDARDS
A. Generally. ................................................................................................................................45
B. Cottage Home. .......................................................................................................................46
C. Rowhouse. ..............................................................................................................................48
ARTICLE G: RIVERFRONT CROSSINGS DISTRICT AND
EASTSIDE MIXED USE DISTRICT
FORM-BASED DEVELOPMENT STANDARDS
Form-Based Development Standards City of Iowa City, Iowa
D. Townhouse. ............................................................................................................................49
E. Apartment Building. .............................................................................................................50
F. Multi-Dwelling Building. ......................................................................................................52
G. Live-Work Townhouse. .........................................................................................................54
H. Commercial Building. ...........................................................................................................55
I. Mixed-Use Building. ..............................................................................................................56
J. Liner Building. ........................................................................................................................58
K. Civic or Institutional Building. ............................................................................................59
14-2G-6: PARKING TYPE STANDARDS
A. Generally. ................................................................................................................................63
B. Garage. ....................................................................................................................................64
C. Tuck-Under Parking. .............................................................................................................64
D. Surface Lot. .............................................................................................................................64
E. Mid-Block Structure. .............................................................................................................65
F. Lined Structure. .....................................................................................................................65
G. Integrated Structure. ............................................................................................................65
H. Underground Structure. ......................................................................................................66
14-2G-7: GENERAL REQUIREMENTS
A. Streetscape and Frontage Area Improvements. .............................................................67
B. Pedestrian Streets. ................................................................................................................67
C. Pedestrian Passageways. .....................................................................................................70
D. Streetscreens. .........................................................................................................................70
E. Open Space Requirement for Projects with Residential Use. .......................................71
F. Building Design Standards. .................................................................................................73
G. Building Height Bonus Provisions. .....................................................................................81
H. Minor Adjustments. ..............................................................................................................86
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1 Form-Based Development Standards City of Iowa City, Iowa
14-2G-1: INTENT, APPLICABILITY, AND ADMINISTRATION
A. Regulating Plan
The form-based development standards in the following sections are intended to shape development
and redevelopment in certain districts of the city. The standards are designed to promote the creation of
economically vital, mixed-use, pedestrian-friendly districts. The form-based standards describe required
development patterns, building and frontage types, and parking locations and treatments. The standards
are organized in seven sections—Intent, Applicability, and Administration; Regulating Plan; Subdistrict
Standards; Frontage Type Standards; Building Type Standards; Parking Type Standards; and General
Requirements—with each section defining building and site development conditions affecting the quality
of the built environment and ensuring projects are consistent with the goals, objectives, and guidelines in
the Downtown & Riverfront Crossings Master Plan and the Central District Plan.
B. Subdistricts
The Riverfront Crossings District is divided into subdistricts, which are listed below with the corresponding
zoning map symbol.
1. South Downtown Subdistrict (RFC – SD)
2. University Subdistrict (RFC – U)
3. Central Crossings Subdistrict (RFC – CX)
4. Gilbert Subdistrict (RFC – G)
5. Park Subdistrict (RFC – P)
6. South Gilbert Subdistrict (RFC – SG)
7. West Riverfront Subdistrict (RFC – WR)
The Eastside Mixed Use District, which is located in the Central Planning District, is designated with the
following zoning map symbol:
1. Eastside Mixed Use District (EMU)
C. Applicability
All development within the Riverfront Crossings District and Eastside Mixed Use District as designated
on the Zoning Map shall be subject to the provisions of this Article and to the Use Regulations and Site
Development Standards contained in Chapters 4 and 5 of this Title and, if applicable, the Overlay Zone
provision of Chapter 14-3. In the case of any inconsistency or conflict between the provisions of this
Article, the provision that is more specific to the situation will control. When regulations are equally
specific or when it is unclear which regulation to apply, the more restrictive provision will control.
For purposes of this Article, grade shall be defined as the average point of elevation of the finished surface
2 Form-Based Development Standards City of Iowa City, Iowa
of the ground, paving, or sidewalk within the area between the building and the streetside property
line(s), or when the streetside property line is more than 5’ from the building, between the building and
a line 5’ from the building. Grade shall be calculated measuring the level of the surface of the ground at
least every 20’ along the entire frontage of the property. If due to unavoidable site conditions, the finished
surface of the ground has been or is proposed to be raised by adding fill, the slope of the fill within twenty
feet of the building shall not exceed four horizontal to one vertical or twenty-five percent. Any story that
has more than 3’ of its floor-to-ceiling height above grade along one or more frontages shall be counted as
a story for purposes of measuring height. Streetside property lines shall include those abutting approved
Pedestrian Streets.
D. Design Review
Any exterior alterations to, additions to, or new construction of buildings and structures, or alterations
or additions to site development, including but not limited to parking areas, landscaping, screening,
lighting, and access on property zoned to a Riverfront Crossings or Eastside Mixed Use designation shall
be subject to Design Review. Design Review shall be conducted by the Form-Based Code Committee
(FBC Committee), as designated by the City Manager. The FBC Committee shall review the proposed
development for compliance with the applicable provisions of this Article and the goals and objectives of
the adopted Downtown & Riverfront Crossings Master Plan or the Central District Plan, as applicable.
3 Form-Based Development Standards City of Iowa City, Iowa
14-2G-2: REGULATING PLAN
A. Regulating Plan
The Riverfront Crossings District Regulating Plan (see Figure 2G-1) and Eastside Mixed Use District
Regulating Plan (see Figure 2G-1b.) indicate the location and extent of any subdistricts, primary street
designations, required retail storefront locations, and required Ralston Creek Frontage locations.
The Regulating Plan identifies public parks and open spaces as well as proposed green space within
subdistricts, which includes publicly accessible parks, plazas, and trails and open spaces along the Iowa
River and Ralston Creek. Reference to the Regulating Plan is required to determine the applicability
of standards included in the Subdistrict Standards, Frontage Types, Building Types, Parking Types, and
General Requirements.
Figure 2G-1: Regulating Plan for the Riverfront Crossings District
Figure 2G-1b. Regulating Plan for the Eastside Mixed Use District
4 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-1: Regulating Plan for the RIverfront Crossings District
Downtown
Burlington St.
Court St.
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South Downtown Subdistrict
University Subdistrict
Central Crossings Subdistrict
Gilbert Subdistrict
Park Subdistrict
South Gilbert Subdistrict
West Riverfront Subdistrict
Public Parks and Open Space
Green Space
Primary Street
Required Retail Storefront
Required Ralston Creek Frontage
Riverfront Crossings Boundary
University of Iowa Campus
Legend
5 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-1b: Regulating Plan for Eastside Mixed Used Distrct
IOWA
WASHINGTON
COLLEGE
BURLINGTON
Figure 2G-1B: Regulating Plan -- Eastside Mixed-Used Distrct
G I L B E R T
V A N B U R E N
J O H N S O N
D O D G E
LegendEastside Mixed-Use DistrictPrimary Streets
6 Form-Based Development Standards City of Iowa City, Iowa
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7 Form-Based Development Standards City of Iowa City, Iowa
B. Building Height Diagram
The Building Height Diagram (see Figures 2G-2) indicates the building heights permitted in the Riverfront
Crossings District. Specific building height standards can be found in the Section 14-2G-3, Subdistrict
Standards. The diagram only indicates the base heights allowed in the respective Subdistrict Standards—
bonus height provisions may be applicable (see Section 14-2G-7G, Building Height Bonus Provisions).
8 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-2: Building Height Diagram for RIverfront Crossings District
Downtown
Burlington St.
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3 stories max.
4 stories max.
2 stories min., 6 stories max.
2 stories min., 8 stories max.
8 stories max. with Iowa River frontage
Public Parks and Open Space
Legend
9 Form-Based Development Standards City of Iowa City, Iowa
14-2G-3: SUBDISTRICT STANDARDS
A. South Downtown, Park, South Gilbert, and University Subdistricts
1. INTENT
The South Downtown, Park, South Gilbert, and University
subdistricts of the Riverfront Crossings District (shaded in
dark in Figure 2G-3) are intended for high intensity mixed-use
development in buildings with active ground floor uses opening
onto pedestrian-friendly streetscapes. Buildings are designed
with facades aligned along public sidewalks with parking and
service areas located behind buildings in rear lot and mid-block
locations.
The University subdistrict is intended for continued use by
the University of Iowa. While not subject to these standards,
new and renovated University facilities should adhere to the
standards to the extent feasible. Properties within the University
subdistrict that are not owned by the University of Iowa,
however, must fully comply with all applicable standards below.
2. USES
The principal uses allowed in the South Downtown, Park, South Gilbert, and University subdistricts are the
same as allowed in the CB-5 Zone, as specified in Table 2C-1 within Article 14-2C, except as noted below.
Provisions and special exception approval criteria that apply in the CB-5 Zone also apply in the South
Downtown, Park, South Gilbert, and University subdistricts, as set forth in Article 14-4B, except as noted
below. In addition, the following restrictions and allowances shall apply:
a. In the South Downtown and Park subdistricts, Quick Vehicle Servicing Uses are not allowed on any
frontage designated as a Primary Street Frontage, as specified on the Regulating Plan. In the South
Gilbert subdistrict, Quick Vehicle Servicing Uses are not allowed on any frontage designated as a
required retail storefront, as specified on the Regulating Plan.
b. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. For Multi-Family Uses, the provisions in Section 14-4B-4 are superseded by the standards in this
Article and, therefore, do not apply. Residential occupancy is limited to one “household” per dwelling
unit, as this term is defined in Article 14-9A, General Definitions. The maximum number of bedrooms
per dwelling unit is three. Residential density (units per acre): No maximum. However, in the South
Downtown and University subdistricts for Apartment Buildings, Multi-Dwelling Buildings, and Mixed-
Use Buildings, the number of 3-bedroom units per lot may not exceed 30% of the total number of
Figure 2G-3: Subdistrict Locator - South
Downtown, Park, South Gilbert, University
10 Form-Based Development Standards City of Iowa City, Iowa
units on the lot. In the South Gilbert and Park Subdistricts for Apartment Buildings, Multi-Dwelling
Buildings, and Mixed-Use Buildings, the number of 3-bedroom units per lot may not exceed 20% of
the total number of units on the lot.
c. Residential Uses are not allowed within required retail storefronts, as specified on the applicable
regulating plan, except in mid-block locations along South Gilbert Street, where storefront spaces may
be configured as live-work units.
d. Independent and Fraternal Group Living Uses are allowed by special exception in the South
Downtown and University subdistricts according to the approval criteria set forth in 14-4B-4.
Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor area
within a garage or structured parking area. These uses shall be allowed within permitted Building
Types as specified in Section 14-2G-5.
e. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
f. In the Park and South Gilbert subdistricts, Drinking Establishments must meet the applicable Drinking
Establishment spacing requirement.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14-2G-5, Building Type Standards. The following
Building Types are permitted in the South Downtown, Park, South Gilbert, and University
subdistricts (see also Table 2G-6):
Table 2G-1: Permitted Building Types – South Downtown, Park, South Gilbert, University
Riverfront Crossings
Subdistricts
Permitted Building Types
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South Downtown x x x x x x
Park x x x x x x x x
South Gilbert x x x x x x x x
University x x x x x x x
11 Form-Based Development Standards City of Iowa City, Iowa
b. Building Placement
(1) Principal buildings shall be placed to the
front and corner of lots and aligned along
setbacks in compliance with the following
requirements as shown in Figure 2G-4.
(a) Primary (A) and Secondary (B) Street
Setback: 2’ min., 8’ max. (except as
indicated below).
(b) Burlington Street Setback: 10’ min.,
16’ max. Along Burlington Street the
minimum front setback area must be
reserved for pedestrian movement along
the street frontage and, therefore, must
be integrated with and maintained at the
same grade as the public sidewalk. To
ensure safe pedestrian movement along
the street frontage, at-grade entrances
are required and elevated terraces,
patios, stoops, porticos, or similar may
not encroach into the required minimum
setback area. However, outdoor seating
and merchandising areas that are level
with the sidewalk may encroach up to 4
feet into the required minimum setback
area.
(c) Lots Fronting on Pedestrian Streets: 5’ min., 10’ max. from public right-of-way or access
easement. See Section 14-2G-7B for additional requirements.
(d) Ralston Creek Frontage Setback: 5’ min. from stream corridor buffer line.
(e) Side Setback (C): 10’ min. or 0’ if building abuts or will abut the adjacent building, except
for apartment buildings and multi-dwelling buildings where the minimum is always 10’. For
mixed-use buildings, facades on residential floors must be set back at least 10’ from the side lot
line.
(f) Rear Setback (D): 10’ min. or 5’ min. if set back along public alley or private rear lane.
(g) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30’
above grade) the maximum setback does not apply.
(h) Approved forecourt frontages may exceed the maximum setbacks stated above.
c. Building Height and Facade Stepbacks
(1) Principal building heights shall be regulated as provided below:
(a) In the South Downtown subdistrict buildings shall be 2 stories min. and 8 stories max. in
height above grade.
(b) In the Park, South Gilbert and University subdistricts, buildings shall be 2 stories min. and
6 stories max. in height above grade. Single story buildings may be permitted in midblock
locations in the South Gilbert subdistrict.
Figure 2G-4: Building Placement Diagram
A D
B
C
A D
C
Adjacent Property
Secondary Street
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12 Form-Based Development Standards City of Iowa City, Iowa
(c) Additional building height may be granted through transfer of development rights or
through bonus height provisions as set forth in the Section 14-2G-7G, Building Height Bonus
Provisions.
(d) Building heights may be further restricted by FAA regulations.
(2) Upper floor building facades facing and visible from streets, plazas, or parks shall step back 10’
min. from the lower floor facade as follows:
(a) In the South Downtown subdistrict above the 5th floor.
(b) In the Park, South Gilbert, and University subdistricts above the 4th floor.
(c) At street corners, tower elements or similar corner emphasis treatments may be exempt from
the stepback requirement for up to one façade bay (max. 35 feet) as approved by the FBC
Committee.
(d) The required facade stepback may be established at a lower floor than stated above, provided
it is established at least 30’ in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, cornices, belt courses, buttresses, sills, and other similar features: 2’ max.
(b) Balconies on upper floors may project up to 6’ into front setbacks. Balconies may project
beyond non-street-facing facades on upper floors up to 4’ max., but shall extend no closer
than 8’ from a side or rear lot line, unless said lot line abuts an alley or permanent open space.
(c) Canopies, awnings, stoops, terraces, covered building entries, and similar elements as
permitted in Section 14-2G-4, Frontage Type Standards.
(2) Awnings and canopies may also project into public rights-of-way according to the applicable
provisions of the Building Code. Certain permitted signs may also project into public rights-of-way
according to applicable standards set forth in Article 14-5B, Sign Regulations. Projections into the
right-of-way shall not interfere with utilities, street trees and other important right-of-way features.
(3) Arcades and galleries projecting beyond ground-level street-facing building facades are not
permitted. (An arcade is a façade with an attached colonnade that projects over the sidewalk/
walkway with upper story building space above. A gallery is a colonnade that is attached to a
ground level façade that projects over the sidewalk/walkway). Upper floor facades may project
(cantilever) up to 5 feet closer to the streetside property line than the ground-level building
façade, provided that the upper floor façade does not project into the minimum setback, is at least
16 feet clear above the level of the sidewalk, and does not include a supporting colonnade within
any streetside setback area.
e. Building and Frontage Types
(1) Principal buildings and building facades shall be designed in compliance with Section 14-2G-4,
Frontage Type Standards, and Section 14-2G-5, Building Type Standards.
f. Facade Continuity
(1) To define pedestrian friendly streetscapes and create a mostly continuous frontage of buildings
along primary streets, principal buildings shall occupy a min. of 75% of the primary street lot
frontage. In the absence of a building along the remainder of the lot frontage, a streetscreen shall
13 Form-Based Development Standards City of Iowa City, Iowa
be built in compliance with Section 14-2G-7D.
4. PARKING, LOADING, AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in 14-
5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement &
Screening
Parking, loading, and service areas shall be
located within and behind principal buildings in
compliance with the following requirements as
shown in Figure 2G-5.
(1) Primary Street, Pedestrian Street, and
designated Ralston Creek Frontage Setback
(E) and Screening
(a) Surface Parking, Loading, and Service
Areas: 30’ min. from primary street
building facade and located behind fully-
enclosed, occupied building space.
(b) Building/Structured Parking: 30’ min.
from primary street building facade and
located behind fully-enclosed, occupied
building space.
(c) Underground Parking: 0’ min. from
primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Area: 10’ min. and set back 3’ min. from the secondary
street building facade and screened by low masonry walls and landscaping as specified for S2
standard - alternative materials (option B), set forth in Article 14-5F, Screening and Buffering
Standards.
(b) Building/Structured Parking: 2’ min. and set back 1’ min. from the secondary street building
facade and screened from view by architecturally-finished building facades, according to the
standards for structured parking set forth in 14-5A-5F.
(c) Underground Parking: 2’ min. and set back 0’ min. from secondary street building facade.
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: Must comply with the same side and rear setback
requirements as principal buildings, or 0’ where parking is shared with the adjacent property.
Setback area shall be landscaped to the S2 standard.
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements
as principal buildings. Parking must be screened from view by architecturally-finished building
facades, according to the standards for structured parking set forth in 14-5A-5F.
Figure 2G-5: Parking and Service Placement Diagram
H
F
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Adjacent Property
Secondary Street
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14 Form-Based Development Standards City of Iowa City, Iowa
(c) Underground Parking: Must comply with the same side and rear setback requirement as
principal buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10’ to any
residential portion of a building (i.e. not including portions of the building containing garage
space). This 10’ area must be used for walkways and landscaping and/or may be included as part
of a larger open space area. If parking spaces are located where headlights of vehicles shine onto
a wall containing ground floor windows, said parking spaces must be screened from view of the
windows to at least the S2 standard.
c. Access to Parking and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes, or
driveways on secondary streets consistent with the Downtown & Riverfront Crossings Master Plan,
except where permitted as specified in paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible
due to topography, site conditions, configuration of the lot, and/or other constraints, access to a
primary street may be granted by the FBC Committee. Any request for a curb cut on an arterial
street will be reviewed according to the applicable provisions set forth in Section 14-5C-6, Arterial
Street Access Requirements.
d. Construction and Design Standards for Parking Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However,
if the provisions contained in the Riverfront Crossings Code are more specific or restrictive, said
provisions shall supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
15 Form-Based Development Standards City of Iowa City, Iowa
c. Accessory buildings other than garages and parking structures must be located behind principal
buildings according to the same setback standards as surface parking. Facades of accessory buildings
within public view must be architecturally finished in a manner that is consistent with the principal
building.
B. Central Crossings Subdistrict and Eastside Mixed Use District
1. INTENT
The Central Crossings subdistrict (shaded in dark in Figure 2G-6)
is intended for moderate intensity mixed-use development in
buildings with entries opening onto pedestrian-friendly public
streets and streetscapes. The Eastside Mixed Use District (shaded
in dark in Figure 2G-6b) is intended for lower intensity mixed
use and residential development in buildings with street-facing
entries opening onto pedestrian-friendly streetscapes that
provide a transition between higher intensity mixed-use areas
in downtown Iowa City and residential neighborhoods to the
east. Buildings are designed with facades aligned along primary
streets and parking located within buildings behind active uses
and in mid-block parking lots and structures.
Figure 2G-6b: District Locator – Eastside Mixed Use
2. USES
The principal uses allowed in the Central Crossings Subdistrict
and Eastside Mixed Use District are the same as allowed in
the CB-5 Zone, as specified in Table 2C-1 within Article 14-
2C , except as noted below. Provisions and special exception
approval criteria that apply in the CB-5 Zone also apply in these
districts as set forth in Article 14-4B, except as noted below. In
addition, the following restrictions and allowances shall apply:
a. In the Central Crossings Subdistrict, Quick Vehicle Servicing
Uses are not allowed on any frontage designated as
Primary Street or Ralston Creek Frontage, as specified in the
Riverfront Crossings Regulating Plan. In the Eastside Mixed
Use District, Quick Vehicle Service Uses are not allowed,
except by special exception on property at the corner of
Burlington and Van Buren Streets.
b. Household Living Uses shall be allowed within permitted
Building Types as specified in Section 14-2G-5. For
Multi-Family Uses, the provisions in Section 14-4B-4 are
superseded by the standards in this Article and, therefore, do not apply, unless specifically listed in this
Figure 2G-6: Subdistrict Locator - Central
Crossings
Figure 2G-6b: Subdistrict Locator - Eastside
Mixed Use
IOWA
WASHINGTON
COLLEGE
BURLINGTON
Figure 2G-6B: District Locator -- Eastside Mixed-Used Distrct
G I L B E R T
V A N B U R E N
J O H N S O N
D O D G E
16 Form-Based Development Standards City of Iowa City, Iowa
section. Residential occupancy is limited to one “household” per dwelling unit, as this term is defined
in Article 14-9A, General Definitions. The maximum number of bedrooms per dwelling unit is three,
except for single family uses within Cottage Homes, where the number of bedrooms is unrestricted.
Residential density (units per acre): No maximum. However, in the Central Crossings Subdistrict, for
Apartment Buildings, Multi-Dwelling Buildings, and Mixed-Use Buildings, the number of 3-bedroom
units per lot may not exceed 30% of the total number of units on the lot, except for south of the Iowa-
Interstate Rail line, where the number of 3-bedroom units for these building types may not exceed
20%. In the Eastside Mixed-Use District, the number of 3-bedroom units for these building types may
not exceed 20%.
c. Residential Uses are not allowed within required retail storefronts, as specified in the Riverfront
Crossings Regulating Plan.
d. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
e. Drinking Establishments are not allowed.
f. Animal-Related Commercial, Repair-oriented Retail, and Alcohol Sales-oriented Retail uses are not
allowed in the Eastside Mixed Use District.
g. In the Eastside Mixed Use District, Commercial Recreational Uses, Eating Establishments, Sales-
oriented Retail, and Personal Service-oriented Retail uses shall not be open to the public between the
hours of 11:00 PM and 6:00 AM, except if located in a storefront with frontage on Van Buren Street or
Burlington Street.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14-2G-5, Building Type Standards. The following
Building Types are permitted in the Central Crossings subdistrict (see also Table 2G-6)
Table 2G-2: Permitted Building Types - Central Crossings
Subdistricts
Permitted Building Types
Co
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a
g
e
H
o
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o
u
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o
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s
e
Ap
a
r
t
m
e
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B
u
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Mu
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Bu
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d
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Li
v
e
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W
o
r
k
To
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n
h
o
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Co
m
m
e
r
c
i
a
l
Bu
i
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d
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Mi
x
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d
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U
s
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B
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Li
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B
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Ci
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s
t
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o
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a
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Bu
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d
i
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Central Crossings x x x x x x x x
Eastside Mixed Use x x x x x x X(1)X(1)x
Notes:
1. Only allowed on properties with frontage on Van Buren Street or Burlington Street.
17 Form-Based Development Standards City of Iowa City, Iowa
b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along setbacks in
compliance with the following requirements as shown in Figure 2G-7.
(a) Primary (A) and Secondary (B) Street Setback:
Central Crossings: 10’ min., 16’ max.
Eastside Mixed Use:
Primary (A) 20’ min., 30’ max.
Secondary (B) 10’ min. 20’max.
(b) Lots Fronting on Pedestrian Streets: 5’
min., 10’ max. from public right-of-way or
access easement. See Section 14-2G-7B
for additional requirements.
(c) Ralston Creek Frontage Setback: 5’ min.
from stream corridor buffer line.
(d) Side Setback (C): 10’ min. or 0’ if building
abuts or will abut the adjacent building,
except for apartment buildings and
multi-dwelling buildings where the
minimum is always 10’. For mixed-use
buildings, facades on residential floors
must be set back at least 10’ from the side
lot line.
(e) Rear Setback (D): 10’ min. or 5’ min. if set
back along public alley or private rear
lane.
(f) Above the 3rd floor (or above the 2nd
floor if the height of the first 2 stories is
at least 30’ above grade) the maximum
setback does not apply.
(g) Approved forecourt frontages may
exceed the maximum setbacks stated
above.
c. Building Height and Facade Stepbacks
(1) Central Crossings: Except as provided below, principal buildings shall be 4 stories max. in height
above grade.
(a) Additional building height may be granted through transfer of development rights or
through bonus height provisions as set forth in the Section 14-2G-7G, Building Height Bonus
Provisions.
(b) Building heights may be further restricted by FAA regulations.
(2) Eastside Mixed Use: Principal buildings shall be 3 stories max. in height above grade, not to exceed
35’.
(3) Above the 3rd floor, building facades facing and visible from streets, plazas, or parks shall step back
10’ min. from the lower floor facade.
Figure 2G-7: Building Placement Diagram
A D
B
C
A D
C
C
Adjacent Property
Secondary Street
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18 Form-Based Development Standards City of Iowa City, Iowa
(a) At street corners, tower elements or similar corner emphasis treatments may be exempt from
the stepback requirement for up to one façade bay (max. 35 feet) as approved by the FBC
Committee.
(b) The required facade stepback may be established at a lower floor than stated above, provided
it is established at least 30’ in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2’ max.
(b) Balconies on upper floors may project up to 6’ into front setbacks. Balconies may project
beyond non-street-facing facades on upper floors up to 4’ max., but shall extend no closer
than 8’ from a side or rear lot line, unless said lot line abuts an alley or permanent open space.
(c) Canopies, awnings, stoops, terraces, covered building entries, and similar elements as
permitted in Section 14-2G-4, Frontage Type Standards.
(2) Awnings and canopies may also project into public rights-of-way according to the applicable
provisions of the Building Code. Certain permitted signs may also project into public rights-of-way
according to applicable standards set forth in Article 14-5B, Sign Regulations. Projections into the
right-of-way shall not interfere with utilities, street trees and other important right-of-way features.
(3) Arcades and galleries projecting beyond ground-level street-facing building facades are not
permitted. (An arcade is a façade with an attached colonnade that projects over the sidewalk/
walkway with upper story building space above. A gallery is a colonnade that is attached to a
ground level façade that projects over the sidewalk/walkway). Upper floor facades may not project
closer to the streetside property line than the ground-level building façade, except for building
features noted above.
e. Building and Frontage Types
(1) Principal buildings and building facades shall be designed in compliance with Section 14-2G-4,
Frontage Type Standards, and Section 14-2G-5, Building Type Standards.
f. Facade Continuity
(1) Central Crossings: To define pedestrian friendly streetscapes and create a mostly continuous
frontage of buildings along primary streets, principal buildings shall occupy a min. of 75% of the
primary street lot frontage. In the absence of a building along the remainder of the lot frontage, a
streetscreen shall be built in compliance with Section 14-2G-7D.
(2) Eastside Mixed Use: To define pedestrian friendly streetscapes while maintaining a lower intensity
development character along primary streets, principal buildings shall occupy a min. of 50% and a
max. of 75% of the primary street lot frontage.
19 Form-Based Development Standards City of Iowa City, Iowa
4. PARKING, LOADING, AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in 14-
5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be located within and behind principal buildings in
compliance with the following requirements as shown in Figure 2G-8.
(1) Primary Street, Pedestrian Street, and
designated Ralston Creek Frontage Setback
(E) and Screening
(a) Surface Parking and Service Areas: 30’
min. from primary street building facade
and located behind fully-enclosed,
occupied building space.
(b) Building/Parking Structure: For parking
in the ground floor of a building or
structure, 30’ min. from primary street
building facade and located behind
fully-enclosed, occupied building space.
For parking in upper floors, 1’ min.
from street-facing building facade and
screened from view by architecturally-
finished building facades.
(c) Underground Parking: 0’ min. from
primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service
Area: 10’ min. and set back 3’ min. from
the secondary street building facade
and screened by low masonry walls and
landscaping as specified for S2 standard -
alternative materials (option B), set forth in Article 14-5F, Screening and Buffering Standards.
(b) Building/Structured Parking: 10’ min. and set back 1’ min. from the secondary street building
facade and screened from public view by architecturally-finished building facades, according
to the standards for structured parking set forth in 14-5A-5F.
(c) Underground Parking: 10’ min. and set back 0’ min. from secondary street building facade.
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: Must comply with the same side and rear setback
requirements as principal buildings, or 0’ where parking is shared with the adjacent property.
Setback area shall be landscaped to the S2 standard.
Figure 2G-8: Parking and Service Placement Diagram
H
F
G
G
H
G
E
E
Adjacent Property
Secondary Street
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20 Form-Based Development Standards City of Iowa City, Iowa
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements
as principal buildings. Parking must be screened from view by architecturally-finished building
facades, according to the standards for structured parking set forth in 14-5A-5F.
(c) Underground Parking: Must comply with the same side and rear setback requirement as
principal buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10’ to any
residential portion of a building (i.e. not including portions of the building containing garage
space). This 10’ area must be used for walkways and landscaping and/or may be included as part
of a larger open space area. If parking spaces are located where headlights of vehicles shine onto
21 Form-Based Development Standards City of Iowa City, Iowa
a wall containing ground floor windows, said parking spaces must be screened from view of the
windows to at least the S2 standard.
c. Access to Parking, Loading, and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes or
driveways on secondary streets consistent with the applicable regulating plan, except as allowed
in paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible
due to topography, site conditions, configuration of the lot, and/or other constraints, access to a
primary street may be granted by the FBC Committee. Any request for a curb cut on an arterial
street will be reviewed according to the applicable provisions set forth in Section 14-5C-6, Arterial
Street Access Requirements.
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However, if
the provisions contained in this article are more specific or restrictive, said provisions shall supersede
the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind principal
buildings according to the same setback standards as surface parking. Facades of accessory buildings
within public view must be architecturally finished in a manner that is consistent with the principal
building.
22 Form-Based Development Standards City of Iowa City, Iowa
C. Gilbert Subdistrict
1. INTENT
The Gilbert subdistrict (shaded in dark in Figure 2G-9) is intended for lower intensity mixed-use
development in buildings with street-facing entries opening onto pedestrian-friendly streetscapes.
Buildings are designed with facades aligned along primary streets, modest setbacks, and parking located
within buildings behind active uses and in mid-block parking lots. This area is intended to create a
transition between higher intensity mixed-use areas and lower to medium intensity residential areas.
2. USES
The principal uses allowed in the Gilbert subdistrict are the
same as allowed in the CB-5 Zone, as specified in Table 2C-1
within Article 14-2C. Provisions and special exception approval
criteria that apply in the CB-5 Zone also apply in the Gilbert
subdistrict as set forth in Article 14-4B, except as noted below. In
addition, the following restrictions and allowances shall apply:
a. Household Living Uses shall be allowed within permitted
Building Types as specified in Section 14-2G-5. For
Multi-Family Uses, the provisions in Section 14-4B-4 are
superseded by the standards in this Article and, therefore,
do not apply, unless specifically listed in this section.
Residential occupancy is limited to one “household” per
dwelling unit, as this term is defined in Article 14-9A,
General Definitions. The maximum number of bedrooms
per dwelling unit is three, except for single family uses
within Cottage Homes, where the number of bedrooms
is unrestricted. Residential density (units per acre): No
maximum. However, for Apartment Buildings, Multi-Dwelling Buildings, and Mixed-Use Buildings, the
number of 3-bedroom units per lot may not exceed 30% of the total number of units on the lot, except
for south of the Iowa-Interstate Rail line, where the number of 3-bedroom units for these building
types may not exceed 20%.
c. Residential Uses are not allowed within required retail storefronts, as specified in the Riverfront
Crossings Regulating Plan.
d. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
e. Building Trade Uses shall be allowed on properties located south of the Iowa Interstate Railroad,
provided all aspects of the operation are conducted indoors and, except for fleet vehicle parking,
outdoor storage of materials and equipment is not allowed.
f. Drinking Establishments are not allowed.
Figure 2G-9: Subdistrict Locator - Gilbert
23 Form-Based Development Standards City of Iowa City, Iowa
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14-2G-5, Building Types Standards. The following
Building Types are permitted in the Gilbert subdistrict (see also Table 2G-6):
Table 2G-3: Permitted Building Types - Gilbert
Riverfront Crossings
Subdistricts
Permitted Building Types
Co
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a
g
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H
o
m
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Ro
w
h
o
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To
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n
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o
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s
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Ap
a
r
t
m
e
n
t
B
u
i
l
d
i
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Mu
l
t
i
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D
w
e
l
l
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B
u
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d
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Li
v
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W
o
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k
T
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o
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a
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B
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Mi
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U
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Li
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Gilbert x x x x x x x x x x
b. Building Placement
(1) Principal buildings shall be placed to the
front and corner of lots and aligned along
setbacks in compliance with the following
requirements as shown in Figure 2G-10.
(a) Primary (A) and Secondary (B) Street
Setback: 10’ min., 20’ max.
(b) Lots Fronting on Pedestrian Streets: 5’
min., 10’ max. from public right-of-way or
access easement. See Section 14-2G-7B
for additional requirements.
(c) Side Setback (C): 10’ min. or 0’ if building
abuts or will abut the adjacent building,
except for apartment buildings, multi-
dwelling buildings, and cottage homes
where the minimum is always 10’.
For mixed-use buildings, facades on
residential floors must be set back at least
10’ from the side lot line.
(d) Rear Setback (D): 10’ min.
(e) Above the 3rd floor (or above the 2nd
floor if the height of the first 2 stories is
at least 30’ above grade) the maximum
setback does not apply.
Figure 2G-10: Building Placement Diagram
A D
B
C
A D
C
C
Adjacent Property
Secondary Street
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24 Form-Based Development Standards City of Iowa City, Iowa
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
c. Building Height and Facade Stepbacks
(1) Except as provided below, principal buildings shall be 3 stories max. in height above grade.
(a) Additional building height may be granted through transfer of development rights or
through bonus height provisions as set forth in the Section 14-2G-7G, Building Height Bonus
Provisions.
(2) Above the 3rd floor, building facades facing and visible from public streets, plazas, or parks shall
step back 10’ min. from the lower floor facade.
(a) At street corners, tower elements or similar corner emphasis treatments may be exempt from
the stepback requirement for up to one façade bay (max. 35 feet) as approved by the FBC
Committee.
(b) The required facade stepback may be established at a lower floor than stated above, provided it
is established at least 30’ in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2’ max.
(b) Balconies on upper floors may project up to 6’ into front setbacks. Balconies may project
beyond non-street-facing facades on upper floors up to 4’ max., but shall extend no closer
than 8’ from a side or rear lot line, unless said lot line abuts an alley or permanent open space.
(c) Canopies, awnings, stoops, terraces, covered building entries, and similar elements as
permitted in Section 14-2G-4, Frontage Type Standards.
(2) Awnings and canopies may also project into public rights-of-way according to the applicable
provisions of the Building Code. Certain permitted signs may also project into public rights-of-
way according to applicable standards set forth in Article 14-5B, Sign Regulations. Projections into
the right-of-way shall not interfere with utilities, street trees, and other important right-of-way
features.
(3) Arcades and galleries projecting beyond ground-level street-facing building facades are not
permitted. (An arcade is a façade with an attached colonnade that projects over the sidewalk/
walkway with upper story building space above. A gallery is a colonnade that is attached to a
ground level façade that projects over the sidewalk/walkway). Upper floor facades may not project
closer to the streetside property line than the ground-level building façade, except for building
features noted above.
e. Building and Frontage Types
(1) Principal buildings and building facades shall be designed in compliance with Section 14-2G-4,
Frontage Type Standards, and Section 14-2G-5, Building Type Standards.
f. Facade Continuity
(1) To define pedestrian friendly streetscapes while maintaining a lower intensity development
character along primary streets, principal buildings shall occupy a min. of 50% and a max. of 75%
of the primary street lot frontage.
25 Form-Based Development Standards City of Iowa City, Iowa
4. PARKING, LOADING, AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in 14-
5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be located within, behind and to the side of principal
buildings in compliance with the following requirements as shown in Figure 2G-11.
(1) Primary Street, Pedestrian Street, and
designated Ralston Creek Frontage Setback
(E) and Screening
(a) Surface Parking, Loading, and Service
Area: 30’ min. from primary street
building facade and located behind fully-
enclosed, occupied building space.
(b) Surface Parking located to the side of
buildings: 10’ min. from the streetside
property line (E’) and set back 3’ min.
from the primary street building facade
(E) and screened by low masonry walls
and landscaping as specified for S2
standard - alternative materials (option
B), set forth in Article 14-5F, Screening
and Buffering Standards.
(c) Building/Structured Parking: 15’ min.
from primary street building facade and
located behind fully-enclosed, occupied
building space.
(d) Underground Parking: 0’ min. from
primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service
Area:
• 10’ min. and located 3’ min. from the secondary street building facade and screened by low
masonry walls and landscaping as specified for S2 standard - alternative materials (option
B), set forth in Article 14-5F, Screening and Buffering Standards.
(b) Building/Structured Parking: 10’ min. and set back 1’ min. from the secondary street building
facade and screened from view by architecturally-finished building facades, according to the
standards for structured parking set forth in 14-5A-5F.
(c) Underground Parking: 10’ min. and set back 0’ min. from secondary street building facade.
Figure 2G-11: Parking and Service Placement Diagram
H
F
G
G
H
G
E
E’
E
E
Adjacent Property
Secondary Street
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26 Form-Based Development Standards City of Iowa City, Iowa
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: 5’ min. or 0’ where parking is shared with the
adjacent property. Setback area shall be landscaped to the S2 standard.
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements
as principal buildings. Parking must be screened from view by architecturally-finished building
facades, according to the standards for structured parking set forth in 14-5A-5F.
(c) Underground Parking: Must comply with the same side and rear setback requirements as
principal buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10’ to any
residential portion of a building (i.e. not including portions of the building containing garage
space). This 10’ area must be used for walkways and landscaping and/or may be included as part
of a larger open space area. If parking spaces are located where headlights of vehicles shine onto
a wall containing ground floor windows, said parking spaces must be screened from view of the
windows to at least the S2 standard.
c. Access to Parking, Loading, and Service Areas
(1) All parking, loading, and service areas shall be accessed from public alleys, private rear lanes or
driveways on secondary streets consistent with the Downtown & Riverfront Crossings Master Plan,
except as allowed in paragraph (2), below.
(2) If access from an alley, private rear lane, or driveway from the secondary street is not feasible
due to topography, site conditions, configuration of the lot, and/or other constraints, access to a
primary street may be granted by the FBC Committee. Any request for a curb cut on an arterial
street will be reviewed according to the applicable provisions set forth in Section 14-5C-6, Arterial
Street Access Requirements.
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
27 Form-Based Development Standards City of Iowa City, Iowa
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However,
if the provisions contained in the Riverfront Crossings Code are more specific or restrictive, said
provisions shall supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind or to the
side of principal buildings according to the same setback standards as surface parking. Facades of
accessory buildings within public view must be architecturally finished in a manner that is consistent
with the principal building
D. West Riverfront Subdistrict
1. INTENT
The West Riverfront subdistrict (shaded in dark in Figure 2G-12) is intended for commercial and mixed-
use development in buildings with street-facing entries opening onto streetscapes designed to provide a
comfortable and attractive environment for pedestrians buffered from vehicular traffic on Riverside Drive.
Along the west side of Riverside Drive south of Benton Street, buildings are designed with facades fronting
onto a pedestrian way and perpendicular parking aligned along a continuous north-south travelway
allowing cross-parcel connections among adjacent sites and a reduction in curb cuts along Riverside
Drive. Along the Iowa River, buildings are located, oriented, and
designed to take advantage of river views. Along streets in this
district, buildings are designed with facades aligned parallel to
Riverside Drive, Benton Street, and Sturgis Corner Drive, with
parking located in mid-block and side yard locations with front
yard parking only along the west side of Riverside Drive south of
Benton Street, and along some portions of Orchard Street and
Highway 6.
2. USES
The principal uses allowed in the West Riverfront Subdistrict
are the same as allowed in the CB-5 Zone, as specified in Table
2C-1 within Article 14-2C. Provisions and special exception
approval criteria that apply in the CB-5 Zone also apply in the
West Riverfront Subdistrict, as set forth in Article 14-4B, except
as noted below. In addition, the following restrictions and
allowances shall apply:
Figure 2G-12: Subdistrict Locator - West
Riverfront
28 Form-Based Development Standards City of Iowa City, Iowa
a. Household Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. For Multi-Family Uses, the provisions in Section 14-4B-4 are superseded by the standards in this
Article and, therefore, do not apply. Residential occupancy is limited to one “household” per dwelling
unit, as this term is defined in Article 14-9A, General Definitions. The maximum number of bedrooms
per dwelling unit is three. Residential density (units per acre): No maximum. However, for Apartment
Buildings, Multi-Dwelling Buildings, and Mixed-Use Buildings, the number of 3-bedroom units per lot
may not exceed 30% of the total number of units on the lot; south of Benton Street, the number of
3-bedroom units for these building types may not exceed 20%.
b. Assisted Group Living Uses shall be allowed within permitted Building Types as specified in Section 14-
2G-5. Residential occupancy is limited to 1 roomer per 300 square feet of floor area, not including floor
area within a garage or structured parking area.
c. Residential Uses are not allowed within required retail storefronts, as specified in the Riverfront
Crossings Regulating Plan.
d. Outdoor Commercial Recreational Uses shall be allowed by special exception. The Board of
Adjustment may modify subdistrict standards as appropriate for the specific use.
e. Building Trade Uses shall be allowed, provided all aspects of the operation are conducted indoors and,
except for fleet vehicle parking, outdoor storage of materials and equipment is not allowed.
f. Drinking Establishments must meet the applicable Drinking Establishment spacing requirement.
3. PRINCIPAL BUILDING PLACEMENT AND FORM
a. Building Types
(1) Principal buildings shall comply with Section 14-2G-5, Building Types Standards. The following
Building Types are permitted in the West Riverfront subdistrict (see also Table 2G-6):
Table 2G-4: Permitted Building Types - West Riverfront
Riverfront Crossings
Subdistricts
Permitted Building Types
Co
t
t
a
g
e
H
o
m
e
Ro
w
h
o
u
s
e
To
w
n
h
o
u
s
e
Ap
a
r
t
m
e
n
t
B
u
i
l
d
i
n
g
Mu
l
t
i
-
D
w
e
l
l
i
n
g
B
u
i
l
d
i
n
g
Li
v
e
-
W
o
r
k
T
o
w
n
h
o
u
s
e
Co
m
m
e
r
c
i
a
l
B
u
i
l
d
i
n
g
Mi
x
e
d
-
U
s
e
B
u
i
l
d
i
n
g
Li
n
e
r
B
u
i
l
d
i
n
g
Ci
v
i
c
o
r
I
n
s
t
i
t
u
t
i
o
n
a
l
Bu
i
l
d
i
n
g
West Riverfront x x x x x x x x x
29 Form-Based Development Standards City of Iowa City, Iowa
b. Building Placement
(1) Principal buildings shall be placed to the
front and corner of lots and aligned along
setbacks in compliance with the following
requirements as shown in Figure 2G-13,
except as allowed in paragraphs (2), (3), and
(4), below.
(a) Primary (A) and Secondary (B) Street
Setback: 10’ min., 20’ max.
(b) Lots Fronting on Pedestrian Streets: 5’
min., 10’ max. from public right-of-way or
access easement. Pedestrian Streets that
provide frontage for buildings located
along the riverfront shall provide a
connection through the block between
the riverfront trail and the intersecting
public street. See Section 14-2G-7B for
additional requirements.
(c) Side Setback (C): 10’ min. or 0’ if building
abuts or will abut the adjacent building,
except for apartment buildings and
multi-dwelling buildings where the
minimum is always 10’. For mixed-use
buildings, facades on residential floors must be set back at least 10’ from the side lot line.
(d) Rear Setback (D): 10’ min.
(e) Above the 3rd floor (or above the 2nd floor if the height of the first 2 stories is at least 30’
above grade) the maximum setback does not apply.
(f) Approved forecourt frontages may exceed the maximum setbacks stated above.
(2) Setbacks along the west side of South Riverside Drive south of Benton Street shall be as shown
in the Downtown & Riverfront Crossings Master Plan. Building facades shall be aligned along a
pedestrian way with abutting perpendicular parking spaces aligned along a continuous north-
south drive aisle, which allows cross-parcel connections among adjacent sites.
(3) On lots with double frontages on Sturgis Corner Drive and South Riverside Drive or Sturgis Corner
Drive and Highway 6, Sturgis Corner Drive shall be considered the primary street frontage. For
these lots, there shall be no maximum building setback along the Riverside Drive and Highway 6
frontages.
(4) For lots with double frontages on Orchard Street and Riverside Drive, there shall be no maximum
building setback along the Orchard Street frontage.
Figure 2G-13: Building Placement Diagram
A D
B
C
A D
C
C
Adjacent Property
Secondary Street
P
u
b
l
i
c
A
l
l
e
y
o
r
A
d
j
a
c
e
n
t
P
r
o
p
e
r
t
y
Pr
i
m
a
r
y
S
t
r
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e
t
30 Form-Based Development Standards City of Iowa City, Iowa
c. Building Height and Facade Stepbacks
(1) Except as provided below, principal buildings shall be 4 stories max. in height above grade.
(a) Principal buildings with frontage on the Iowa River may be 8 stories max. in height before
application of bonus provisions.
(b) Additional building height may be granted through transfer of development rights or
through bonus height provisions as set forth in the Section 14-2G-7G, Building Height Bonus
Provisions.
(2) Above the 3rd floor, building facades facing and visible from streets, plazas, parks, and single
family residential zones shall step back 10’ min. from the lower floor facade.
(a) At street corners, tower elements or similar corner emphasis treatments may be exempt from
the stepback requirement for up to one façade bay (max. 35 feet) as approved by the FBC
Committee.
(b) Buildings with frontage on the Iowa River shall be exempt from the stepback requirement.
(c) The required facade stepback may be established at a lower floor than stated above, provided
it is established at least 30’ in height above grade.
d. Building Projections
(1) The following building features may project into setbacks as follows:
(a) Bay windows, eaves, roof overhangs, cornices, belt courses, buttresses, sills, and other similar
features: 2’ max.
(b) Balconies on upper floors may project up to 6’ into front setbacks. Balconies may project
beyond non-street-facing facades on upper floors up to 4’ max., but shall extend no closer
than 8’ from a side or rear lot line, unless said lot line abuts an alley or permanent open space.
(c) Canopies, awnings, stoops, terraces, covered building entries, and similar elements as
permitted in Section 14-2G-4, Frontage Type Standards.
(2) Awnings and canopies may also project into public rights-of-way according to the applicable
provisions of the Building Code. Certain permitted signs may also project into public rights-of-way
according to applicable standards set forth in Article 14-5B, Sign Regulations. Projections into the
right-of-way shall not interfere with utilities, street trees and other important right-of-way features.
(3) Arcades and galleries projecting beyond ground-level street-facing building facades are not
permitted. (An arcade is a façade with an attached colonnade that projects over the sidewalk/
walkway with upper story building space above. A gallery is a colonnade that is attached to a
ground level façade that projects over the sidewalk/walkway). Upper floor facades may not project
closer to the streetside property line than the ground-level building façade, except for building
features noted above.
e. Building and Frontage Types
(1) Principal buildings and building facades shall be designed in compliance with Section 14-2G-4,
Frontage Type Standards, and Section 14-2G-5, Building Type Standards.
31 Form-Based Development Standards City of Iowa City, Iowa
f. Facade Continuity
(1) To define pedestrian friendly streetscapes while maintaining a lower intensity development
character along primary streets, principal buildings shall occupy a min. of 50% of the primary
street lot frontage.
(2) To ensure public access and view corridors to the Iowa River, buildings located along the riverfront
shall occupy no more than 75% of the width of the lot as measured along the riverside lot line.
(3) Any building that exceeds 5 stories in height must be separated from any other building that
exceeds 5 stories in height by a distance equal to the height of the taller building or 100’,
whichever is less.
4. PARKING AND SERVICE AREAS
a. Parking shall be provided using a permitted Parking Type appropriate for the selected Building Type in
compliance with Section 14-2G-6, Parking Type Standards, and at the minimum ratios specified in 14-
5A-4, Minimum Parking Requirements.
b. Parking, Loading, and Service Area Placement & Screening
Parking, loading, and service areas shall be located within, behind and to the side of principal
buildings in compliance with the following requirements as shown in Figure 2G-14.
(1) Primary Street and Pedestrian Street Setback (E) and Screening
(a) Surface Parking, Loading, and Service
Areas: 30’ min. from primary street
building facade and located behind fully-
enclosed, occupied building space.
(b) Surface Parking located to the side of
buildings: 10’ min. from the streetside
property line (E’) and set back 3’ min.
from the primary street building facade
(E) and screened by low masonry walls
and landscaping as specified for S2
standard - alternative materials (option
B), set forth in Article 14-5F, Screening
and Buffering Standards.
(c) Along the west side of South Riverside
Drive south of Benton Street, one single-
loaded aisle of parking is permitted
within the private frontage area. The
parking aisle shall be set back a min. of 5’
from the front property line and the area
between the parking aisle and the public
sidewalk shall be landscaped to the S2
standard.
(d) Building/Structured Parking: 15’ min.
from primary street building facade and
located behind fully-enclosed, occupied
building space.
Figure 2G-14: Parking and Service Placement Diagram
H
F
G
G
H
G
E
E’
E
E
Adjacent Property
Secondary Street
P
u
b
l
i
c
A
l
l
e
y
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r
A
d
j
a
c
e
n
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P
r
o
p
e
r
t
y
Pr
i
m
a
r
y
S
t
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t
32 Form-Based Development Standards City of Iowa City, Iowa
(e) Underground Parking: 0’ min. from primary street building facade.
(2) Secondary Street Setback (F) and Screening
(a) Surface Parking, Loading, and Service Areas along Myrtle Avenue and Highway 1: 10’ min. and
set back 3’ min. from secondary street building facades and screened to the S2 standard.
(b) Surface Parking, Loading, and Service Areas along Orchard Street: 10’ min. and screened to the
S2 standard.
(c) Building/Structured Parking: 10’ min. and screened from view by architecturally-finished
building facades, according to the standards for structured parking set forth in 14-5A-5F.
(d) Underground Parking: 10’ min. and set back 0’ min. from secondary street building facades.
(3) Side (G) and Rear (H) Setbacks and Screening
(a) Surface Parking, Loading, and Service Area: 5’ min. or 0’ where parking is shared with the
adjacent property. Setback area shall be landscaped to the S2 standard.
(b) Building/Structured Parking: Must comply with the same side and rear setback requirements
as principal buildings. Parking must be screened from view by architecturally-finished building
facades, according to the standards for structured parking set forth in 14-5A-5F.
(c) Underground Parking: Must comply with the same side and rear setback requirement as
principal buildings.
(4) Underground parking shall be designed to ensure ground floor finished floor elevations meet
elevation requirements for permitted frontage types.
(5) For buildings with ground floor residential use, no surface parking shall be closer than 10’ to any
residential portion of a building (i.e. not including portions of the building containing garage
space). This 10’ area must be used for walkways and landscaping and/or may be included as part
of a larger open space area. If parking spaces are located where headlights of vehicles shine onto
a wall containing ground floor windows, said parking spaces must be screened from view of the
windows to at least the S2 standard.
c. Access to Parking and Service Areas
(1) All parking and service areas shall be accessed from public alleys, private rear lanes or driveways
on secondary streets consistent with the Downtown & Riverfront Crossings Master Plan. Limited
access to primary streets is allowed consistent with the Downtown & Riverfront Crossings Master
Plan. However, in order to improve traffic circulation upon redevelopment, the City may require
closure of inappropriately located curb cuts in favor of shared access points along the frontage.
(2) FBC Committee approval is required for the placement of new driveway and curb cuts along
primary streets. Any request for a curb cut on an arterial street will be reviewed according to the
applicable provisions set forth in Section 14-5C-6, Arterial Street Access Requirements.
33 Form-Based Development Standards City of Iowa City, Iowa
d. Construction and Design Standards for Parking and Loading Areas
(1) The following subsections of Section 14-5A-5, Construction and Design Standards, shall apply:
A. Purpose
B. Paving Materials
C. Parking and Stacking Space Size
D. Drainage
E. Location
F. Standards for Structured Parking
H. Design and Layout of Surface Parking Areas
I. Landscaping and Tree Requirements within Parking Areas
J. Screening and Setback Areas
K. Design of Bicycle Parking Areas.
5. ACCESSORY USES, BUILDINGS AND STRUCTURES
a. Accessory uses, buildings and structures shall comply with the provisions of Article 14-4C. However,
if the provisions contained in the Riverfront Crossings Code are more specific or restrictive, said
provisions shall supersede the provisions of Article 14-4C.
b. Garages and parking structures must be located and constructed in compliance with the provisions of
paragraph 4, Parking, Loading, and Service Areas.
c. Accessory buildings other than garages and parking structures must be located behind and to the
side of principal buildings according to the same setback standards as surface parking. Facades of
accessory buildings within public view must be architecturally finished in a manner that is consistent
with the principal building.
34 Form-Based Development Standards City of Iowa City, Iowa
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35 Form-Based Development Standards City of Iowa City, Iowa
14-2G-4: FRONTAGE TYPE STANDARDS
A. Generally
A building’s frontage condition—the transition from public to private space, from indoor to outdoor at
the main entrance, the design treatment of ground floor building facades, the configuration of facade
projections, and the disposition of improvements within required setbacks—strongly influences the
quality and character of public streets and spaces.
All principal buildings in the form-based zoning districts shall be designed with Frontage Types meeting
the requirements of this section. The standards recognize that different types of buildings—as defined
in the Building Type standards in the subsequent section—may call for different frontage conditions.
Illustrations within this section are intended to demonstrate basic frontage type standards and are not
intended to promote a particular architectural style or represent the architectural detail necessary for high
quality buildings.
Table 2G-5 below identifies which of the Frontage Types are permitted in conjunction with each of the
Building Types:
Table 2G-5: Permitted Frontage Types
Building Types
Permitted Frontage Types
St
o
r
e
f
r
o
n
t
Ur
b
a
n
F
l
e
x
Te
r
r
a
c
e
St
o
o
p
Po
r
c
h
a
n
d
Ya
r
d
Po
r
t
i
c
o
Fo
r
e
c
o
u
r
t
Cottage Home x x
Rowhouse x x x
Townhouse x x x
Apartment Building x x x
Multi-Dwelling Building x x x(1)
Live-Work Townhouse x x x
Commercial Building x x x(1)
Mixed-Use Building x x x(2)x(2)x(2)x(1)
Liner Building x x x x
Civic or Institutional
Building x x x x x(1)
Notes:
1. Subordinate frontage type – to be used in conjunction with other permitted frontage type(s)
2. Frontage type may be allowed by the FBC for appropriate horizontal mixing of uses, e.g. for large
mixed-use buildings with multiple street frontages.
36 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-15: Storefront
B. Storefront
1. DESCRIPTION
The Storefront frontage is the primary frontage type for buildings with active commercial ground
floor uses, such as retail, personal services, and restaurants—see Table 2G-5 to determine appropriate
building types. The frontage provides storefront facades that are typically aligned close to the
streetside property line, with large transparent windows and multiple building entries at the grade of
the fronting sidewalk. The Regulating Plan indicates locations where this frontage type is required.
Figure 2G-15: Storefront
2. STANDARDS
a. The private frontage area between the public sidewalk and the building facade shall be designed for
additional sidewalk width and other pedestrian-oriented uses, such as plaza space, outdoor patio
space for restaurant and café seating, landscaping, public art, or recessed entryways.
b. To encourage commercial activity at the street level, private frontage areas should be seamlessly
integrated with and at the same level as the public sidewalk to the extent possible. With approval of
the FBC Committee, on sloping sites in specific locations where there is a desire to provide usable
outdoor space the private frontage area may be slightly raised above sidewalk grade to create a level
plaza or patio area. The elevation of the raised area shall not exceed the elevation of the ground floor
37 Form-Based Development Standards City of Iowa City, Iowa
finished floor (see 2.d below). A transparent, decorative wrought iron or similar metal railing may be
located at the edge of the raised area if required for safety, but shall be limited to 42” max. in height.
Opaque railings, fences or walls shall not be permitted. Access to raised areas shall be provided directly
from the sidewalk through steps and/or ramps. The use of ramps and railings shall be minimized to
maintain a seamless transition from sidewalk to storefront. Transparent, decorative wrought iron or
similar metal fencing/railings not to exceed 42” are allowed for outdoor service areas and sidewalk
cafes for eating and drinking establishments, as approved by the City. Any such fencing/railings for
outdoor service areas and sidewalk cafes must include landscaped planters or planter boxes along at
least 50% of its length.
c. A minimum 70% of the area of the ground floor facade between 2 and 10 feet in height above
adjacent ground level shall consist of storefront windows and doors. Glazing shall be clear and
highly transparent and individual lites for display windows should be as large as possible to invite
views into the interior space. Transom windows are encouraged above storefront display windows.
Residential window types, closely spaced mullions, and punched windows are not allowed for
storefront frontages. Reflective (mirrored) or colored glass is not permitted. Low-E glazing will reduce
transparency, so is discouraged for storefront windows, but if used, the glass chosen should have a
high visible light transmittance and low reflectivity. Such windows must allow views into the interior
space. The bottom of storefront windows shall be no more than 2’ above the adjacent ground level,
except along sloping sites, where this standard shall be met to the extent possible so that views into
the interior are maximized and blank walls are avoided.
d. The ground floor finished floor elevation shall match the elevation of the abutting public sidewalk or
publicly accessible plaza. On sloping sites the FBC Committee may adjust this requirement, provided
that the height of the ground floor of the building is no more than 3’ above the level of the abutting
public sidewalk or public pedestrian plaza at any point along a street-facing facade.
e. The ground floor floor-to-structural-ceiling height shall be 14’ min.
f. Ground floor building space shall be designed to meet Building Code requirements for commercial
uses.
g. Entries to individual ground floor tenant spaces and entries to common lobbies accessing upper floor
space shall open directly onto public sidewalks or publicly-accessible outdoor plazas. Thresholds at
building entries shall match the grade of the adjacent sidewalk or plaza area.
h. Storefront entries shall be recessed a minimum of 18” and sheltered by awnings or canopies that
project a minimum of 6’ from the building facade. Entries must also be distinguished by facade design,
materials, articulation, or other architectural details that provide relief to the building facade and draw
attention to the entrance.
i. Awnings or canopies designed to provide weather protection are required along at least 60% of the
street-facing facade and shall project 4’ min., 8’ max. from the front facade and shall be located 8’ min.
above the adjacent sidewalk.
38 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-16: Urban Flex
C. Urban Flex
1. DESCRIPTION
The Urban Flex frontage is a frontage type appropriate for buildings with ground floor commercial
uses where more flexibility is desired for non-retail uses, such as offices, institutional uses, building
trade uses, and live-work uses, or along secondary frontages where views into the interior of the
building are not as critical, but where architecturally finished facades with elements that provide visual
interest and comfort to pedestrians are important. See Table 2G-5 to determine appropriate building
types. The frontage provides ground floor storefront conditions with high proportions of transparency,
but to a lesser degree than the Storefront frontage.
Figure 2G-16: Urban Flex
2. STANDARDS
a. The private frontage area between the public sidewalk and the building facade shall be designed for
pedestrian-oriented uses, such as plaza space, outdoor patio space for restaurant and café seating,
landscaping, public art, or recessed entryways.
b. To encourage commercial activity at the street level, private frontage areas should be seamlessly
integrated with and at the same level as the public sidewalk to the extent possible. With approval of
the FBC Committee, on sloping sites in specific locations where there is a desire to provide usable
outdoor space the private frontage area may be slightly raised above sidewalk grade to create a level
plaza or patio area. The elevation of the raised area shall not exceed the elevation of the ground floor
finished floor (see 2.d below). A transparent, decorative wrought iron or similar metal railing maybe
located at the edge of the raised area if required for safety, but shall be limited to 42” max. in height.
39 Form-Based Development Standards City of Iowa City, Iowa
Opaque railings, fences or walls shall not be permitted. Access to raised areas shall be provided directly
from the sidewalk through steps and/or ramps. The use of ramps and railings shall be minimized to
maintain a seamless transition from sidewalk to storefront. Transparent, decorative wrought iron or
similar metal fencing/railings not to exceed 42” are allowed for outdoor service areas and sidewalk
cafes for eating and drinking establishments, as approved by the City. Any such fencing/railings for
outdoor service areas and sidewalk cafes must include landscaped planters and/or planter boxes
along at least 50% of its length.
c. A minimum 50% of the area of the ground floor facade between 2 and 10 feet in height above
adjacent ground level shall consist of storefront windows and doors. Glazing shall be clear and highly
transparent. Residential window types, closely spaced mullions, and punched windows are not
allowed for flex frontages. Reflective (mirrored) or colored glass is not permitted. Low-E glazing will
reduce transparency, so is discouraged for storefront windows, but if used, the glass chosen should
have a high visible light transmittance and low reflectivity. Such windows must allow views into the
interior space. The bottom of storefront windows shall be no more than 3’ above the adjacent ground
level, except along sloping sites, where this standard shall be met to the extent possible so that views
into the interior are maximized and blank walls are avoided.
d. The ground floor finished floor elevation shall not exceed 12” max. above the elevation of the abutting
public sidewalk or publicly accessible plaza. On sloping sites the FBC Committee may adjust this
requirement, provided that at least a portion of the ground floor finished floor elevation is located
within 12” of the elevation of the abutting public sidewalk or publicly accessible plaza, views into
storefronts are maximized to the extent possible, and blank walls are avoided.
e. The ground floor floor-to-structural-ceiling height shall be 14’ min.
f. Ground floor building space shall be designed to meet Building Code requirements for commercial
uses.
g. Entries to ground floor building space and common lobbies accessing upper floor space shall open
directly onto public sidewalks or publicly-accessible outdoor plazas where present, or shall be directly
connected to sidewalks by a paved walkway.
h. Thresholds at building entries shall match the grade of adjacent sidewalks, plaza areas, or paved
walkways.
i. Building entries shall be shall be recessed a min. of 18” and sheltered by awnings or canopies that
project a minimum of 6’ from the building facade. Entries must also be distinguished by facade design,
materials, articulation, or other architectural details that provide relief to the building facade and draw
attention to the entrance.
j. Awnings and canopies designed to provide weather protection along frontages are encouraged and
may project 8’ max. from the front facade and shall be located 8’ min. above the adjacent sidewalk.
40 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-17: Terrace
D. Terrace
1. DESCRIPTION
The Terrace frontage provides for vertical separation of building space from sidewalk grade and
creates semi-private outdoor space for individual dwelling units by elevating and partially enclosing
a portion of the private frontage area. The Terrace frontage is suited for ground floor residential uses
in urban settings and may be appropriate for live-work and institutional uses. See Table 2G-5 to
determine appropriate building types.
Figure 2G-17: Terrace
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be designed as a raised
terrace, which is elevated up to 36” max. above grade by a garden wall to provide a semi-private
outdoor space. The terrace may also be suitable for outdoor seating for live-work uses.
b. A Terrace shall project 6’ min., 10’ max. beyond the front facade. A Terrace may extend along the front
facade for the width of the dwelling unit. The Terrace frontage is only allowed for access to individual
dwelling units, individual live-work units, or for institutional uses. To enhance privacy, adjacent Terrace
frontages shall be separated by walls and/or railings, or by a min. 6’ wide landscaped area.
c. Terraces may be hardscaped or landscaped, or a combination of both. Wood or composite decking
shall not be permitted. Where present, any private frontage area between the Terrace and the edge of
sidewalk shall be landscaped, except for walkways leading to the Terrace.
41 Form-Based Development Standards City of Iowa City, Iowa
d. Terraces shall be enclosed by garden walls up to 42” max. in height above grade. The garden wall’s
design and materials shall be of high quality and compatible with the building’s architecture. A
decorative, transparent railing or fence, constructed of metal and glass, wrought iron, or metal
faithfully imitating wrought iron, may be affixed atop the garden walls if additional height is necessary
for safety. The railing height shall not exceed 42” max. above the terrace grade. Steps or a ramp shall
be provided for access to the terrace. Steps and/or ramps may be perpendicular or parallel to the
sidewalk.
e. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor
residential building space shall be elevated 18” min. above the elevation of the abutting public
sidewalk, and 36” max. above grade and may be flush with or slightly elevated above the Terrace level.
f. Building entries shall be accessed directly from the Terrace.
g. Landscaping of the Terrace may include groundcovers, grasses, garden plants, low shrubs, and
ornamental trees. All plant material shall be of a variety that will not exceed 42” in height at maturity
(except trees) so as not to obstruct ground floor windows. Plant material shall be selected to prevent
encroachment of the public sidewalk. Thorny plants are not permitted.
E. Stoop
1. DESCRIPTION
The Stoop frontage is a frontage type appropriate for certain buildings with ground floor residential
or institutional use—see Table 2G-5 to determine appropriate building types. The Stoop frontage
provides for vertical separation of building space from sidewalk grade and modest projections of
stoops and covered entries for individual dwelling units beyond building facades. The Stoop frontage
typically is used in conjunction with shallow setbacks.
Figure 2G-18: Stoop
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage
area is not intended as outdoor gathering space (such as patios) and hardscaped areas other than
stoop, stair, accessible ramp, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor
residential space shall be elevated 18” min. above the elevation of the abutting public sidewalk, and
36” max. above grade.
c. Stoops shall be provided at the entries of individual units along front building facades and shall
consist of an exterior floor area raised 18” min. above the elevation of the abutting public sidewalk,
and 36” max. above grade to generally match the interior ground floor finished floor elevation. For
buildings with multiple Stoops, or a combination of Stoops, Porches, and Porticos, a 6’ min. landscaped
area shall be provided between adjacent frontages.
d. Stoops shall project 4’ min., 6’ max. beyond the front facade and extend 5’ min., 8’ max. along the front
facade.
42 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-18: Stoop
e. The exterior stair of a stoop may be perpendicular or parallel to the sidewalk.
f. Landscaping on both sides of the Stoop is required. Landscaping may be at grade or elevated,
and may be demarcated by a garden wall up to 24” in height or a max. 42” decorative, transparent
fence constructed of wrought iron or metal that faithfully imitates wrought iron. Plants may include
groundcovers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except
trees) shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant
material shall be selected to prevent encroachment of the public sidewalk. Thorny plants are not
permitted within 3’ of the public sidewalk.
F. Porch and Yard
1. DESCRIPTION
The Porch and Yard frontage is a frontage type appropriate for certain residential buildings—see
Table 2G-5 to determine appropriate building types. The Porch and Yard frontage provides for vertical
separation of building space from sidewalk grade, projections of usable porches beyond building
facades, and is typically set back from the streetside property line to provide a front yard area. An
optional fence may be built at or close to the property line to delineate the front yard.
Figure 2G-19: Porch and Yard
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage
area is not intended as outdoor gathering space (such as patios) and hardscaped areas other than
porch, stair, accessible ramps, and paved walkway are not permitted.
43 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-19: Porch and Yard
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor
residential space shall be elevated 18” min. above the elevation of the abutting public sidewalk, and
36” max. above grade.
c. Porches shall be provided at the entries of single or two-family dwellings along front building facades
and shall consist of an exterior floor area raised 18” min. above the elevation of the abutting public
sidewalk, and 36” max. above grade to generally match the interior ground floor finished floor
elevation. For buildings with multiple Porches, or a combination of Porches and Stoops, a 6’ min.
landscaped area shall be provided between adjacent frontages.
d. Porches shall project 6’ min., 10’ max. beyond the front facade and extend at least 50% of the facade
width along the front facade.
e. An optional fence enclosing the front yard shall not exceed 48” max. in height. Fences shall be made
of high quality materials and construction compatible with the building’s architecture. Permitted
materials include vertical wood pickets, wood lattice, wrought iron, and metal that faithfully imitates
wrought iron. Fences shall be semi-transparent with max. 50% opacity. Chain link or wire mesh fences
are prohibited.
f. Front yard landscaping may include groundcovers, grasses, garden plants, low shrubs, and ornamental
trees. All plant material (except trees) shall be of a variety whose height at maturity will not obstruct
ground floor windows. Plant material shall be selected to prevent encroachment of the public
sidewalk. Thorny plants are not permitted within 3’ of the public sidewalk.
44 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-20: Portico
G. Portico
1. DESCRIPTION
The Portico frontage is a frontage type appropriate for certain buildings with ground floor residential
use as well as institutional uses—see Table 2G-5 to determine appropriate building types. The Portico
frontage has its building facade aligned close to the streetside property line with the ground floor
elevated above the sidewalk level to provide privacy for the ground floor windows and is accessed by
a covered, generously-sized exterior stairway and landing.
Figure 2G-20: Portico
2. STANDARDS
a. The private frontage area between the sidewalk and the building facade shall be landscaped with the
intent to provide privacy for residents and attractive landscape for pedestrians. The private frontage
area is not intended as outdoor gathering space (such as patios) and hardscaped areas other than
portico, stair, accessible ramp, and paved walkway are not permitted.
b. To provide vertical separation and enhance privacy, the finished floor elevation of ground floor
residential space shall be elevated 18” min. above the elevation of the abutting public sidewalk, and
36” max. above grade.
c. Porticos shall be provided at building entries along front building facades and shall consist of an
exterior floor area raised 18” min. above the elevation of the abutting public sidewalk, and 36” max.
above grade to generally match the interior ground floor finished floor elevation. Porticos may provide
access to a central lobby of a multi-unit building or may provide direct access to no more than two
entrances to individual dwelling units.
45 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-21: Forecourt
d. Porticos shall project 6’ min., 10’ max. beyond the front facade and extend 10’ min. , 20’max. along the
front facade. A flat or pitched roof that is supported by columns or piers shall extend over the entire
Portico. Alternatively a flat metal canopy suspended from support rods or cables may extend over the
entirety of the Portico. For buildings with multiple Porticos, or a combination of Stoops and Porticos, a
6’ min. landscaped area shall be provided between adjacent frontages.
e. Landscaping on both sides of the Portico is required. Landscaping may be at grade or elevated,
and may be demarcated by a garden wall up to 24” in height or a max. 42” decorative, transparent
fence constructed of wrought iron or metal that faithfully imitates wrought iron. Plants may include
groundcovers, grasses, garden plants, low shrubs, and ornamental trees. All plant material (except
trees) shall be of a variety whose height at maturity will not obstruct ground floor windows. Plant
material shall be selected to prevent encroachment of the public sidewalk. Thorny plants are not
permitted within 3’ of the public sidewalk.
H. Forecourt
1. DESCRIPTION
The forecourt frontage is a subordinate frontage type intended for use in combination with one or
more of the above permitted frontage types—see Table 2G-5 to determine appropriate building types.
The forecourt frontage is created by setting back the central portion of the building facade to create
an entry plaza or green that is surrounded by building facades on three sides. Forecourts at corners are
not permitted.
46 Form-Based Development Standards City of Iowa City, Iowa
2. STANDARDS
a. Forecourts shall be 20’ min. in depth and width, however, neither dimension shall exceed 1.5 times the
other dimension. In addition, the width of a forecourt shall not exceed one-third of the overall facade
width.
b. Forecourts may provide access to a central lobby of a larger building or may provide access to multiple
uses through individual entrances. Depending on ground floor uses, forecourts may be appropriate for
either semi-private or public uses, such as outdoor cafes, gardens, public art, or fountains.
c. The forecourt may be hardscaped or landscaped, or a combination thereof, and may be elevated 24”
max. above the elevation of the public sidewalk to maintain visual connectivity between the forecourt
and the public sidewalk. If elevated, steps and/or ramps shall be provided to directly connect the
forecourt with the adjacent sidewalk.
d. Garden walls 24” max. in height may be used to separate the forecourt from the public sidewalk while
maintaining visual connectivity. The garden wall’s design and materials shall be high quality and
compatible with the building’s architecture.
e. Where landscaped areas are provided, plants may include groundcovers, grasses, garden plants,
low shrubs, and ornamental trees. All plant material (except trees) shall be of a variety whose height
at maturity will not obstruct ground floor windows. Plant material shall be selected to prevent
encroachment of the public sidewalk or walkways necessary to gain access to the building. Thorny
plants are not permitted within 3’ of public sidewalks or walkways necessary to gain access to the
building.
f. Other design standards required for the primary frontage types shall apply.
47 Form-Based Development Standards City of Iowa City, Iowa
14-2G-5: BUILDING TYPE STANDARDS
A. Generally
The Building Type Standards differentiate and define a range of principal building typologies deemed
appropriate for the Riverfront Crossings District and the Eastside Mixed Use District. The Building Types
describe basic building configuration and massing, pedestrian access, vehicle access, and parking specific
to each typology. The standards are intended to complement the Subdistrict Standards and Frontage Type
standards set forth in previous sections. Illustrations are intended to demonstrate basic Building Type
standards, and are not intended to promote a particular architectural style or represent the architectural
detail necessary for high quality buildings. In the event of conflicting requirements the more stringent
requirement shall control.
Table 2G-6 below identifies which of the Building Types are allowed in each of the Subdistricts:
Table 2G-6: Permitted Building Types
Permitted Building Types
Form-based Zoning Districts
So
u
t
h
D
o
w
n
t
o
w
n
Pa
r
k
So
u
t
h
G
i
l
b
e
r
t
Un
i
v
e
r
s
i
t
y
Ce
n
t
r
a
l
C
r
o
s
s
i
n
g
s
Gi
l
b
e
r
t
We
s
t
R
i
v
e
r
f
r
o
n
t
Ea
s
t
s
i
d
e
M
i
x
e
d
U
s
e
Cottage Home x x
Rowhouse x x x
Townhouse x x x x x x
Apartment Building x x x x x x x x
Multi-Dwelling Building x x x x x x x x
Live-Work Townhouse x x x x x x x
Commercial Building x x x x x x x X(1)
Mixed-Use Building x x x x x x x X(1)
Liner Building x x x x x x x
Civic or Institutional Building x x x x x x x x
Notes:
1. Only allowed on properties with frontage on Van Buren Street or Burlington Street.
48 Form-Based Development Standards City of Iowa City, Iowa
B. Cottage Home
1. DESCRIPTION
The Cottage Home is a detached single-family house on a fee simple lot. The Cottage Home provides
a semi-private frontyard and a private backyard. Garages are located in the rear yards, accessed either
from an alley or by narrow driveways between adjacent Cottage Homes. Table 2G-6 above identifies
the Subdistricts where this Building Type is permitted.
Figure 2G-22: Cottage Home (Alley Access)
49 Form-Based Development Standards City of Iowa City, Iowa
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of one, one and a half, or two-story volumes.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance shall be located within the facade and shall be accessed directly from a street
through an allowed Frontage Type—see Table 2G-5.
4. VEHICLE PARKING
a. Parking shall be provided in a garage located in the rear yard behind the principal building.
Garages may be detached, attached to the principal building, or connected to the principal
building by a covered or enclosed breezeway.
b. Vehicular access shall be provided as follows:
(1) Where a public alley or private rear lane is present garages shall be accessed from the alley or
rear lane.
(2) Where no rear access is possible, garages shall be accessed through max. 10’ wide driveways
accessed from the front of the lot between adjacent Cottage Homes. Shared driveways
between adjacent lots are encouraged.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
Figure 2G-23: Cottage Home (Driveway Access)
50 Form-Based Development Standards City of Iowa City, Iowa
C. Rowhouse
1. DESCRIPTION
The Rowhouse is a single-family unit that shares common walls with one or two of the adjacent units.
A Rowhouse may be located on a separate fee-simple lot or be part of a multi-unit development. The
Rowhouse provides a semi-private frontyard and a private backyard. Table 2G-6 above identifies the
Subdistricts where this Building Type is permitted.
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three-story volumes.
b. Groups of Rowhouses may consist of two to six attached units.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance shall be located within the facade and shall be accessed directly from a street
through an allowed Frontage Type—see Table 2G-5.
4. VEHICLE PARKING
a. Parking shall be provided in a garage, which may be detached or attached to the principal
building.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
Figure 2G-24: Rowhouse
51 Form-Based Development Standards City of Iowa City, Iowa
D. Townhouse
1. DESCRIPTION
The Townhouse is a single-family unit that shares common walls with one or two of the adjacent units.
A Townhouse may be located on a separate fee-simple lot or be part of a multi-unit development. The
Townhouse provides a semi-private frontyard but no private backyard. Table 2G-6 above identifies the
Subdistricts where this Building Type is permitted.
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three-story volumes.
b. Groups of Townhouses may consist of two to ten units.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to each dwelling shall be located within the facade and shall be accessed directly from a
street through an allowed Frontage Type—see Table 2G-5.
Figure 2G-25: Townhouse
52 Form-Based Development Standards City of Iowa City, Iowa
4. VEHICLE PARKING
a. Parking shall be provided in a garage attached to or tucked-under the unit at the rear.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
E. Apartment Building
1. DESCRIPTION
The Apartment Building is designed to be occupied by multiple dwelling units configured as a double-
loaded corridor building. The Apartment Building is oriented perpendicular to the primary street
frontage and sits atop an underground parking garage whose bay width determines the building
width. Table 2G-6 above identifies the Subdistricts where this Building Type is permitted.
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, three, or four-story (where permitted) volumes.
Figure 2G-26: Apartment Building
53 Form-Based Development Standards City of Iowa City, Iowa
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance to the Apartment Building shall be located within the facade and shall be
accessed directly from a street through an allowed Frontage Type—see Table 2G-5.
b. Access to dwelling units shall be from a shared lobby located at the main entrance with entrances
to each dwelling unit provided through central corridors. Exterior corridors and exterior stairways
to upper floor dwelling units are not permitted.
4. VEHICLE PARKING
a. Parking shall be provided in an underground structure located beneath the building footprint.
The underground structure shall be designed so that the finished floor elevation of the residential
space above matches the elevation of the Frontage Type (see Section 14-2G-4, Frontage Type
Standards).
b. Additional surface parking may be located to the rear of the building.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
54 Form-Based Development Standards City of Iowa City, Iowa
F. Multi-Dwelling Building
1. DESCRIPTION
The Multi-Dwelling Building is designed to be occupied by multi-family dwelling units or group living
uses. The Multi-Dwelling Building may be arranged in a variety of configurations, including bar, L, U
and C-shapes. A Multi-Dwelling Building may be configured around a courtyard providing private
outdoor space, or may be part of a larger development with multiple buildings configured around a
common courtyard. Table 2G-6 above identifies the Subdistricts where this Building Type is permitted.
Figure 2G-27: Multi-Dwelling Building
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed in accordance with the applicable Subdistrict Standards with respect
to building height and stepback requirements.
b. Courtyards shall have no dimension less than 20’ and shall be designed with appropriate
Figure 2G-27: Multi-Dwelling Building
55 Form-Based Development Standards City of Iowa City, Iowa
landscaping and/or hardscaping to provide a safe and attractive outdoor space for residents of the
building.
3. PRIMARY PEDESTRIAN ACCESS
a. The main entrance to the Multi-Dwelling Building shall be located within the facade and shall be
accessed directly from a street through an allowed Frontage Type—see Table 2G-5.
b. Access to dwelling units shall be from a shared lobby located at the main entrance with entrances
to each dwelling unit provided through shared corridors. Exterior corridors and exterior stairways
to upper floor dwelling units are not permitted.
c. Ground floor dwelling units fronting on a street may also have a separate entrance directly from
the street through an allowed Frontage Type. However, the scale and design of entrances to
individual units shall be such that the entrance to the shared lobby is clearly recognizable as the
building’s main entrance.
4. VEHICLE PARKING
a. Parking shall be provided in a surface lot in the rear, an underground structure, an above-grade
mid-block structure, an integrated structure contained within the base of the building, or a
combination thereof.
b. Where present, above-grade mid-block parking structures shall be separated from the principal
building by at minimum 40’. This space shall be landscaped to screen the parking structure and
may contain an alley or private rear lane providing vehicular access to the structure.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
56 Form-Based Development Standards City of Iowa City, Iowa
G. Live-Work Townhouse
1. DESCRIPTION
The Live-Work Townhouse is designed to be occupied by a single dwelling unit and a single ground
floor commercial or flex space. The Live-Work Townhouse shares common walls with one or two
adjacent units and may be located on a separate fee-simple lot or be part of a multi-unit development.
Table 2G-6 above identifies the Subdistricts where this Building Type is permitted.
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed of two, two and a half, or three-story volumes.
b. Groups of Live-Work Townhouses may consist of two to ten units.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor commercial or flex space shall be located within the facade and shall be
accessed directly from a street through an allowed Frontage Type—see Table 2G-5.
b. Entrances to each dwelling unit shall be provided through a separate street level entrance or
through a foyer shared with the commercial space.
Figure 2G-28: Live-Work Townhouse
57 Form-Based Development Standards City of Iowa City, Iowa
4. VEHICLE PARKING
a. Parking shall be provided in a garage attached to or tucked-under the unit at the rear, and/or a
surface lot located behind the building.
b. Garage doors must be oriented to an alley or private rear lane and shall not face the street.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
H. Commercial Building
1. DESCRIPTION
Commercial Buildings are designed for occupancy by one or more non-residential uses. If present,
uses generating visitor or customer traffic (such as retail, restaurants, personal services) are typically
located on the ground floor facing the sidewalk. Table 2G-6 above identifies the Subdistricts where
this Building Type is permitted.
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed in accordance with the applicable Subdistrict Standards with respect
to building height and stepback requirements.
Figure 2G-29: Commercial Building
58 Form-Based Development Standards City of Iowa City, Iowa
3. PRIMARY PEDESTRIAN ACCESS
a. For buildings occupied by a single user: The main entrance to a lobby shall be located within the
facade and shall be accessed from a street through an allowed Frontage Type—see Table 2G-5.
b. For buildings occupied by multiple uses: Entrances to ground floor commercial spaces shall be
located within the facade and shall be accessed from a street through an allowed Frontage Type.
Entrances to upper floor commercial space shall be through a street level lobby and/or interior
corridors accessed from the street through a separate entrance.
4. VEHICLE PARKING
a. Parking may be provided in a surface lot, underground structure, above-grade mid-block
structure, tuck-under parking, or a combination thereof.
b. Where present, above-grade mid-block parking structures shall be separated from the principal
building by at minimum 40’. This space may contain an alley or private rear lane.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
I. Mixed-Use Building
1. DESCRIPTION
Mixed-Use Buildings are designed for occupancy by a minimum of two different uses that may be
vertically and/or horizontally demised. If present, uses generating visitor or customer traffic (such as
retail, restaurants, personal services, live/work commercial space) are typically located on the ground
floor facing the sidewalk, whereas uses generating limited pedestrian activity (such as office or
residential) are typically located on upper floors or behind street fronting commercial uses. Residential
uses are not allowed in street-facing storefront spaces unless designed as live-work space. Table 2G-6
above identifies the Subdistricts where this Building Type is permitted.
2. BUILDING SIZE AND MASSING
a. Buildings shall be composed in accordance with the applicable Subdistrict Standards with respect
to building height and stepback requirements.
b. Courtyards shall have no dimension less than 20’ and shall be designed with appropriate
landscaping and/or hardscaping to provide a safe and attractive outdoor space.
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor commercial spaces shall be located within the facade and shall be
accessed from a street through an allowed Frontage Type—see Table 2G-5.
b. Entrances to upper floor commercial space or dwelling units shall be through a street level lobby
and/or interior corridors accessed from the street through a separate entrance.
59 Form-Based Development Standards City of Iowa City, Iowa
c. Entrances to live/work residential space may be provided directly from the live/work commercial
space.
4. VEHICLE PARKING
a. Parking may be provided in a surface lot, underground structure, above-grade mid-block
structure, an integrated structure contained within the base of the building, or a combination
thereof in accordance with the Parking Type Standards—see Table 2G-7.
b. Where present, above-grade mid-block parking structures shall be separated from the principal
building by at minimum 40’. This space may contain an alley or private rear lane.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
Figure 2G-30: Mixed-Use Building
60 Form-Based Development Standards City of Iowa City, Iowa
J. Liner Building
1. DESCRIPTION
A Liner Building is a shallow building designed and placed in a manner that hides a parking structure
from public view and provides for more active, pedestrian-oriented building uses along a street
frontage. Liner buildings are oriented toward the street with no or minimal openings to the rear. The
parking structure in the rear may be attached to the Liner Building, or slightly detached as required
for fire separation. The Liner Building may be occupied by a single use or a mix of uses. If present, uses
generating visitor or customer traffic (such as retail, restaurants, personal services) are typically located
on the ground floor facing the sidewalk, whereas uses generating lower pedestrian activity (such as
office or residential) are typically located on upper floors. The Liner building may also include live/work
units, and townhouse units. Table 2G-6 above identifies the Subdistricts where this Building Type is
permitted.
2. BUILDING SIZE AND MASSING
a. A liner building shall be at least tall enough to visually screen the parking structure behind the
building.
Figure 2G-31: Liner Building
61 Form-Based Development Standards City of Iowa City, Iowa
3. PRIMARY PEDESTRIAN ACCESS
a. Entrances to ground floor uses shall be located within the facade and shall be accessed directly
from a street through an allowed Frontage Type—see Table 2G-5.
b. Entrances to upper floor commercial space or dwelling units shall be through a street level lobby
and/or interior corridors accessed directly from the street.
c. Entrances to live/work residential lofts may be provided directly from the live/work commercial
space through internal stairs.
4. VEHICLE PARKING
a. Parking shall be provided in a parking structure located behind the Liner Building.
b. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
K. Civic or Institutional Building
1. DESCRIPTION
Civic or Institutional Buildings are designed for occupancy by public or quasi-public uses that provide
important services to the community. A Civic or Institutional Building contributes significantly to
the quality of a place and often is the focal point of a public open space and built with high quality
materials and architectural design. Civic or Institutional Buildings may be publicly owned and
operated (e.g. city hall, post office, school, courthouse), semipublic (YMCA, Boys and Girls Club,
museum), or privately owned and operated (e.g. church, daycare center, private school).
2. BUILDING SIZE AND MASSING
a. Civic or Institutional Buildings may be designed as freestanding buildings in a public space or
integrated into the urban fabric, as deemed appropriate for their use and context.
b. Civic or Institutional Buildings that are integrated into the urban fabric should generally be
composed in accordance with the applicable Subdistrict Standards with respect to setbacks,
building height, and stepback requirements. However, the FBC committee may approve
exceptions under the following circumstances:
(1) To accommodate architectural elements integral to the building design that contribute to
public realm, such as a tower or steeple, or an entry plaza.
(2) To accommodate appropriate civic or institutional uses that cannot feasibly be accommodated
within the building envelope permitted in the applicable Subdistrict.
c. Freestanding Civic or Institutional Buildings may be located within a public or publicly accessible
park or plaza and are exempt from the maximum setback requirements of the applicable
Subdistrict. However, freestanding buildings shall be designed with four building facades of equal
architectural quality.
62 Form-Based Development Standards City of Iowa City, Iowa
3. PRIMARY PEDESTRIAN ACCESS
a. For buildings occupied by a single user: The main entrance to a lobby shall be located within the
facade and shall be accessed from a street through an allowed Frontage Type—see Table 2G-5.
b. For buildings occupied by multiple uses: The building may provide either a shared entrance with
street level lobby, or separate entrances. All entrances shall be located within the facade and shall
be accessed from a street through allowed Frontage Types.
c. Freestanding Civic or Institutional Buildings shall provide pedestrian access from at least two sides.
4. VEHICLE PARKING
a. For freestanding Civic or Institutional Buildings:
(1) Vehicular access shall be limited to service and emergency vehicle access, provided through
pedestrian walkways of sufficient width and construction.
(2) Parking shall be provided on-street. Shared off-street parking may be provided remotely in a
lot or structure.
b. For Civic or Institutional Buildings integrated into the urban fabric:
(1) Parking may be provided in a surface lot, underground structure, above-grade mid-block
structure, an integrated structure contained within the base of the building, or a combination
thereof in accordance with the Parking Type Standards—see Table 2G-7.
(2) Where present, above-grade mid-block parking structures shall be separated from the
principal building by at minimum 40’. This space may contain an alley or private rear lane.
c. Refer to the Section 14-2G-6, Parking Type Standards for additional requirements.
Figure 2G-32: Civic or Institutional Building
63 Form-Based Development Standards City of Iowa City, Iowa
14-2G-6: PARKING TYPE STANDARDS
A. Generally
The Parking Type Standards describe the allowed off-street parking options and determine their basic
design requirements. Additional requirements are set forth in the Subdistrict Standards and Building Type
Standards above. The images herein are intended to illustrate typical conditions. The actual design and
configuration of a parking facility may vary.
Table 2G-7 below identifies which of the Parking Types are allowed in conjunction with each of the
Building Types:
Table 2G-7: Permitted Parking Types
Building Types
Permitted Parking Types
Ga
r
a
g
e
Tu
c
k
-
U
n
d
e
r
Pa
r
k
i
n
g
Su
r
f
a
c
e
L
o
t
Mi
d
-
B
l
o
c
k
St
r
u
c
t
u
r
e
Li
n
e
d
S
t
r
u
c
t
u
r
e
In
t
e
g
r
a
t
e
d
St
r
u
c
t
u
r
e
Un
d
e
r
g
r
o
u
n
d
St
r
u
c
t
u
r
e
Cottage Home x
Rowhouse x
Townhouse x x
Apartment Building x x x
Multi-Dwelling Building x x x x
Live-Work Townhouse x x x
Commercial Building x x x x x
Mixed-Use Building x x x x
Liner Building x
Civic or Institutional Building x x x x x x
64 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-33: Garage
Primary
Street
Garage AlleyProperty
Line
B. Garage
Garages provide private, enclosed parking spaces for individual dwelling units. Garages shall be located
behind the principal building and may be attached to it, connected through a breezeway, or detached.
C. Tuck-Under Parking
Tuck-under parking provides covered and enclosed parking spaces located at the rear of a building. Tuck-
under parking may be combined with other parking types and works particularly well on properties that
slope away from the primary street right-of-way and where a residential dwelling must be elevated above
a flood hazard area.
Figure 2G-35: Surface Lot
Primary
Street
Surface LotProperty
Line
D. Surface Lot
Surface lots provide uncovered, at-grade parking spaces. Surface lots shall be located according to the
rules set forth in Section 14-2G-3, Subdistrict Standards.
Figure 2G-34: Tuck-Under Parking
Primary
Street
Tuck-Under
Parking
AlleyProperty
Line
65 Form-Based Development Standards City of Iowa City, Iowa
E. Mid-Block Structure
Mid-block structures are freestanding parking structures located in the center of a larger block. Mid-block
structures shall be set back from adjacent buildings by at least 40’ to provide sufficient light and privacy for
commercial or residential uses facing the block interior. This setback may accommodate an alley, private
rear lane, and/or rear yards.
F. Lined Structure
Lined structures are parking structures located behind shallow Liner Buildings that are oriented solely
toward the street. Lined structures may be directly attached to the liner building or detached by a minimal
fire separation distance. Lined structures shall be limited to a height that is adequately screened from
public view by the associated Liner Building.
G. Integrated Structure
Integrated structures are parking structures located within an occupied building. Integrated structures
may be fully or partially integrated into the building.
Figure 2G-38: Integrated Structure
Figure 2G-36: Mid-Block Structure
Primary
Street
Alley Mid-Block StructureProperty
Line
Figure 2G-37: Lined Structure
Primary
Street
Lined StructureProperty
Line
66 Form-Based Development Standards City of Iowa City, Iowa
H. Underground Structure
Underground structures are parking structures located below grade. Underground structures may be
combined with other above-ground parking types.
Figure 2G-38: Integrated Structure
Primary
Street
Integrated StructureProperty
Line
Figure 2G-39: Underground Structure
Primary
Street
Underground StructureProperty
Line
67 Form-Based Development Standards City of Iowa City, Iowa
14-2G-7: GENERAL REQUIREMENTS
A. Streetscape and Frontage Area Improvements
1. The area within the public right-of-way between existing or planned curb lines and the streetside
property line shall be improved for pedestrian circulation, streetscape amenities, and landscape
space consistent with provisions of the Downtown & Riverfront Crossings Master Plan and the City’s
sidewalk standards and tree requirements. In the Riverfront Crossings and Eastside Mixed Use Districts,
street trees shall be planted in the public right-of-way between the public sidewalk and street curb,
according to the tree species and planting specifications of the City Forester. One overstory tree is
required for every 30 feet of lot frontage, but not less than one tree per lot. Smaller trees may be
approved by the FBC Committee in locations where overstory trees would interfere with overhead
utilities. If any of these provisions conflict, the more specific standard shall apply.
2. The private frontage area, which is the area between the property line and the plane of any street-
facing building facade, shall be improved consistent with Section 14-2G-4, Frontage Type Standards.
Within the private frontage area, outdoor storage and work areas, mechanical equipment, accessory
buildings, or other improvements that detract from the quality of the pedestrian environment are
prohibited. The placement of walls and fencing shall comply with the applicable Frontage Type
Standards. In the West Riverfront subdistrict the private frontage area may differ as described in the
Subdistrict Standards.
3. All areas of the site that are not used for buildings, parking, vehicular and pedestrian use areas shall be
landscaped with trees and/or plant materials. A landscaping plan for such areas must be submitted at
the time of site plan review.
68 Form-Based Development Standards City of Iowa City, Iowa
Figure 2G-40: Streetscape and Frontage Area Improvements - Typical Non-Residential Frontage
Private LotPublic R.O.W.
Landscape/
Furnishing Zone
Walking
Zone
Private Frontage
Improvement AreaRoadway
Streetscape
Improvement Area
69 Form-Based Development Standards City of Iowa City, Iowa
B. Pedestrian Streets
1. Buildings may front on a Pedestrian Street, where provided, in compliance with the requirements
in Section 14-2G-3, Subdistrict Standards, and Section 14-2G-4, Frontage Type Standards. In such a
case, the pedestrian street is considered a primary street, and as such, all provisions of this Article
that apply to primary streets shall also apply to pedestrian streets. In cases where a pedestrian street
is illustrated on the Regulating Plan as a primary street and for Ralston Creek Frontages illustrated on
the Regulating Plan, a pedestrian street is required, and must be designed according to the following
standards. In the case of a Ralston Creek Frontage, the required stream corridor buffer may be included
in the required pedestrian street right-of-way or public access easement.
2. Pedestrian Streets shall be designed to meet the following standards:
a. Public Pedestrian Street:
(1) Public Pedestrian Streets shall be located within a public right-of-way and function like a
street, but be limited to non-motorized traffic.
(2) Buildings shall front on and be accessed from the public pedestrian street through an allowed
frontage type.
Figure 2G-41: Streetscape and Frontage Area Improvements - Typical Residential Frontage
Landscape
Strip
Public
Sidewalk
Private LotPublic R.O.W.
Private Frontage
Improvement AreaRoadwayStreetscape
Improvement Area
70 Form-Based Development Standards City of Iowa City, Iowa
(3) Public Pedestrian Streets shall be at least 40’ in width and intersect with, be perpendicular to
and visible from a public street right-of-way and be owned by a government entity. Additional
right-of-way width may be required beyond the minimum based on location and the amount
of pedestrian traffic anticipated.
(4) Public Pedestrian Streets may provide for pedestrian travel through a block to other
neighborhood destinations, such as parks, riverfront areas, trails, schools, and neighborhood
commercial areas.
b. Private Pedestrian Street:
(1) Private Pedestrian Streets shall be designed as publicly accessible thoroughfares that function
like residential streets but are limited to non-motorized traffic.
(2) Residential buildings shall front on and be accessed from the private pedestrian street through
an allowed frontage type.
(3) A private pedestrian street shall be established through a shared public access easement that
shall be at min. 30’ wide and intersect with, be perpendicular to and visible from a public street
right-of-way.
c. Ralston Creek Frontages:
(1) The required 30’ stream corridor buffer shall serve as the pedestrian street right-of-way or
public access easement and shall function like a street, but is limited to non-motorized traffic.
(2) Buildings shall front on and be accessed from the pedestrian street through an allowed
frontage type.
(3) The required public trail may serve as a sidewalk that provides access to building frontages.
In addition, a separate sidewalk may be constructed on a raised terrace along the building
frontages to provide better access to residential units that are elevated above the flood hazard
level.
d. General Standards. A creative and unique streetscape along the pedestrian street is encouraged
based on the type and scale of the buildings along the frontage and the amount of pedestrian
traffic anticipated. Streetscape design shall be approved by the FBC Committee and must meet the
following minimum standards:
(1) To ensure public safety, pedestrian-scale lighting is required along any pedestrian street per
City requirements as determined by the FBC Committee.
(2) Depending on the location and the design of the development, provision for emergency
vehicle access may be required. If required, a central paved pathway must be provided that is
at least 20’ wide and remains free of obstructions.
(3) Each pedestrian street, except for Ralston Creek Frontages and pedestrian streets that require
a central 20’ fire lane, shall include at least two, min. 6’ wide public sidewalks separated by a
central green space. For pedestrian streets that exclusively serve residential building types,
one centrally located min. 10’ sidewalk flanked by greenspace may be approved by the
FBC Committee. See subparagraph c., above, for sidewalk requirements for Ralston Creek
Frontages.
(4) Street trees must be planted at the same ratio as required for a regular street right-of-way,
although trees may be clustered or spaced according to the streetscape design plan approved
by the FBC Committee.
(5) Any areas that are not intended for pedestrian pathways shall be landscaped or used for
pedestrian amenities, bicycle parking, seating areas, public art, sidewalk café seating, and
similar. Landscaped areas may be designed to provide storm water conveyance.
71 Form-Based Development Standards City of Iowa City, Iowa
C. Pedestrian Passageways
1. For buildings with facades longer than 200’ along a primary street, publicly accessible pedestrian
passageways from primary streets to and through the interior of the block are required to provide
pedestrian access from parking areas at the rear of buildings to street frontages.
2. Passageways shall be designed to meet the following standards:
a. Passageways shall be 20 min. in width and 12’ min. in height;
b. Upper floors may continue over the passageway. Open air passageways are also allowed;
c. Passageways should be designed to preclude normal vehicular access and preferably be separate
from other emergency vehicle access ways to the interior of the block;
d. If a pedestrian passageway is provided in conjunction with a mid-block driveway, the pedestrian
walkway shall be separated from vehicular traffic by raising and curbing the walkway. Bollards
and/or landscaping may also be required to improve safety in high traffic volume situations;
e. Pedestrian passageways serving projects with ground floor residential use may be for the sole use
of building tenants and secured with gates;
f. To ensure safe and secure use, passageways shall be designed to provide clear lines-of-sight, little
or no variation in enclosing wall planes, adequate light levels, and shall be kept clean and clear of
debris.
D. Streetscreens
1. Where Streetscreens are required in Section 14-2G-3, Subdistrict Standards, a wall that meets the
following standards shall be built for the purpose of enhancing security or for screening a parking lot
or side yard area from public view.
2. Streetscreens shall be designed to meet the following standards:
a. Streetscreens shall be constructed coplanar with or recessed max. 2’ from the street-facing facade.
b. Streetscreens shall be a min. of 5’ in height but shall not exceed the height of the ground floor
facade.
c. Streetscreens shall be constructed of masonry or other high quality wall material complementary
to the adjacent building facade. A decorative wrought iron or metal fence that faithfully imitates
wrought iron may be approved by the FBC committee, provided the intended purpose of the
streetscreen is achieved.
d. Streetscreens may have openings for approved driveways and pedestrian passageways.
e. Streetscreens over 15’ in length shall be articulated and/or be enhanced by landscaping to provide
visual interest along the street frontage.
E. Open Space Requirement for Projects with Residential Use
1. On lots that contain Multi-Dwelling Buildings, Apartment Buildings, and/or Mixed-Use Buildings that
contain multi-family or group living uses, usable open space shall be provided on each lot at a ratio of
10 square feet per bedroom, but not less than 400 square feet, according to the standards set forth in
this subsection.
72 Form-Based Development Standards City of Iowa City, Iowa
2. For the purpose of this section, open space is defined as having the following characteristics:
a. Open air, outdoor space accessible for shared use by occupants of residential units on the
property, except as allowed for Indoor Activity Space, as noted below;
b. Designed to preserve privacy for individual dwelling units;
c. Improved to support passive recreation, leisure activities and informal gathering;
d. Includes amenities such as seating, shade trees, planters, gardens, and/or other improvements to
support passive recreation or leisure activities;
e. Located in one or more clearly defined, compact areas, with each area not less than 400 square
feet, with no dimension less than 20’ and no slope greater than 10%;
f. Separated and buffered from vehicular use areas through the use of landscaping and/or garden
walls or fencing.
3. Paved areas and bicycle parking areas shall not be counted toward usable open space, except that
paved paths no wider than 5’ and pervious pavement designed exclusively for passive outdoor
recreation may be included within the defined open space area.
4. Private frontage areas may not count toward the open space requirement, except for forecourts, as
noted below.
5. Shared garden and patio space located on upper floor terraces, rooftops or podiums (on the top
level of a parking garage) shall count toward the open space requirement, provided these areas are
designed with green features, such as planters or functional green roofs, contain outdoor seating
and other appropriate amenities, are free of any obstructions, screened from rooftop mechanical
equipment, and are improved and available for safe and convenient access to all residential occupants
of the building. Security and close monitoring of any such space is required to ensure the safety of
residents and the public. The City reserves the right to restrict or close such a space and require the
owner to pay a fee in lieu if such space is deemed a public hazard or nuisance.
6. A forecourt meeting the standards above shall count toward the open space requirements, provided:
a. It complies with the Forecourt Frontage Type Standards in Section 4 of this Article;
b. It is square or rectangular in form with a minimum side dimension of 20’ and no side greater than
1.5 times the dimension of another side;
c. It includes amenities such as seating, shade trees, planters, gardens, and/or other improvements to
support passive recreation or leisure activities;
d. Its elevation is not lower than grade or higher than the ground floor finished floor elevation.
7. Indoor Activity Space may count for up to 50% of the required open space, provided the indoor
activity space meets the following requirements:
a. The space is accessible for shared use by occupants of residential units on the property;
b. It is designed to preserve privacy for individual dwelling units;
c. It is improved to support recreation and leisure activities and informal gathering and as such
is separate and distinguishable from entry areas, storage areas, mail room, and other areas not
devoted to recreation and leisure activities;
73 Form-Based Development Standards City of Iowa City, Iowa
d. Each indoor activity area is not less than 225 square feet, with no dimension less than 15’;
e. A minimum of 40% of the combined surface area of all the walls is transparent and at least one
wall is an exterior wall with min. 40% window coverage. If located on the top floor, transparent
skylights may be counted toward the transparency requirement.
8. The payment of a fee in lieu of providing the required usable open space may be requested by the
developer in cases where there is practical difficulty meeting the standards. A fee in lieu of the open
space requirement may be requested according to the following procedures and requirements:
a. At least 50% of the open space requirement must be met on-site, either as usable outdoor space
and/or as indoor activity area meeting the minimum dimensional requirements as stated above,
unless the lot contains residential development of 20 or fewer bedrooms. In such a case, up to
100% of the open space requirement may be satisfied with a payment in lieu;
b. The developer must request payment in lieu of open space at the time of site plan review;
c. The fee must be paid in full prior to the issuance of an occupancy permit;
d. The fee shall be equal to the fair market value of the land that otherwise would have been
required for the open space. The fair market value of the land shall be determined by a qualified
real estate appraiser who is acceptable to both the City and the developer. The appraisal cost shall
be borne by the developer.
e. All such fees shall be deposited in either the Riverfront Crossings District East (for properties
located east of the Iowa River), the Riverfront Crossings District West (for properties located west
of the Iowa River), or the Eastside Mixed Use open space account. All payments will be used to
acquire or develop public open spaces, parks, recreation facilities and greenways/trails that are
located within the applicable Riverfront Crossings open space district. For the Eastside Mixed Use
District funds shall be used within the Central Planning District – Subarea A.
F. Building Design Standards
1. FACADE COMPOSITION
a. Building facades shall be designed with a base, middle, and top, as illustrated in Figure 2G-42. The
ground floor facade, or in the case of taller buildings the facade of the first few stories, composes
the base. The building elements and features above or including the uppermost occupied floor,
including parapet walls and eaves, compose the top. The top of buildings shall be delineated with
some form of cornice expression, either with trim material, brackets and panels, eave details, or
accentuated masonry. The base of a building shall be distinguished from the middle through the
use of string courses, cornice expression, or installation of awnings or canopies. Where the exterior
wall material changes along the vertical plane of the building, the materials must be separated by
a horizontal band, such as a belt course, soldier course, band board or other trim appropriate to
the building materials being used.
b. To break up building facades along street frontages, facades shall be divided vertically into bays,
as illustrated in Figure 2G-42. Facade bays shall be 20’ min. and 35’ max. in width and establish
a rhythm of vertical modules unified by a complementary rhythm of windows and window
groupings. Facade bays shall be distinguished by varying fenestration patterns, recessing wall
74 Form-Based Development Standards City of Iowa City, Iowa
planes, varying building materials, or establishing a rhythm of architectural elements such as
pilasters or window bays. Where the exterior wall material changes along the horizontal plane of a
building, the change must occur on an inside corner of the building wall. In the Eastside Mixed Use
District, the standard in paragraph d., below, applies instead of this standard.
c. To avoid flat, continuous, and overly long upper floor facades, the maximum length of an upper
floor facade shall be 50’. Articulation between continuous upper floor facade sections shall be
accomplished by recessing the facade 2’ min. for a distance of at least 10’ along rear and side
facades and 3’ min. for a distance of at least 10’ along front facades, as illustrated in Figure 2G-42.
If an upper story façade is recessed more than 5’, said distance shall be increased to at least 20’. If
balconies are constructed within the recessed area, the distance between the outside edges of any
balconies that face each other across the recessed area shall be a minimum of 18’. In the Eastside
Mixed Use District, the standard in paragraph d., below, applies instead of this standard.
Figure 2G-42b: Building Composition in the Eastside Mixed Use District
Figure 2G-42: Facade Composition
Module Module
New MF Building Existing
ModuleModule
Existing
75 Form-Based Development Standards City of Iowa City, Iowa
d. In the Eastside Mixed Use District, building facades greater than 40’ in width must be broken
into modules that give the appearance of smaller, individual buildings, as illustrated in Figure
2G-42b. Each module must meet the following standards. In no case shall a mixed-use building,
commercial building, multi-dwelling building or apartment building be greater than 60 feet in
width along primary street frontages unless designed as a building with a landscaped forecourt
frontage and building wings that do not exceed 60 feet in width along primary street frontages, as
approved by the FBC Committee.
(1) Each module must be no greater than 30’ and no less than 10’ in width and must be
distinguished from adjacent modules by a variation in the wall plane of at least 2’ in depth
along rear and side facades and at least 3’ in depth along front facades.
(2) Each module must have a corresponding change in the roofline;
(3) As appropriate to the chosen architectural style of the building, each module must be
distinguished from the adjacent module by at least one of the following means: variation in
material colors, types, or textures; variation in the building and/or parapet height; variation in
the architectural details such as decorative banding, reveals, stone, or tile accents; variation in
window pattern; variation in the use of balconies, recesses, or bay windows.
e. Architectural style in the Eastside Mixed Use District: Buildings must be designed in a manner
that is consistent with a historic architectural style typical of residential buildings in the Central
Planning District. However, building facades that are visible only from public alleys are not subject
to these standards. The applicable architectural styles are as follows: Italianate; Queen Anne;
Colonial Revival; Craftsman; Craftsman Bungalow; American Foursquare; Prairie Style; Period
Revival; and Eclectic. The applicant must indicate in detail how each of the following architectural
elements in the proposed building are consistent with one of these architectural styles:
(1) Form and mass of the building;
(2) Roof configuration and pitch;
(3) Style and placement of windows and doors;
(4) Window and door trim, eave boards, frieze boards, and other trim;
(5) Porch and entrance features;
(6) Building details and ornamentation.
f. To create a seamless transition between the facades of a building at a street corner, both street-
facing facades shall be designed with equal architectural quality and detail as illustrated in Figure
2G-43. Buildings shall reinforce street corners by repeating facade elements such as signs, awnings
and window and wall treatments on both sides of the building facing the corner. Additional
corner emphasis with chamfered or rounded facades, corner entries accentuated through
changes in design treatments, materials, canopy projections, roof or parapet forms, or through
other architectural method is encouraged on street corners. Where additional corner emphasis is
provided that extends vertically to the top of the building, the upper floor stepback requirement
may be waived or adjusted by the FBC Committee.
g. For any exterior building wall that faces a street, park, forecourt, plaza, public trail, the Iowa River
76 Form-Based Development Standards City of Iowa City, Iowa
or Ralston Creek, a minimum of 25% of said wall between the ground floor and the top of the wall
shall be comprised of doors and transparent windows, with the following exceptions:
(1) For buildings with Storefront and Urban Flex frontages, this standard applies only to upper
floors with the ground floor meeting fenestration requirements for these frontage types.
(2) Side facades built to the property line that will abut an adjacent building, but that are
temporarily within public view, are exempt from this requirement.
h. Along street-facing facades and facades that face the Iowa River, Ralston Creek, plazas, open space
or trails, blank walls greater than 15’ in length are not allowed. Elements such as windows, doors,
columns, pilasters, changes in material, artwork, or other architectural details that provide visual
interest must be distributed across the facade in a manner consistent with the overall design of
the building.
2. BUILDING ENTRIES
a. Primary entries to ground floor building space and to common lobbies accessing upper floor
building space shall be accessed through an allowed frontage type located along street-facing
facades with preference given to entries along facades facing primary streets. Building entries
along rear and side facades or from parking garages may not serve as principal building entries.
Buildings with more than three street-facing facades shall have building entries on at least two
sides.
b. For buildings that contain residential dwelling units, there must be at least one main entrance
on the street-facing facade that provides pedestrian access to dwelling units within the building
through an allowed frontage type. For buildings with more than two street frontages, building
entrances must be provided along at least two street frontages and at least one of those entrances
Figure 2G-43: Corner Treatment
77 Form-Based Development Standards City of Iowa City, Iowa
must be along the primary street. Access to dwelling units must not be solely through a parking
garage or from a rear or side entrance.
c. Entries on street-facing facades shall be sheltered by an awning, canopy, a recessed doorway,
portico, and/or a porch as appropriate to the frontage type, and shall be distinguished by facade
recesses or variations in facade design appropriate to the frontage type as set forth in Section 14-
2G-4, Frontage Type Standards.
d. Primary residential entries shall be demarcated with a transom and sidelight windows, pilasters
and pediment, door surround and raised cornice, or a combination of these treatments.
e. For storefront and urban flex frontages greater than 100’ in length, at least one usable building
entry shall be provided for every 50’ of frontage. This requirement shall not apply in the West
Riverfront Subdistrict.
f. Unenclosed or partially-enclosed exterior stairways to upper floor building space are not
permitted. Unenclosed, exterior corridors on upper floors are not permitted.
g. Along street frontages, sliding doors are prohibited as building entries. Sliding doors may not be
used as a primary means of entrance to any residential building or residential unit.
3. WINDOWS
a. Windows in residential buildings or the residential portions of mixed-use buildings shall comply
with the following standards:
(1) Individual window units that are visible from a public street, pedestrian street, or public park,
plaza or trail shall have a height that is at least 1.5 times greater than the width of the window
unit, as illustrated in Figure 2G-44.
(2) Individual window units may be located side-by-side, or ganged, in a wider window opening,
but the width of the opening may not exceed its height, as illustrated in Figure 2G-44.
(3) Windows may be grouped, but individual window units shall be separated by min. 3 1/2 inch
trim, as illustrated in Figure 2G-44.
(4) Bathroom, kitchen, skylights, and decorative windows, such as stained-glass and ocular
windows, are not required to meet the above dimensional standards.
(5) Windows on facades shall be double or single hung, hinged casement, pivoted, projected, or
fixed.
(6) Windows shall be accentuated with facade treatments, recesses, and trim appropriate to the
wall material and architectural style of the building. Windows in walls constructed of masonry,
stucco, or similar shall be recessed a min. of 2” from the facade and accentuated with sills
and lintels or other similar treatment. In walls not constructed of masonry, stucco or similar,
windows must include min. 3” trim. If simulated muntins are used they shall be affixed to the
exterior of the windows.
78 Form-Based Development Standards City of Iowa City, Iowa
4. STORY HEIGHTS
a. For all mixed-use and non-residential buildings, the minimum ground floor floor-to-structural-
ceiling height is 14’. For live-work townhouses, the minimum ground floor floor-to-structural-
ceiling height is 11’.
b. Upper floors shall not exceed 14’ floor to floor.
5. BUILDING MATERIALS
a. Buildings shall be constructed of durable, high-quality materials. Table 2G-8, below lists allowable
exterior finish materials, the portion of the building on which they are allowed, and any specific
standards that apply. The FBC Committee shall review the proposed palette of building materials
to ensure compliance with these standards and to ensure that materials and colors form a
cohesive design for the building as related to the mass and scale of the building, the building type,
frontage condition, and proposed architectural style.
b. All building facades within public view of a street, pedestrian street, plaza, park, public
trail, Ralston Creek, or the Iowa River shall use materials and design features similar to or
complementary to those of the front facade.
Table 2G-8: Permitted Building Materials
Permitted
Building Materials
Permitted Location/Application of Material
Standards
(see notes)
Trim/Accent
Material
Top of
Building
Middle of
Building
Base/Bottom
of Building
Storefront
and Urban
Flex
frontages
Brick(face/veneer)x x x x x A
Tile, Stone/Stone
Veneer x x x x x A
Architectural CMU x x x x x B
Wood/Wood
Composite x x x x x C
Figure 2G-44: Window Configurations
79 Form-Based Development Standards City of Iowa City, Iowa
Fiber-Cement Siding/
Panels x x x x x C
Metal Panels x x x x x D
Pre-Cast Concrete
Panels x x x x E
EIFS/synthetic stucco/
hand-laid stucco x x F
Reflective Glass/
Spandrel x G
Translucent, Fritted
Glass/Window Film x x x x x H
Transparent Glass x x x x x I
NOTES:
A. Any brick or stone veneer must be of a quality, thickness, durability, and design that faithfully imitates full-
wythe masonry and allows windows and entryways to be recessed to meet the standards.
B. Shall be used in conjunction with a palette of materials and shall not comprise more than 33% of any facade
within public view of a street, pedestrian street, plaza, park, public trail, Ralston Creek Frontage, parking
area, or the Iowa River. Except for burnished/polished or glazed units, CMU is not generally allowed for
storefront and urban flex frontages. However, if approved by the FBC, architectural CMU, such as split-face,
ground-face, and rock-face, may be used as an accent material on the storefront/urban flex frontage level.
C. For buildings that exceed 3 stories in height, these materials shall only be used in conjunction with a palette
of materials and shall not comprise more than 33% of any facade within public view of a street, pedestrian
street, plaza, park, public trail, Ralston Creek Frontage, parking area, or the Iowa River. Not generally allowed
for storefront/urban flex front applications; however, high-quality, smooth-faced versions may be approved
by the FBC as accent materials.
D. Shall be used in conjunction with a palette of materials; shall be a heavy gauge, non-reflective metal.
Durability and maintenance of the material shall be carefully considered if used on the ground level floor or
in high use areas;
E. Shall incorporate horizontal and vertical articulation and modulation, including but not limited to changes
in color and texture, or as part of a palette of materials. This category does not include tilt-up concrete wall
construction, which is not allowed.
F. May only be used for architectural detailing above the ground floor.
G. Shall be used in limited quantities as an accent material or as a means of visual screening. Shall not count
toward minimum fenestration requirements.
H. May be used for architectural detailing and signage. Other than for decoration and signage, use of these
materials on a storefront level is discouraged. For storefront and urban flex frontages, if use of these
materials on ground floor windows reduces the transparency and blocks views into the interior of a
building, said windows shall not count toward the minimum fenestration requirements of the ground floor
of the building. Window film shall not be applied to required storefront windows in a manner that reduces
transparency and blocks views into the interior of the storefront.
I. Glass used for storefronts or urban flex frontages should be as clear and transparent as possible and
individual lites for display windows should be as large as possible to invite views into the interior of the
commercial space. Transom windows are encouraged above storefront display windows. Residential window
types, closely spaced mullions, and punched windows are not allowed for storefront or urban flex frontages.
Low-E glazing will reduce transparency, so is discouraged for storefronts or urban flex fronts, but if used, the
glass chosen should have a high visible light transmittance and low reflectivity.
80 Form-Based Development Standards City of Iowa City, Iowa
6. ROOF DESIGN
a. The following building types may have flat or pitched roofs; however, mansard roofs are
discouraged and shall not be permitted on single story buildings. Buildings over 3 stories in height
shall have flat roofs.
(1) Townhouse
(2) Apartment Building
(3) Multi-Dwelling Building
(4) Live-Work Townhouse
(5) Commercial Building
(6) Mixed-Use Building
(7) Liner Building
(8) Civic or Institutional Building
b. The following building types shall have pitched roofs. Mansard roofs are not permitted.
(1) Cottage Home
(2) Rowhouse
c. All roof edges shall be accentuated with eaves in a manner proportionate to the size of the
building and length of the wall. Buildings with flat roofs shall be enclosed by a parapet wall and
decorative cornice.
7. AWNINGS & CANOPIES
a. Awnings and canopies may project over the public sidewalk with a minimum 8’ clearance above
the sidewalk, but shall not project in a manner that will interfere with utilities, street trees, or other
important right-of-way features.
b. Awnings shall be constructed of a durable material such as canvas or metal that will not fade
or tear easily. Plasticized, rigid, or curved awnings or mansard-style canopies are prohibited. On
storefront frontages, awnings must be open-ended to allow views along the frontage.
c. Awnings shall not be internally illuminated and any signs shall be illuminated by fixtures located
above the awning and directed downward.
8. MECHANICAL EQUIPMENT
a. Outdoor mechanical, electrical, and communication equipment, including heating, air
conditioning, and ventilation equipment; venting and vent terminations for commercial hoods;
electric meters; electrical and communications equipment and panels; and similar features shall
be placed on the roof or to the rear of buildings. Such equipment shall not be placed in private
frontage areas. Except for venting and vent terminations for commercial hoods, said equipment
may be located along the non-street side of buildings, if it can be demonstrated to the satisfaction
of the FBC Committee that it is impractical to locate such equipment on the roof or to the rear of
the building. Venting for commercial hoods shall be internal to the building and terminations shall
be located on the roof or may terminate through an exterior wall that abuts an alley right-of-way.
81 Form-Based Development Standards City of Iowa City, Iowa
If there is practical difficulty locating horizontal vent terminations for kitchen fans, bathroom fans,
and gas fireplaces for individual residential dwelling units on the roof or to the rear or side facades,
they may be allowed on front facades as long as they are designed to blend with the exterior
building facade, as approved by the FBC Committee.
b. All such equipment must be screened from public view by architectural finished screen walls and
enclosures consistent and complementary to the exterior facade of the building.
c. If within public view, rooftop mechanical penthouses shall be shall be designed to complement
the design of street-facing building facades and shall be clad on all sides in the same materials as
used on street-facing facades.
d. Packaged terminal air conditioner (PTAC) units and other similar mechanical units that are
integrated into and behind the wall plane of a building and covered and screened from view with
a decorative guard that is integrated into the design of the building wall are allowed on any side of
a building.
e. Dumpsters and recycling bins must be located in areas that are not visible from public streets and
may not be located in a right-of-way.
9. SIGNS
a. In the University, South Downtown, Central Crossings, Park, South Gilbert Subdistricts, and
Eastside Mixed Use District signage on mixed-use and non-residential buildings shall be allowed
according to the standards that apply in the CB-10 Zone, as set forth in Article 14-5B.
b. In the Gilbert District, signage for mixed-use and non-residential buildings shall be allowed
according to the standards that apply in the CN-1 Zone, as set forth in Article 14-5B.
c. In the West Riverfront District, signage on mixed-use and non-residential buildings shall be
allowed according to the standards that apply in the CC-2 Zone, as set forth in Article 14-5B, except
that new freestanding signs shall be limited to 15 feet in height.
d. Signage for residential buildings shall be allowed according to the standards that apply in
Residential Zones as set forth in 14-5B. For multi-family buildings, the larger sign area for fascia
and monument signs as specified in multi-family zones applies.
e. Signs shall be integrated into the architectural design of the building and not dominate the facade
or interfere with adjacent buildings. For buildings with multiple storefronts, a sign plan is required
at the time of development that ensures that signage allowances are fairly apportioned according
to the relative width of the individual storefronts and that the signage type and designs are
consistent and complementary along the building frontage.
f. On storefront and urban flex frontages, storefront level signs shall be primarily oriented to
pedestrians and scaled appropriately. Window signs and temporary signs in windows shall not
block views into the interior and shall not cover more than 25% of the storefront window area.
g. Sign installations shall comply with all other generally applicable sign regulations, standards, and
requirements as set forth in Article 14-5B.
82 Form-Based Development Standards City of Iowa City, Iowa
G. Building Height Bonus Provisions
The building height bonus provisions provide an incentive for developments to incorporate features
that provide a public benefit or that further important goals and objective of the Downtown & Riverfront
Crossings Master Plan according to the eligible bonuses set forth in this Section.
1. REVIEW PROCESS
Request for building height bonuses will be reviewed by the FBC Committee through the Design
Review process according to the following rules. If Level II Design Review is required the proposal must
also be approved by the City Council:
a. Bonus height up to two additional stories above the applicable subdistrict height standard may be
approved through a Level I Design Review.
b. A Level II Design Review is required for a height bonus that exceeds 2 stories above the maximum
height established for the applicable subdistrict.
c. A Level II Design Review is required for Open Space Height Transfers, Historic Preservation Height
Transfers and Public Right-of-Way Height Transfers.
d. Multiple height bonuses or transfers may be applied to one site, however, the resulting height may
not exceed the following maximums:
(1) 15 stories maximum for properties within the South Downtown, University, and Park
subdistricts.
(2) 12 stories maximum for properties within the West Riverfront subdistrict that have frontage
along the Iowa River.
(3) 8 stories maximum for properties within the Central Crossings and South Gilbert subdistricts.
(4) 5 stories maximum for properties within the Gilbert subdistrict and properties within the West
Riverfront subdistrict that do not have frontage along the Iowa River. However, bonus height is
not allowed on lots that abut a residential zone.
(5) Height bonuses are not allowed in the Eastside Mixed Use District.
(6) In no case shall the building height exceed the maximum height allowed by the Federal
Aviation Administration (FAA).
e. All requests for bonus height shall meet the applicable approval criteria. All proposals shall
demonstrate excellence in building and site design, use high quality building materials, and be
designed in a manner that contributes to the quality and character of the neighborhood. The
resulting development must meet all other applicable zoning standards. Bonus height is granted
solely at the discretion of the City based on the quality of the proposal. For buildings receiving
height transfers or granted bonus height, additional upper floor stepbacks may be required to
help reduce the mass and scale of the building as it relates to surrounding development and
public open space.
2. OPEN SPACE HEIGHT TRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive
for the development of needed public open space as envisioned in the Downtown & Riverfront
Crossings Master Plan.
83 Form-Based Development Standards City of Iowa City, Iowa
a. Eligibility
The open space height transfer is an option for sites that meet the following criteria:
(1) Minimum size of the open space dedication is 20,000 square feet; and
(2) The site must have sufficient frontage on a public street or future public street so that it is
highly visible and accessible to the public or is land that can be added to an existing park or
land that is suitable for development into a park node along a stream or river corridor trail; and
(3) The site is designated on the Riverfront Crossings Regulating Plan as Green Space; or if the
site is not designated as Green Space on the regulating plan, the applicant must demonstrate
through a Level II Design Review Process that the site is ideally located to serve the need for
public open space for people living or working in the area and the City Parks and Recreation
Department approves the site.
b. Requirements
(1) The area designated for the open space must be dedicated to the City as a public park.
(2) All buildings and structures that will not be retained for park purposes must be removed and
the land graded and seeded to the satisfaction of the City, unless the City Council approves an
alternative arrangement.
c. Transfer of Development Rights
(1) The floor area that results from multiplying the number of stories allowed at the sending site
as specified in the applicable subdistrict standards by the acreage of the sending site may be
transferred to one or more eligible site(s) within the Riverfront Crossings District. For example,
if the land being dedicated for public open space is located in the Park Subdistrict and is
20,000 square feet in size, then 120,000 square feet of floor area (20,000 x 6) may be transferred
to one or more eligible sites and the resulting building or buildings on the receiving sites
may exceed the height limit of the respective subdistrict, within the limits established in this
Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums
stated within subparagraph 1.d, above.
3. HISTORIC PRESERVATION HEIGHT TRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive
for the preservation and adaptive re-use of historic properties.
a. Eligibility
The historic preservation height transfer is an option for sites that meet the following criterion:
(1) The site from which the height transfer is requested (sending site) is designated as an Iowa
City Landmark, eligible for landmark designation, registered on the National Register of
Historic Places, or listed as a historically significant building as determined by the survey and
evaluation of the historic and architectural resources for the vicinity.
b. Requirements
(1) If the sending site has not already been designated as an Iowa City Landmark, the applicant
must apply for and obtain approval of this designation as a condition of the transfer of
development rights; and
(2) All historic buildings and structures on the sending site must be preserved against decay,
deterioration, and kept free from structural defects by the owner or such person, persons,
84 Form-Based Development Standards City of Iowa City, Iowa
or entities who may have custody or control thereof, according to the provisions of 14-3B-7,
Prevention of Demolition by Neglect.
c. Transfer of Development Rights
(1) The floor area that results from multiplying the number of stories allowed at the sending
site as specified in the applicable subdistrict standards by the acreage of the sending site
may be transferred to one or more eligible site(s) within the Riverfront Crossings District. For
example, if the land being preserved as a Historic Landmark is located in the Central Crossings
Subdistrict and is 20,000 square feet in size, then 80,000 square feet of floor area (20,000 x 4)
may be transferred to one or more eligible sites and the resulting building or buildings on
the receiving sites may exceed the height limit of the respective subdistrict, within the limits
established in this Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums
stated within subparagraph 1.d, above.
4. PUBLIC RIGHT-OF-WAY HEIGHT TRANSFERS
The following transfer of development rights and corresponding height bonus provides an incentive
for dedication of land for public rights-of-way necessary to realize the vision of the Downtown &
Riverfront Crossings Master Plan.
a. Eligibility
The public right-of-way height transfer is an option for sites that meet the following criterion:
(1) The land proposed for dedication (sending site) is needed in order to construct or improve
rights-of-way necessary to realize the vision of the Downtown & Riverfront Crossings Master
Plan.
b. Requirements
(1) The subject land must be dedicated to the City for use as public right-of-way.
(2) All buildings and structures on the land to be dedicated must be removed, unless the City
Council approves an alternative arrangement.
c. Transfer of Development Rights
(1) The floor area that results from multiplying the number of stories allowed at the sending
site as specified in the applicable subdistrict standards by the acreage of the sending site
may be transferred to one or more eligible site(s) within the Riverfront Crossings District. For
example, if the land being dedicated for public right-of-way is located in the South Gilbert
Subdistrict and is 20,000 square feet in size, then 120,000 square feet of floor area (20,000 x
6) may be transferred to one or more eligible sites and the resulting building or buildings on
the receiving sites may exceed the height limit of the respective subdistrict, within the limits
established in this Section.
(2) The resulting building or buildings on the receiving site(s) may not exceed the maximums
stated within subparagraph A.4, above.
5. HEIGHT BONUS FOR CLASS A OFFICE SPACE
Two additional floors of building height may be granted for every floor of Class A Office Space
provided. To qualify for this bonus, the office space must be located on floors above the ground floor
of the building and meet the definition of Class A office space as stated below. Only non-residential
85 Form-Based Development Standards City of Iowa City, Iowa
uses shall be allowed in the designated Class A office space. As defined by the Building Owners and
Managers Association International (BOMA), Class A Office Space is space that is of a quality that is
attractive for premier office users with rents above average for the area. Class A Office Buildings have
high quality standard finishes, state of the art systems, exceptional accessibility and a definite market
presence.
6. HEIGHT BONUS FOR PUBLIC ART
One additional floor of building height may be granted for a contribution to the City’s Public Art
Program equal to 1% of threshold value of the project. Threshold value is the sum of all construction
costs shown on all building permits associated with the project, including site preparation. For
alterations to existing development, the threshold value is the sum of all construction costs as defined
above plus the value of existing improvements to the property, as listed in the City Assessor’s records.
Funds contributed shall be used by the City for public art within the Riverfront Crossings subdistrict
where the subject building is located as approved by the Public Art Committee.
7. HEIGHT BONUS FOR LEADERSHIP IN ENERGY AND ENVIRONMENTAL DESIGN
Up to four additional floors of building height may be granted for projects that are designed to meet
high standards with regard to energy efficiency and environmental stewardship, according to LEED
or other similar environmental or energy-efficiency rating system. In general, the higher the level of
energy efficiency or environmental stewardship demonstrated, the greater the bonus. The amount of
bonus granted will be based on the overall quality of the project. Bonus height may also be granted
for projects that are designed to minimize the impact of stormwater run-off on the environment
through the use of bioswales, rain gardens, greenroofs, rainwater harvesting, and streambank
stabilization and restoration along Ralston Creek or the Iowa River, as described in the Riverfront
Crossings District sub-area plan adopted in April, 2011. Any such green feature(s) must be designed
using best management practices and demonstrate to the satisfaction of the City that the design will
be successful given applicable factors, such as soil conditions, access to sunlight, topography, etc. A
long-term maintenance plan must accompany any proposal for such green features.
8. HEIGHT BONUS FOR STUDENT HOUSING
Up to five floors of additional building height may be granted for projects that are ideally located and
designed to provide a high quality living environment for college students.
a. Location
To qualify for this bonus, projects must be located on land that:
(1) Is within the University Subdistrict, South Downtown Subdistrict, or the West Riverfront
Subdistrict; and
(2) Is within 1000’ walking distance along public rights-of-way from the University of Iowa
Campus as defined for these purposes and illustrated on the Regulating Plan, Figure 2G-1.
b. Management, Design and Amenities
(1) An enforceable plan for on-site management and security must be submitted to and approved
by the City;
86 Form-Based Development Standards City of Iowa City, Iowa
(2) For projects with 200 or more bedrooms, professional 24-hour on-site management and
security must be provided. A professionally staffed management office/reception desk must
be provided in the entrance lobby of the building;
(3) Interior and exterior usable shared open space must be provided with amenities that create a
high quality living environment for students. The management plan must include adequate
provisions for management, maintenance, and security of such spaces.
(4) A secure bicycle parking/storage area shall be provided and maintained within the building or
parking garage.
(5) The owner shall maintain a valid rental permit and comply with all applicable City Codes;
(6) The City reserves the right to inspect the property to verify compliance with these provisions.
9. HEIGHT BONUS FOR HOTEL SPACE
One additional floor of building height may be granted for every floor of high quality hotel space.
The additional building height may be used for additional hotel space or for other uses. The resulting
building must demonstrate excellence in building and site design as demonstrated through use
of high quality building materials, architectural detailing, building amenities, landscaping and
streetscaping elements, and similar.
10. HEIGHT BONUS FOR WORKFORCE OR AFFORDABLE HOUSING
Up to five floors of additional building height may be granted for projects that designate a minimum
of fifteen percent (15%) of the dwelling units within the development as Affordable Housing, as
defined in Code Section 14-2G-8 and regulated in accordance therewith.
11. HEIGHT BONUS FOR ELDER HOUSING
Up to five floors of additional building height may be granted for projects where all or a portion of the
dwelling units are designed to provide a high quality living environment for elders or persons with
disabilities. The project must satisfy the following criteria:
a. The development is designed for use and occupancy by elders and/or persons with disabilities;
b. All individual dwelling units and any communal space must be handicap accessible, as defined in
the Iowa Administrative Code;
c. No more than 10% of all individual dwelling units within the project can contain more than two
bedrooms;
d. Prior to issuance of the building permit, the owner must submit an affidavit to the City that
all designated dwelling units will be reserved for and occupied by elders and/or persons with
disabilities; and
e. The units may be renter- or owner-occupied. If rented, the owner shall maintain a valid rental
permit, unless the use is licensed by the State of Iowa;
f. The City reserves the right to inspect the property to verify compliance with these provisions.
87 Form-Based Development Standards City of Iowa City, Iowa
H. Minor Adjustments
1. The FBC Committee may approve deviations from the building placement, façade stepbacks, building
projections, and parking, loading, and service area placement standards set forth in Section 14-2G-3,
Subdistrict Standards. Standards greater or lesser than the ranges allowed may be approved in the
following circumstances provided the approval criteria listed below are met:
a. For publicly-accessible outdoor plazas;
b. For irregular lots that make meeting the requirements impractical or infeasible;
c. For buildings along Ralston Creek;
d. For liner buildings, civic, or institutional buildings where unique building needs or site constraints
make it difficult to fully comply with the standards;
e. For buildings along pedestrian streets designed to maximize access to and views of the Iowa River;
or
f. For other special circumstances, provided that the intent of the standard and the Downtown &
Riverfront Crossings Master Plan or Central District Plan, whichever is applicable, is met.
g. Approval Criteria:
(1) There are characteristics of the site that make it difficult or infeasible to meet the requirements;
and
(2) The proposed design and placement of the building, parking, and service areas fit the
characteristics of the site and the surrounding neighborhood, are consistent with the intent
of the standard being modified and the goals of the Downtown & Riverfront Crossings Master
Plan or Central District Plan, whichever is applicable, and will not detract from or be injurious
to other property or improvements in the vicinity.
2. The FBC Committee may approve deviations from the facade continuity requirements set forth in
Section 14-2G-3, Subdistrict Standards, for buildings with forecourts at primary building entries,
open-air pedestrian passageways connecting public sidewalks to rear yard parking, or driveways
on sites without secondary street, cross-parcel, or alley access to parking and service areas, or for
small or irregularly shaped lots where there is practical difficulty meeting the standard. In such cases,
additional and/or enhanced screening and landscaping may be required to ensure a pleasant and
comfortable pedestrian environment along street frontages.
3. The FBC Committee may approve deviations from the requirements set forth in Section 14-2G-
4, Frontage Type Standards, to accommodate buildings located on steeply sloped sites or within
flood hazard zones, where meeting the requirements is impractical or infeasible, or to make minor
adjustments to elements of a frontage to ensure they are proportional to the scale of a building. If
warranted and approved, deviations may include the following:
a. Floor height of stoops, porticos, porches or terraces may exceed the maximum;
b. The finished ground floor elevation of the building may exceed the maximum;
c. Garden walls enclosing terraces or forecourts may exceed the maximum height; or
d. The terrace frontage may be configured as a stepped terrace with two levels above grade.
88 Form-Based Development Standards City of Iowa City, Iowa
e. Allow additional width and depth for portico frontages in order to create proportional entryways
for large multi-dwelling or civic/institutional buildings;
f. Minor deviations from window coverage standards for storefront frontages on small buildings
located on corner lots, where full compliance on both frontages may not be feasible.
4. Where accessibility standards cannot be met using the standards herein, the FBC Committee may
approve deviations to allow adherence to Americans with Disabilities Act (ADA) standards. Deviations
may include lowering the height requirements of frontages and finished ground floor elevations, and
accommodating wheelchair accessible ramps.
5. The FBC Committee may approve deviations from the building design standards set forth in Section
14-2G-7F, provided the following approval criteria are met:
a. The alternative design solution equally or better meets the intent of the specific standard being
modified; and
b. The proposed building design is uniquely designed to fit the characteristics of the site and the
surrounding neighborhood, is consistent with the goals of the Downtown & Riverfront Crossings
Master Plan or Central District Plan, as applicable, and will not detract from or be injurious to other
property or improvements in the vicinity; and
c. The proposed building demonstrates excellence in architectural design and durability of materials;
and
d. The proposed building is designed true to a specific architectural style and adherence to the
building design standards would be impractical and/or compromise the building’s architectural
integrity.
89 Form-Based Development Standards City of Iowa City, Iowa
SECTION 8: AFFORDABLE HOUSING REQUIREMENT
[Follow “City Code” link on the City’s website, www.icgov.org to
Sterling Codifiers website for the text of this section. ]