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