A. Purpose: The PRM zone bonus provisions provide an incentive for developments to incorporate features that provide a public benefit and encourage excellence in architectural design. The PRM zone minor adjustment provisions allow flexibility to a project in a PRM zone which involves new construction in conjunction with the preservation of adjacent historic properties.
B. Application: The bonus and minor adjustment provisions will be administered through the design review process as set forth in chapter 8, article B, “Administrative Approval Procedures”, of this title. Decisions of the Design Review Committee may be appealed to the Board of Adjustment. A project may use either the provisions in C. “Bonus Provisions” or the provisions in D. “Minor Adjustments” below, but not both.
1. Bonus Provisions include allowance of dwelling units in excess of the density otherwise achievable under the provisions of the base zone, additional building bulk, and/or reductions of the required setback area. Bonuses are based on a point system. Points may be awarded for public benefit features that the design review committee determines are appropriate in design and location. Bonuses will not be granted for site development features or standards already required by this title. The number of points allowed for public benefit features and the number of points required per bonus item are set forth in C. “Bonus Provisions” below.
2. Minor adjustments to dimensional and site development standards may be allowed for a newly constructed building where the project also preserves a historic property as set forth in D. “Minor Adjustments” below.
C. Bonus Provisions: Development that includes the following public benefit features may qualify for the bonuses listed in the Bonus Menu below.
1. Public Benefit Features:
a. Materials: Masonry finish on all nonfenestrated areas of walls visible from a public street. For purposes of this provision, “masonry” is defined as fired brick, stone or similar such materials, not including concrete blocks and undressed poured concrete. “Masonry” may include stucco or like material when used in combination with other masonry finish. Points allowed: 5
b. Open Space: The provision of usable open space of a size and at a grade that, at a minimum, allows passive recreational uses and is accessible to all residential occupants of the building. Such space may include yards, other than required setback areas, terraces and rooftop gardens designed and approved for outdoor activities. Balconies serving individual dwelling units are not eligible for this bonus. Points allowed: 1 per 250 square feet
c. Historic Buildings: Rehabilitation of a historically significant building as determined by the survey of the historic and architectural resources for the vicinity. Points allowed: 7
d. Assisted Housing: Dwelling units committed to the city’s assisted housing program or some other affordable housing program approved by the city, provided such units do not exceed thirty percent (30%) of the total units contained within a building. Points allowed: 3 per unit
e. Streetscape Amenities: The provision of funds for all street furniture, lighting and landscaping improvements along adjacent street rights of way in accordance with an approved city streetscape plan. Points allowed: 5
f. Landscaping: The provision of additional landscaped areas that are visible from a public street. Required setback areas and required landscape buffers do not qualify for bonus points. Points allowed: 1 per 250 square feet
g. Windows: Installing individual window units that have a height that is at least one and one-half (1.5) times greater than the width of the window unit in all primary living spaces, such as living rooms, dining rooms and bedrooms. Individual window units may be located side by side in a wider window opening. Skylights, windows in bathrooms and kitchens, and decorative windows, such as stained glass and ocular windows, are not required to meet this standard for the building to qualify for bonus points. Points allowed: 3
2. Bonus Menu:
a. Setback Reduction: The front setback may be reduced by a maximum of fifty percent (50%). When determining the appropriateness of such a reduction, the character of adjacent development and setbacks will be considered. Points required: 7
b. Height Increase: The maximum allowed building height may be increased from thirty five feet (35') up to a maximum of sixty five feet (65'), provided the portion of building exceeding thirty five feet (35') is stepped back a minimum of five feet (5') for each story located above thirty five feet (35') to reduce the appearance of the bulk of the building. Points required: 7
c. Density Bonus: For efficiency apartments, the minimum lot area per unit may be reduced to four hundred twenty (420) square feet. Points required: 12
d. Building Coverage Increase: The maximum building coverage may be increased to sixty five percent (65%). Points required: 7
D. Minor Adjustments:
1. Minor Adjustments: Through a Level I Design Review, the Design Review Committee may approve a minor adjustment from any standard found in 14-2B-4 “Dimensional Requirements”, 14-2B-6 “Multi-Family Site Development Standards,” or 14-5 “Site Development Standards”, except for those in 14-5I “Sensitive Lands and Features” and 14-5J “Floodplain Management Standards”. Historic properties may have standards waived through the 14-2B-8A “Historic Preservation Exceptions” process.
2. Applicability: The minor adjustment provides flexibility for new construction projects which involve preservation of a separate historic structure provided the following circumstances are met:
a. The property for which a minor adjustment is requested abuts a property in any zone that is eligible to be designated as an Iowa City Historic Landmark (herein “historic property”);
b. The historic property is not designated as an Iowa City Historic Landmark prior to receipt of an application for a minor adjustment; and
c. The Owners of all impacted property, including the historic property, shall provide a written acknowledgment in a form acceptable to the City of Iowa City, stating that any required plans submitted are done so with their free consent and are in accordance with their desires.
3. Approval Criteria: The request for a minor adjustment shall meet the following approval criteria to the satisfaction of the Design Review Committee:
a. Documentation that the historic property is pursuing designation as an Iowa City Historic Landmark in conjunction with the minor adjustment. The City shall not issue a building permit for the project seeking the minor adjustment until the City Council has approved the Iowa City Historic Landmark designation of the historic property;
b. Submittal of a rehabilitation plan approved by the Historic Preservation Commission that details how the project preserves the abutting historic property and a timeline for completion. Rehabilitation shall be completed prior to the issuance of a certificate of occupancy for the new construction project;
c. If the project involves demolition of (an) existing buildings, submittal of a demolition waste landfill diversion plan as required by the Design Review Committee;
d. The proposed building height shall not exceed five (5) stories and sixty feet (60'), and its design shall be sensitive to preserving the historic property and shall fit the characteristics of the site and the existing neighborhood context;
e. The project shall not detract from or be injurious to other property or improvements in the vicinity; and
f. The requested adjustment shall be consistent with the goals of the Comprehensive Plan, District Plans, and Historic Preservation Plan, as applicable. (Ord. 05-4186, 12-15-2005; amd. Ord. 21-4844, 1-19-2021)