A. Purpose: The following site development standards are intended to help ensure that the city's central business district develops as an attractive, compact urban area. The standards ensure that parking facilities are integrated into the design of developments so that streets are safe and attractive for pedestrians. Particular attention is focused on street level building facades in order to prevent fortresslike facades, monotonous streetscapes, and to enhance public safety by providing opportunities for surveillance of the street from the interior of buildings. Excellence in design is encouraged in order to enhance and maintain economic development opportunities in the downtown area. (Ord. 05-4186, 12-15-2005)
B. Applicability And Procedure: The standards of this section apply to all development in the CB-2, CB-5, and CB-10 zones, unless otherwise noted herein.
C. Site Plan Review Procedure:
1. Prior to submitting a request for site plan review, the developer must participate in a preapplication conference with the director of planning and community development or designee to discuss the application of the central business site development standards to the subject property. (Ord. 11-4450, 10-18-2011)
2. Review for compliance with the standards and requirements of this section will occur concurrently and as a part of the site plan review process.
3. Alternative design solutions may be approved if it is demonstrated that the alternatives meet the intent of this section.
D. Minimum Setback:
1. A setback is not required, except for buildings that abut Burlington Street.
2. The first story of buildings that abut Burlington Street must be set back ten feet (10') from the right of way line. Building columns supporting upper stories may be located within this ten foot (10') setback; provided, that an adequate pedestrian passageway is maintained.
3. Doorways adjacent to a right of way must be set back so that doors do not swing into a right of way. Similarly, stairways and ramps must not be located in a right of way. (Ord. 05-4186, 12-15-2005)
E. Maximum Setback:
1. No portion of the first story of a building shall be set back more than twelve feet (12') from a front or street-side lot line, or a lot line that abuts City Plaza. If a setback is provided, the setback area must be used for one or more of the following purposes: (Ord. 11-4450, 10-18-2011)
a. Building facades that are recessed in accordance with the articulation standard in subsection O of this section.
b. Building entrances, including stoops, stairways and ramps.
c. Trees and landscaping.
d. Pedestrian plazas.
e. Arcades.
f. Public art.
g. Sidewalk cafes. (Ord. 05-4186, 12-15-2005; amd. Ord. 11-4450, 10-18-2011)
2. In the CB-10 zone, to prevent unsafe, unkempt spaces between buildings, the first two (2) stories of a building must be built to the side lot line, unless the subject building wall abuts an alley or usable outdoor space, such as a plaza, green, courtyard, or midblock pedestrian passage. Minor adjustments to this standard may be approved by the building official to account for irregular lot lines or to accommodate structural requirements, such as installing footings or foundations, or to maintain the structural integrity of an adjacent building, as long as the intent of this standard is achieved. (Ord. 11-4450, 10-18-2011)
F. Parking In CB-10 Zone: Off street parking is strictly regulated in the CB-10 zone according to the procedures and standards listed in chapter 5, article A, "Off Street Parking And Loading Standards", of this title. (Ord. 08-4326, 12-22-2008)
G. Surface Parking Location Standards In The CB-2 And CB-5 Zones: If surface parking and loading areas are provided on the street level, they must be subordinate to a principal use allowed in the zone. Therefore, the following standards apply: (Ord. 05-4186, 12-15-2005)
1. Location:
a. Parking and loading are not permitted for the first thirty feet (30') of lot depth as measured from the front building line. Surface parking, parking within accessory structures, and all loading and unloading facilities must be located behind principal building(s) and concealed from view of fronting streets. Parking and loading areas may not be located between the building and the street or within any side setback area. (Ord. 11-4450, 10-18-2011)
b. Parking and loading areas must be set back at least five feet (5') from any side or rear lot line that abuts a nonresidential zone. Any specific locations along a side or rear lot line where a parking area, aisle or drive is shared with an abutting lot may be exempted from this standard.
c. Parking and loading areas must be set back at least ten feet (10') from any rear or side lot line that abuts a residential zone. (Ord. 05-4186, 12-15-2005)
2. Drives:
a. Vehicular access to parking should be located and designed to minimize traffic congestion and hazards to pedestrians and to preserve street frontages for active building uses. If available, alley or rear lane access is preferred. If alley access is not feasible due to topographical limitations or other unique circumstances, driveway access from a street may be allowed, but must be designed in a manner that will best meet the objectives listed in this subsection G2a. (Ord. 06-4220, 7-18-2006)
b. Drives that are internal to a parking area, including drives that provide circulation around the perimeter of a parking area are considered part of the parking area and must meet the location standards for parking areas as specified above. Drives that are external to a parking area must be set back at least three feet (3') from any abutting property that is zoned nonresidential, unless the drive is pitched or curbed and drained to prevent the flow of water onto adjoining property or unless a drainage course has been established along lot lines to handle stormwater runoff. Any specific locations along a side or rear lot line where a drive is shared with an abutting lot may be exempted from these standards.
c. Drives that are external to a parking area must be set back at least ten feet (10') from any abutting property that is zoned residential. (Ord. 05-4186, 12-15-2005)
3. Landscape Screening:
a. Any portion of a parking area that is not completely concealed from view of a fronting street must be screened to the S2 standard. (See chapter 5, article F, "Screening And Buffering Standards", of this title.) Parking areas, loading areas, and drives must be screened from view of abutting properties to at least the S2 standard. Additional screening is required for properties that abut properties zoned residential. Parking areas, loading areas, and drives must be screened from view of any abutting property zoned residential to at least the S3 standard. The city may exempt from this landscaping requirement any specific locations along a side or rear lot line where a parking area, aisle or drive is shared with an abutting lot. (Ord. 05-4186, 12-15-2005; amd. Ord. 11-4450, 10-18-2011)
b. Screening may be waived by the building official where the view is or will be blocked by a significant change in grade or by natural or humanmade features, such that screening is effectively provided and the intent of the standard is met, as determined by the building official. (Ord. 06-4245, 12-12-2006; amd. Ord. 11-4450, 10-18-2011)
H. Landscaping: All areas of the site that are not used for buildings, parking, vehicular and pedestrian use areas, sidewalk cafes, and plazas, must be landscaped with trees and/or plant materials. A landscaping plan for such areas must be submitted for site plan review.
I. Drive-Through Facilities: Drive-through facilities are not permitted in the CB-5 and CB-10 zones.
J. Mechanical Equipment, Utility Meters, And Dumpsters:
1. In no case shall mechanical equipment or utility meters be located along the street side of a building. Mechanical equipment and meters must be placed at the rear of the property whenever possible. If this cannot be achieved, such equipment may be located along the side of the building, provided that the equipment is screened and set back according to the provisions for mechanical structures set forth in chapter 4, article C, "Accessory Uses And Buildings", of this title.
2. 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.
K. Outdoor Storage And Display:
1. Outdoor storage and display areas are not permitted in the CB-2, CB-5 and CB-10 zones, except for approved temporary uses (see chapter 4, article D of this title) and special exceptions (see chapter 4, article B of this title).
2. The storage of combustible or flammable materials or liquids is strictly regulated according to the provisions of chapter 5, article H, "Performance Standards", of this title, and according to the international fire code, as amended.
L. Commercial Space:
1. On the ground level floor of a building, the floor to structural ceiling height must be at least fourteen feet (14').
2. In the CB-10 zone, on the second floor of a building, the floor to structural ceiling height must be at least eleven feet (11').
3. In the CB-2 and CB-5 zones, the first floor of a building must meet the building code specifications for commercial uses. In the CB-10 zone, for the first two (2) floors of a building, construction must meet the building code specifications for commercial uses.
M. Building Entrances:
1. Primary building entries must be distinguished by at least two (2) of the following means:
a. Canopies or awnings;
b. Recesses;
c. Raised cornice or similar architectural features;
d. Architectural details, such as tile work and moldings that are integrated in the building structure and design.
2. To encourage commercial activity at the street level, entrances to storefronts must be at grade and the ground level floor height should be no more than one foot (1') above the level of the abutting sidewalk or pedestrian plaza. On sloping building sites and for existing buildings, the city may adjust this requirement. However, on sloping sites at least a portion of the ground level floor height of any new building must be located no more than one foot (1') above the level of the abutting sidewalk or pedestrian plaza; and the floor height of the ground level floor of the building must be no more than three feet (3') above the level of the abutting public sidewalk or pedestrian plaza at any point along a street-facing building facade.
3. To provide safe access for residents within a mixed use building, any building containing a residential use must have at least one door located on the exterior of the building that provides pedestrian access to the dwelling units within the building. Said entrance must be located on a building wall that faces a street, public sidewalk, or pedestrian plaza and is visible from and easily accessed from said street, sidewalk, or plaza. Access to dwelling units must not be solely through a parking garage or from an alley. (Ord. 11-4450, 10-18-2011)
N. Minimum Fenestration:
1. Along any street-facing building facade and along any portion of a storefront facade that abuts a pedestrian plaza, a minimum of fifty percent (50%) of the building facade between two (2) and ten feet (10') in height from the adjacent exterior grade must be comprised of clear and highly transparent windows and doors. Reflective (mirrored) or colored glass is not permitted. Such windows must allow views into the interior space or be storefront display windows that are set into the wall. Display cases attached to the outside building wall do not qualify. Where possible, the bottom of such storefront windows should be no more than two feet (2') above the level of the adjacent exterior grade. However, on sloping sites where it is difficult to meet this two foot (2') standard, the height above grade may vary, but shall not exceed four feet (4') above the adjacent exterior grade (see section 14-2C-7, figure 2C.2 of this article). (Ord. 14-4586, 6-3-2014)
2. In the CB-10 zone, to encourage office and other commercial uses on the second floor of a building, no less than thirty percent (30%) of any second floor facade that faces a public street or pedestrian plaza shall be comprised of windows. Glazing shall not be reflective (mirrored).
O. Building Articulation:
1. For buildings greater than fifty feet (50') in width, the horizontal plane of any street-facing facade of the building must be broken into modules that give the appearance of smaller, individual storefronts. These modules must meet the following standards:
a. Each module must be no greater than fifty feet (50') in width.
b. Each module must be distinguished from the adjacent module by at least three (3) of the following means:
(1) Variation in the wall plane by recessing a building module from the adjacent building module;
(2) Variation in material colors, types or textures;
(3) Variation in the building and/or parapet height;
(4) Variation in the architectural details such as decorative pilasters, banding, reveals, stone or tile accents;
(5) Break or variation in window pattern;
(6) Variation in the use of upper floor balconies and recesses.
2. For buildings that are fifty feet (50') or less in width, at least every twelve feet (12') in length of the street-facing wall must be articulated by a window, doorway, perceptible change in the wall plane, setback, artwork, or a change in building material. (Ord. 11-4450, 10-18-2011)
P. Balconies And Exterior Stairways, Corridors, And Lifts: For purposes of this subsection the term, "exterior stairways", refers to stairways that lead to floors of a building that are above the first or ground level floor of a building. "Exterior corridors" refers to unenclosed corridors located above the first or ground level floor of a building. Balconies and exterior stairways, exterior corridors and exterior lifts must comply with the following standards:
1. Exterior stairways, exterior corridors, and exterior lifts are prohibited, with the following exceptions: The city will allow exterior lifts on existing buildings that cannot otherwise reasonably meet accessibility requirements, provided the lift is not located on a wall of a building that faces a street or the city plaza. The city may allow exterior fire egress structures on existing buildings that cannot otherwise reasonably meet code requirements, provided the fire egress structure is not located on a wall of a building that faces a street or the city plaza.
2. Balconies may not be located on any side of a building that is adjacent to a property that is zoned single-family residential.
3. The outer edge of a balcony shall not be closer than four feet (4') from a side lot line.
4. The design of any balcony must utilize columns, piers, supports, walls, and railings that are designed and constructed of materials that are similar or complementary to the design and materials used for the rest of the building. Unpainted and unstained lumber is not permitted. (Ord. 06-4220, 7-18-2006; amd. Ord. 11-4450, 10-18-2011)
Q. Bonus Provisions: The following bonus provisions are intended to provide an incentive for developments to incorporate features that provide a public benefit and to encourage excellence in architectural design. Floor area in excess of that allowed by the permitted base floor area or dwelling units in excess of the density otherwise achievable under the provisions of this article may be granted. The director of planning and community development will determine whether the proposed features are appropriate in design and location. Decisions of the director may be appealed to the board of adjustment. Bonuses allowed are enumerated in table 2C-4 of this section: (Ord. 06-4245, 12-12-2006; amd. Ord. 11-4450, 10-18-2011)
Public Benefit | Bonus Allowed |
Public Benefit | Bonus Allowed |
CB-2 and CB-5 zones: | |
Masonry finish or architectural metal, not including metal siding, on all nonfenestrated areas of walls visible from a public street. For purposes of this provision, "masonry" shall be defined as fired brick, stone, or similar such material, not including concrete blocks and undressed poured concrete. Masonry may include stucco or like material when used in combination with other masonry finish. | 0.75 floor area ratio. |
The provision of a theater. | 5 square feet of floor area for every 1 square foot of theater area. |
The provision of funds for all street furniture, lighting and landscaping improvements along adjacent street right of way in accordance with any streetscape plan approved by the city. | 0.25 floor area ratio. |
Provision of pedestrian activity areas, such as sidewalk cafes, adjacent to but not in the public right of way, provided such areas do not exceed a depth of 12 feet from the front lot line. | 3 square feet of floor area for every 1 square foot of pedestrian activity area. |
Usable open space of size and at a grade that, at a minimum, allows passive recreational uses and is accessible to all residential occupants of a building. Such space may include areas such as yards, courtyards, terraces, and rooftop gardens designed and improved for outdoor activities. Balconies serving individual dwelling units and required setback areas are not eligible for this bonus. | 2 square feet of floor area for every 1 square foot of usable open space. |
Adaptive reuse of any property 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. | Up to 3 square feet of floor area for every 1 square foot of floor area reused. Additional floor area may be constructed on the vacant portions of the property that is being reused or on abutting properties. |
CB-10 zone: | |
Provision of an off street loading area that meets the requirements set forth in chapter 5, article A, "Off Street Parking And Loading Standards", of this title. | An additional 2.0 floor area ratio, not to exceed 12. |
Provision of class A office space on floors above the ground level floor of the building. To qualify for this bonus, only nonresidential uses shall be allowed in the 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. | Up to 2 square feet of floor area for every 1 square foot of class A office space provided on floors above the ground level floor of the building. |
(Ord. 05-4186, 12-15-2005; amd. Ord. 11-4450, 10-18-2011; Ord. 12-4479, 5-1-2012)
R. Alternative Dimensional And Site Development Standards For CB-2 Properties In The Riverfront Crossings District: As envisioned in the downtown and riverfront crossings master plan, properties zoned CB-2 that are located in the riverfront crossings district shall be allowed additional building height and floor area, and alternative minimum fenestration standards, building articulation standards, and lower parking requirements as set forth below:
1. Maximum building height: Six (6) stories, not to exceed eighty five feet (85').
2. Maximum FAR: Five (5).
3. Along any building facade that faces a primary street, as designated in the adopted downtown and riverfront crossings master plan, seventy percent (70%) of the ground level building facade must be comprised of transparent windows and doors (with no more than 10 percent daylight reduction).
4. Along any building facade that faces a street that is not designated a primary street in the adopted downtown and riverfront crossings master plan, a minimum of forty percent (40%) of the ground level building facade must be comprised of transparent windows and doors (with no more than 10 percent daylight reduction).
5. Alternative building articulation methods may be allowed by design review to accommodate midrise and high rise buildings that have a more contemporary architectural style, provided the building is designed in a manner that provides a similar or greater level of visual interest or relief as would be achieved under subsection O, "Building Articulation", of this section. Design review may consider elements that provide visual interest or relief, such as variations in building materials, glazing or window patterns; extensive building transparency that allows for exceptional daylighting of interior spaces and views into the interior of the building; canopies or awnings; entranceway features; unique signage, artwork, or other architectural features.
6. Private, off street parking shall be required at the same ratios as required in the CB-10 zone, as specified in section 14-5A-4, table 5A-1 of this title. (Ord. 13-4556, 10-1-2013)