A. Purpose: The construction and design standards are intended to ensure safe and efficient vehicular, bicycle, and pedestrian circulation on a site, and to ensure that parking areas are designed with trees and landscaping in a manner that will break up the appearance of large expanses of paving, provide shade coverage, and ensure appropriate screening and buffering from pedestrianways and adjacent streets and properties.
B. Paving Materials: All parking and stacking spaces, drives and aisles must be constructed of asphaltic cement concrete, portland cement concrete or manufactured paving materials, such as brick, except in the following situations:
1. Drives and aisles serving single-family dwellings or duplexes that abut and access historic Woodlawn Avenue or a nonhard surfaced alley are exempt from this standard.
2. The City building official may permit materials other than those listed, but excluding crushed rock or chip seal surfaces, for parking spaces, aisles, and drives if the use of such material provides a durable, permanent surface deemed suitable for the intended purpose and intensity of use.
3. Prior to the issuance of a certificate of occupancy, all parking and stacking spaces, drives and aisles must be paved with an approved surface as specified above; except, that the building official may issue a temporary certificate of occupancy in those instances where the building official finds that the paving cannot reasonably be completed due to adverse weather conditions or settling of land on the site after demolition or filling. A temporary certificate of occupancy will be effective only to a date specific. Prior to the issuance of a temporary certificate, the property owner must place in an escrow account established with the City an amount equal to one hundred ten percent (110%) of the estimated cost of paving.
C. Parking, Stacking Space Size, And Drive Dimensions:
1. The minimum size of a standard off street parking space is nine feet by eighteen feet (9' x 18'), exclusive of aisle width.
2. The minimum size of a compact off street parking space is eight feet by fifteen feet (8' x 15'), exclusive of aisle width.
3. For all uses, except single-family and two-family uses, the following rules apply:
a. Up to fifty percent (50%) of the required number of parking spaces may be compact spaces. A "Compact Vehicles Only" sign must be posted on or in front of each compact space.
b. All other spaces, both required and nonrequired, must meet or exceed the minimum size specification for standard spaces.
c. Parking spaces reserved for persons with disabilities must be sized and designed in accordance with State of Iowa Administrative Code, 661 IAC 18, "Parking for Persons With Disabilities", as amended.
4. For single-family and two-family uses, required parking spaces must be at least nine feet by eighteen feet (9' x 18') in size.
5. Required stacking spaces must be at least nine feet (9') wide and nineteen feet (19') long.
6. In all required parking areas that contain more than four (4) parking spaces, such spaces must be visibly delineated on the surface by painted or marked stripes.
7. A drive providing access to any parking area, either structured or surface, with more than eighteen (18) spaces must be no less than eighteen feet (18') in width if designed for two- way traffic or ten feet (10') in width if designed for one-way traffic.
D. Drainage:
1. All parking and stacking spaces, drives and aisles in parking areas must be pitched or curbed and drained to prevent the flow of excess water from such areas onto streets and alleys which do not have adequate drainage facilities as determined by the City Engineer.
2. Drives and aisles that are located within three feet (3') of a side or rear lot line must be pitched or curbed and drained to prevent flow of water onto adjoining property. Alternatively, a drainage course must be established along lot lines to handle stormwater runoff.
E. Location:
1. Off street parking and stacking spaces must be located on the same lot as the use served except as allowed in subsection 14-5A-4F, "Alternatives To Minimum Parking Requirements", of this article.
2. Off street parking spaces, stacking spaces, aisles and drives are subject to the location and setback requirements specified in the base zone and any other location requirements of this title that specifically supersede or augment these general location standards.
3. Unless otherwise specified in this title, stacking spaces must be located in such a way that a required parking space or access to a required parking space is not obstructed.
F. Standards For Structured Parking In Multi-Family, Commercial Zones, The Eastside Mixed Use District, And The Riverfront Crossings Zones: The following standards apply to structured parking in all Multi-Family Zones, all Commercial Zones, except the CB-10 Zone, and on property zoned Riverfront Crossings or Eastside Mixed Use. On properties zoned Riverfront Crossings or Eastside Mixed Use, these standards apply to tuck under, midblock structures, lined structures, integrated structures, and underground structures, as described in chapter 2, article G of this title. Standards for structured parking in the CB-10 Zone are specified in subsection 14-5A-3D of this article.
1. Parking Within Building: In Multi-Family, CN-1, CB-2, CB-5, and MU Zones, the ground level floor of a building is reserved primarily for principal uses allowed in the zone. Therefore, any parking located within the exterior walls of the building must meet the following standards:
a. In the CN-1, CB-2, CB-5, and MU Zones, structured parking is not permitted on the ground level floor of the building for the first thirty feet (30') of lot depth as measured from the minimum setback line, except as allowed by subsection 14-4B-4A7f of this title.
b. In Multi-Family Zones, structured parking is not permitted on the ground level floor of the building for the first fifteen feet (15') of building depth as measured from the street-facing building wall. On lots with more than one street frontage this parking setback must be met along each street frontage, unless reduced or waived by minor modification. The Building Official may also waive this requirement where a townhome-style multi-family unit has parking along a side street. When considering a minor modification request, the City will consider factors such as street classification, building orientation, location of primary entrance(s) to the building, and unique site constraints such as locations where the residential building space must be elevated above the floodplain.
c. In the CN-1, CB-2, CB-5, and MU Zones, the ceiling height of any underground parking may extend no more than one foot (1') above the level of the adjacent sidewalk. On sloping building sites and for existing buildings, the City may adjust this requirement by minor modification. 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 four feet (4') above the level of the abutting public sidewalk or pedestrian plaza at any point along a street-facing building facade.
d. In Multi-Family Zones, the ceiling height of any underground parking may extend no more than three feet (3') above grade. For purposes of this subsection, "grade" shall be defined as the average point of elevation of the finished surface 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 five feet (5') from the building, between the building and line five feet (5') from the building. A parking level that has more than three feet (3') of its floor to ceiling height above "grade" as defined herein shall be considered ground level parking and therefore shall be subject to the setback stated in subsection F1b of this section.
2. Riverfront Crossings Or Eastside Mixed Use Properties: On property zoned Riverfront Crossings or Eastside Mixed Use, structured parking shall be placed in accordance with the provisions set forth in chapter 2, article G, "Riverfront Crossings And Eastside Mixed Use Districts Form Based Development Standards", of this title.
3. Parking Area To Be Enclosed: Except for garage openings, the parking area must be enclosed within the exterior walls of the building. In no case shall a building have the appearance from the street or from abutting properties of being elevated above a parking level or "on stilts" (see figure 5A.1 of this subsection).
4. Exterior Walls: Any exterior walls of a parking facility that are visible from a public or private street or from an abutting property must appear to be a component of the facade of the building through the use of building materials, window openings and facade detailing that is similar or complementary to the design of the building and must comply with the other standards of this section (see subsection F3, figure 5A.1 of this section).
5. Parking Space Configurations: Parking spaces within the structure must be perpendicular to parking aisles. However, angled parking or parallel parking configurations may be allowed if parking aisles are one-way.
6. Landscaping: In addition to the facade detailing noted above, the City may require landscaping as a means to soften the visual effect of any garage walls located at the street level. Shrubs, small berms, and planters may be used to form a landscaped screen generally ranging between two feet (2') and four feet (4') in height. Trees may also be incorporated into the landscaped area if sufficient area is available for tree growth.
7. Garage Entrances/Exits:
a. Vehicular access to parking within buildings should be located and designed to minimize traffic congestion and hazards to pedestrians and to preserve street frontages for active building uses.
b. Garage entrances/exits should be located along a building wall that does not face a public street and accessed from a private drive, private rear lane or public alley. In the CB-2, CB-5, MU, Eastside Mixed Use, and Riverfront Crossings Zones, alley or rear lane access is preferred. If the Form Based Code Committee, in consultation with the Director of Neighborhood and Development Services, determines that such access is not feasible due to lack of alley access, topographical limitations, or other unique circumstances, or if allowing direct access from a street will better meet the objectives as stated in subsection F7a of this section, garage openings may face a street, but must be designed in a manner that will best meet the objectives listed in subsection F7a of this section, and must meet the standards listed in subsections F7b(1), F7b(2), and F7b(3) of this section.
(1) If the structured parking is intended for residents or tenants of a building and not the general public, there may be no more than one doublewide or two (2) singlewide garage openings per building. Doublewide openings may not exceed twenty feet (20') in width; singlewide openings may not exceed ten feet (10') in width. For existing buildings where it is not possible to meet this standard due to structural constraints of the building, the building official may adjust this provision to allow one additional garage entrance/exit that faces a street, provided that the minor modification approval criteria are met and the garage opening is designed to minimize its effect on the streetscape and minimize hazards to pedestrians.
(2) For structured parking intended for use by the general public, garage openings should be limited in width and number to only what is necessary to provide adequate access for the types and numbers of vehicles using the parking facility.
(3) Except in the CN-1, CB-2, MU and CB-5 Zones, the opening(s) must occupy no more than fifty percent (50%) of the length of the street-facing building wall. On corner lots, only one street- facing garage wall must meet this standard. In the Eastside Mixed Use, Riverfront Crossings Zones and in the CN-1, CB-2, MU and CB-5 Zones, garage opening(s) along the primary street frontage are not permitted if access is feasible from another local or collector street or from a rear alley, private street or private rear lane. If there is no feasible alternative, garage opening(s) may be allowed along the primary street frontage, provided that they occupy no more than thirty five percent (35%) of the length of the primary street frontage of the lot and provided that all provisions of article C, "Access Management Standards", of this chapter are met.
G. Standards For Structured Parking In Industrial And Research Zones: Where parking is located within the exterior walls of a principal building, the following standards apply:
1. Any exterior walls of a parking facility that are visible from an arterial street must appear to be a component of the facade of the building through the use of building materials, window openings and facade detailing that is similar or complementary to the design of the building. In no case shall a building have the appearance from an arterial street of being elevated above a parking level or "on stilts". (See subsection F3, figure 5A.1 of this section.)
2. Vehicular access to parking within buildings should be located and designed to minimize traffic congestion and hazards to pedestrians; and to preserve street frontages for active building uses to the extent feasible. Garage openings should be limited in width and number to only what is necessary to provide adequate access for the types and numbers of vehicles using the parking facility.
H. Design And Layout Of Surface Parking Areas: Except for parking for single-family and two-family uses, all parking and stacking spaces, aisles and drives must be designed as follows:
1. Minimum Dimensions: Parking areas must be configured according to the aisle and parking space angle dimensions as illustrated in subsection H2, figure 5A.2 of this section. Where the edges of parking spaces are curved, as on a curved aisle, all angles are to be measured between the straight edges of the parking spaces and tangents to the curved edges at their point of intersection.
2. Aisles:
a. All parking spaces must be connected to an aisle that has a minimum width as indicated in subsection H2, figure 5A.2 of this section. Aisles designed for two-way traffic must be a minimum of twenty two feet (22') in width.
b. The greatest aisle width shown in subsection H2, figure 5A.2 of this section, must be provided when combining different parking space configurations on the same aisle.
c. The maximum aisle width is twenty four feet (24').
3. Circulation: Parking areas must be designed to promote safe and convenient pedestrian, bicycle, and vehicular circulation according to the following standards and the standards of the base zone in which the property is located:
a. Parking areas must be set back from rights-of-way and abutting properties and properly screened from view as specified in the applicable base zone regulations.
b. The drive(s) on a property should be designed to facilitate vehicular circulation and connect street access points to parking areas, loading and unloading areas, drive-through facilities, and other vehicular use areas on a lot or tract. In general, drives should not be used as aisles. However, the City may allow parking spaces along a drive in situations where vehicular and pedestrian safety will not be compromised. When determining the length and location of drives and the configuration of parking spaces and aisles, the City will consider such factors as:
(1) Size and shape of the parking lot. Large parking lots with multiple aisles of parking may need a system of separated drives to facilitate traffic circulation; parking spaces should not be located along main circulation routes where traffic speeds may be higher, but may be allowed in lower traffic volume areas. In small parking areas, circulation drives may not be necessary.
(2) Proximity to street access points. Parking spaces should not be located so as to impede vehicles entering or exiting the site. The throat length of drives at street access points must be sufficient in length to provide the necessary vehicle stacking based on the anticipated traffic volume. Parking spaces and aisles will not be allowed in close proximity to the necessary driveway throats, as determined by the City.
(3) Proposed use of the drive. Parking spaces should not be located so as to impede drive-through lanes, loading and unloading areas, or higher volume delivery or truck circulation routes.
c. To control vehicle speeds and facilitate traffic safety and circulation, drives must be separated from parking aisles by landscaped medians and islands as illustrated in subsection H4, figure 5A.4 of this section.
d. When used, medians should be at least four feet (4') in width and be landscaped. If a median contains trees, it should be at least eight feet (8') wide. If medians are intended for pedestrian circulation they should be approximately twelve feet (12') to twenty feet (20') wide to accommodate a walkway and shrubs and/or trees to buffer pedestrians from surrounding vehicle areas.
e. To guide turning vehicles, maintain sightlines, and protect vehicles at row ends, the free end of all parking aisles must be capped with a landscaped terminal island as illustrated in figure 5A.3 of this subsection. In the CN-1 Zone, at least one shade tree must be provided within each terminal island.
f. Parking spaces within parking areas must be provided with car stops or curbing to prevent encroachment into landscaped setbacks, medians, and islands.
g. Parking areas must be designed to permit ingress and egress of vehicles without needing to move any other vehicle occupying a parking space.
h. No parking area shall be designed in such a manner that exiting a parking area would require backing into a street.
i. If the number of parking spaces required or provided for a use or a combination of uses on a lot is greater than eight (8) spaces, none of those spaces may be located in such a manner that would require backing into an alley.
4. Partition Of Large Parking Areas: Surface parking areas that are larger than forty five thousand (45,000) square feet or that have any perimeter dimension greater than three hundred feet (300') must be divided into smaller, connected lots to slow traffic movement, improve pedestrian safety, and reduce the visual impact of large parking areas. The following design techniques must be utilized to meet this standard. These design techniques may also be utilized as a means of meeting the pedestrian circulation standards of the base zone. (See figure 5A.4 of this subsection H4.)
a. Divide the parking into separate areas with the use of drives and landscape medians. These "separate areas" should have no dimension greater than approximately two hundred feet (200').
b. The parking layout should ensure that no aisle of parking is longer than approximately two hundred feet (200') without being end capped and crossed by a drive or landscaped median.
c. Some parking areas may not easily accommodate the techniques described above, such as long and narrow parking lots, so other options may be approved by the Director of Planning and Community Development, such as the use of landscaped islands to interrupt parking aisles and provide opportunities for pedestrian crossings.
I. Landscaping And Tree Requirements Within Parking Areas:
1. Applicability:
a. Parking areas that contain more than eighteen (18) parking spaces must be designed to include trees and planting areas according to the requirements of this subsection.
b. If the number of parking spaces in an existing parking area is increased to accommodate more than eighteen (18) parking spaces, then the newly added parking area must comply with the requirements of this subsection.
c. If an existing parking area, which is not constructed with a permanent durable surface according to the construction and design standards above, is subsequently required to be surfaced or altered in any way, the provisions of this subsection shall apply as if the parking area did not previously exist.
d. Parking ramps, covered parking areas, and parking areas that are an integral part of a building are exempt from the requirements of this subsection. However, in such cases, certain perimeter landscaping may be required according to the provisions of the base zone.
2. Requirements:
a. Trees must be planted or preserved on the site so that every parking space or portion thereof is within forty feet (40') of a small tree or within sixty feet (60') of a large tree.
b. In addition to the required trees, all medians, islands and other planting areas within the parking area must be landscaped with turf, grasses, low shrubs or other living cover. Planting areas at the ends of parking aisles must consist of low growing varieties of shrubs, grasses, and ground cover (2 feet in height or less) so as not to impede vehicular sight lines. Landscape medians along drives and pedestrian walkways may utilize larger shrubs and plants to visually break up the appearance of large parking areas and buffer pedestrian walkways. Trees may be planted in any median or planting island, provided the median or island meets the minimum planting area size specified in chapter 5, article E, "Landscaping And Tree Standards", of this title.
c. Planting areas must be separated from parking spaces, drives, aisles, and alleys with unmountable curbs or barriers at least five inches (5") in height. Curbs and barriers must be constructed in a manner that will prevent salt and sand from storm water runoff from damaging trees and plantings. The city may waive this requirement when drainage swales are utilized to facilitate storm water runoff.
d. The design of any drainage swales proposed must be approved by the city. Drainage swales must be planted with salt tolerant prairie grasses, sedges and reeds that will slow runoff and allow ground infiltration. The plants used in such swales must be approved by the city.
e. Coniferous trees may not be used to satisfy parking lot coverage requirements.
f. Trees planted to meet the street tree requirements or to meet the tree requirements for residential uses (see chapter 5, article E of this title) may also be used to fulfill the requirements of this subsection; provided, that no parking space is further than forty feet (40') from a small tree or sixty feet (60') from a large tree.
J. Screening And Setback Requirements: Parking areas must be set back from rights of way and abutting properties and screened from view according to applicable setback and screening provisions of the subject base zone.
K. Design Of Bicycle Parking Areas:
1. The minimum size for a bicycle parking space is one and one-half feet by six feet (1.5' X 6'). Where required for access, a minimum aisle width of four feet (4') shall be provided.
2. Bicycle parking areas must be constructed of asphaltic cement concrete, Portland cement concrete or manufactured paving materials, such as brick. However, the city building official may permit the use of rock or gravel areas for bicycle parking, provided edging materials are used so that the bicycle parking area is clearly demarcated and the rock material is contained.
3. Required bicycle parking racks must be designed to support the bicycle by its frame and allow the use of either a cable lock or a U-shaped lock. Bicycle parking racks shall be installed a minimum of two feet (2') from any curb, pavement edge, parking space, drive, walkway, or obstruction such as a well wall, fence, doorway, or landscaping. Bicycle lockers and secure indoor storage facilities are also allowed.
4. Bicycle parking facilities shall be located in a clearly designated, safe, visible, and convenient location and shall be located so as not to impede pedestrian or vehicular traffic. Bicycle parking is allowed in front and side building setbacks in all zones; provided, that such a parking area results in no more than twenty five percent (25%) of the required setback area being paved.
L. Special Vehicle Parking And Storage Requirements In Single-Family Zones, T3 Neighborhood Edge Zone, And T3 Neighborhood General Zone: The provisions of this subsection apply in all single-family residential zones and the above listed Form-Based Zones. For purposes of this subsection, a “special vehicle” is defined as any device, more than seven and one-half feet (7.5') in height and more than twenty feet (20') in length, which is or may be transported or drawn upon a highway, street, or body of water, including, without limitation, any motor vehicle, truck, trailer, tractor, wagon, watercraft or any combination thereof exceeding these dimensions. A storage area for a special vehicle includes any space equal in size to the outer perimeter of the subject special vehicle that is used for storage of such a vehicle. The following provisions apply to all such special vehicles:
1. A special vehicle may be stored inside any building, provided it is not stored in a required parking space.
2. A special vehicle stored outside a building must comply with the following standards:
a. The vehicle must be in operational condition and properly licensed as required by state and federal law.
b. The special vehicle must belong to the owner or tenant of the property on which the vehicle is located, except for special vehicles of guests, as provided in subsection L2c of this section.
c. A special vehicle may not be used for dwelling purposes except as temporary lodging for guests of the property owner or tenant. Such temporary lodging may occur for no more than twenty one (21) consecutive days nor may temporary lodging exceed a total of forty five (45) days in any calendar year. An extension may be approved by the city manager or designee.
d. The special vehicle may not be used for storage of items other than those considered to be part of the unit.
e. The storage area must be surfaced with crushed rock, asphalt, concrete or a similar surface designed and maintained to prevent muddy conditions, erosion from the flow of water onto adjoining property and weed growth. In cases where crushed rock is used, the perimeter of a storage area must be lined with bricks, landscape timbers or similar material that will effectively contain the crushed rock.
f. (1) A special vehicle may not be parked or stored on a vacant residential lot.
(2) No special vehicle may be stored in a front setback, except on a regularly constructed aisle for a period of no more than four (4) days for the purpose of loading and unloading.
(3) A special vehicle may be stored in the required rear setback or the required side setback, provided the outer edge of the storage area is no closer than three feet (3') to a side lot line or to a rear lot line of a reversed corner lot.
(4) The city manager or designee may permit outside storage of a special vehicle in the required front setback or the required side setback along a street, provided:
(A) Storage space is not available in the side or rear setback or there is no access to either the side or rear setback. For purposes of this provision, a corner lot will always be deemed to have access to the rear setback. Accessory structures and buildings less than one hundred sixty (160) square feet in area and vegetation that is transplantable are not deemed to prevent access.
(B) Inside storage is not possible because the size of the special vehicle exceeds either the space available or the size of the entrance available in any existing building, or both.
(C) The special vehicle is parked perpendicular to the street.
(D) The special vehicle storage area is screened from view of the street using landscaping, a fence or a wall. Fences, walls, and hedges must meet the applicable standards specified in chapter 4, article C, "Accessory Uses And Buildings", of this title.
(E) No part of the special vehicle extends beyond the property line or over a public right of way. (Ord. 05-4186, 12-15-2005; amd. Ord. 06-4220, 7-18-2006; Ord. 06-4245, 12-12-2006; Ord. 14-4586, 6-3-2014; Ord. 16-4675, 9-20-2016; Ord. 17-4703, 5-2-2017; Ord. 19-4779, 2-19-2019; Ord. 21-4866, 11-16-2021; Ord. 22-4882, 6-21-2022; Ord. 23-4914, 11-6-2023)