table of contents projects and... · buildings at the intersection of nw 86th street and clark...

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TABLE OF CONTENTS

Introduction................................................................................................................. ...................5

NW 86th St North End Area……………………........................................................................................................... 9

NW 86th St Residential Area.........................................................................................................................17

NW 86th St Mixed Use Area...........................................................................................................................23

NW 86th St Entertainment Area.....................................................................................................................23

Streetscape Design………………........................................................................................................................23

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Good design is critical to the sustained development and longevity of any community. The identity of a community or neighborhood is often times determined by its aesthetics, scale, and quality of design. Design includes such attributes as building facades, quality of materials, scale of public spaces, streetscapes, proper signage, and connectivity. In 2004, the City of Clive initiated a land use project that aimed to reinvigorate the NW 86th Corridor. An extensive planning process that included the adjoining neighborhoods and key stakeholders took place over the course of 2 years, and resulted in the creation of the NW 86th St Corridor Master Plan. Contained within the plan were guidelines for development and redevelopment of the properties within the area. In the 14 years following, certain successes have been realized, however the full expectations of the plan have not been achieved. With that in mind, the City of Clive made the decision to invest additional resources into the review and amending the development guidelines, to provide greater flexibility for property owner investment. The new guidelines, outlined within this document are in keeping with the original intent, but with the current market conditions in mind. The following document is intended to act as a guideline for development along the NW 86th St corridor. It shall be utilized as a basis for all site and development design. The design guidelines are organized into four distinct areas, each with a number of basic elements of site and building design. The NW 86th ST North End Area will provide for community shopping centers, with opportunities for office and multi-family residential uses. The NW 86th St Residential Development Areas have detailed design guidelines that address the unique proximity to the established single family residential neighborhoods. The NW 86th St Mixed Use Area will provide flexible opportunities for both residential and commercial developments. The NW 86th St Entertainment Development Area will provide opportunities for mixed used developments, entertainment, and interaction with natural resources.

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Intent The 86th North End Development Area district is designed to provide land for the orderly and logical development of a complete and intensive community shopping center with a broad range of retail, professional office and multi family residential uses which exhibits a high quality of architectural and design elements. The district will incorporate high quality materials in unique architectural designs and substantial plantings of trees, shrubs and other plant materials.

1. Density

Greater density allows for more residents to be within walking distance to the amenities, services, and stores in the NW 86th Street Corridor. Mixing densities of residential uses adds diversity to the neighborhood, creates options for different lifestyles or life stages, and establishes long-term stability in the neighborhood. (a) Net density for non-single family residential development in

the development area shall be a maximum of 20 dwelling units per acre.

2. Uses

The NW 86th St North End Development Area shall be designed to accommodate a range of public, office, retail and housing opportunities. The mix of uses may be incorporated through both horizontal and vertical arrangements. (a) Retail, and restaurant uses should generally be oriented to minimize the service functions away from the adjoining single family areas.

(b) Retail and restaurant uses should be encouraged to take the “indoors” outdoors by spilling interior space (i.e.: dining areas or small merchandise displays) onto walkways and plazas. (c) Certain uses shall be permitted as conditional or auxiliary uses within the Zoning Ordinance. These uses, while generally considered not to be compatible with the built surroundings, can be designed in a way that adds value and not a determent to the neighborhood. These uses shall be enumerated within the Zoning Ordinance and be subject to review by the City Council.

3. Building Scale

The relative size or mass of a building in relation to adjacent buildings is a primary way to achieve design continuity in the corridor. Each building should be designed to form part of the larger composition rather than being designed in isolation of one another. (a) In order to achieve a degree of building scale compatibility, buildings in the NW 86th St North End Area are encouraged to be designed with two or three stories, however single story buildings shall be considered acceptable. (b) All buildings shall be designed to promote quality architecture and design elements along all four building elevations. The use of colors, materials, façade projections and recesses, windows or awnings shall be incorporated to reduce the impact of all building elevations that are greater than 100 feet.

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(c) A tower or pediment at a building’s cornice line may also be used to enhance the character or massing of a facade, provided its design and materials contribute to a consistent architectural style.

4. Building Placement

Hickman Road and NW 86th Street are automobile-oriented streets. However, it is advantageous to establish a development pattern that promotes a more cohesive visual appearance. It is important to anchor block corners with buildings and orient developments toward the intersection. This guideline establishes a building placement pattern that shall be encouraged regardless of size, scale, or location. (a) Buildings in the NW 86th St North End Area shall be designed in accordance to the following guidelines:

(1) The front setback line shall be no less than 60 feet from the public right-of-way.

(2) The rear setback line shall be no less than 35 feet from

the rear property line. (3) The side yard setback line shall be no less than 25 feet

from the side property line. (4) The internal side or rear yard setback of a building that

is adjacent to another building within the same district shall either be 0 feet or 12.5 feet.

5. Dominant Building Material

In an attempt to unify the NW 86th St Corridor’s visual characteristics, masonry shall be the dominant building material for new construction in the NW 86th St North End Area. (a) Commercial and office buildings shall be designed with all

building elevations providing 75% of the non-glazed surfaces as brick, split face concrete masonry units, stone, stucco or EFIS. In no case shall more than 25% of the 75% masonry requirement be satisfied with split face concrete masonry units, stucco or EFIS.

(b) Wood, metal, concrete masonry units, concrete and other similar materials may be used in combination with dominant materials to accent the architectural character of the building. In no case shall masonry be painted. (c) Wood, metal, concrete masonry units, concrete and other similar materials shall be permitted to remain on existing buildings; however, no addition or substantial alteration (in this case defined as more than 15% of the total building surface area) shall be permitted unless the above requirements are satisfied.

6. Architectural Detailing

Architectural detailing is a way of decorating a single dominant building material. Ornamental in nature, detailing adds a finer grain of texture and scale to a building façade, improving the perceived quality and appearance. (a) Detailing in the form of masonry soldier or sailor courses, corbels, concrete or stone lintels, metal screens, or other

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decorative applications or materials, such as terra cotta, wood, or metal should be used to contribute scale and texture to a building façade. (b) Windows, bays and door openings should be proportioned so that verticals dominate horizontals except for street-level storefront windows, which may be square. No building frontage wall should remain unpierced by windows or doorways. (c) The ground level of the buildings shall be designed to offer pedestrian interest along the sidewalks. Signage, awnings, canopies and other ornamentation are encouraged.

7. Roof

The building roof not only provides protection from the elements, but also can enhance or detract from the design image of the building. (a) Only flat or slightly sloped roofs (for drainage) may be used

for commercial uses. (b) On buildings with flat roofs, parapets shall be incorporated on all facades that face a public street or residential district. (c) Sloped roofs may be only used in secondary conditions, such

as a roof over ancillary building uses or building entrances. (d) Mansard or false roofs of any style shall not be used.

8. Enhanced Entries

A front entrance to a building or business shall be emphasized as a special and unique place on the building’s storefront. Building

entrances facing the public street will create a public storefront, viewable from the adjacent public street. (a) A building’s primary entrance shall face the public street in

total or in part, such as at a building corner. (b) Entrances shall be recessed, slightly projected or enhanced

through color, decorative materials and special paving treatment.

(c) Secondary entrances may be used on any other facade.

9. Building Front

The proper arrangement of a storefront’s doors and windows helps communicate the nature of a building’s use and character. Although storefronts may be removed from the public street, a visible presence may still be established for on-street traffic and pedestrian walkways. (a) The ground level of a storefront facing NW 86th Street and

Hickman Road shall include elements of transparent glazing. (b) Storefront displays shall be uncluttered and artistic.

Storefront displays shall incorporate decorative lighting for nighttime use.

(c) Upper-floor glazing shall not have a dark tint or mirrored

appearance. (d) Building lighting should be incorporated on the front facade,

as well as any facade that is adjacent to a public access

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area. This will enhance the building’s architectural detailing and/or to light a walkway or parking area. Building lighting shall be compatible with the building’s architectural theme.

10. Awnings/Canopies

Awnings and canopies are prominent components in any street environment. They are both functional and ornamental. They provide shade from the sun, protect windows, add color, compliment existing architecture, and can even be used for signage. (a) Fixed or retractable awnings shall be made of opaque fabric

on a securely mounted metal frame. (b) Awnings shall be mounted in an angular or horizontal

configuration with their lowest point ranging from 7'-6" minimum to 9'-0" maximum. This maximum distance may be extended to account for a sloping ground or sidewalk condition. Awning shall not extend more than 6 feet from the face of the building.

(c) Arched or barreled awnings shall not be used in this area. (d) Awnings shall be the same color, pattern, and have the same

mounting characteristics for a single business. Awnings on a single building shall have a consistent horizontal alignment across the front of the entire building.

(e) Awnings shall utilize primarily muted, neutral, or earth tone

type colors.

(f) Permanent canopies or marquees may be used at the primary building entry or along an entire façade. To be approved, the design of canopies or marquees shall be consistent with the design theme of the building and have a decorative or ornamental appearance.

(g) Awnings shall receive routine and proper maintenance so that

they remain free of rips, holes, stains, or fading at all times.

11. Parking

Parking in the NW 86th St North End Area should be located to provide the greatest impact for shared public and private parking in a centralized location. Parking lots should be designed so that they do not dominate the frontage of streets or interrupt pedestrian routes. (a) Base parking requirements shall be established by the

current Clive Zoning Ordinance, however shared parking should be encouraged.

(1) Shared parking shall require a written agreement of the parties sharing the parking facilities, including any necessary easements, maintenance agreements and reliable parking projections for each party. The agreement shall be approved by the City and filed with the County Recorder. (2) The table found within the Clive Zoning Ordinance shall be used to determine the required parking based on the shared parking agreement. Whichever time period requires the highest total parking spaces among the various uses subject to the shared parking agreement should be the

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amount of parking provided. (3)Shared parking spaces shall be within a reasonable proximity to the entrance for any use sharing the parking and provide direct pedestrian access to the entrance.

(b) Parking lots shall be broken up into defined parking blocks so that no more than 100 parking spaces are provided in a single parking block. Parking blocks shall be bounded on all sides by any of the following:

(1) The front building facade containing a minimum 10 foot wide sidewalk along the entire length of the facade.

(2) A side or rear building facade containing a minimum

6 foot wide sidewalk along the entire length of the facade.

(3) A public street, provided that a 10 foot parking lot

and driveway setback is accommodated. (4) A 20 foot landscape buffer meeting the

requirements. (5) A 20 foot wide landscaped median containing a

minimum 6 foot wide sidewalk. (c) Whenever sidewalks cross internal driveways, a highly visible

crosswalk, constructed of materials that provide strong contrast with the vehicular surface, shall be provided.

(d) Parking lots along the street shall be screened from the adjacent street and sidewalk by walls, fences and landscaping. Walls, fencing and landscaping shall be at least 24 inches in height. If a masonry or stone application is utilized, the materials shall match the principal building, or be designed as a streetscape component in accordance with the regulations contained herein.

(e) Parking Lot Landscaping: Parking lot landscaping shall be

provided in accordance with the Clive Zoning Ordinance. No more than 15 parking spaces in a single row may be provided without a landscaped terminal island.

(f) Bicycle Parking Racks: On-site bicycle parking racks shall be

provided at a rate of .5 rack spaces per 1,000 square feet of building area, to a maximum of 20 rack spaces required. Bicycle parking racks shall be provided near building entrances.

(g) All parking, loading, delivery, or service facilities behind

buildings shall be screened from any residential use on adjacent property.

12. Open Space

Open space in the NW 86th St North End Area shall consist of landscape areas, natural areas, plazas or courtyards designed to enhance the architectural and natural features. These areas shall be designed and located to provide the greatest impact on the public realm, including the public rights-of-ways or regularly traveled private ways.

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(a) At least 25% of each lot shall be open space.

(1) Open spaces shall be free of any impervious surfacing and shall meet the following requirements:

(2) 1.5 trees per 1,000 square feet of required open space.

Fifty percent of all required trees shall be over-story shade trees.

(3) Front yards, including secondary front yards shall incorporate at least one shade tree for every 40 feet of frontage.

(b) A 20 foot landscape buffer shall be provided along all property lines adjacent to single family residential zoned property. A 20 foot landscape buffer shall be provided along all property lines adjacent to multiple family residential zoned properties.

(1) Landscape buffers shall contain the following plant materials per 30 lineal feet of buffer:

(a) one overstory shade tree; (b) one evergreen tree; (c) one ornamental tree; (d) nine shrubs.

(c) Plazas or courtyards shall be at least 400 square feet and be designed with landscape materials and public seating subject to the following:

(1) No more than 25% of required open space shall consist of plazas or courtyards. (2) Plazas or courtyards shall be located immediately adjacent to building entrances. (3) Plazas or courtyards shall be bound by an ornamental fence, wall, planters and/or landscaping.

(d) Planting of deciduous or evergreen shrubs shall be utilized to screen the foundation of all structures. (e) Decorative or ornamental metal fencing of a single unified design that compliments the architectural character of the building may be utilized along the front and side property lines but can not exceed 3 feet in height.

13. Site Access

Curb cuts allowing automobile access to a site hinder traffic flow and disrupt the pedestrian travel along NW 86th Street. While NW 86th Street is primarily an automobile-oriented environment, it is important to maintain and improve pedestrian mobility in the NW 86th St North End Area. (a) Curb cuts on NW 86th Street shall be minimized. Access to sites shall occur at a single mid-block entrance with cross easements or by side street.

(1) No curb cut shall be allowed within 150 feet of a street intersection.

(b) Curb cuts on Hickman Road shall be minimized and allowed as permitted by the Iowa Department of Transportation.

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Intent The 86th St Residential Area Development District is primarily intended to provide opportunities for medium to high density multi-family/townhome residential development preserving the integrity and value of the existing single-family neighborhoods. The district will be designed so that the residential structures engage the street, providing the massing and building form that helps define the block. The district will incorporate high quality materials and unique architectural designs. Open space will be used to accent the architectural and natural features of the residential development within the district.

1. Density

Greater density allows for more residents to be within walking distance to the amenities, services, and stores in the NW 86th Street Study Area. Mixing densities of residential uses adds diversity to the neighborhood, creates options for different lifestyles or life stages, and establishes long-term stability in the neighborhood. (a) Net density for non-single family residential development in

the Study Area shall be a maximum of 20 dwelling units per acre.

2. Uses

The NW 86th St Residential Development Area shall be designated for residential uses only (a) Attached dwellings and multiple family dwellings may be designed in tandem to create a more vibrant or diverse neighborhood.

3. Building Scale

The relative size and mass of a building in relation to adjacent buildings is one of the primary ways to achieve design continuity in the NW 86th St Residential Area. Attention to building scale allows a variety of residential uses to coexist in the same neighborhood and creates a consistent character throughout the public streets. (a) Residential structures shall reflect the scale of the surrounding development context. Structures shall not exceed three stories in height or 45 feet in total height, but shall be at least 2 stories in height with habitable space on both levels. (b) Structures may incorporate either a flat roof with a parapet or sloped roof. (c) Detached garages shall not exceed 450 sq. feet per dwelling unit and shall not be taller than 1 story or 12 feet in height. In no case shall more than 6 detached garages be attached in a row.


Buildings in the NW 86th St Residential Area shall generally be designed to bring the residences closer to the street through the use of porches, front doors, and windows. Doing so can create a sense of community and add safety to the pedestrian environment adjacent to these spaces. These designs shall create an effective transition from the public street to private residences while maintaining the privacy inside of the residences.

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All buildings within the NW 86th St Residential Area shall meet the following design considerations: (a) Setback requirements for residences are as follows:

(1) Front yard setbacks shall be a minimum of 15 feet.

(a) Residences shall have a maximum setback of 50 feet. (b) Unenclosed porch, entries and porticos may extend 5

feet into the front yard setback.

(2) Minimum side yard setbacks for residences and detached garages shall be:

(a) 0 feet for internal lot lines. (b) 6 feet for end-unit lot lines. No more than 6 townhome or detached garage units may be attached in a single structure and no structure shall be closer than twelve feet to another structure.

(3) The minimum rear yard setback shall be:

(a) 25 feet for dwellings and attached garages. (b) 5 feet for detached garages.

5. Dominant Building Materials

Building materials convey a sense of quality regardless of the

type of structure. The use of similar quality materials for a variety of residential structures can allow diverse dwelling opportunities to coexist in a single neighborhood, while preserving the value of private investments in the corridor. (a) Building materials for residential structures should mirror those found in other structures within the area. Multi-family buildings and townhomes shall be designed with 50% of all non-glazed surfaces as brick, stone, stucco or EFIS. In no case shall more than 25% of the 50% masonry requirement be satisfied with split face concrete masonry units, stucco or EFIS. (b) All garages and accessory structures shall be designed and constructed of the same materials, including a similar masonry composition, window arrangement and roof articulation as the residential structure.

6. Parking

Parking in the NW 86th St Residential Area should be designed so that they do not dominate the frontage of streets or interrupt pedestrian routes. (a) Garages and parking areas shall not be emphasized along the street frontage. Detached garages in the rear yard with access to mid-block streets or private shared driveways along the rear of the property are preferred. (b) Attached garages may only be accessed from the rear of the units. (c) All off-street exterior parking areas shall be located behind

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the structure. If off street parking is permitted to be adjacent to any public street, the parking area shall be screened from any public street or adjacent residential property by an ornamental fence compatible with the architectural style and materials of the structure, or with landscaping. All screening materials shall be at least 24” in height. (d) At least one attached or detached garage parking area per dwelling unit shall be provided. (e) Parking Lot Landscaping: Parking lot landscaping shall be provided in accordance with the Clive Zoning Ordinance. No more than 15 parking spaces in a single row may be provided without a landscaped terminal island.

7. Open Space

Open space, both private and public, should be used to accent the architectural and natural features of new residential development in the Corridor. Open space should create a smooth transition from public spaces to private spaces through uniform designs with public spaces and increased buffering for private spaces. A hierarchy of open spaces that focuses on design and function rather than strictly the quantity allows open space solutions that best enhance development in the corridor. This will allow higher density development only in exchange for improved site design.

(a) Residential redevelopment parcels should provide public or common open space based on the following schedule:

(1) 10% (6-8 units per acre) (2) 15% (9-13 units per acre) (3) 20% (14-17 units per acre) (4) 25% (18-20 units per acre)

(b) Open space should be designed in one of two general categories: natural open space or formal open space. A 30% area credit for any formal open space provided on the site may be applied towards the requirement in 7(a). Open space categories, types, and designs should be according to the diagram to the

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above. (c) Front yards, including secondary front yards shall incorporate a grass lawn with at least one shade tree for every 40 feet of frontage. (d) Planting of deciduous or evergreen shrubs shall be utilized to screen the foundation of all structures. (e) Decorative wooden or ornamental metal fencing of a single unified design that compliments the architectural character of the townhouse may be utilized along the front and side property lines but can not exceed 3 feet in height.

8. Site Access

Curb cuts allowing automobile access to a site hinder traffic flow and disrupt the pedestrian travel along NW 86th Street. While NW 86th Street is primarily an automobile-oriented environment, it is important to maintain and improve pedestrian mobility in the NW 86th St Residential Area. (a) Curb cuts on NW 86th Street shall be minimized. Access to sites shall occur at a single mid-block entrance with cross easements or by side street.


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Intent The 86th Street Mixed Use Development Area District is designed to provide land for mixed use development incorporating retail commercial and office uses with residential and recreational opportunities. The district should encourage development with ground level retail commercial and upper level office or residential uses, however traditional suburban style development is also acceptable provided high quality and thoughtful design is taken into consideration. Pedestrian traffic is considered a priority and shall be well planned for throughout the district. The district will incorporate high quality materials and unique architectural designs. Public and private plaza and courtyard open space are encouraged.

1. Density



2. Uses

The NW 86th St Mixed Use Development Area shall be designed to accommodate a range of public, office, retail and housing opportunities. The mix of uses may be incorporated through both horizontal and vertical arrangements.

(a) Retail, and restaurant uses should generally be placed near NW 86th St, while office and residential uses should be placed in the rear or on the upper stories. (b) Retail and restaurant uses should be encouraged to take the “indoors” outdoors by spilling interior space (i.e.: dining areas or small merchandise displays) onto walkways and plazas. (c) Certain uses shall be permitted as conditional uses within the Zoning Ordinance. These uses, while generally considered not to be compatible with the built surroundings, can be designed in a way that adds value and not be a determent to the neighborhood. These uses shall be enumerated within the Zoning Ordinance and be subject to review by the City Council.

3. Building Scale

The relative size or mass of a building in relation to adjacent buildings is a primary way to achieve design continuity in the corridor. Each building should be designed to form part of the larger composition rather than being designed in isolation of one another. (a) In order to achieve a degree of building scale compatibility, buildings in the NW 86th St Mixed Use Area are encouraged to be designed with two or three stories, however single story buildings shall be considered acceptable. (b) All buildings shall be designed to promote quality architecture and design elements along all four building

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elevations. The use of colors, materials, façade projections and recesses, windows or awnings shall be incorporated to reduce the impact of all building elevations that are greater than 100 feet. (c) A tower or pediment at a building’s cornice line may also be used to enhance the character or massing of a facade, provided its design and materials contribute to a consistent architectural style.


NW 86th Street is an automobile-oriented street. However, it is advantageous to establish a development pattern that promotes a more cohesive visual appearance. It is important to anchor block corners with buildings, bringing activities close to the street. This guideline establishes a building placement pattern that shall be encouraged regardless of size, scale, or location. (a) Buildings in the NW 86th St Mixed Use Area may elect one of two frontage types—Streetfront Buildings and Buffered Buildings - according to the following guidelines.

(1) Streetfront Buildings shall be set back from the property line between 0 and 15 feet and shall meet the following design considerations:

(a) A sidewalk at least 10 feet wide is continuous across the front façade(s); (b) Tree or landscape wells exist between the front façade and the street edge at least every 40 feet on center. Tree or

landscape wells shall be sized to ensure survival of the plant species. (c) Any area in front of the building not used for sidewalks shall contain landscape materials or a lawn area.

(2) Buffered buildings shall be set back from the property line to allow for pedestrian access along the building front with two rows of parking, a drive aisle, and an expanded parking lot buffer in front of the building. Buffered buildings shall meet the following design considerations:

(a) The front setback line shall be no less than 75 feet and no greater than 85 feet from the public right-of-way. However, the front setback for two adjacent buffered buildings should not differ by more than 5 feet. (b) All off-street parking shall be set back from the right-of-way line by 10 feet. (c) A sidewalk at least 10 feet wide shall be continuous across the front façade. This sidewalk and the public sidewalk shall have at least one direct pedestrian connection for each building. This direct connection shall be constructed of a material that differs from any paved vehicle surface such as pavers, a raised cross-walk or textured concrete (Painted stripes shall not be considered an acceptable means of differentiation).

(d) A maximum of two rows of parking, accessible by a drive

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aisle, may be in front of the building. (e) Any additional areas in front of the building, or areas not used for parking shall be designed to meet the open space requirements of these guidelines.


In an attempt to unify the study area’s visual characteristics, masonry shall be the dominant building material for new construction in the NW 86th St Mixed Use Area. (a) Commercial and office buildings shall be designed with all street facing frontages providing 60% of the non-glazed surfaces as brick, split face concrete masonry units, stone, stucco or EFIS. In no case shall more than 25% of the 60% masonry requirement be satisfied with split face concrete masonry units, stucco or EFIS. All remaining frontages shall provide 40% of the non-glazed surfaces as brick, split face concrete masonry units, stone, stucco or EFIS. In no case shall more than 25% of the 60% masonry requirement be satisfied with split face concrete masonry units, stucco or EFIS. (b) Wood, metal, concrete masonry units, concrete and other similar materials may be used in combination with dominant materials to accent the architectural character of the building. In no case shall masonry be painted. (c) Wood, metal, concrete masonry units, concrete and other similar materials shall be permitted to remain on existing buildings; however, no addition or substantial alteration (in this case defined as more than 15% of the total building surface area) shall be permitted unless the above requirements are satisfied.


Architectural detailing is a way of decorating a single dominant building material. Ornamental in nature, detailing adds a finer grain of texture and scale to a building façade, improving the perceived quality and appearance. (a) Detailing in the form of masonry soldier or sailor courses, corbels, concrete or stone lintels, metal screens, or other decorative applications or materials, such as terra cotta, wood, or metal should be used to contribute scale and texture to a building façade. (b) Windows, bays and door openings should be proportioned so that verticals dominate horizontals except for street-level storefront windows, which may be square. No building frontage wall should remain unpierced by windows or doorways. (c) The ground level of the buildings shall be designed to offer pedestrian interest along the sidewalks. Signage, awnings, canopies and other ornamentation are encouraged.

7. Roof

The building roof not only provides protection from the elements, but also can enhance or detract from the design image of the building. (a) Only flat or slightly sloped roofs (for drainage) may be used for commercial uses. (b) On buildings with flat roofs, parapets shall be incorporated

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on all facades that face a public street or residential district. (c) Sloped roofs may be only used in secondary conditions, such as a roof over ancillary building uses or building entrances. (d) Mansard or false roofs of any style shall not be used.

8. Enhanced Entries

A front entrance to a building or business shall be emphasized as a special and unique place on the building’s storefront. Building entrances facing the public street will create a public storefront, viewable from the adjacent public street. (a) A building’s primary entrance shall face the public street in total or in part, such as at a building corner. In the case of buildings at the intersection of NW 86th Street and Clark Street, Harbach Boulevard, Alice Avenue or Franklin Avenue, the primary entrance shall face NW 86th Street in total or in part. (b) Entrances shall be recessed, slightly projected or enhanced through color, decorative materials and special paving treatment. (c) Secondary entrances may be used on any other facade.

9. Building Front

The proper arrangement of a storefront’s doors and windows helps communicate the nature of a building’s use and character. Although storefronts may be removed from the public street, a visible presence may still be established for on-street traffic and pedestrian walkways.

(a) The ground level of a storefront facing NW 86th Street shall include elements of transparent glazing. In the case of a building at the intersection of NW 86th Street and Clark Street, Harbach Boulevard, Alice Avenue or Franklin Avenue, the ground level building facade along the side street shall also include elements of transparent glazing. (b) Storefront displays shall be uncluttered and artistic. Storefront displays shall incorporate decorative lighting for nighttime use. (c) Upper-floor glazing shall not have a dark tint or mirrored appearance. (d) Building lighting should be incorporated on the front facade, as well as any facade that is adjacent to a public access area. This will enhance the building’s architectural detailing and/or to light a walkway or parking area. Building lighting shall be compatible with the building’s architectural theme.


Awnings and canopies are prominent components in any street environment. They are both functional and ornamental. They provide shade from the sun, protect windows, add color, compliment existing architecture, and can even be used for signage. (a) Fixed or retractable awnings shall be made of opaque fabric on a securely mounted metal frame. (b) Awnings shall be mounted in an angular or horizontal

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configuration with their lowest point ranging from 7'-6" minimum to 9'-0" maximum. This maximum distance may be extended to account for a sloping ground or sidewalk condition. (c) Arched or barreled awnings shall not be used in this area. (d) Awnings shall be the same color, pattern, and have the same mounting characteristics for a single business. Awnings on a single building shall have a consistent horizontal alignment across the front of the entire building. (e) Awnings shall utilize primarily muted, neutral, or earth tone type colors. (f) Permanent canopies or marquees may be used at the primary building entry or along an entire façade. To be approved, the design of canopies or marquees shall be consistent with the design theme of the building and have a decorative or ornamental appearance. (g) Awnings shall receive routine and proper maintenance so that they remain free of rips, holes, stains, or fading at all times.

11. Parking

Parking in the NW 86th St Mixed Use Area should be located to provide the greatest impact for shared public and private parking in a centralized location. Parking lots should be designed so that they do not dominate the frontage of streets or interrupt pedestrian routes. (a) Base parking requirements shall be established by the

current Clive Zoning Ordinance, however shared parking

should be encouraged.

(1) Shared parking shall require a written agreement of the parties sharing the parking facilities, including any necessary easements, maintenance agreements and reliable parking projections for each party. The agreement shall be approved by the City and filed with the County Recorder. (2) The table found within the Clive Zoning Ordinance shall be used to determine the required parking based on the shared parking agreement. Whichever time period requires the highest total parking spaces among the various uses subject to the shared parking agreement should be the amount of parking provided. (3)Shared parking spaces shall be within a reasonable proximity to the entrance for any use sharing the parking and provide direct pedestrian access to the entrance.


(1) the front building facade containing a minimum 10 foot wide sidewalk along the entire length of the facade. (2) a side or rear building facade containing a minimum 6 foot wide sidewalk along the entire length of the facade.

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(3) a public street, provided that a 10 foot parking lot and driveway setback is accommodated. (4) a 20 foot landscape buffer meeting the requirements. (5) a 20 foot wide landscaped median containing a minimum 6 foot wide sidewalk.

(c) Whenever sidewalks cross internal driveways, a highly visible crosswalk, constructed of materials that provide strong contrast with the vehicular surface, should be provided. (d) Parking lots along the street shall be screened from the adjacent street and sidewalk by walls, fences and landscaping. Walls, fencing and landscaping shall be at least 24 inches in height. If a masonry or stone application is utilized, the materials shall match the principal building, or be designed as a streetscape component in accordance with the regulations contained herein. (e) Parking Lot Landscaping: Parking lot landscaping shall be provided in accordance with the Clive Zoning Ordinance. No more than 15 parking spaces in a single row may be provided without a landscaped terminal island. (f) Bicycle Parking Racks: On-site bicycle parking racks shall be provided at a rate of .5 rack spaces per 1,000 square feet of building area, to a maximum of 20 rack spaces required. Bicycle parking racks shall be provided near building entrances. (g) All parking, loading, delivery, or service facilities behind

buildings shall be screened from any residential use on adjacent property.

12. Open Space

Open space in the NW 86th St Mixed Use Area shall consist of landscape areas, natural areas, plazas or courtyards designed to enhance the architectural and natural features. These areas shall be designed and located to provide the greatest impact on the public realm, including the public rights-of-ways or regularly traveled private ways. (a) At least 15% of each lot shall be open space.





(b) A 20 foot landscape buffer shall be provided along all property lines adjacent to single family residential zoned property. A 20 foot landscape buffer shall be provided along all property lines adjacent to multiple family residential zoned properties.

(1) Landscape buffers shall contain the following plant

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materials per 30 lineal feet of buffer:


(c) Plazas or courtyards shall be at least 400 square feet and be designed with landscape materials and public seating subject to the following:

(1) No more than 25% of required open space shall consist of plazas or courtyards. (2) Plazas or courtyards shall be located either immediately adjacent to the public right-of-way in case of streetfront buildings or immediately adjacent to building entrances for buffered building layouts. (3) Plazas or courtyards shall be bound by an ornamental fence, wall, planters and/or landscaping.


13. Site Access

Curb cuts allowing automobile access to a site hinder traffic flow and disrupt the pedestrian travel along NW 86th Street. While NW 86th Street is primarily an automobile-oriented environment, it is important to maintain and improve pedestrian mobility in the NW 86th St Mixed Use Area. (a) Curb cuts on NW 86th Street shall be minimized. Access to sites shall occur at a single mid-block entrance with cross easements or by side street.


NW

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th S

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inm

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Are

a

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Intent

The 86th St Entertainment Development Area district is intended

to provide for an office and regional commercial entertainment

center and will be designed in consideration of public plazas or

courtyards, Clive Greenbelt Park, historical amenities and other

urban open space that can serve as a focal point for community

activities. The area will include retail/commercial, office,

entertainment, residential, institutional and open space uses.

The buildings within the district will be constructed with high

quality materials and will be designed to form part of a larger

composition rather than being designed in isolation of one

another.

1. Density



2. Uses

The NW 86th St Entertainment Development Area shall be designed to accommodate a range of public, office, retail, housing and entertainment opportunities. The mix of uses may be incorporated through both horizontal and vertical arrangements.

(a) Retail, restaurant and entertainment uses should generally be placed near NW 86th St, while office and residential uses should be placed in the rear or on the upper stories. When determined to be appropriate by the City, certain uses may also locate near the adjoining Greenbelt. (b) Retail and restaurant uses should be encouraged to take the “indoors” outdoors by spilling interior space (i.e.: dining areas or small merchandise displays) onto walkways and plazas. (c) Certain uses shall be permitted as conditional uses within the Zoning Ordinance. These uses, while generally considered not to be compatible with the built surroundings, can be designed in a way that adds value and not be a determent to the neighborhood. These uses shall be enumerated within the Zoning Ordinance and be subject to review by the City Council.

3. Building Scale

The relative size or mass of a building in relation to adjacent buildings is a primary way to achieve design continuity within the corridor . Each building should be designed to form part of the larger composition rather than being designed in isolation of one another. (a) In order to achieve a degree of building scale compatibility, buildings in the NW 86th St Entertainment Development Area are encouraged to be designed with a minimum of two stories, however single story buildings that meet the same intent outlined within this document shall be considered acceptable.

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(b) Large buildings should be broken down in scale by both vertical and horizontal articulation of individual sections. (c) A tower or pediment at a building’s cornice line may also be used to enhance the character or massing of a facade, provided its design and materials contribute to a consistent architectural style.


NW 86th Street is an automobile-oriented street. However, it is advantageous to establish a development pattern that promotes a more cohesive visual appearance. It is important to anchor block corners with buildings, bringing activities close to the street. This guideline establishes a building placement pattern that shall be encouraged regardless of size, scale, or location. (a) Buildings in the NW 86th St Entertainment Area may generally elect one of two frontage types—Streetfront Buildings and Buffered Buildings - according to the following guidelines.

(1) Streetfront Buildings shall be set back from the property line between 0 and 15 feet and shall meet the following design considerations:

(a) A sidewalk at least 10 feet wide is continuous across the front façade(s); (b) Tree or landscape wells exist between the front façade and the street edge at least every 40 feet on center. Tree or landscape wells shall be at least 25 square feet and in all cases sized to ensure survival of the plant species.

(c) Any area in front of the building not used for sidewalks shall contain landscape materials or a lawn area.

(2). Buffered buildings shall be set back from the property line to allow for pedestrian access along the building front with two rows of parking, a drive aisle, and an expanded parking lot buffer in front of the building.

Buffered buildings shall meet the following design considerations:

(a) The front setback line shall be no less than 75 feet and no greater than 85 feet from the public right-of-way. However, the front setback for two adjacent buffered buildings should not differ by more than 5 feet. (b) All off-street parking shall be set back from the right-of-way line by 10 feet. (c) A sidewalk at least 10 feet wide shall be continuous across the front façade. This sidewalk and the public sidewalk shall have at least one direct pedestrian connection for each building. This direct connection shall be constructed of a material that differs from any paved vehicle surface such as pavers, a raised cross-walk or textured concrete (Painted stripes shall not be considered an acceptable means of differentiation).

(d) A maximum of two rows of parking, accessible by a drive aisle, may be in front of the building. (e) Any additional areas in front of the building, or areas not

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used for parking shall be designed to meet the open space requirements of these guidelines.


In an attempt to unify the study area’s visual characteristics, masonry shall be the dominant building material for new construction in the NW 86th St Entertainment Area. (a) Commercial and office buildings shall be designed with 70% of all non-glazed surfaces as brick, split face concrete masonry units, stone, stucco or EFIS. In no case shall more than 15% of the 70% masonry requirement be satisfied with split face concrete masonry units, stucco or EFIS. (b) Wood, metal, concrete masonry units, concrete and other similar materials may be used in combination with dominant material to accent the architectural character of the building. In no case shall masonry be painted. (c) Wood, metal, concrete masonry units, concrete and other similar materials shall be permitted to remain on existing buildings; however, no addition or substantial alteration (in this case defined as more than 15% of the total building surface area) shall be permitted unless the above requirements are satisfied.


Architectural detailing is a way of decorating a single dominant building material. Ornamental in nature, detailing adds a finer grain of texture and scale to a building façade, improving the perceived quality and appearance. (a) Detailing in the form of masonry soldier or sailor courses,

corbels, concrete or stone lintels, metal screens, or other decorative applications or materials, such as terra cotta, wood, or metal should be used to contribute scale and texture to a building façade. (b) Windows, bays and door openings should be proportioned so that verticals dominate horizontals except for street-level storefront windows, which may be square. No building frontage wall should remain unpierced by windows or doorways. (c) The ground level of the buildings shall be designed to offer pedestrian interest along the sidewalks. Signage, awnings, canopies and other ornamentation are encouraged.

7. Roof

The building roof not only provides protection from the elements, but also can enhance or detract from the design image of the building or area. (a) Only flat or slightly sloped roofs (for drainage) or should be used in the mixed-use districts.

(1) Parapets for screening mechanical equipment shall be incorporated on any façade facing a public street, open space or adjoining residential neighborhood. (2) Sloped roofs may be only used in secondary conditions, such as a roof over ancillary building uses or building entrances. (3) Rooftop entertainment areas are encouraged as they provide opportunities to interact with the unique natural

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features of the area.

8. Enhanced Entries

A front entrance to a building or business should be emphasized as a special and unique place on the building's storefront. Building entrances facing the public street will create a public storefront, viewable from the adjacent transportation corridor. (a) A building's primary entrance shall face the public street in total or in part, such as at a building corner. For buildings at the intersection of NW 86th Street and another street, the primary entrance shall face NW 86th Street in total or in part.

(1) Secondary entrances may be used on any other façade. (b) Entrances should be designed to convey a sense of prominence through recessed, slightly projected or architecturally detailed elements.

9. Building Front

The proper arrangement of a storefront's doors and windows helps communicate the nature of a building's use and character. Although storefronts may be removed from the public street, a visible presence may still be established for on-street traffic and pedestrian walkways. (a) The ground level of a storefront facing the major road way should be transparent glazing. In the case of a building at the intersection of NW 86th Street and Swanson Boulevard, the ground level building facade along the side street shall also include elements of transparent glazing.

(b) Storefront displays shall be uncluttered and artistic. Storefront displays shall incorporate decorative lighting for nighttime use. (c) Upper-floor glazing shall not have a dark tint or mirrored appearance. (d) Building lighting should be incorporated on the front facade, as well as any facade that is adjacent to a public access area. This will enhance the building’s architectural detailing and/or to light a walkway or parking area. Building lighting shall be compatible with the building’s architectural theme.


Awnings and canopies are prominent components in any street environment. They are both functional and ornamental. They provide shade from the sun, protect windows, add color, compliment existing architecture, and can even be used for signage. (a) Fixed or retractable awnings shall be made of opaque fabric on a securely mounted metal frame. (b) Awnings shall be mounted in an angular or horizontal configuration with their lowest point ranging from 7'-6" minimum to 9'-0" maximum. This maximum distance may be extended to account for a sloping ground or sidewalk condition. (c) Arched or barreled awnings shall not be used in this area. (d) Awnings shall be the same color, pattern, and have the same mounting characteristics for a single business. Awnings on a

36

single building shall have a consistent horizontal alignment across the front of the entire building. (e) Awnings shall utilize primarily muted, neutral, or earth tone type colors. (f) Permanent canopies or marquees may be used at the primary building entry or along an entire façade. To be approved, the design of canopies or marquees shall be consistent with the design theme of the building and have a decorative or ornamental appearance. (g) Awnings shall receive routine and proper maintenance so that they remain free of rips, holes, stains, or fading at all times.

11. Parking

Parking in the NW 86th ST Entertainment Area should be located to provide the greatest impact for shared public and private parking in a centralized location. Parking lots should be designed so that they do not dominate the frontage of streets or interrupt pedestrian routes. (a) Base parking requirements shall be established by the

current Clive Zoning Ordinance, however shared parking should be encouraged.

(1) Shared parking shall require a written agreement of the parties sharing the parking facilities, including any necessary easements, maintenance agreements and reliable parking projections for each party. The agreement shall be approved by the City and filed with the County Recorder.

(2) The following table shall be used to determine the required parking based on the shared parking agreement. Whichever time period requires the highest total parking spaces among the various uses subject to the shared parking agreement should be the amount of parking provided. (3)Shared parking spaces shall be within a reasonable proximity to the entrance for any use sharing the parking and provide direct pedestrian access to the entrance.


(1) the front building facade containing a minimum 10 foot wide sidewalk along the entire length of the facade. (2) a side or rear building facade containing a minimum 6 foot wide sidewalk along the entire length of the facade. (3) a public street, provided that a 10 foot parking lot and driveway setback is accommodated. (4) a 20 foot landscape buffer meeting the requirements. (5) a 20 foot wide landscaped median containing a minimum 6 foot wide sidewalk.

37

(c) Whenever sidewalks cross internal driveways, a highly visible crosswalk, constructed of materials that provide strong contrast with the vehicular surface, should be provided. (d) Parking lots along the street shall be screened from the adjacent street and sidewalk by walls, fences and landscaping. Walls, fencing and landscaping shall be at least 24 inches in height. If a masonry or stone application is utilized, the materials shall match the principal building, or be designed as a streetscape component in accordance with the regulations contained herein. (e) Parking Lot Landscaping: Parking lot landscaping shall be provided in accordance with the Clive Zoning Ordinance. No more than 15 parking spaces in a single row may be provided without a landscaped terminal island. (f) Bicycle Parking Racks: On-site bicycle parking racks shall be provided at a rate of .5 rack spaces per 1,000 square feet of building area, to a maximum of 20 rack spaces required. Bicycle parking racks shall be provided near building entrances. (g) All parking, loading, delivery, or service facilities behind buildings shall be screened from any residential use on adjacent property.

12. Open Space

Open space in the NW 86th ST Entertainment Area shall consist of landscape areas, natural areas, plazas or courtyards designed to enhance the architectural and natural features. These areas shall be designed and located to provide the greatest impact on the public realm, including the public rights-of-ways or regularly

traveled private ways. (a) At least 20% of each lot shall be open space, exclusive of landscape buffer areas.





(b) A 30 foot landscape buffer shall be provided along all property lines adjacent to single family residential or commercial zoned property.

(1) Landscape buffers shall contain the following plant materials per 30 lineal feet of buffer:


(c) Plazas or courtyards shall be at least 400 square feet and be

38

designed with landscape materials and public seating subject to the following:

(1) No more than 25% of required open space shall consist of plazas or courtyards. (2) Plazas or courtyards shall be located either immediately adjacent to the public right-of-way in case of streetfront buildings or immediately adjacent to building entrances for buffered building layouts. (3) Plazas or courtyards shall be bound by an ornamental fence, wall, planters and/or landscaping.


13. Site Access

Curb cuts allowing automobile access to a site hinder traffic flow and disrupt the pedestrian travel along NW 86th Street. While NW 86th Street is primarily an automobile-oriented environment, it is important to maintain and improve pedestrian mobility in the NW 86th St Residential Area. (a) Curb cuts on NW 86th Street shall be minimized. Access to sites shall occur at a single mid-block entrance with cross easements or by side street.


NW

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th S

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Intent

It is generally recognized that a planned streetscape along the

NW 86th St Corridor is an important element of creating an

inviting and pleasing pedestrian environment. As such, each site

shall provide and incorporate the following elements into the

overall sign design.

1. Landscaping

Landscaping, inclusive of over story trees, ornamental trees, shrubs and planting beds shall be planted along the NW 86th Corridor. Overstory trees shall generally be planted along the public right-of-way, spaced 40 feet on center. Ornamental grasses should be utilized to break up open space, and to accent other features within the streetscape.

2. Hardscape

Elements of hardscape, inclusive of stone/masonry walls, pillars, or other similar features shall be incorporated into the site design. This can be done in conjunction with the building design, or as a standalone hardscape feature on the site. The preferred stone/masonry shall be Country Manor, by Eden Stone. Both the full veneer or thin veneer applications shall be considered acceptable. At least 100 square feet of stone shall be visible from NW 86th ST.

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3. Salt Strip

A brick salt-strip, as specified by the City, shall be provided

along the back of all curb adjacent to public streets. The brick

pavers shall be constructed out of clay, and sourced from Boral

Brick Company. Dimensions shall be 4” x 8”x 2.5”. Field pavers

shall be colored pacific clay, while the soldier courses if

applicable shall be medium iron spot. The brick salt strip shall

be built upon a concrete sub base, with sand bed. The City of

Clive shall provide a specification and detail for the design and

installation.

4. Sidewalk

It is recognized that elements other than those listed above may

be included within the street scape design. These elements

include, but are not limited to, signage, plazas and courtyards,

decorative lighting and public art. All elements shall be detailed

out within the site plan documents and are subject to review by

the City Council.

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5. Other Elements Not Required

It is recognized that elements other than those listed above may

be included within the street scape design. These elements

include, but are not limited to, signage, plazas and courtyards,

decorative lighting and public art. All elements shall be detailed

out within the site plan documents and are subject to review by

the City Council.

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