The purpose of the Z4 Multi-Use District is to provide space for a mixture of retail, personal and business service, office, lodging, automotive service, civic and medium to high density residential uses necessary to support the needs of the overall community and planned in a walkable arrangement with parks, interconnected and landscaped sidewalks, streets and parking facilities.

(Ord. 10-003, 1-19-2010, eff. 7-1-2010)

Permitted forms and functions, which are identified in section 12-8-3, table 2 of this title, are those that are allowed by right within Mason City. New development or redevelopment will require a site plan drawn to scale showing that all zoning standards in chapter 16 of this title have been met. (Ord. 10-003, 1-19-2010, eff. 7-1-2010; amd. 2017 Code)

Conditional forms and functions, which are identified in section 12-8-3, table 2 of this title, are those that must be reviewed and approved by the Board for potential impact on neighboring properties. All conditional forms and functions shall conform to the standards set forth in section 12-5-5 of this title. New development or redevelopment shall be reviewed according to chapter 7 of this title to show compliance with all development standards identified herein. (Ord. 10-003, 1-19-2010, eff. 7-1-2010; amd. 2017 Code)

   A.   Cumulative Area:

      1.   Accessory buildings shall not exceed a cumulative total area of more than thirty five percent (35%) of the principal building's footprint measured at the exterior dimensions of the ground floor.

      2.   A maximum of two (2) buildings measuring no more than eighty (80) square feet each, such as storage or maintenance sheds, shall not be considered as part of the overall accessory building square foot calculation.

      3.   Exception: Agricultural buildings serving a farm shall not be counted towards the cumulative area requirement, but shall conform to all other accessory structure requirements.

   B.   Architectural Style And Building Materials: The architectural style and building materials of all accessory buildings within the Z4 District shall be consistent with those of the principal building on the lot.

   C.   Trash Enclosures: Structure standards for trash enclosures are defined in section 12-16-12 of this title. (Ord. 11-3, 2-15-2011; amd. 2017 Code)

Any development, lot of record or structure legally operated prior to July 1, 2010, shall be considered a permitted use and legally conforming within the Z4 District. Any redevelopment or addition to a development, lot of record or structure shall be required to conform to the forms and functions and development standards found within the Z4 District. Any change in form or function shall conform to permitted and conditional form and function standards as described in the Z4 District. (Ord. 10-003, 1-19-2010, eff. 7-1-2010)

   A.   Infill: Where mansion apartments and/or multiple-flats are introduced, their massing and overall design shall be compatible with the character of the immediate neighborhood.

   B.   Residential Driveways: Residential driveways serving front and side loading attached and detached garages accessed from the street shall be no wider than twenty six feet (26') at the property line and located in the first and second tier except when the lot is located on a corner, it may be located in the third tier. Residential driveways serving attached and detached garages accessed from an alley shall be no wider than twenty two feet (22') at the property line. One (1) driveway maximum allowed per zoning lot unless approved by City Engineer.

   C.   Parking:

      1.   Any deviation from the required parking standards for the Z4 District shall require a variance. In instances where parking is to be determined, the Administrative Officer or the Administrative Review Body shall determine an adequate amount based upon the request by the applicant, information provided by the applicant related to the parking impact of the proposed function, the ITE manual (Institute of Transportation Engineers) standards, or other applicable resource.

      2.   Surface parking (allowed as a permitted accessory use in Z4) to support a permitted use is allowed on an adjacent lot or a separate lot in close proximity to the permitted use.

      3.   Parking spaces may be located within the first tier, subject to the following: A parking lot within the first tier shall contain no more than two (2) rows of parking spaces served by a single access aisle that is parallel or tangent to the street and shall have a depth of no more than sixty feet (60'). This requirement shall not apply to a parking lot in the first tier that extends into the second tier or beyond.

   4.   See section 12-12-7 for parking requirements within the Z4 Overlay Districts.

   D.   Facade: The principal facades of a building in the Z4 District shall face the street and be built parallel to the street or the tangent of a curved street, unless the primary access to the building is from an internal drive or parking lot. If the principal facade of any building in the Z4 District does not face a street, any side of the building facing a street shall be a finished facade with fenestration and architectural details similar in style and quality to the principal facade.

   E.   Location Of Residential Development: Residential functions shall be located at least six hundred sixty feet (660') from major arterials unless they are a component of a mixed use development.

   F.   Duplex, Two-Flat, Side Yard/Zero Lot Line: Duplex, side yard/zero lot line and two-flat building types in the Z4 District shall meet the following standards:

      1.   Located at least five hundred feet (500') from a major arterial roadway, unless they are a component of a mixed use development;

      2.   Component of a mixed, or multi-use neighborhood development of at least five (5) acres;

      3.   Shall share the block with each other and/or other residential building types; and

      4.   Other than corner store, corner office and bed and breakfast, shall not be located on the same block with other form and functions as described in section 12-8-3, table 2 of this title.

   G.   Seasonal Sales/Display: Seasonal sales/display in the Z4 District shall meet the following standards:

      1.   Be of a temporary nature;

      2.   Restricted to a portion of surface parking lots;

      3.   Not block traffic visibility triangles at street intersections or parking lot driveways;

      4.   Operate during typical business hours;

      5.   All sales materials and related display apparatus shall be removed from the premises when sales/display period ends; and

      6.   Subject to sign regulations per chapter 20 of this title.

   H.   Vehicle Sales And Rental: Vehicle sales and rental in the Z4 District shall be allowed only on lots of at least thirty thousand (30,000) square feet and shall be the only function on the lot; however, a vehicle sales and rental business may also include vehicle repair.

   I.   Self Storage:

      1.   All access drives and parking areas adjacent to self storage buildings shall be paved with a hard and durable, dustless surface and shall provide for stormwater drainage according to city engineering standards. Paving shall extend at least eighteen feet (18') from any building wall containing storage unit access doors. Permeable non-aggregate surfaces are permitted. Areas dedicated to outdoor vehicle storage may utilize gravel or similar aggregate material.

      2.   Self storage units may be utilized only by the owner or lessee of the unit and may not be used for commercial purposes. A self storage unit may be used as a personal hobby building, if permitted by the owner. (Ord. 15-10, 9-15-2015; amd. 2017 Code; Ord. 20-10, 11-3-2020; Ord. 21-5, 6-1-2021)

   A.   Overlay District Requirements: Properties within a Z4 Overlay District as described below shall conform in all respects to the requirements of the Z4 Multi-Use District and all other requirements of this title, except as modified by this section.

   B.   Z4 Corridor Overlay District Established:

      1.   Properties: The Z4 Corridor Overlay District shall consist of the properties zoned Z4 Multi-Use District as follows:

         a.   All property zoned Z4 with frontage on North Federal Avenue/U.S. 65.

         b.   All property zoned Z4 with frontage on South Federal Avenue, between 6th Street SE/SW and 15th Street SE/SW.

         c.   All property zoned Z4 with frontage on the east side of South Federal Avenue zoned Z4, between 15th Street SE and 22nd Street SE.

         d.   All property zoned Z4 with frontage on 5th Street SE/SW, (IA 122 westbound), between South Jefferson Avenue and South Pennsylvania Avenue.

         e.   All property zoned Z4 with frontage on 6th Street SE/SW (IA 122 eastbound), between South Jefferson Avenue and South Pennsylvania Avenue.

         f.   All properties zoned Z4 with frontage on the following streets, located between 5th Street SE/SW and 6th Street SE/SW:

            (1)   Both sides of South Jefferson Avenue;

            (2)   Both sides of South Adams Avenue;

            (3)   Both sides of South President Avenue;

            (4)   Both sides of South Washington Avenue;

            (5)   Both sides of South Federal Avenue;

            (6)   Both sides of South Delaware Avenue;

            (7)   The west side of South Pennsylvania Avenue.

         g.   All properties zoned Z4 on the south side of 4th Street SE/SW, between South Jefferson Avenue and South Pennsylvania Avenue.

      2.   Setback Requirements: Principal building, principal front setback: Zero feet (0') minimum; twenty feet (20') maximum.

      3.   Parking And Landscaping:

         a.   Parking lots within the Z4 Corridor Overlay District shall be paved with a hard and durable dustless surface and shall provide for stormwater drainage according to City engineering standards. Permeable non-aggregate surfaces are permitted.

         b.   Parking shall be allowed in any portion of the second or third tier. Parking shall not be allowed in the first tier; however, a parking lot may be located within the first tier if it is located on an adjacent lot or on the same lot as the principal building it serves, where the building has a front yard setback of ten feet (10') or less, and the parking lot is located to the side of the building.

         c.   Notwithstanding the parking lot setback requirements of section 12-8-5, table 4 of this title, a parking lot adjacent to a public sidewalk or street shall have a minimum setback of three feet (3'); however, this minimum shall be increased as necessary to provide adequate space to meet the landscaping requirements of this section.

         d.   Notwithstanding the requirements of subsection 12-16-5I4 of this title, a parking lot adjacent to a public sidewalk or street shall be screened along the entire perimeter of the parking lot where it is adjacent to the sidewalk or street, as follows:

            (1)   A continuous shrub border or hedge, no less than three feet (3') and no more than four feet (4') in height comprised of deciduous and/or evergreen shrubs; or

            (2)   A decorative barrier consisting of a metal railing system with masonry columns no taller than four feet (4') in height; a solid masonry wall no taller than four feet (4') in height; or similar architectural barrier consisting of permanent and durable materials as approved by the Development Review Committee; or

            (3)   Any combination of existing or proposed landscaping, decorative barrier, and architectural elements.

            (4)   Parking lot screening shall be approved by the Development Review Committee and shall:

               (A)   Create a barrier between the parking lot and the sidewalk; and

               (B)   Create a pedestrian way on the sidewalk, protected from vehicles in the parking lot; and

               (C)   Screen the parking lot from view of the street and sidewalk; and

               (D)   Screen headlight glare from adjacent streets and properties; and

               (E)   Preserve walkability, pedestrian access, and pedestrian safety to and within the site and within the neighborhood.

   C.   Z4 South Federal Gateway Overlay District:

      1.   Properties: The Z4 South Federal Gateway Overlay District shall consist of properties zoned Z4 Multi-Use District with frontage on South Federal Avenue, located between the centerline of 27th Street SW extended east across South Federal Avenue to the Union Pacific Railroad right-of-way, and the south City limits (which is also the north right-of-way line of U.S. 18/IA 27).

      2.   Forms And Functions: Notwithstanding the forms and functions allowed in the Z4 Multi-Use District as listed in section 12-8-3, table 2, "Zoning Form And Function Table", of this title the following forms and functions shall be permitted only as conditional uses in the Z4 South Federal Gateway Overlay District, subject to approval by the Zoning Board of Adjustment, according to section 12-5-5 of this title:

         a.   Any outdoor storage accessory to any permitted or conditional form or function allowed in the Z4 District, including seasonal storage and seasonal outdoor sales.

         b.   Self storage.

         c.   Cross docking facilities.

      3.   Setback Requirements: Notwithstanding the setback requirements in subsections 12-12-9D and E of this chapter, development, redevelopment, or establishment of a form or function allowed under subsection C2 of this section shall be subject to the following:

         a.   Principal Buildings:

            (1)   Principal front setback: Minimum eighty five feet (85'), no maximum.

            (2)   Secondary front setback: Minimum thirty feet (30'), no maximum.

         b.   Accessory Buildings: Accessory buildings shall be subject to the same setback requirements as a principal building.

      4.   Parking And Access:

         a.   A maximum of one access per frontage shall be allowed. Whenever possible, access to any development shall be from frontage roads, rear access ("backage") roads, or from side streets other than South Federal Avenue.

         b.   Parking lots shall be paved with a hard and durable, dustless surface and shall provide for stormwater drainage according to City engineering standards. Permeable non-aggregate surfaces are permitted. However, parking areas dedicated to commercial vehicle storage or other storage may utilize gravel or similar aggregate material, provided that such outdoor storage areas are located and screened according to the requirements of this section.

      5.   Building Design Requirements: In addition to the requirements of subsection 12-12-6D of this chapter, any side of any building facing a principal or secondary frontage shall:

         a.   Be finished with high quality materials, including natural materials such as brick, stone, wood, or architectural metals.

         b.   Vertical-seamed metal siding shall not be allowed on any facade facing a principal or secondary frontage; however, the Development Review Committee may permit an architectural metal siding treatment, provided that seams, if visible, are flush with the wall surface or otherwise concealed, and hardware for joining panels is not visible.

      6.   Landscaping: All development shall, at minimum, meet the requirements of section 12-16-5 of this title; however, the Development Review Committee or the Zoning Board of Adjustment, as applicable, may require additional landscaping as necessary to ensure:

         a.   All non-residential forms and functions are screened from view of adjacent streets, sidewalks and residential forms and functions;

         b.   Parking lots do not cause drainage issues;

         c.   The "heat island" effect is minimized; and

         d.   The South Federal Gateway is an attractive entrance to the City.

      7.   Signs: All signs shall conform to the requirements of chapter 20 of this title, except off-premises signs are prohibited.

      8.   Additional Standards Of Review: In addition to the standards of review for a conditional use, as outlined in subsection 12-5-5D of this title, the Zoning Board of Adjustment shall consider the following before approving a conditional use in the Z4 South Federal Gateway Overlay District:

         a.   The arrangement of buildings, parking areas, outdoor storage areas, fences, landscaping, signs, and any other structure shall conform to one or more of the design guidelines outlined in appendix A to the comprehensive plan.

         b.   Development shall result in an attractive gateway to the community from the Avenue of the Saints (U.S. 18/IA 27). (Ord. 18-9, 10-2-2018)

See section 12-8-3, "Zoning Form And Function Table", of this title. (Ord. 14-1, 1-7-2014)

   TABLE 1

   Z4 DEVELOPMENT STANDARDS

Mixture of retail, personal and business service, office, lodging, automotive service, civic and medium to high density residential uses necessary to support the needs of the overall community and planned in a walkable arrangement with parks, interconnected and landscaped sidewalks, streets and parking facilities.

   A.   Building Configuration:

 

 

   B.   Building Disposition: (See section 12-8-4, table 3 of this title.)

 

 

   C.   Lot Occupation:

 

 

   D.   Setbacks; Principal Building:

 

   E.   Setbacks; Accessory Building:

 

 

SETBACKS; ACCESSORY BUILDING

   F.   Parking/Trash Placement: (See section 12-8-5, "General Parking Provisions", of this title.)

 

   G.   Loading Dock Placement:

      1.   Loading docks may only be placed in one-third (1/3) of the second and all of the third tiers as shown in the diagram.

      2.   Loading docks shall not face the principal or secondary frontage street; however, a loading dock that is set back at least eighty feet (80') may face a principal or secondary street, provided it is screened according to subsection 12-16-5I of this title.

(Ord. 12-07, 9-4-2012; amd. Ord. 15-10, 9-15-2015; 2017 Code; Ord. 20-10, 11-3-2020)