The purpose of the Z5 Central Business District is to provide for higher density, multi- story mixed use buildings that accommodate a variety of retail, entertainment, business and personal service, office, lodging, residential and civic functions supported by public squares, plazas and miniparks within a walkable, interconnected grid of landscaped streets with sidewalks. Because of its unique nature, environment, and purpose, the Z5 Central Business District is hereby designated as a special purpose zoning district.

(Ord. 10-003, 1-19-2010, eff. 7-1-2010; amd. Ord. 24-13, 11-5-2024)

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.   Accessory buildings are generally not permitted within this zoning district; however, buildings measuring no more than eighty (80) square feet may be allowed subject to Development Review Committee site plan compliance review of purpose, context, location, materials and overall relationship to surrounding properties.

   B.   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 this zoning 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 this zoning district. Any change in form or function shall conform to permitted and conditional form and function standards as described in this zoning district. (Ord. 10-003, 1-19-2010, eff. 7-1-2010)

   A.   General: Massing and overall design of new buildings shall be compatible with the character of the buildings within the immediate area.

   B.   Building Height: Building height shall be a minimum two (2) stories to a maximum ten (10) stories.

   C.   Building Materials and Design: New Construction. The following requirements shall apply to all new construction within the Z5 District.

   1.   Permitted Façade Materials:

      a.   Facades shall be constructed of approved materials. Approved facade materials include stone, brick, concrete, stucco, wood, architectural metal, clear glass, and tinted glass with no less than thirty-five percent (35%) visible light transmission.

      b.   Artificial stucco or brick or similar overlay (e.g., EIFS, Z-Brick) may be allowed only in applications where the Administrative Officer has determined that the application is constructed with two (2) layers of reinforcing mesh or equivalent durability to withstand physical contact.

   2.   Prohibited facade skin materials include metal, aluminum, vinyl siding, lap siding, porcelain panels, non-textured concrete panels and asphalt shingles. However, use of these materials as trim or accent is allowed, provided they do not constitute more than ten percent (10%) of the area of any facade.

   3.   Design Requirements:

      a.   Buildings shall have a mix of materials or design features so as to reduce the effect of long, blank walls. Design features may include, among other features, windows, doorways, cornices, and indentations.

      b.   Colors shall be muted or earth tone colors. Accent colors are allowed but may not exceed twenty-five percent (25%) of the unglazed area of the facade.

   4.   Windows and Doors:

      a.   The design and location of windows and doors shall consider the architectural tradition of the building.

      b.   Generally clear glass, with allowance for energy efficiency, shall be used for all glazing. On the ground floor, tinted glass with no less than thirty-five percent (35%) visible light transmission is permitted; this restriction shall not apply to windows above the first floor. Reflective glass shall not be allowed on any window.

   D.   Building Materials and Design Applying to All Existing Buildings.

   1.   Windows and Doors.

      a.   The replacement of windows or doors, or portions of window openings or door openings with opaque materials, such as plywood, medium density fiberboard, oriented strand board or masonry shall be prohibited; however, if required by City ordinance for safety or security, temporary boarding of windows or doors is permitted. Openings originally designed as windows or doors shall retain the appearance of being a window or door. Replacement windows or doors shall fill the entire original opening.

      b.   Generally clear glass, with allowance for energy efficiency, shall be used for all glazing. On the ground floor, tinted glass with no less than thirty-five percent (35%) visible light transmission is permitted for window and door glazing; this restriction shall not apply to windows above the first floor. Reflective glass shall not be allowed on any window or door glazing.

   2.   Paint and Other Wall Coverings. Colors shall be muted or earth tone colors. Accent colors are allowed but may not exceed twenty-five percent (25%) of the unglazed area of the facade. However, a mural that does not include elements meeting the definition of a sign as stated in chapter 20 of this title may be applied, provided that the mural reflects the cultural or historic nature of the property, the Downtown district, or of Mason City as a whole.

   3.   Application of Façade Materials:

      a.   Façade materials added to an existing building shall be constructed of approved materials. Approved facade materials include stone, brick, concrete, stucco, wood, architectural metal, and glass as required above.

      b.   Application of façade materials shall not alter the historic character of an existing structure.

      c.   Artificial stucco or brick or similar overlay (e.g., EIFS, Z-Brick) may be allowed only in applications where the Administrative Officer has determined that the application is constructed with two (2) layers of reinforcing mesh or equivalent durability to withstand physical contact.

   E.   Additional Requirements for Historic and Significant Buildings:

   1.   The following requirements apply only to the following properties and buildings within the Z5 District:

      a.   Any property listed on the National Register of Historic Places.

      b.   Any property designated as "Contributing" to the Mason City Downtown National Register Historic District.

      c.   Any property designated as a historic site or landmark by the Historic Preservation Commission and approved by the City Council, per title 2, chapter 12 of this code.

      d.   All properties with frontage on North and South Federal Avenue, between 4th Street NE/NW and the south boundary of the Federal Avenue Plaza These regulations shall apply to the entire structure, not only the façade along Federal Avenue.

   2.   Design Requirements. All exterior construction, addition, or alteration of properties subject to this subsection shall be reviewed and determined appropriate by the Historic Preservation Commission.

      a.   Exterior additions or alterations, including but not limited to paint and wall coverings, shall comply with the Secretary of the Interior's Standards for Rehabilitation, as certified by the Historic Preservation Commission. Prior to beginning of any such addition or alteration and prior to issuance of required permits, the owner shall apply for and receive an approved Certificate of Appropriateness from the Historic Preservation Commission.

      b.   Application of façade materials, including paint, stain, EIFS, face brick, metal, or other non-original wall covering, shall not substantially cover original brick, stone, or original punched metal facade material on an existing structure. However, the Historic Preservation Commission may issue a Certificate of Appropriateness for the following:

   (1)   A mural that does not include elements meeting the definition of a sign as stated in chapter 20 of this title may be applied over original materials, provided the Historic Preservation Commission finds that the mural reflects the cultural or historic nature of the property, the Downtown district, or the City as a whole.

   (2)   Re-painting or re-covering of surfaces that were painted or otherwise covered with a non-original finish prior to adoption of this section that were legally permitted under requirements in force at the time the surface was originally covered.

      c.   Application of EIFS or other siding material over original materials can be approved if the Administrative Officer has determined that the application is constructed with two (2) layers of reinforcing mesh or equivalent durability to withstand physical contact; and shall be permitted only in cases where the Historic Preservation Commission has determined that deterioration of the original material cannot reasonably be repaired.

      d.   Signs on buildings subject to this subsection are not required to be reviewed by the Historic Preservation Commission; however, a wall sign meeting the definition in Chapter 20 of this title shall not be inscribed or painted directly on original façade materials unless it is issued a Certification of Appropriateness by the Historic Preservation Commission.

   3.   Variances to Design Requirements for Historic and Significant Buildings. Any request for a variance to the requirements of this subsection shall receive a Certificate of Appropriateness from the Historic Preservation Commission prior to consideration of a variance request by the Zoning Board of Adjustment. The Board shall consider the Historic Preservation Commission's determination in deciding on the variance; however, the standards for approval of a variance as required in chapter 5 of this title shall prevail.

   4.   Exceptions. No certificate of appropriateness is required for the following activities, subject to the review and approval of the Administrative Officer:

      a.   Normal repair and maintenance work which does not alter original materials, patterns, dimensions, location, style, size and type.

      b.   Interior decoration, interior remodeling, and interior renovation not involving a change in the use of the property.

      c.   Façade illumination that illuminates only the subject property.

      d.   Reroofing of any roof surface, provided that any new material match those of the previous in composition, size, shape, color and texture.

      e.   Alteration of any flat roof when no change is visible from the ground.

      f.   Repointing of mortar joints with mortar matching in composition, color and texture to the original.

      g.   Replacement of deteriorated wood siding or trim if less than five percent (5%) of any façade and if replacement wood matches the original exactly.

      h.   Removal of non-original materials siding made of metal, aluminum, vinyl, particle board, asphalt, asbestos, plywood, hardboard, or synthetic masonry.

      i.   Installation of interior storm windows.

      j.   Replacement of missing or broken glass with new glass to match the previous.

      k.   Repainting or touch up of previously painted surfaces with appropriate colors for the historic architectural styles represented in the area.

      l.   Window air conditioning units requiring no alteration to the window or opening and on a non-primary façade.

      m.   HVAC and utility equipment on roofs not visible from street level.

      n.   Exterior surface-mounted vents, such as those for dryers, heaters, bathrooms, and kitchens, if no larger than one (1) square foot and not visible from the street.

      o.   Work necessary for compliance with a lawful order of the City, including any permit necessary to correct what is determined by the issuing officer to be an immediate health or safety problem; provided that such order expressly exempts the alteration or physical modifications from certificate of appropriateness procedures. (Ord. 10-003, 1-19-2010, eff. 7-1-2010; amd. Ord. 19-9, 6-18-2019; Ord. 20-10, 11-3-2020; Ord. 23-05, 4-4-2023; Ord. 24-6, 4-2-2024)

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

   TABLE 1

   Z5 DEVELOPMENT STANDARDS

Mix of multi-story mixed use buildings that accommodate a variety of retail, entertainment, business and personal service, office, lodging, residential and civic functions supported by public squares, plazas and miniparks within a walkable, interconnected grid of landscaped streets with sidewalks.

   A.   Building Configuration:

 

 

Note: "N" stands for any stories above those shown, up to the maximum.

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

 

 

   C.   Lot Occupation:

 

 

   D.   Setbacks; Principal Building:

 

 

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

 

   F.   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.

(Ord. 12-07, 9-4-2012; amd. 2017 Code)