Page 182 - Des Moines - Zoning, Planning and Design Ch 134, 135

135-2. DeSiGN reQUireMeNtS DRAFT

Downtown High-Rises

135-2.4. Downtown High-rises 2.4.3 BASe, MiDDle, cAP.
These requirements refer to high-rise design by base,
2.4.1 APPlicABilitY middle, and cap as defined in the following intent
The requirements in this section shall apply to all statements. Refer to Figure 2.4-A.
Downtown Storefront and Downtown General buildings A. Base. The base of a high-rise is intended to
12 or more stories in height.
establish an active ground story along the street and
2.4.2 BUilDiNG tYPe provide a public building face (such as a lobby, retail/
Each high-rise shall meet the requirements of service space, or restaurant) for all of the activities
that occur within a building.
one of the permitted building types in the district.
The following is in addition to the building type B. Middle. The middle or tower section of a high-rise is
requirements. intended to be oriented to maximize light reaching
the primary street, to avoid the “walling off” of the
primary street along the entire length, and allow
views to the sky from the street.
c. cap. The cap of the high-rise includes the top
few stories of the building and is intended to be
designed consciously to contribute to the city skyline
per the following requirements.

2.4.4 BASe reQUireMeNtS
The base requirements for the high-rise shall follow
the requirements of the building type, whether a
Downtown Storefront or a Downtown General building,
with the following additional requirements. Refer to
Cap: Figure 2.4-C.
Top stories of building
and roof per 135-2.4.6 A. Build-to Zone. The building base shall be wholly
located within the build-to zone.
B. Buildings 12 to 18 stories. For buildings or
portions of buildings 12 to 18 stories, the base shall
be a minimum of 4 stories.

c. Buildings over 18 stories. For buildings or
portions of buildings over 18 stories, the base of
that portion shall be a minimum of 7 stories.
Middle:
All stories between
the Building Base and 2.4.5 MiDDle reQUireMeNtS
the Building Cap per
135-2.4.5 The middle of the building shall meet any applicable
requirements of Chapter 135, Article 1 and the
following requirements. A type 1 exception may be
approved to modify any of these requirements.
A. Orientation. The building middle shall be oriented
with the shortest side parallel to a primary street to
avoid a continuous high-rise wall along the frontage
Base: above the building base. Refer to Figure 2.4-B.
First few stories of
building that relate to B. Narrowest Widths. High-rise buildings shall utilize
the street per 135-2.4.4
the narrowest widths economically feasible, to limit
the mass of and shadows cast by the high-rise.
c. Step-Back. The facade of the middle of the building
may step back away from the street above the
Figure 2.4-A. High-Rise Building: Base, Middle, Cap minimum base height. Refer to Figure 2.4-C.

135-2-12 DRAFT AuGuST 3, 2017