Unless provided otherwise in this ordinance, all general use regulations, performance standards and provisions set forth in title 9, "Zoning", of the city code for the residential high- density (RH) district shall apply to development of parcels A and B within the Broadmoor Apartments at Jordan Creek specific plan area. To the extent that the provisions of this section conflict with or are more restrictive than similar provisions provided elsewhere in the West Des Moines zoning ordinance, the provisions of this section shall control. The following land use design criteria, development standards, and landscaping regulations shall apply to all parcels within the Broadmoor Apartments at Jordan Creek specific plan area: (Ord. 1801, 4-21-2008)
A. Land Use: Land use within parcels A and B shall be limited to multiple single-family attached dwellings (multi-family) within multiple buildings. A maximum density of eighteen (18) dwelling units per gross acre shall be allowed based on the acreages indicated on the final plat, Davis Estates plat 1 for outlots P (parcel B of this development) and Q (parcel A of this development) in combination with the 5.72 acre portion immediately to the north (parcel Y of parcel P and O as recorded in book 2006, page 16764, Dallas County, Iowa). A maximum of five hundred sixty (560) dwelling units shall be allowed within parcels A and B. A clubhouse type facility which provides limited entertainment, gathering area, fitness or childcare services shall be allowed as an ancillary use to the development. Said facility should be intended for use by the residents of the development and shall not be geared toward use by the general public. Said facility, including parking shall be wholly located within the development boundaries.
B. Building Setback:
1. Buildings shall be set back a minimum of twenty five feet (25') from the perimeter development boundary or ultimate street right of way line, whichever is more restrictive. The setback shall be measured from the appropriate boundary line to the closest point on the visible vertical foundation wall. Intermittent encroachment into the setback for canopies and awnings may be allowed at the discretion of the development planning and inspection manager.
2. Detached accessory structures shall be set back a minimum of twenty five feet (25') from perimeter boundaries adjacent to a public street; and shall be set back a minimum of ten feet (10') from perimeter boundaries not adjacent to a public street unless required to be set back further due to the presence of a required buffer.
3. No structures shall be allowed within a required buffer. (Ord. 1922, 5-31-2011)
C. Building Separation:
1. Principal structures shall be separated by a minimum of thirty feet (30') or as otherwise required by building and fire codes, whichever is more restrictive.
2. A minimum twenty feet (20') of separation shall be maintained between primary and detached accessory structures and between two (2) detached accessory structures.
D. Building Height:
1. Primary dwelling buildings shall not exceed three (3) stories unless an additional ten feet (10') of building setback is provided for each story above three (3) stories.
2. Ancillary use buildings, as allowed (clubhouse facility) shall not exceed one story.
3. Freestanding place making elements and landmarks such as clock towers shall not exceed a maximum height of forty five feet (45').
E. Parking Ratios:
1. Parking shall be provided as follows:
a. Dwelling Units:
(1) Efficiency apartment units shall provide 1.5 spaces per unit.
(2) One to two (2) bedroom apartment units shall provide 2.0 spaces per unit.
(3) Three (3) plus bedroom apartment units shall provide 2.5 spaces per unit.
(4) Garage stalls attached to and incorporated into a dwelling building shall count one hundred percent (100%) toward fulfillment of the minimum required number of parking spaces. A maximum of 0.67 of detached garage stalls may be counted toward fulfilling the minimum required number of parking stalls.
(5) Uncovered parking stalls shall count one hundred percent (100%) toward fulfillment of the minimum required number of parking spaces.
(6) Tandem parking stalls located in front of garages incorporated or attached to dwelling buildings may be counted one hundred percent (100%) toward fulfilling the minimum required number of parking spaces. Tandem stalls located in front of detached garages shall not be counted toward fulfilling the minimum required number of parking spaces.
(7) For any single-family attached dwelling intended as owner occupied, a minimum of one of the required spaces for each unit shall be as an enclosed parking space. This parking space shall be a minimum of nineteen feet by nine feet (19' x 9') and may be designed as a freestanding garage, attached garage or multiple garage spaces within an enclosure.
(8) Minimum parking stall measurements and drive aisle widths shall conform to title 9, chapter 15 of the city code.
b. Ancillary/Clubhouse Facility:
(1) One space per one hundred fifty (150) square feet of gfa of that portion of the development's clubhouse that is to be utilized by patrons visiting the site and not residing within the development (complex leasing offices, gathering/party rooms, etc.) shall be provided on site and within walking proximity to the building. Space within the development's clubhouse that is intended for use by the resident's only and not individuals that must drive to the site (fitness rooms, restrooms/pool locker rooms, etc.) shall not be included in the square footage utilized to calculate clubhouse parking requirements.
2. If developed as multiple legal parcels a blanket easement shall be executed providing cross access parking and ingress/egress. (Ord. 1801, 4-21-2008)
F. Parking Setbacks:
1. Off street parking areas shall be set back from the ultimate right of way line a minimum of thirty feet (30'). Off street parking areas shall be set back from property boundaries not adjacent to a public or private street a minimum of fifteen feet (15').
2. Minimum parking stall measurements and drive aisle widths shall conform to title 9, chapter 15 of the city code.
3. No portion of any parking lot or internal circulation drive may be located within a required streetscape or buffer. (Ord. 1922, 5-31-2011)
G. Fences:
1. Perimeter fencing shall be allowed in accordance with all of the following provisions, but shall be located no closer than fifteen feet (15') to the property boundary. Perimeter fencing is allowed within the required twenty five foot (25') streetscape area. Swimming pool fencing shall be located and designed consistent with typical pool enclosure standards and regulations.
2. Pedestrian access by residents of the apartment complex through gates in the fence shall be provided at multiple locations. Residents of the complex must be able to both exit and enter at all gate locations (gates shall not be exit only with residents required to access the site at the main vehicle access drives).
3. Shall be a maximum of six feet (6') in height except swimming pool enclosures which must meet minimum height requirements as otherwise governed. Stone columns (see below) shall be allowed to exceed the maximum fence height by no more than twelve inches (12"). Pedestrian entry features which include arbors, arched entries, arcades or finials shall be a maximum of ten feet (10') in height.
4. Shall be constructed of decorative metal and shall maintain a consistency of fifty percent (50%) openness.
5. For strength and stability, brick or stone support columns twenty four inches (24") or greater in width and depth shall be incorporated and spaced no greater than sixty feet (60') on center. Typical fence posts of the same material as the fence may be utilized as necessary in between the support columns.
6. Development identification plaques that display the development's logo, initials or name may be incorporated into or attached to the major support columns. Said signage plaques may not exceed one and one-half (11/2) square feet in size. Said signage shall be in addition to signage allowed elsewhere in this ordinance. (Ord. 1801, 4-21-2008)
H. Buffers: No buffers shall be required along the perimeter boundaries of the Broadmoor Apartments at Jordan Creek Development which abut a public or private street. In lieu of buffers, a twenty five foot (25') streetscape shall be provided along those parcel boundaries which are adjacent to a public or private street (see landscaping - streetscape requirements within this ordinance). A fifteen foot (15') buffer area shall be provided along the eastern boundary of that parcel B. Landscape vegetation requirements shall be the equivalent of that required of a sixty foot (60') buffer as provided within city code. (Ord. 1922, 5-31-2011)
I. Landscaping: The landscaping requirements specified herein are intended to create an aesthetically pleasing development which enhances the appearance and character of the city of West Des Moines, while protecting the general health, safety and welfare of the citizens. Landscaping is required to address the following primary aspects or consequences of development:
• Open space protection and enhancement,
• Mitigation of paving expanses associated with off street parking,
• Visual screening of undesirable views, activities and/or site elements, and
• Street side enhancement ("streetscapes").
At the time of site plan review, landscaping shall be evaluated to ensure achievement of the standards stated within this specific plan ordinance. Additional vegetation beyond that required herein may be required to be implemented in response to additional details of the use, buildings, parking, site layout, etc. Details regarding specific varieties, exact quantities, and the minimum size at time of planting shall be provided and approved as part of the site plan submittal and shall meet the general guidelines in respect to the minimum plant size traditionally applied to development within the city.
1. Open Space: The intent of open space is to allow for a balance between natural areas and the built environment and to provide for the overall beautification and "greening" of the city.
a. A minimum of twenty percent (20%) open space shall be provided within each parcel A and B.
b. Open space shall be considered all areas unencumbered by buildings or paved areas associated with parking, drive aisles, and loading docks or zones. Plaza areas, water features and structures such as gazebos, arbors, pergolas, etc., that are associated with outdoor pedestrian use areas, as well as designated and enhanced pedestrian walkways through and between parcels may be counted toward fulfilling the minimum open space requirement.
c. Vegetation at a rate of two (2) trees and three (3) shrubs per three thousand (3,000) square feet of required open space shall be provided within each parcel.
(1) Ten percent (10%) of all required trees shall be a minimum of three (3) to three and one-half inch (31/2") caliper. Forty percent (40%) of all required trees shall be a minimum of two (2) to two and one-half inch (21/2") caliper. The balance of all required trees shall be one and one-half inch (11/2") caliper. The minimum height for evergreens shall be six feet (6') and may be counted as two (2) to two and one-half inch (21/2") caliper.
(2) Vegetation substitution: (Ord. 1801, 4-21-2008)
(A) One evergreen tree or six (6) shrubs may be substituted for one required tree; however, no more than twenty five percent (25%) of the required number of trees may be substituted unless specifically approved by the development planning and inspection manager in order to meet a defined design intent. (Ord. 1801, 4-21-2008; amd. Ord. 1922, 5-31-2011)
(B) A twenty five (25) square foot mass planting of perennials or ornamental grasses may be substituted for two (2) shrubs.
(3) Vegetation required as part of the open space may be placed into off street parking areas, streetscapes or required buffers; however the open space vegetation is in addition to that which would be required of buffers, streetscapes or parking islands/pods and may not be counted toward fulfilling the minimum amount of vegetation required for these areas.
2. Off Street Parking Areas:
a. All off street parking areas shall be landscaped to screen their visibility from street rights of way and adjoining property outside of Broadmoor Apartments at Jordan Creek Development.
b. Whenever possible, the appearance of numerous smaller parking areas shall be created versus one larger parking expanse.
c. All off street parking areas shall be aesthetically improved to reduce obtrusive characteristics that are inherent to their function. Multiple landscape islands combined with vegetation shall be incorporated to effectively eliminate a "sea of asphalt/concrete" and to provide shade thus decreasing heat reflection back into the environment. Landscape islands and/or pods shall be implemented in accordance with the following: (Ord. 1801, 4-21-2008)
(1) Islands or open areas shall be located at the terminus end of all parking rows. Terminal islands shall equal a typical parking stall width and shall match, at a minimum, the stall length unless otherwise allowed per the discretion of the development planning and inspection manager. (Ord. 1801, 4-21-2008; amd. Ord. 1922, 5-31-2011)
(2) Linear parking rows with greater than twelve (12) parking stalls shall incorporate a landscape island or pod every six (6) stalls. At a minimum, islands shall match the dimensions of one parking stall and pods shall measure a minimum of six feet (6') from back of curb to back of curb.
(3) One overstory or ornamental tree shall be implemented in every landscape island and pod except for those islands or pods in which vegetation placement would interfere with utility or fire hydrant access.
(4) For every twelve (12) parking stalls, two (2) shrubs or a twenty five (25) square foot massing of perennials or ornamental grasses shall be located within the islands or pods within the parking areas. Whenever possible, ornamental grasses and perennials shall be of a variety which reaches a minimum of three feet (3') in height in order to be visible between vehicles.
3. Visual Screening:
a. Detached Accessory Structures (Garages): Views from public streets and property outside of the development of the "backs" of garages and other detached accessory structures shall be mitigated through a combination of the following:
(1) Architectural enhancement to visually break wall plane and roof expanses and to "disguise" the function of the building.
(2) Incorporation of vegetation, with or without berming to visually screen and aid in anchoring the structure to the site.
b. Mechanical Equipment:
(1) Ground level views from public streets and adjoining properties of the negative aspects of development and land uses such as heating, ventilation, or air conditioning (HVAC) units or similar electrical or mechanical appurtenances shall be adequately screened. Said screening shall be achieved through the use of architectural enclosures and/or earth berming and landscaping consisting of predominately evergreen material for year round screening.
(2) All rooftop mechanical units shall be screened from ground level views from public streets and adjacent properties through architecturally incorporated opaque screen walls, raised parapet walls, penthouse features, or other opaque material comprised of materials consistent with the associated primary structure. Screening measures and materials shall be provided and reviewed as part of the site plan review process.
(3) Utility meters and equipment shall be visually screened to minimize their presence through the use of berming, vegetation, fencing or building "wing walls". The use of building wing walls or other architecturally integrated building extensions is encouraged to screen utility meters and equipment visible from views from the perimeter streets and adjacent properties.
c. Trash Enclosures: Trash receptacles and dumpsters shall be screened by the use of a permanent enclosure. Enclosures shall be constructed of materials consistent with or complementary to the primary structure. Additionally, the enclosure should be landscaped to minimize the visual presence and impact of the structure on surrounding properties, businesses, and public streets.
4. Streetscaping: A landscaped edge or "streetscape" shall be provided along all public streets which are not required to provide a buffer. These streetscapes are intended to provide desired green to the city, interest, comfort to pedestrians, visual softening of pavement expanses, bring human scale to adjoining buildings, minimize heat reflection, and provide traffic calming benefits. The streetscape should have a noticeable pattern, design, and plant varieties and should attempt to serve as a distinguishing or identifiable landmark for the development.
a. The streetscape area shall consist of the first twenty five feet (25') parallel and adjacent to the street right of way of public streets or back of curb of private streets. As much as possible, streetscape landscaping shall be located within the first fifteen feet (15') adjacent to the street.
b. Vegetation within streetscape areas shall be provided at a rate of one tree and three (3) shrubs per thirty five (35) linear feet of streetscape. A twenty five (25) square foot mass planting of perennials or ornamental grasses may be substituted for two (2) shrubs.
c. Vegetation required of streetscapes shall be in addition to vegetation required of parking, buffers and open space. Vegetation required as part of open space or buffers may be placed into streetscapes; however the open space or buffer vegetation may not be counted towards fulfilling the minimum amount of vegetation required for the streetscape.
J. Pedestrian Elements: The Broadmoor Apartments at Jordan Creek development, in alignment with "Town Center Overlay District Guidelines", aims to encourage pedestrian movement and opportunities for pedestrian interaction through a series of interconnected sidewalks, central greenbelt/open area and community pool and clubhouse. The attached specific plan map indicates the locations and type of anticipated plaza areas and pedestrian corridors; however, it should be realized that additional areas may be required to adequately serve the proposed development. Conceptual illustrations for the plaza areas indicated are included in the exhibit packet (on file in the city). Specific details and final materials and layouts for each of these plaza areas shall be submitted, reviewed, and approved as part of the site plan for the associated area.
1. Usable Open Space: The Broadmoor Apartments at Jordan Creek development shall provide usable open space or activity spaces through the integration of plazas, green spaces, interconnected and enhanced pedestrian corridors and focal point elements. Each area shall incorporate usable open space of a size and number proportionate to the number of intended dwellings in that area. Fulfillment of this provision shall be at the discretion of the plan and zoning commission and city council at the time of their one week review and comment.
a. These areas shall encourage opportunities for interaction among pedestrians through the provision of seating opportunities (benches, chairs, tables, planter walls, etc.). Without compromising the design intent of the plazas, the developer is encouraged to maximize the number of furniture/seating opportunities throughout the development. Representations of the site amenities, including street furniture that will be provided throughout this development are included in the exhibit packet (on file in the city). Although deviations from the illustrations are permissible, the street furniture is intended to serve as a unifying element throughout the development.
b. Open space plazas areas shall incorporate a variety of hardscape landscape materials (stone pavers, colored and/or stamped concrete, field boulders, etc.) for visual interest and variety and shall implement landscape vegetation to soften, enhance, and delineate the areas. All plaza/pedestrian areas are required to incorporate "green" through the incorporation of planter beds, containers, raised planters or landscaping within or immediately adjacent to the plaza area.
c. Appropriate lighting should be incorporated into the plaza areas and along pedestrian pathways for safety reasons and to extend the usability of the area into the evening hours. Such lighting may be provided by either pole or building mounted fixtures or bollard style lighting.
d. Plaza areas shall be located within walking proximity to nearby dwellings. If necessary, identifiable pedestrian plaza areas may be located within the specified streetscape area as long as appropriate landscaping and other plaza enhancements are incorporated.
e. The installation of these pedestrian elements shall occur in conjunction with the development of adjacent buildings and shall be completed prior to issuance of a final occupancy permit for the last building within an area and to which the pedestrian elements are intended to serve.
2. Pedestrian Connections: The overall development shall integrate interconnected pedestrian walkways to allow and encourage pedestrian movement within and through the Broadmoor Apartments at Jordan Creek development, as well as provide more direct paths to other surrounding developments.
a. Pedestrian pathways internal to the development and across parking areas and drive aisles shall be constructed with contrasting color, paving material or pavement patterns to the adjoining paving in order to provide a definable and highly visible crosswalk. Simply striping pedestrian crosswalks shall not meet the intent of this section.
K. Lighting:
1. Fixtures used within off street parking areas shall be consistent with those illustrated in the exhibits packet (on file in the city). Although deviations from the illustrations are permissible, the fixtures are intended to serve as a unifying element throughout the development.
2. Fixtures shall not be mounted higher than twenty five feet (25') as measured from the ground to the top of the light structure.
3. No floodlighting is allowed. No unshielded wall packs are allowed. Wall mounted lights shall be directional in nature or shall incorporate the necessary shields to direct the light to a defined target area. Building uplighting for architectural interest may be allowed provided it does not produce light spillover or pollution.
4. Utilitarian wall mounted light fixtures should be of a color to blend with the adjacent building materials in order to minimize their presence. Decorative wall fixtures need not blend and may be of a contrasting color in order to increase their presence if so desired.
5. In addition to cutoff fixtures, particular attention shall be given to eliminate hot spots and light glare. To achieve this, additional measures may include, but are not limited to, lowering parking lot light levels after certain hours, turning off lights not necessary for security purposes, and use of landscaping for light screening/blockage.
6. As a part of the review of a site plan, a photometric plan shall be submitted. During the review, the applicant must demonstrate how lighting will not adversely affect adjoining properties. (Ord. 1801, 4-21-2008)