Unless provided otherwise in this ordinance, all site development regulations and provisions set forth in title 9, "Zoning", of the city code for the professional commerce park (PCP) district shall apply to the areas designated as areas "1" and "2" on the specific plan map included in this ordinance (see exhibit B on file in the city). 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.
A. Lot Area: Multiple buildings separated by parking areas or drives and lots less than two (2) acres in size may be considered acceptable if supported by appropriate easements or a reciprocal easement agreement; and if approved by the appropriate reviewing body as part of an overlay district site plan, permitted conditional use permit, or plat.
B. Setbacks:
1. Building:
a. A minimum fifty foot (50') setback shall be provided along all perimeter boundaries of the Aviva USA site except that an additional ten feet (10') of setback shall be required for every twelve feet (12') of building height beyond the maximum building heights allowed per the PCP district standards.
b. Setbacks along internal parcel boundaries between like uses (such as, office to office) shall be zero.
c. Setbacks along internal parcel boundaries between dissimilar uses (such as, office to retail) shall be a minimum of thirty feet (30').
2. Parking:
a. A minimum twenty foot (20') setback shall be provided along all perimeter boundaries of the Aviva USA site.
b. Setbacks along internal parcel boundaries which abut another parcel shall be zero to allow for parking lot interconnection. Setbacks along internal parcel boundaries which abut a primary drive or are not designed as interconnecting parking lots shall provide a minimum of twenty feet (20') of setback from the parcel boundary.
c. Parking structures shall abide by the aforementioned building setback requirements.
d. No portion of any parking lot or drive aisle associated with parking may be located within a required buffer or streetscape.
C. Building Heights: Building height limitations shall be controlled by the restrictions set forth in the professional commerce park (PCP) district.
D. Building Separation: Building separation distances shall be governed by applicable building and fire code regulations.
E. Parking Ratios:
1. A minimum of one parking stall per two hundred fifty (250) square feet gfa shall be provided for office uses.
2. Minimum parking requirements for all other uses shall abide by city code.
3. At the discretion of the director of development services, a less stringent parking calculation may be used provided the applicant can demonstrate a parking rate less than the above is adequate due to the type of potential use, shared uses or off peak uses.
4. Parking stall and drive dimensions shall comply with city code. All parking lots and drives, including private roads, shall be constructed to city code including integrally attached PCC curbing a minimum four inches (4") tall. Curbing is not required adjacent to the parking lot bioswales. Instead, the bioswales will be treated as appropriate in order to permit the infiltration of parking lot surface water as desired.
F. Vehicle Drive-Throughs: It is recognized that drive-ups are a key component to the functionality of certain types of businesses due to their convenience. If, through the design review process, including an updated traffic analysis it can be demonstrated that such uses do not cause traffic congestion, do not interfere with pedestrian movements and can be designed to minimize their presence, drive-ups may be permitted within area "1" of the Aviva USA development with proper city approval.
1. The incorporation of drive-up facilities may be limited by the type of use in association with the available vehicle trips allowed for the entire Aviva USA development.
2. In all instances, the presence of the drive-ups shall be minimized through one or a combination of the following methods:
a. Integration of the drive-through into the building architecture in order to eliminate the appearance as an added on canopy component.
b. Situating the drive-through between two (2) buildings in order to limit the number of views thereof.
c. Opaque visual screening through the use of earth berming to a height of a minimum of six feet (6') combined with vegetation of a predominately evergreen nature.
G. Pedestrian Connections: The overall development shall integrate interconnected pedestrian walkways to allow and encourage pedestrian movement from one building to another within the Aviva USA development, as well as to the perimeter public sidewalks. Pedestrian pathways internal to the development and across parking areas and drive aisles shall be constructed with contrasting color and pavement patterns to the adjoining paving in order to provide a definable and highly visible crosswalk.
H. Buffers: Buffering between districts or parcels and uses shall be required as set forth in title 9, chapter 3 of the city code. Buffers shall be provided as follows:
1. Along Mills Civic Parkway, South Jordan Creek Parkway and that portion of Cascade Drive within area 2 - none required; however, adequate parking lot and negative element screening shall be required in accordance with section 9-10-4 of the city code.
2. South 81st Street and that portion of Cascade Drive within area 1 - minimum thirty feet (30') measured from the perimeter boundaries (ultimate street right of way line) of the Aviva USA development. If at the time of development of land along these streets, the current land use or the land use designation identified on either the city's comprehensive plan or zoning map has changed to a nonresidential use, said buffers shall not be required; adequate parking lot and negative element screening requirements remain in effect regardless of adjoining uses.
3. No buffers shall be required along internal parcel boundaries except to mitigate undesirable elements, views and parking.
4. Buffers shall be installed within each lot at the time of development of the first building within that lot.
5. No parking lots, fences, or structures are permitted within the buffer parks. Sidewalks, trails, landscape features, pedestrian furniture, and permitted signage may be located within the buffer parks.
6. Buffers should be designed to achieve the maximum amount of screening from the maximum number of viewpoints with vegetation layered to ensure adequate blockage of views and to create depth and a sense of naturalness. Care should be taken to ensure that "through-views" under tree canopies are adequately blocked.
a. The minimum landscaping within required buffers shall be provided as follows:
(1) One overstory tree and three (3) shrubs shall be provided per thirty five (35) linear feet of required buffer.
(2) Vegetation substitution as per city code.
b. Landscape vegetation required within buffer areas is in addition to the landscape vegetation required of open space and parking areas.
7. Ponds, lakes, wetlands, or other water features may be placed within the buffer area given the following:
a. Such water features constantly contain water at a level visible from adjoining properties and public streets;
b. Pond edge treatments are incorporated to enhance the attractiveness of the element (no "wild overgrown pond edge" allowed); and
c. The appropriate water circulation and clarification measures are implemented.
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.
The specific plan map illustrates the general landscaping concept and this plan should be used as the guide for site plan development in respect to the general locations of plant material to be provided. Additional vegetation may be required to be implemented to meet the requirements specified within this ordinance and in response to additional details of the use, buildings, parking, 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. In the event that alternatives to what is shown on the attached specific plan are desired, the minimum vegetation requirements specified within this ordinance will need to be provided and the original intent of the required vegetation met.
1. General 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. The overall landscape of the Aviva USA West Des Moines campus will consist of native and nonnative overstory, understory, shrub, and perennial plantings forming a parklike setting. Grasses and flowers, including a low maintenance turf, will be utilized to reflect Iowa's landscape heritage as well as reduce the amount of turf maintenance on site. Rock or similar inorganic type mulch shall not be considered an acceptable ground cover.
a. Minimum: The minimum open space requirement of the site area which includes buildings owned by and used as Aviva USA corporate offices shall be thirty five percent (35%). Any individual parcels of the site not owned by Aviva or an entity of Aviva and which contains nonoffice uses shall provide a minimum of thirty five percent (35%) open space within each individual parcel. The land area encompassed by the primary internal private road network shall not be included in the total site area for the calculation of the open space requirements.
b. Vegetation: The minimum required landscaping within each parcel shall be based upon the amount of required open space, not amount of provided open space. A minimum two (2) trees and three (3) shrubs shall be required for every three thousand (3,000) square feet of required open space with the following plant material size requirements:
(1) Trees:
10 percent | 3 inch to 3.5 inch caliper | |
30 percent | 2 inch to 2.5 inch caliper | |
Balance | 1.5 inch caliper |
Minimum height for evergreens shall be six feet (6') and may be counted as a two inch (2") to 2.5 inch caliper tree.
(2) Shrubs: Eighteen inches (18") to twenty four inches (24") tall or five (5) gallon size.
(3) Vegetation: Vegetation required as part of the open space may be placed into off street parking areas or required buffers; however the open space vegetation is in addition to that which would be required of buffers or parking islands/pods and may not be counted towards fulfilling the minimum amount of vegetation required for these areas.
2. Off Street Parking Areas:
a. All parking areas shall be landscaped to screen their visibility from public rights of way or from any adjoining property outside the Aviva USA campus through the use of plant materials and/or berming. Effectiveness of proposed screening shall be reviewed at the time of review of the site plan for the development of the parcel.
b. All off street parking areas shall be aesthetically improved to reduce obtrusive characteristics that are inherent to their function. 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. A minimum amount equal to ten percent (10%) of the paved parking areas shall be provided as open space. These open spaces may be counted towards meeting the overall open space requirements for parcels (not 10 percent in addition to the stated open space percentage).
c. No parking space shall be farther than seventy five feet (75') from a bioswale, landscaped island, or landscaped open space area. Parking lot islands shall be a minimum eight feet (8') wide and landscaped with an organic ground cover or plant material - no rock or paving.
d. Islands or open areas shall be located at the terminus end of all parking rows. Terminal islands shall match, at a minimum, the stall length and measure at least ten feet (10') in width unless otherwise allowed per the discretion of the director of community development.
3. Visual Screening:
a. Mechanical Equipment:
(1) Views from public streets and adjoining property of the negative aspects of development and land uses such as loading docks; 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 features or earth berming and landscaping consisting of predominately evergreen material.
(2) All rooftop mechanical units shall be screened from view from public streets and adjoining properties by the use of an opaque screening material compatible with the architecture of the building or architecturally designed screen walls, parapet walls, penthouse, louvers, grilles or other opaque material comprised of materials consistent with the associated primary structure. Screening measures and materials shall be consistent with the primary building.
b. Trash Enclosures: Trash receptacles and dumpsters shall be screened on all sides by an enclosure designed as an attached extension to a primary structure rather than a freestanding structure and constructed of materials consistent with the primary structure. Additionally, the enclosure should be landscaped as necessary to minimize the visual presence and impact of the structure on surrounding area.
J. Site Furniture: On file in the city are representations of the site furniture and fixtures that shall be installed throughout the Aviva campus. Slight deviations from what is indicated are permissible; however, the intent is to provide common furniture and fixtures throughout the Aviva site in order for continuity and cohesiveness between parcels and individual buildings/developments.
K. Lighting Standards: It is intended that lighting for development within the Aviva USA specific plan shall be designed to provide a safe environment, yet mitigate light pollution onto adjoining properties. The Aviva USA campus will have a family of light fixtures ranging from parking lot lights and roadway fixtures to pathway lights.
1. All lights shall be cutoff fixtures; no wall pack or flood lighting is allowed. As part of the review of each site plan, a photometric plan must be submitted.
2. In addition to cutoff fixtures, particular attention shall be given to eliminate hotspots or light glare. To achieve this additional measures may include, but are not limited to, lowering parking lot light levels after business hours, turning off lights not necessary for security purposes, and use of landscaping for light screening.
3. The parking light fixtures shall be a maximum twenty five feet (25') in height, the roadway lights will be a maximum of eighteen feet (18') in height, and the pathway lights will be a maximum fourteen feet (14') in height. Bollard lighting will also be utilized for pedestrian level lighting. (Ord. 1810, 8-11-2008)