In addition to the general criteria as stated previously, the following land use design criteria shall apply to the development areas designated on the sketch plan. The following development standards and use regulations shall apply to the development parcels:
A. Parcel A: All general use regulations and provisions set forth in title 9, Zoning of the West Des Moines City Code for Residential Single-Family District (RS-5) shall apply to any development proposal for property in Parcel A as shown on the sketch plan, unless noted otherwise in this ordinance.
1. Setbacks And Bulk Regulations: All residential structures shall comply with a twenty five foot (25') front yard setback, a thirty five foot (35') rear yard setback and a seven foot (7') side yard. Porches are allowed to encroach up to eight feet (8') into the front yard setback as long as the porch is a minimum of six feet (6') in depth in order to provide a useable seating area.
All setbacks or separations are measured from the closest part of the foundation. Building projections are allowed to encroach up to two feet (2') from each building into the minimum setback or separation. No window well or any ground mounted mechanical equipment may be closer than three feet (3') to a property line.
It is encouraged that the house design be such that garage doors facing the street do not extend forward of the front facade of the house to minimize their dominance within the facade. It is desired but not required that the face of the garage be set back five feet (5') from the front facade of the home.
2. Lot Size: Minimum of five thousand (5,000) square feet.
3. Architecture: It is desired that building architecture through Parcel A should be varied and provide strong visual interest through the use of design, materials, and detailing. Side and rear building facades shall incorporate a minimum of two (2) material types. One primary and one accent material comprised of a different material type, color, or texture than the primary material. Facades that face a public or private street shall incorporate a third material of brick or stone in a percentage that provides a strong visual presence. Masonry materials shall start and stop at an interior corner created by a change in wall plane or wrap corners a minimum of two feet (2') to give authenticity to the material. Materials, trim and details used on the front facade shall be continued around all sides of the building, however, the level of detail can be reduced on the facades not visible from a street (public or private) or adjacent properties surrounding the development.
B. Parcel B: Parcel B is intended to be developed with a continuum care retirement community. All general use regulations and provisions set forth in title 9, zoning of the West Des Moines City Code for Residential High Density (RH-18), as follows, shall apply to any development proposal for property in Parcel B, as shown on the sketch plan, unless noted otherwise in this ordinance.
1. Continuum Care Retirement Community: It is the developer's intent that the majority of the occupants of the dwellings within Parcel B will be of the age of fifty five (55) and over; however, short-term rehabilitation care may be provided for individuals under the age of fifty five (55). Dwelling units shall consist of active senior, assisted living, and skilled care units with no more than forty percent (40%) of the facility being designated for active senior dwelling units. Any change to reduce the age restriction (non-rehabilitation units) or to increase the percentage of active senior units allowed will require City Council approval of a PUD amendment and may trigger additional development requirements to provide adequate infrastructure to serve the development.
2. Setbacks And Bulk Regulations: As provided in City Code for the Residential High Density Zoning District shall be adhered to except for the following:
a. Front and rear yard setbacks shall be a minimum of thirty five feet (35'). For any building over three (3) stories, there needs to be an additional ten feet (10') of building setback for each story above three (3) stories.
3. Parking: Parking shall be provided within the site compliant with title 9, chapter 15 of City Code.
a. Parking per the ratios specified for SIC 805: congregate care facility shall be provided for each assisted living and skilled care dwelling unit.
b. Parking for all other dwelling and community use areas shall provide parking per the ratios specified for multi family dwelling.
c. Any dwelling unit intended to be owner-occupied or for which a condominium regime is established shall provide a minimum of one (1) 9' x 19' covered space for each unit. Said covered space may be incorporated into the dwelling building or be a detached parking garage/structure.
4. Landscape Buffering: Parcel B shall provide a landscape buffer along its western property line in accordance with conditions, methods and standards stated in title 9, chapter 19, section 8 of the City Code.
5. Architecture: All facades of the building shall be treated with the same level of architectural style and detail (360 degree architecture). Variations in building form and design such as facade modulation and articulation (stepping back or extending forward a portion of the building) and changing the roof height and form by alternating dormers, stepped roofs, gables, or other roof elements - organized with the changes in plan shall be incorporated to lessen the plainness of appearance, mitigate the building mass and repetitive characteristic of large residential buildings. All building elevations shall incorporate a minimum of three (3) material types. One primary material, one accent material, comprised of a different material type, color, or texture from the primary material and a third material comprised of brick or stone. Masonry materials shall be located principally on the base (lowest) story of the building and as the majority cladding of that story, and shall start and stop at an interior corner created by a change in wall plane or wrap corners a minimum of two feet (2') to give authenticity to the material. Variation in materials, material modules, and material heights along with expressed joints, textures, colors and details should be used to break up the mass of the buildings. The use of trim and detailing such as window and door trim, band boards, louvers, etc., shall be carried around all sides of the building and shall be appropriately sized to be noticeable and provide visual interest and detailing. Entrances into buildings should face the street and be easily identified through the use of building design and detailing. Door or window openings shall be incorporated on all sides of the building.
Long blank walls are prohibited. The building and unit plans shall be designed and organized to provide variety and interest on all sides of the building. If function dictates the need for a segment of blank wall, its appearance shall be mitigated with one or more of the following strategies:
a. Incorporating minor changes in building footprint and roof forms along with utilizing a variety of materials for visual interest and to break-up blank wall expanses.
b. Including door or window openings or changes in materials that mimic openings in a number and size that is in proportion to the other building facades. Accent windows can be located high enough that they do not interfere with furniture placement or trigger security concerns, but add interest to the facade and provide natural light to the interior of the space.
c. Building elements such as porches, arcades, awnings and accent lighting.
Attached garages facing any street shall be designed to minimize their appearance. When the building contains more than four (4) garage bays per facade, the garage doors shall be enhanced by the addition of engaged columns, secondary roof forms or decorative garage doors to mitigate the dominant appearance of the doors.
Detached garages or accessory structures should be clad in the same materials and incorporate similar architectural details of the primary buildings with the use of roof forms, windows, doors and other facade detailing. Portions of accessory buildings visible from any street or adjacent property shall incorporate same level of detail as the primary buildings. Detached garages shall contain no more than eight (8) garage doors per facade.
6. Outdoor Living Area: All dwelling units within multi-family buildings shall provide a defined outdoor living space (deck or patio) with a minimum usable area of forty (40) square feet and a minimum usable dimension of five feet (5') deep in either direction. In lieu of outdoor living area for individual units, area(s) of common defined outdoor living space can be provided.
C. Parcel C: Parcel C is intended to be developed with a special needs community. All general use regulations and provisions set forth in title 9, zoning of the West Des Moines City Code for Residential High Density (RH-18), as follows, shall apply to any development proposal for property in Parcel C, as shown on the sketch plan, unless noted otherwise in this ordinance.
1. Special Needs Community Uses: It is the developer's intent that the dwelling units within Parcel C be occupied by adults with special needs and those individuals necessary for support care. Uses within Parcel C are limited to the following specific groups included within SIC 8361 residential care:
a. Dwellings for the mentally handicapped, with health care incidental.
b. Dwellings for the physically handicapped, with health care incidental.
Caregivers for special needs adults shall be allowed to occupy dwellings along with the special needs individual. Any change to the groups allowed under the special needs restriction will require City Council approval of a PUD amendment and may trigger additional development requirements.
2. Setbacks And Bulk Regulations: As provided in City Code for the Residential High Density Zoning District shall be adhered to except for the following:
a. Front and rear yard setbacks shall be a minimum of thirty five feet (35'). For any building over four (4) stories, there needs to be an additional ten feet (10') of building setback for each story above four (4) stories.
3. Parking: Parking shall be provided within the site compliant with title 9, chapter 15 of City Code.
a. The facility shall provide parking per the ratios specified for "multi-family dwelling" included in title 9, chapter 15, section 7 of City Code.
b. A minimum of one (1) 9' x 19' covered parking space shall be provided for any dwelling unit intended to be owner-occupied or for which a condominium regime is established which is not occupied by a special needs adult or caregiver to a special need adult. Said covered space may be incorporated into the dwelling building or be a detached parking garage/structure.
c. With the approval of the City Council, installation of a portion of the parking stalls spaces and garages mentioned above, may be deferred until such time that the intended occupants of the dwellings changes from adults with special needs to a traditional market rate apartment complex or a parking shortage occurs as demonstrated by parking on non-designated parking areas or parking off-site occurs due to the lack of available parking stalls. Upon notice by the City, the applicant will be required to provide additional parking spaces in accordance with City regulations within the first available construction season. Should the implementation of additional parking be needed, the applicant shall construct them in compliance with an approved site plan or minor modification site plan that identifies the location and engineering details for the stalls and/or covered parking spaces to be constructed.
4. Landscape Buffering: Parcel C shall provide a landscape buffer along its western property line in accordance with conditions, methods and standards in title 9, chapter 19, section 8 of the City Code.
5. Architecture: All facades of the building shall be treated with the same level of architectural style and detail (360 degree architecture). Variations in building form and design such as facade modulation and articulation (stepping back or extending forward a portion of the building) and changing the roof height and form by alternating dormers, stepped roofs, gables, or other roof elements - organized with the changes in plan shall be incorporated to lessen the plainness of appearance, mitigate the building mass and repetitive characteristic of large residential buildings. All building elevations shall incorporate a minimum of three (3) material types. One primary material, one accent material, comprised of a different material type, color, or texture from the primary material and a third material comprised of brick or stone. Masonry materials shall be located principally on the base (lowest) story of the building and as the majority cladding of that story, and shall start and stop at an interior corner created by a change in wall plane or wrap corners a minimum of two feet (2') to give authenticity to the material. Variation in materials, material modules, and material heights along with expressed joints, textures, colors and details should be used to break up the mass of the buildings. The use of trim and detailing such as window and door trim, band boards, louvers, etc., shall be carried around all sides of the building and shall be appropriately sized to be noticeable and provide visual interest and detailing. Entrances into buildings should face the street and be easily identified through the use of building design and detailing. Door or window openings shall be incorporated on all sides of the building.
Long blank walls are prohibited. The building and unit plans shall be designed and organized to provide variety and interest on all sides of the building. If function dictates the need for a segment of blank wall, its appearance shall be mitigated with one or more of the following strategies:
a. Incorporating minor changes in building footprint and roof forms along with utilizing a variety of materials for visual interest and to break-up blank wall expanses.
b. Including door or window openings or changes in materials that mimic openings in a number and size that is in proportion to the other building facades. Accent windows can be located high enough that they do not interfere with furniture placement or trigger security concerns, but add interest to the facade and provide natural light to the interior of the space.
c. Building elements such as porches, arcades, awnings and accent lighting.
Attached garages facing any street shall be designed to minimize their appearance. When the building contains more than four (4) garage bays per facade, the garage doors shall be enhanced by the addition of engaged columns, secondary roof forms or decorative garage doors to mitigate the dominant appearance of the doors.
Detached garages or accessory structures should be clad in the same materials and incorporate similar architectural details of the primary buildings with the use of roof forms, windows, doors and other facade detailing. Portions of accessory buildings visible from any street or adjacent property shall incorporate same level of detail as the primary buildings. Detached garages shall contain no more than eight (8) garage doors per facade.
6. Outdoor Living Area: All dwelling units within multi-family buildings shall provide a defined outdoor living space (deck or patio) with a minimum usable area of forty (40) square feet and a minimum usable dimension of five feet (5') deep in either direction. In lieu of outdoor living area for individual units, area(s) of common defined outdoor living space can be provided.
D. Parcel D: All general use regulations and provisions set forth in Title 9, Zoning of the West Des Moines City Code for Residential Single-Family District (RS-8) shall apply to any development proposal for property in Parcel D as shown on the sketch plan, unless noted otherwise in this ordinance.
1. Setbacks and Bulk Regulations: All residential structures shall comply with a twenty-five foot (25') front yard setback, a thirty five foot (35') rear yard setback and a seven foot (7') side yard. Porches are allowed to encroach up to eight feet (8') into the front yard setback as long as the porch is a minimum of six feet (6') in depth in order to provide a useable seating area.
All setbacks or separations are measured from the closest part of the foundation. Building projections are allowed to encroach up to two feet (2') from each building into the minimum setback or separation. No window well or any ground mounted mechanical equipment may be closer than three feet (3') to a property line. Rear yard setbacks shall be measured from any required buffer; buffer and setbacks are not allowed to overlap. Face of garage must be a minimum of twenty-five feet (25') from the front property line if a public street or from the sidewalk if a private street.
2. Lot Size: Minimum of eight thousand square feet (8,000sf).
3. Architecture: It is desired that building architecture within Parcel D should be varied and provide strong visual interest through the use of design, materials, and detailing. It's recommended that side and rear building facades incorporate a minimum of two material types: one primary and one accent material comprised of a different material type, color, or texture than the primary material. Facades that face a public or private street should incorporate a third material of brick or stone in a percentage that provides a strong visual presence. When utilized, masonry materials shall start and stop at an interior corner created by a change in wall plane and wrap corners a minimum of two feet (2') to give authenticity to the material. Materials, trim and details used on the front façade should be continued around all sides of the building, however, the level of detail could be reduced on the facades not visible from a street (public or private) or adjacent properties to the development. It is encouraged that the house design be such that garage doors facing the street do not extend forward of the front facade of the house to minimize their dominance within the facade. It is desired but not required that the face of the garage be set back five feet (5') from the front facade of the home.
E. Parcel E: Parcel E as shown on the sketch plan shall be reserved and used for stormwater detention and/or open area. (Ord. 2311, 6-25-2018; Ord. 2378, 8-19-2019)