Unless provided otherwise in this Ordinance, all general use regulations, performance standards and provisions set forth in Title 9, Zoning, of the City Code shall apply to the development within the South Branch Business Park 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 regulations shall apply to all parcels within the South Brand Business Park area:
A. Parcel A:
1. Land Use: For all lots or development in Parcel A, all land uses as set forth in Title 9, Zoning, of the City Code for the General Industrial (GI) District as permitted and permitted conditionally shall apply except as designated below:
a. Permitted Uses: All Permitted (P) uses allowed within the General Industrial (GI) district except those that have been prohibited by this ordinance shall be allowed with approval of the appropriate review body.
b. All Permitted Conditional (PC) uses allowed within the General Industrial (GI) district except those that have been prohibited by this ordinance may be allowed with the approval of the appropriate review body.
c. Prohibited Uses: the following permitted and permitted conditional uses otherwise allowed in the General Industrial (GI) district shall be prohibited due to the intent of the PUD and the minimal access to the PUD land:
SIC 0741 Animal Services for Livestock
SIC 0872 Lawn and Garden Services
SIC 2082 Brewery - with tap room
SIC 2085 Distillery - with tasting room
SIC 489 Transmitting/Receiving Towers
SIC 5092-02 Fireworks: sales, storage
SIC 58 Taproom/Beer Parlor
SIC 596 Unattended Fuel Pumps for general public use
(allowed as part of a business located within the site)
SIC 79 Event venues
SIC 7991 Physical Fitness Facilities
2. Site Development Regulations: Unless provided otherwise here within, all development within this PUD Parcel A will be governed by the General Industrial (GI) regulations as stated in city code.
a. Outdoor Storage yard and outdoor display areas shall comply with Title 9, Chapter 6 of City Code.
b. Outdoor Storage yards and outdoor display areas shall comply with Title 9, Chapter 10, Section 4 of City Code. For purposes of application of regulations, the front yard shall be considered the north side of the PUD boundary. Mitigation of views shall comply with Visual Screening provisions stated elsewhere in this PUD ordinance.
c. The parking of fleet vehicles (on-site for four (4) or less hours within a typical eight-hour workday) shall be allowed within the front yard and shall comply with typical parking lot screening requirements.
d. The long-term parking of fleet vehicles (do not leave the property within a typical workday) and long-term parking of tractor/trailers, construction equipment, trailers and non-vehicular/non-motorized items related to an approved business operating within the parcel shall be allowed in the side or rear yard but shall not be located in the front yard(s). Views of fleet vehicles parked long-term, equipment, vehicles, trailers or materials shall be appropriately screened compliant with Visual Screening provisions stated elsewhere in this PUD ordinance.
e. Outdoor storage, outdoor displays, long-term fleet vehicle parking, tractor/trailers, construction equipment, trailers and non-vehicular/non-motorized items used in the normal operations of a business shall not occupy parking spaces otherwise provided to meet minimum number of parking stall requirements required of the building or use.
B. Parcel B:
1. Land Use: For all lots or development in Parcel B, all land uses as set forth in Title 9, Zoning, of the City Code for the Business Park (BP) District as permitted and permitted conditionally shall apply, except those that have been prohibited by this ordinance:
a. Permitted Uses: All Permitted (P) uses allowed within the Business Park (BP) district except those that have been prohibited by this ordinance shall be allowed with approval of the appropriate review body.
b. All Permitted Conditional (PC) uses allowed within the Business Park (BP) district except those that have been prohibited by this ordinance may be allowed with the approval of the appropriate review body.
c. Prohibited Uses: the following permitted and permitted conditional uses otherwise allowed in the Business Park (BP) district shall be prohibited due to the intent of the PUD and the minimal access to the PUD land:
SIC 2082 Brewery - with tap room
SIC 2085 Distillery - with tasting room
SIC 489 Transmitting/Receiving Towers
SIC 5092-02 Fireworks, sales storage
SIC 58 Taproom/Beer Parlor
SIC 596 Unattended Fuel Pumps for general public use
(allowed as part of a business located within the site)
SIC 79 Event venues
SIC 7999 Amusement and Recreation Services, NEC with any type of outdoor activity aspects
SIC 7999 Betting Information Services, Bookies, Bookmakers, Gambling Establishments, Gambling machines, Game parlors, Lotteries, Lottery Clubs and ticket sales to individuals and Off-track betting
SIC 7999 Carnival operations, Circus companies, Fairs and Rodeo related activities (offices of such are allowed)
2. Site Development Regulations: Unless provided otherwise here within, all development within this PUD Parcel B will be governed by the Business Park (BP) regulations as stated in city code.
a. Outdoor display shall comply with Title 9, Chapter 10, Section 4 of City Code. For purposes of application of regulations, front yards shall be considered the north and east side of the PUD boundary. Mitigation of views shall comply with Visual Screening provisions stated elsewhere in this PUD ordinance.
b. The parking of fleet vehicles (on-site for four (4) or less hours within a typical eight-hour workday) shall be allowed within the front yard and shall comply with typical parking lot screening requirements.
c. Outdoor storage yards are not allowed. Semi-trailers and other delivery trucks may be parked at a loading dock as necessary for loading and unloading; however, other semi-trailers and delivery vehicles waiting for loading or unloading shall not be staged on-site for more than 24 hours. At any given time the maximum number of semi-trailers and other delivery trucks within the site shall not exceed one at each loading dock plus one additional for each loading dock (e.g. five loading docks - a total of ten semi-trailers/delivery trucks may be on-site: one at the five loading docks, plus five additional staged for future loading or unloading). Semi-trailers staged for future loading or unloading shall be located in rear yards only and must be screened compliant with Visual Screening provisions stated elsewhere in this PUD ordinance.
d. Outdoor displays, long-term fleet vehicle parking, tractor/trailers, construction equipment, trailers and non-vehicular/non-motorized items used in the normal operations of a business shall not occupy parking spaces otherwise provided to meet minimum number of parking stall requirements required of the building or use..
C. Landscaping: As noted in the PUD intent statement, development of ground within the PUD will be regulated to achieve attractive and properly screened uses. It is expected that the public edge of the development will be enhanced with earthen berms whenever possible and heavily landscaped to provide for a natural green edge that mitigates views into the site. 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 expanse associated with off-street parking
- Visual screening of undesirable views, activities and/or site elements
At the time of site plan review for each PUD parcel, landscaping shall be evaluated to ensure achievement of the intents and standards stated within this PUD ordinance. Additional vegetation beyond that required herein may be required to be implemented in response to additional details of the use, buildings, vehicle circulation patterns, 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 for each PUD parcel and unless otherwise specifically required to achieve a defined intent 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. The implementation of sufficient open space vegetation to break up views, soften expanses of hard materials and anchor built structures into the environment is critical when dealing with larger industrial warehouses and flex buildings, as well as repetitive, minimalistic buildings typical of mini-warehousing.
a. The minimum open space percentage will be governed by Chapter 7, Setback and Density Regulations of Title 9, Zoning, of the City Code for the designated zoning applicable to each PUD parcel.
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 areas within the development may be counted towards fulfilling the minimum open space requirement.
c. The minimum requirement for vegetation is at a rate of two (2) trees and three (3) shrubs per 3,000 square feet of required open space for each lot within the development.
d. Vegetation substitution: No substitution with shrubs, grasses, or perennials will be allowed in lieu of trees. Substitution of shrubs with grasses or other perennials may occur with species being compatible in bulk, density, and which reach a minimum height of three (3) feet. No more than fifty percent (50%) of the shrubs may be substituted in this manner.
e. 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 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. Unless otherwise required to fulfill Visual Screening regulations stated within this ordinance, all off-street parking areas shall be screened through the use of a minimum three (3) foot berm and landscaping to screen their visibility from public street rights-of-way and adjoining property outside of the South Branch Business Park development. Landscape materials of an evergreen variety are desired for year-round screening.
b. 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:
(1) Islands or open areas shall be located at the terminus end of all parking rows. Terminal islands shall measure at least ten feet (10') in width and shall match, at a minimum, the stall length.
(2) Landscaped islands shall be placed, at a minimum, every eighteen (18) stalls within a linear row of parking. Landscaped pods (tree diamonds) within a linear row of parking shall be evenly spaced between the islands; however, shall be spaced no farther than nine (9) parking stalls from another landscape pod or landscaped islands. At a minimum, islands shall match the dimensions of one (1) parking stall and pods shall measure a minimum of six feet (6') from back-of-curb to back-of-curb.
(3) In lieu of the implementation of pods between islands as required above, the width of terminal islands may be increased to no less than eighteen feet (18') in width.
c. Landscape Vegetation shall be provided as follows:
(1) Two (2) trees in each nine-foot (9') by thirty-four-foot (34') island.
(2) One (1) tree in each nine-foot (9') by seventeen-foot (17') island.
(3) One (1) tree in each landscape pod. If terminal islands are widened in lieu of installing tree diamonds, the trees that other otherwise would be required in the tree pods shall be located in the widened terminal islands.
(4) Additional shrubs, ground covers, grasses, and flowers may be provided in landscaped islands but is not required.
3. Visual Screening: As noted in the PUD intent statement, development of ground within the PUD will be regulated to achieve attractive and properly screened uses and activities. Due to the potential for future recreational activities in the area, it is expected that the public edge of the development will be enhanced with earthen berms and heavily landscaped to provide for a natural green edge. Mitigation of views into the development shall be provided for the following aspects as follows:
a. Outdoor Storage: All views of outdoor storage as defined in this ordinance shall be mitigated to 100% opacity with the exception of brief views into the site at access points. Earthen berming to a minimum height of eight feet (8') in conjunction with necessary landscape vegetation shall be implemented along the perimeter(s) of the PUD property as applicable and feasible due to topography of the area to block views into or through the site.
b. Outdoor Display: All views of outdoor display as defined in this ordinance shall be mitigated to 100% opacity with exception of brief views into the site at access points. Earthen berming to a minimum height of four feet (4') in combination with necessary landscape vegetation shall be implemented along the perimeter(s) of the PUD property as applicable to block views of displayed items.
c. Views of fleet vehicles that typically leave the site daily shall be mitigated in accordance with Off-Street Parking regulations as provided within this ordinance.
d. Views of fleet vehicles parked long-term, equipment, trailers or materials shall be mitigated to 100% opacity with exception of brief views into the site at access points. Earthen berming to a minimum height of eight feet (8') in combination with necessary landscape vegetation shall be implemented along the perimeter(s) of the PUD property as applicable to block views of long-term parked vehicles.
e. Mechanical Equipment:
(1) Views from streets and adjoining properties of the negative aspects of development and buildings such as building heating, ventilation, or air conditioning (HVAC) units, meter banks, or similar electrical or mechanical appurtenances shall be adequately screened. Said screening shall be achieved through the implementation of architectural measures (such as wing walls or equipment rooms) or landscaping consisting of evergreen material for year-round screening.
(2) Views from adjoining roadways, including Iowa Highway 5 and Interstate 35 of rooftop mechanical units (RTUs) shall be mitigated to minimize the visible presence of or completely hide the RTUs. Screening measures shall be reviewed and approved as part of the site plan review process. Architectural materials used should be consistent in color and materials of the building so as to best blend into the architecture of the building.
(3) The exterior of any through-wall HVAC units (such as PTAC’s) shall be finished with a color that is compatible with the surrounding building materials.
f. Trash Enclosures & Generators: Trash receptacles, dumpsters and generators shall be screened by the use of a permanent enclosure. Whenever possible, the enclosure should be designed as an attached extension to the primary structure rather than a free-standing structure and shall be located as far as possible interior to the site. 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.
g. Loading Docks & Overhead Doors: As much as possible, buildings should be oriented such that loading docks open to ‘service zones’ (see Architecture section). Views from adjacent properties and roadways of loading docks and overhead doors shall be completely mitigated through the placement of the building, the use of earthen berming with necessary landscape vegetation consisting of primarily evergreen materials and/or opaque fencing in combination with landscaping to soften the presence of the fence. The vegetation species shall be selected for its density and height and shall achieve screening day one.
4. Site topography and grading for detention or retention ponds and storm water flow paths do not negate fulfillment of the intent of landscaping required within the site, including the satisfactory achievement of visual screening as previously specified. The varieties of vegetation will need to be carefully chosen to accommodate drier conditions that occur on slopes in which water runs downhill rather than soaking in (more drought tolerant plants) or potential wet feet from periodic standing water within detention ponds and overland flowage paths (moisture tolerant plants).
Ponds, lakes, wetlands, or retention ponds may be placed along the edge of the development if the following criteria are met:
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, including water fountains or jets when implemented which project water high enough to be visible from adjoining properties and public streets.
D. Lighting:
1. The foot candle level at all exterior parcel lines shall be less than one. The foot candle level at interior or common property lines shall be less than one unless part of a shared parking area or vehicle drive aisle.
2. The height of overhead lights shall be analyzed as part of the site planning process to ensure no impact to drivers on Interstate 35 or Iowa Highway 5.
3. Fixtures are to be downcast, cut-off variety to direct lighting to parking areas and eliminate glare to neighboring areas. Bulbs shall not be exposed or extend down past the fixture.
4. No wall packs or floodlighting are allowed without appropriate shields to direct light to their intended target. In addition to cut-off 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 business hours, turning off lights not necessary for security purposes, and use of landscaping for light screening/blockage.
5. As a part of the review of each site plan, a photometric plan must be submitted. During the review, the applicant must demonstrate how lighting will not adversely affect adjoining properties. (Ord. 2471, 5-17-2021)