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 Mills Landing 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 Mills Landing Specific Plan area: In addition to the general criteria as stated previously, the following land use design criteria shall apply to the development areas designated on the specific plan. The following development standards and use regulations shall apply to the development parcels:
A. Land Use:
1. For all lots or development parcels in Parcel A, all land uses as set forth in Title 9, Zoning, of the City Code for the Support Commercial (SC) District as permitted and permitted conditionally shall apply except as designated below:
a. Permitted Uses: All Permitted (P) uses allowed within the Support Commercial (SC) district except those that have been prohibited by this ordinance.
b. All Permitted Conditional (PC) uses allowed within the Support Commercial (SC) district except those that have been prohibited by this ordinance may be allowed with the approval of the appropriate review body.
A maximum of one restaurant with drive through or coffee shop with drive through is allowed in Parcel A.
The following uses shall be prohibited within 200 feet of the east boundary of Parcel A:
SIC 58 | Restaurant: Class 1 and 2 |
SIC 75 | Automotive repair and services |
SIC 701 | Hotels |
Other Uses that have noise or lighting components that could be disruptive to the adjacent residential as determined by the City may have requirements placed on operations or be prohibited. | |
c. Prohibited Uses: the following permitted and permitted conditional uses otherwise allowed in the Support Commercial (SC) District shall be prohibited:
SIC 075 | Animal Specialty Services, except grooming |
SIC 4225 | Self-service Storage Facility |
SIC 489 | Communications Services, NEC |
SIC 4925 | Mixed, Manufactured, or Liquefied Petroleum Gas Production and/or Distribution |
SIC 4952 | Sanitary Services, Sewerage Systems |
SIC 4959 | Sanitary Services, NEC |
SIC 541 | Convenience Stores with or without gasoline sales |
SIC 55 | Automotive Dealer and Service Stations |
SIC 58 | Bar/Restaurants, except Class 1 and Class 2 restaurants |
SIC 592 | Liquor Stores |
SIC 596 | Unattended Fuel Pumps |
SIC 7215 | Coin operated laundry and dry cleaning, except pick up and drop off only dry cleaning establishments. |
SIC 7699 | Recreational Vehicle Repair Services |
SIC 7699 | Agricultural Equipment Repair Services |
SIC 7699 | Automotive repair services, miscellaneous |
SIC 79 | Event venues |
SIC 82 | Educational services, except tutoring |
Storage of fleet vehicles | |
d. Building Setbacks: Buildings in Parcel A shall be setback from the perimeter Specific Plan boundary, internal drive and lot lines as follows. The setback is measured from the property line to the primary vertical foundation wall of the primary structure.
(1) North - minimum of sixty feet (60') from Mills Civic Parkway to allow for the continuance of the sixty-foot (60') buffer coming from the east.
(2) East - minimum of fifty feet (50') to provide room for a buffer adjacent to the residential in the Glen Oaks development.
(3) West - minimum of 25 feet (25') along S. 60th Street.
(4) South - minimum of 15 feet (15') along the internal main drive to allow for greenspace and plantings.
(5) No setback is required from interior common lot lines within Parcel A, unless otherwise required by building separation regulations in adopted Building and Fire Codes.
2. For all lots in Parcel B, all land uses as set forth in Title 9, Zoning, of the City Code for the High Density Residential (HD) District as permitted and permitted conditionally shall apply. The maximum density for any parcel is sixteen (16) dwelling units per acre. The developer has indicated that the use for this parcel will be an age-restricted senior facility. Should the use change in any manner, including removal of age-restrictions, parking stall and traffic generation numbers will need to be checked to ensure there is adequate infrastructure for the unrestricted use.
a. Parkland dedication is required for residential development. Parkland and greenway areas are part of the dedication based upon the number of dwelling units. At the time of the Overlay District Site Plan for each lot is reviewed, the need for parkland dedication will be determined.
b. Building Setback: Buildings in Parcel B shall be setback as follows. The setback shall be measured from the perimeter Parcel B boundary line, unless otherwise indicated, to the closest vertical wall of the primary structure.
(1) North - minimum of fifteen feet (15') setback along the internal drive to allow for greenspace and plantings.
(2) East - minimum of fifty feet (50') setback adjacent to the residential in the Glen Oaks development. Additionally, as provided in City Code, structures over two stories, building length that exceeds one hundred and sixty feet (160'), and garage building lengths of one hundred feet (100') or more are not allowed in the 150' wide building mass transition area as measured from the perimeter Specific Plan boundary.
(3) South - minimum of fifty feet (50') setback adjacent to the residential in the Glen Oaks development and the independent single-family residential. Additionally, as provided in City Code, structures over two stories, building length that exceeds one hundred and sixty feet (160'), and garage building lengths of one hundred feet (100') or more are not allowed in the one hundred and fifty (150') wide building mass transition area as measured from the perimeter Specific Plan boundary.
(4) West - minimum twenty-five feet (25') setback adjacent to South 60th Street.
(5) No setback (0') shall be required between interior common lot lines within Parcel B lots, unless otherwise required by building separation requirements in adopted Building and Fire Codes.
B. Building Height:
1. All non-residential buildings immediately adjacent to the east specific plan boundary shall be limited to two floors. All others shall abide by the maximum height restrictions of the Support Commercial (SC) district. With the exception of those immediately adjacent to the east boundary, an additional twelve feet (12') of height shall be allowed for each additional ten feet (10') of setback provided from the either the parcel boundary or property line.
2. For the Residential High Density (RH-16) district (Parcel B), within the building mass transition area of 150 feet measured from the south and east Specific Plan boundary, buildings or a portion of a building shall not exceed two stories. Outside of the 150 foot building mass transition area, buildings are permitted to exceed three stories, but shall be no more than forty-five (45) feet in height.
C. Parking Ratios:
1. Parking ratios for restaurants (sit-down and fast-food) shall provide within each platted lot a minimum of fifteen (15) spaces per one thousand (1,000) square feet of gross building or use square footage. For coffee shops, a minimum of ten (10) parking space per one thousand (1,000) square feet of gross building area or use square footages shall be provided. Food or drink related establishments with a drive-thru component shall provide eleven (11) queuing spaces per drive thru. Five (5) of the spaces shall be designated for the ordering station if it is separate from the pick-up window. All queuing spaces shall be out of the internal circulation drive and shall not impede traffic circulation within the site or immediately surrounding area.
2. Parking ratios for banks shall be three spaces (3) per one thousand (1,000) gross square feet, with three (3) queuing spaces per drive-thru lane. Queuing spaces shall not impede traffic circulation within the site or immediately surrounding area.
3. Parking for senior living uses will be required at a rate of 1.2 spaces per unit, with implementation of cross parking easement.
4. Parking ratios for other uses shall be governed by City Code, Title 9, Chapter 15- Parking.
5. If not already established as a blanket easement, developers of each Specific Plan parcel must provide a cross access parking and ingress/egress easement between the parcels.
D. Parking Design:
1. The location of parking and vehicle use areas along perimeter roadways and at major street intersections shall be discouraged. Parking and vehicle use areas should be located in areas away from the street and behind the building pad whenever possible.
2. Off-street parking areas shall be setback from the perimeter boundaries of the Mills Landing development as follows:
a. North - minimum sixty feet (60').
b. East - minimum thirty feet (30').
c. South - minimum thirty feet (30').
d. West - minimum fifteen feet (15').
e. There shall be no minimum parking lot setback between internal lot boundaries if lots are designed as one continuous parking field. Lots not designed as one shall provide a minimum of ten feet (10') between parking fields to allow for the placement of landscape vegetation.
3. Minimum parking stall measurements and drive aisle widths shall conform to City Code, Title 9, Chapter 15: Parking Regulations.
4. Parking lot landscaping shall conform to City Code, Title 9, Chapter 19: Landscaping, Section 8, Landscape Provisions, Paragraph 8, Off Street Parking Areas.
5. No portion of any parking lot or drive aisle associated with parking may be located within a required buffer or streetscape.
E. Vehicle Drive Through: It is recognized that drive-throughs are a key component to the functionality of certain types of businesses due to their convenience. Walk-up or pedestrian ATMs with no vehicle access; and loading zones in which the patron exits their vehicle and load merchandise/materials themselves or enter/exit the main entry of a multi-family building shall be allowed as needed with the appropriate visual screening measures, subject to required site plan review and 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 Mills Landing development. In all instances, the presence of the drive-ups shall be minimized through one or a combination of the following methods:
a. Integration of a canopy into the building architecture to eliminate the appearance as an added-on canopy component.
b. Situating the drive-thru or canopy between two buildings to limit the number of views thereof.
c. Opaque visual screening through implementation of vegetation, decorative walls, fencing, earthen berming, etc. to a height of a minimum of six feet (6') at installation.
2. Canopies: Drive thru canopies must be designed to incorporate the building's architecture through the use of similar building materials, roof design and color, including the application of brick or stone to canopy support columns. When possible, canopies should be designed as an extension of the building rather than an added-on element. Support columns shall be designed to be in proportion with the canopy size and height, and that dimension shall extend the full height of the support. Canopies designed such that vehicles pass under shall have a minimum 14 feet clearance under the canopy, unless a bypass lane with no canopy if provided. This is to allow emergency vehicle access to the building.
F. Buffers: The provision of adequate buffering, berming and landscaping shall be thoroughly evaluated and approved as part of the overlay district site plan approval. Additional buffer and landscaping may be required at that time in response to additional details of the use, buildings, vehicle circulation patterns, parking, loading docks, mechanical equipment, etc. to be implemented.
1. Buffers shall be provided along the perimeter boundaries of the Specific Plan area as follows:
a. North - minimum sixty feet (60') from ultimate street right-of-way line of Mills Civic Parkway.
b. South - minimum thirty feet (30') from property line.
c. West - a minimum twenty-five foot (25') streetscape required in lieu of buffer from property line of S. 60th Street.
d. East - minimum thirty feet (30') from the property line.
e. No buffers between Parcel A and Parcel B lots shall be required except to mitigate undesirable site elements and views, such as parking areas.
2. Buffers shall be designed with a minimum three (3) foot berm and landscaping so as to serve as a visual continuation of existing buffers on adjacent properties including properties outside of the development and as a unifying element within the development. Buffers abutting streetscapes shall make a natural transition through the use of similar vegetation varieties and design in order to be visually cohesive. Buffers should be designed to achieve the maximum amount of screening of negative elements 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 'thru-views' under tree canopies are adequately blocked.
3. The implementation of vegetation as follows shall be required:
a. Thirty Foot (30') Buffer adjacent to the existing single-family residential zoned areas with the following minimum planting requirements: One (1) overstory tree or upright evergreen, two (2) understory trees, and six (6) shrubs shall be provided per thirty-five (35) lineal feet of required buffer.
b. Sixty Foot (60') Buffer adjacent to Mills Civic Parkway with the following minimum planting requirements: One (1) overstory tree or upright evergreen tree and three (3) shrubs shall be provided per thirty-five (35) linear feet of required buffer.
c. Vegetation substitution: Two (2) ornamental trees or one (1) evergreen tree may be substituted for one required overstory tree; however, no more than twenty-five percent (25%) of the required number of overstory trees may be substituted. A twenty-five (25) square foot mass planting of perennials or ornamental grasses may be substituted for three (3) shrubs.
4. At the southeast corner of the Specific Plan, additional screening vegetation will be required to buffer the homes within the Glen Oaks development from the activities in the development.
5. Ponds, lakes, wetlands, or other water features may be placed within the buffer areas, except for the buffer area along Mills Civic Parkway, 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.
Detention areas or ponds do not negate the requirements for landscaping. This means that topography and grade changes will accommodate the planting of overstory trees and that the level of water will be such that plantings near the water's edge will survive and thrive at that location.
6. Landscape vegetation required within buffer areas is in addition to the landscape vegetation required of open space, parking areas, and that necessary to achieve adequate visual mitigation of undesirable site elements and views.
G. 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 expanse associated with off-street parking;
• Visual screening of undesirable views, activities and/or site elements; and
• Street side enhancement ('streetscapes').
At the time of overlay district site plan review for each Specific Plan parcel, 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, 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 Specific Plan parcel 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-five percent (25%) open space shall be provided within each individual platted lot or development area as identified on the Specific Plan Map.
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. Vegetation at a rate of two (2) trees and three (3) shrubs per 3,000 square feet of required open space shall be provided within the parcel.
d. Vegetation substitution: No substitution of 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 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. 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 Mills Landing development. Landscape materials of an evergreen variety are encouraged 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) Linear parking islands that run the length of the parking row shall be implemented every six (6) rows of parking. Said linear islands shall measure a minimum of twenty feet (20') in width with pedestrian path included and shall be landscaped to provide 'green' within the parking lot. Landscape shall include an ornamental or overstory tree every 9 stalls along the length of the island.
(3) 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 (6) feet from back-of-curb to back-of-curb.
(4) In lieu of the implementation of pods between islands as required above, the width of all islands may be increased to no less than fifteen feet (15') in width and a tree in lieu of the pod will be placed in the grass area in front of the parking stall every 9 spaces if adjacent to open space.
c. Landscape Vegetation shall be provided as follows:
(1) Two trees in each 9' by 34' island, if the island is widened an additional 15 feet as noted above, the vegetation will be increased by an additional 6 shrubs.
(2) One tree in each 9' by 17' island.
(3) One tree in each landscape pod.
(4) Additional shrubs, ground covers, grasses, and flowers may be provided in landscaped islands but is not required.
3. Visual Screening:
a. Mechanical Equipment:
(1) Views from streets and adjoining properties of the negative aspects of development and land uses such as loading docks; 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 use of architectural enclosures or landscaping consisting of evergreen material for year-round screening.
(2) All rooftop mechanical units shall be screened through architecturally incorporated opaque screen walls, raised parapet walls, penthouse feature, or other method approved through the site plan process that is consistent with the associated primary structure. Screening measures and materials shall be reviewed as part of the site plan review process.
(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.
b. Trash Enclosures: Trash receptacles and dumpsters 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 away from adjacent residential areas. 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.
c. Loading Docks: Loading docks shall be screened from the adjacent property by the use of landscaping and evergreen materials 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.
d. Site and vehicle headlight spillover into adjoining residential properties within and adjacent to the development is a primary concern. All vehicle headlight spillover beyond the property boundaries of a developed parcel shall be completely mitigated through the use of one or more of the following components: earthen berming, solid fencing, vegetative plantings, decorative free-standing walls or other measures deemed appropriate. Parking or drive thru lanes which are oriented such that the lights are directed toward the single-family residential uses adjacent to the site must have complete mitigation of light penetration past the Specific Plan boundary.
4. Streetscaping: A landscaped edge or 'streetscape' shall be provided along S. 60th Street. The streetscape is 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, or plant variety and should attempt to serve as a distinguishing or identifiable landmark for the development.
a. Unless otherwise required to be located differently due to presence of existing utilities and/or easements, Streetscaping shall be located within the first fifteen feet (15') parallel and adjacent to the public street right-of-way or back of curb of private streets and primary access drives.
b. Vegetation within streetscape areas shall be provided at a rate of one (1) tree and three (3) shrubs per thirty-five (35) lineal feet of streetscape. A twenty-five (25) square foot mass planting of perennials or ornamental grasses may be substituted for three (3) shrubs.
c. Vegetation required of streetscapes shall be in addition to vegetation required of parking and open space. Vegetation required as part of open space may be placed into streetscapes; however, the open space vegetation may not be counted towards fulfilling the minimum amount of vegetation required for the streetscape.
H. Pedestrian Use Areas And Elements: The Mills Landing 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 and gathering areas. The attached Specific Plan Map indicates the locations and type of anticipated plaza areas and pedestrian corridors. Specific details and final materials and layouts for each of these plaza areas shall be submitted, reviewed, and approved as part of the overlay district site plan for the associated Specific Plan parcel.
1. In addition to the plaza areas indicated on the specific plan map, the incorporation of plazas and pedestrian use areas shall be encouraged as part of each building/parcel development.
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 (attached or on file with the City Clerk). 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, 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, or raised planters.
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 mounted fixture or bollard style lighting.
d. Plaza areas associated with establishments which serve alcoholic beverages shall comply with City Code, Chapter 3, Section 2.
e. Unless provided prior to site development, the installation of these pedestrian elements shall occur in conjunction with the development of a Specific Plan parcel and shall be completed prior to issuance of a final occupancy permit.
2. Pedestrian Connections: The overall development shall integrate interconnected pedestrian walkways to allow and encourage pedestrian movement from one establishment to another within the Mills Landing development, as well as to perimeter public sidewalks.
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. Pedestrian lighting and landscaping along the pathway is encouraged to provide a comfortable and safe feeling to the pedestrian.
I. Lighting:
1. Fixtures used within off-street parking areas shall be consistent with those illustrated in the exhibits packet (attached or on file with the City Clerk). The fixtures are intended to serve as a unifying element between parcels within the development.
2. Said fixtures greater than one hundred fifty feet (150') from the east and south property line of the Mills Landing lots shall not exceed twenty-eight feet (28') in height as measured from the ground to the top of the light structure.
3. Said fixtures greater than one hundred feet (100') but less than one hundred fifty feet (150') from the east and south property line of Mills Landing shall not exceed twenty two feet (22') in height as measured from the ground to the top of the light structure.
4. Said fixtures less than one hundred feet (100') from the east and south property line of Mills Landing shall not exceed sixteen feet (16') in height.
5. The foot candle level at the Mills Landing South and East property line shall be zero (0). Proper shields shall be incorporated into the fixture to direct all light back to the North and West.
6. The foot candle level at all other property lines shall be less than one.
7. Said fixtures are to be downcast, cut-off variety to direct lighting to parking areas and pedestrian pathways and eliminate glare to neighboring properties. Bulbs shall not be exposed or extend down past the fixture. Care should be taken to ensure that adjoining single family homes are not looking up and into the bulbs of light fixtures.
8. No wall packs or floodlighting are allowed, except that sconces or decorative lighting shall be permitted. 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.
9. 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.
10. Fixtures located one hundred fifty feet (150') or less from the east property line of the existing Glen Oaks residential lots shall be turned off no later than thirty (30) minutes after the closing of the last business, except those lights necessary for security purposes.
11. Canopy lighting used for drive ups must use a recessed or flush lighting fixture so that no part of the fixture is visible from the street and spill over and glare is mitigated. (Ord. 2422, 7-6-2020)