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 Support Commercial (SC) District shall apply to all development within the Jordan Creek Tower Specific Plan area, as more specifically described below. 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 and development standards and regulations shall apply to all parcels within the Jordan Creek Tower Specific Plan area:
A. Land Use: 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:
1. Permitted Uses: Permitted uses shall include the following:
a. 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.
c. Residential uses shall be allowed on upper floors of a mixed-use building at a maximum density of four (4) dwelling units per acre.
2. Prohibited Uses: the following permitted and permitted conditional uses otherwise allowed in the Support Commercial (SC) District shall be prohibited:
Division A | Agriculture, Forestry & Fishing except SIC 075 Veterinary Services for Animal Specialties and SIC 0752: Animal Specialty Services Grooming and Boarding |
Division E | Transportation, Communication and Public Utilities except SIC 49 Small and Large Solar Energy Systems and Electric Vehicle Charging Stations |
SIC 55 | Automotive dealers and service stations |
SIC 726 | Funeral services and Crematories |
SIC 7299-02 | Massage therapy establishments and steam bath services |
SIC 7299-03 | Dating and escort services |
SIC 75 | Automotive repair, services, and parking |
SIC 7699 | Repair shops and related services, not elsewhere classified, except Lock and Key services |
3. Bulk Regulations:
a. Lot Area: The minimum lot area for any developable parcel within the development shall be 60,000 square feet.
b. Building Setback: Buildings shall be setback a minimum of twenty-five feet (25') on all property boundaries. The setback shall be measured from the property line to the visible primary vertical foundation wall. Intermittent encroachment up to ten feet (10') into the setback for canopies, awnings, building bump-outs, outdoor pedestrian and dining areas, etc. may be allowed at the discretion of the Director of the Development Services.
c. Building Height: The maximum building height for buildings shall not exceed sixty feet (60') in height as measured from the average finished grade, except, an additional twelve feet (12') of height shall be allowed for each additional ten feet (10') of setback from the perimeter PUD boundary line.
d. Parking Ratios:
(1) Parking ratios for the site shall be required as follows:
(A) Two (2) parking spaces per dwelling unit plus one (1) visitor space per ten (10) dwelling units;
(B) Eight (8) parking spaces per one thousand (1,000) square feet of restaurant gross floor area;
(C) Three and one half (3.5) spaces per one thousand (1,000) square feet of retail tenant gross floor area;
(D) Two and one half (2.5) spaces per one thousand (1,000) square feet of office tenant gross floor area;
(E) All other uses not defined herein shall follow city code.
(2) At the discretion of the Development Services Director, 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.
(3) If the property is subdivided into two or more lots and shared parking is intended, a shared parking agreement shall be executed in conjunction with the approval of the subdivision plat.
e. Parking Setbacks:
(1) Parking and vehicle use areas should be located in areas away from S. 60th Street and behind the building pad whenever possible. Adequate screening of views from S. 60th Street and adjoining properties outside of the development of any surface parking shall be appropriately mitigated as provided for elsewhere in this ordinance.
(2) Off-street parking areas shall be setback from the perimeter boundaries of the Jordan Creek Tower Specific Plan area as follows:
(A) Along east boundary (S. 60th Street) - Minimum of twenty-five feet (25');
(B) Along south, west and north property boundaries - Minimum of five feet (5') or as necessary to achieve adequate visual screening.
(3) Minimum parking stall measurements and drive aisle widths shall conform to Chapter 15 of the City's Zoning Ordinance.
(4) No portion of any parking lot or drive aisle associated with parking may be located within a required buffer or streetscape.
B. 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 overlay district site plan review for this 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, 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-five percent (25%) open space shall be provided within the 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 (not for detention) 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.
(1) Vegetation substitution:
(A) One (1) evergreen tree or six (6) shrubs may be substituted for one (1) required tree; however, no more than twenty-five percent (25%) of the required number of trees may be substituted unless specifically approved by the Director of Development Services in order to meet a defined design intent.
(B) A twenty-five (25) square foot mass planting of perennials or ornamental grasses may be substituted for three (3) shrubs.
d. Vegetation required as part of the open space may be placed into off-street parking areas or streetscapes; however the open space vegetation is in addition to that which would be required of streetscapes or parking islands 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 landscaped to screen their visibility from street rights-of-way and adjoining property outside of the Jordan Creek Tower development.
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 unless otherwise allowed per the discretion of the Director of Development Services.
(2) Landscaped islands shall be placed, at a minimum, every eighteen (18) stalls within a linear row of parking. At a minimum, internal islands shall match the dimensions of one (1) parking stall.
c. Landscape Vegetation shall be provided as follows:
(1) Two trees in each 9' by 34' island;
(2) One tree in each 9' by 17' island;
(3) Additional shrubs, ground covers, grasses, and flowers may be provided in landscaped islands but is not required.
3. Streetscaping: A landscaped edge or 'streetscape' shall be provided along all public and private streets adjacent to the Jordan Creek Tower Specific Plan area. 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 planting 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.
4. Visual Screening:
a. Views from public streets and adjoining properties of the negative aspects of development and land uses such as loading docks or overhead doors; heating, ventilation, or air conditioning (HVAC) units; or similar electrical or mechanical appurtenances shall be adequately screened. Said screening shall be achieved by careful selection of location and/or orientation of the buildings and elements, in combination with the use of architectural enclosures and/or earth berming and landscaping consisting of evergreen material for year-round screening.
b. Mechanical Equipment: All mechanical equipment (both ground and roof mounted) shall be screened from ground level views from public streets and adjoining properties through architecturally incorporated opaque screen walls, raised parapet walls, penthouse feature, or other opaque material comprised of materials consistent with the associated primary structure. Screening measures and materials shall be reviewed as part of the site plan review process.
(1) 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. Whenever possible, the trash enclosure shall be located as and incorporated as an extension of the primary building rather than a free-standing element within the site. Additionally, the enclosure should be landscaped to minimize the visual presence and impact of the structure on surrounding properties, businesses, and public streets.
(2) Loading Docks and Overhead Doors: Views of loading docks and overhead doors shall be screened from adjacent properties and public rights-of-way by the use of landscaping in combination with berming or other architectural elements as approved by the city. The vegetation species shall be selected for its density and height and shall be of sufficient size to provide adequate screening.
(3) Vehicle Use Canopies: 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.
(A) Unless appropriate site design measures are implemented to mitigate the presence and visibility thereof, canopies shall not be located at the intersection of major streets.
(B) The vehicle use area will be screened through landscaping to minimize the visual presence and impact of the structure on surrounding properties, businesses, and public streets. Said screening shall be achieved through the use of location and/or earth berming and landscaping consisting of evergreen material for year-round screening.
C. Pedestrian Use Areas and Elements: The Jordan Creek Tower development, in alignment with Town Center Overlay District Guidelines, aims to encourage pedestrian movement and opportunities for pedestrian interaction through interconnected sidewalks and gathering areas. The attached Specific Plan Map indicates the location of an anticipated pedestrian node on the site. Specific details and final materials and layouts for the pedestrian area shall be submitted, reviewed, and approved as part of the overlay district site plan for this parcel. In general, pedestrian use areas shall abide by the following:
1. 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.
2. Open space plaza 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.
3. 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 of bollard style lighting.
4. Plaza areas associated with establishments which serve alcoholic beverages shall provide a definable boundary (change in material, unmovable signage, physical feature, etc.) between the private establishments in which alcohol consumption is allowed and the public area in which it is not. A physical barrier (fencing, railing, landscaping, etc.) shall prohibit access into the patio area from the public area; all access into the patio area shall be through the interior of the establishment. The barrier specifications shall be reviewed and approved as part of the alcohol permit application.
5. Unless provided prior to site development, the installation of these pedestrian elements shall occur in conjunction with the development of the parcel and shall be completed prior to issuance of a final occupancy permit.
D. Pedestrian Connections: Pedestrian walkways to allow and encourage pedestrian movement within the Jordan Creek Tower area, as well as to surrounding developments shall be provided. 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.
E. Lighting:
1. Light fixtures shall not exceed twenty-eight feet (28') in height as measured from the ground to the top of the light structure.
2. The footcandle level at the north and west property lines shall be less than one (1). Due to streetlights along the east and south, the achievement of less than one (1) footcandle is not possible and shall not be required.
3. 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 residences are not looking up and into the bulbs of light fixtures, which may include shields on the fixtures or other means of shielding glare.
4. No wall packs or floodlighting without shields to direct the light downward are allowed. 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 overlay district site plan for this parcel, a photometric plan must be submitted. During the review, the applicant must demonstrate how lighting will not adversely affect adjoining properties. (Ord. 2502, 2-7-2022)