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 the development within the Mills Crossing 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 Crossing specific plan area:
A. Land Use: For PUD parcels A through G, 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: (Ord. 2060, 11-3-2014)
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. The following size and use limitations shall apply to allowed uses:
SIC 541 | Convenience stores with gasoline sales shall be limited to one establishment within the development. Maximum gas pump numbers and canopy size shall be in accordance with City Code for the Support Commercial (SC) Zoning District. |
(Ord. 2060, 11-3-2014; amd. Ord. 2368, 6-17-2019)
2. Prohibited Uses: The following permitted and permitted conditional uses otherwise allowed in the Support Commercial (SC) District shall be prohibited:
SIC 0742 | Veterinary services for animal specialties with outdoor runs or overnight animal boarding. |
SIC 0752 | Boarding services with kennels and grooming services. |
SIC 4522 | Heliport/helistop. |
SIC 55 | Automotive dealer and service stations. |
SIC 75 | Automotive repair, services, and parking. |
SIC 7699 | Recreational vehicle repair services. |
SIC 7699 | Household appliance repair services. |
SIC 7699 | Miscellaneous automotive repair services. |
SIC 7832 | Motion picture theaters, including drive-in. |
SIC 806x | Hospitals of any kind or service (general, psychiatric, respiratory, etc.). |
B. Lot Area: If subdivided, lot areas less than minimum square footage or acres required by code for the Support Commercial District shall be considered acceptable if supported by reciprocal ingress/egress and parking easements and if approved by the appropriate approval body as part of an overlay district site plan, permitted conditional use permit or plat.
C. Building Setback: Buildings shall be set back as follows. The setback shall be measured from the perimeter PUD boundary line, unless otherwise indicated, to the visible primary vertical foundation wall. Intermittent encroachment into the setback for canopies, awnings, building bump-outs, outdoor dining areas, etc., may be allowed at the discretion of the Director of the Development Services Department.
1. North - Minimum of fifty feet (50').
2. East - Minimum of twenty five feet (25').
3. South - Minimum sixty feet (60').
4. West - Minimum thirty feet (30')
5. No setback (0') shall be required between internal PUD parcels, or lots if platted, unless otherwise required by building separation requirements within adopted Building and Fire Codes.
D. Building Height:
1. All buildings shall abide by the maximum height restrictions of the Support Commercial (SC) District as measured from the average finished grade to the top of the parapet wall. An additional twelve feet (12') of height shall be allowed for each additional ten feet (10') of setback.
2. Vertical architectural features upon the building itself and freestanding place making elements and landmarks such as clock towers may exceed the maximum allowable height of the Support Commercial (SC) District to a maximum height of forty five feet (45').
E. Parking Ratios:
1. Parking ratios for restaurants (sit down and fast food) shall provide within each PUD parcel, or area immediately surrounding the proposed establishment a minimum of one space per two hundred (200) square feet of gross building or use square footage. Establishments with a drive-through component shall provide eleven (11) queuing spaces per drive-through. Five (5) of the spaces shall be designed for the ordering station if it is separate from the pick up window. For coffee shops, a minimum of one parking space per two hundred (200) square feet of gross building area or use square footages shall be provided. A minimum of five (5) queuing spaces shall be designed for the ordering station if it is separate from the pick up window, with at least four (4) of those spaces out of the main traffic lanes of the site. Vehicle queuing shall not impede traffic circulation within the site or immediately surrounding area.
2. Parking ratios for all other uses shall provide within each PUD parcel a minimum of one space per three hundred (300) square feet of building or use square footage.
3. 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.
4. If not already established as a blanket easement, developers of PUD parcels must provide a cross access parking and ingress/egress easement.
F. Parking Setbacks:
1. The location of parking and vehicle use areas 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 set back from the perimeter boundaries of the Mills Crossing development as follows:
a. North - Minimum fifteen feet (15').
b. East - Minimum twenty five feet (25').
c. South - Minimum sixty feet (60').
d. West - Minimum thirty feet (30').
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 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.
G. Vehicle Drive-Throughs And Canopy Areas: The intent of this development is not to encourage the use of automobiles; however, 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, if necessary, 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, a maximum of three (3) businesses with drive-up may be permitted within the overall Mills Crossing development. Walk-up or pedestrian ATMs with no vehicle access; and loading zones in which the patron exits their vehicle and load merchandise/materials themselves shall be allowed as needed with the appropriate visual screening measures, subject to required site plan review and approval.
1. Drive-Up Facilities With Canopies: The incorporation of drive- up facilities and uses with canopies over the vehicle use areas may be limited by the type of use in association with the available vehicle trips allowed for the entire Mills Crossing development.
a. In all instances, the presence of the drive-ups shall be minimized through one or a combination of the following methods:
(1) Integration of the drive-through or canopy into the building architecture in order to eliminate the appearance as an added on canopy component.
(2) Situating the drive-through or canopy between two (2) buildings in order to limit the number of views thereof.
(3) Opaque visual screening through implementation of vegetation, decorative walls, fencing, etc., to a height of a minimum of four feet (4').
2. Canopies, Including Gas: Pump stations and other drive-through 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.
H. Buffers: The provision of adequate buffering and landscaping shall be more 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, parking, loading docks, mechanical equipment, etc., to be implemented.
1. Buffering between districts or parcels and uses shall not be required as set forth in title 9, chapter 19 of the city code.
2. Buffers shall be provided along the perimeter boundaries of the Mills Crossing development as follows:
a. North - None required; however, adequate visual mitigation of undesirable site elements and views shall be provided.
b. East - None required; streetscape required in lieu of.
c. West - Minimum thirty feet (30') from ultimate right of way line of South 60th Street.
d. South - Minimum sixty feet (60') from ultimate street right of way line of Mills Civic Parkway.
e. No buffers between internal PUD parcels shall be required except to mitigate undesirable site elements and views.
3. The implementation of vegetation as indicated below shall be required. Earth berming shall be implemented whenever possible to enhance buffering and screening of otherwise negative site elements and to aid in ensuring year round screening, but is not required. 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 "through views" under tree canopies are adequately blocked. It is recognized that some views of businesses are desired; therefore, buffer vegetation may be clustered and situated to screen parking and drive-throughs associated with the businesses and other negative site elements such as trash enclosures, transformers, loading docks, etc.
4. The minimum landscaping within required buffers shall be provided as follows. Buffers shall be so designed so as to serve as a visual continuation of existing buffers and/or as a unifying element within the development. Buffers adjacent to streetscapes shall make a natural transition in order to be visually cohesive.
a. Sixty foot (60') buffer:
(1) One overstory tree and three (3) ornamental or evergreen trees, and three (3) shrubs shall be provided per thirty five (35) linear feet of required buffer.
b. Vegetation substitution:
(1) Two (2) ornamental trees, one evergreen tree, or six (6) shrubs 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.
(2) A twenty five (25) square foot mass planting of perennials or ornamental grasses may be substituted for three (3) shrubs.
c. 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.
5. 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, including water fountains or jets when implemented which project water high enough to be visible from adjoining properties and public streets.
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, and
• Street side enhancement ("streetscapes")
At the time of overlay district site plan review for each PUD 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 for each PUD 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 percent (20%) open space shall be provided within each PUD parcel 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 toward fulfilling the minimum open space requirement.
c. Vegetation at a rate of two (2) trees and three (3) shrubs per three thousand (3,000) square feet of required open space shall be provided within the parcel.
(1) Vegetation substitution:
(A) One evergreen tree or six (6) shrubs may be substituted for one 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, 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 toward 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 Mills Crossing 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:
• 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.
• 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 eight feet (8') in width and shall be landscaped to provide "green" within the parking lot. The incorporation of defined pedestrian pathways within these linear islands is encouraged.
• 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 parking stall and pods shall measure a minimum of six feet (6') from back of curb to back of curb.
c. Landscape vegetation shall be provided as follows:
(1) Two (2) trees in each nine foot by thirty four foot (9' x 34') island.
(2) One tree in each nine foot by seventeen foot (9' x 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:
• Views from public streets and adjoining properties 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 enclosures and/or earth berming and landscaping consisting of evergreen material for year round screening.
• All rooftop mechanical units 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. Due to variation in building heights at and adjacent to the northern end of the development, it is recognized that complete opaque screening of views from the taller buildings of rooftop equipment on single-story or lower buildings may not be achievable.
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 freestanding structure. 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 located at the north end of the property 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. Canopies: Canopies, including gas pump stations and other drive-through 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.
• 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.
e. Vehicle Use Area: 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.
4. Streetscaping: A landscaped edge or "streetscape" shall be provided along all public streets which are not required to provide a buffer. 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 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 tree and three (3) shrubs per thirty five (35) linear 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 toward fulfilling the minimum amount of vegetation required for the streetscape.
J. Pedestrian Use Areas And Elements: The Mills Crossing 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 specific plan map on file in the city indicates the locations and type of anticipated plaza areas and pedestrian corridors. Conceptual illustrations for the plaza areas indicated are included in the exhibit packet (on file in the city). Specific details and final materials and layouts for each of these plaza areas shall be submitted, reviewed, and approved as part of the site plan for the associated PUD parcel.
1. Pedestrian Elements: Mills Crossing, in accordance with the town center overlay district guidelines, will encourage pedestrian movement and opportunities for pedestrian interaction through a series of interconnected sidewalks and gathering areas. The specific plan on file with the city indicates locations and type of anticipated plaza areas and pedestrian corridors. Details for each of these plaza areas shall be submitted, reviewed, and approved as part of the overlay district site plan for each of the PUD parcels. 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 (on file in the city). Although deviations from the illustrations are permissible, the street furniture is intended to serve as a unifying element throughout the development.
b. 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.
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 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.
e. Unless provided prior to site development, the installation of these pedestrian elements shall occur in conjunction with the development of a specific PUD 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 Crossing development, as well as to other surrounding developments.
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.
K. Lighting:
1. Fixtures used within off street parking areas shall be consistent with those illustrated in the exhibits packet (on file in the city). Although deviations from the illustrations are permissible, the fixtures are intended to serve as a unifying element between parcels within the development.
2. Said fixtures shall not exceed twenty five feet (25') in height as measured from the ground to the top of the light structure.
3. Canopy lighting used for drive-ups or gas pumps, 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.
4. No wall packs without shields to direct the light to a defined target are allowed. No floodlighting is allowed. In addition to cutoff 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 properties outside of the development.
L. Cart Corrals: If implemented, cart corrals shall be permanent fixtures and constructed with masonry, stone, or block. No tenant or product identification signage for advertising purposes may be located on the cart corrals. Storage of carts shall be interior to a building or immediately adjacent to the building with a masonry screen wall of the same materials as the store face implemented to minimize its presence and completely conceal the carts. (Ord. 2060, 11-3-2014)