The following shall apply to all property within the Bella South specific plan:
A. General Conditions:
1. Unless otherwise specified herein, the development of the Bella South specific plan shall comply with the provisions of the West Des Moines zoning ordinance.
2. Unless otherwise specifically approved by the city council, the developer, their successors and/or assigns, if any, shall pay all planning, engineering, and construction costs for the development of the planned unit development, as required by this ordinance and approved site plans which may include, but are not limited to, the cost of all streets, storm sewers, sanitary sewers, drainageway improvements, detention basins, water mains, buffers and other improvements as required. No occupancy permits, either temporary or permanent, will be issued until all public improvements are either installed or properly bonded for. Additionally, the developer shall establish all necessary easements for public rights of way and utilities within the Bella South specific plan in conjunction with the recordation of the final plat.
3. All streets and internal traffic flows, including parking lots, shall permit the travel of the fire department's largest vehicle, including accommodating adequate turning needs. Approval of unique design solutions to accommodate turning movements may be granted by the city council if the solutions proposed are acceptable to the West Des Moines fire marshal.
B. Specific Conditions: In addition to elements shown of the specific plan drawing (exhibit B), the following shall be required;
1. Land Use: All general use regulations and provisions set forth in title 9, "Zoning", of the city code for medium density residential district (RM-12) shall apply unless otherwise noted in this ordinance.
a. Density And Land Use: Bella South specific plan consists of one parcel which encompasses 7.26 acres for medium density residential. A maximum of twelve (12) dwelling units per acre is allowed thus dwellings within this specific plan shall not exceed a total of eighty seven (87) units. The site may be subdivided into additional parcels, however no additional density above eighty seven (87) units shall be allowed.
b. Setbacks:
(1) The north and west sides (Coachlight Drive and South 64th Street sides) shall maintain a twenty five foot (25') building setback from the property line. Porches and patio spaces are allowed to encroach into this setback area, but no accessory structures or uncovered parking is allowed.
(2) The south and east sides shall maintain a twenty foot (20') building setback from the property line. Porches and patio spaces are allowed to encroach into this setback area, but no accessory structures or uncovered parking is allowed.
2. Sidewalks: Sidewalks shall be provided to allow for pedestrian movement throughout the site and connections to adjacent sites. Public sidewalks shall be installed along Coachlight Drive and South 64th Street. Public sidewalks within the site shall be a minimum of four feet (4') in width except in those situations in which a vehicle may overhang the sidewalk, in which case the sidewalk width shall be increased to six feet (6') (see subsection B5e of this section). Public sidewalks shall be installed as a part of the public improvements of the plat or at/before the time of construction of the buildings. Public sidewalks shall be in place prior to issuance of any occupancy permits, either temporary or final.
3. Street Furniture: On file in the city are representations of the street furniture that shall be provided in the plaza areas throughout this development. Although slight deviations from the illustrations are permissible, the street furniture shall be used as a unifying element throughout this development. Without compromising the design intent of the plazas, the maximum number of furniture opportunities possible shall be incorporated.
4. Lighting Standards: It is intended that lighting within the Bella South development shall be designed to provide a safe environment, yet should attempt to mitigate light pollution onto adjoining properties.
a. All light levels shall fall at or below one foot-candle at the property line. During the site plan review, the applicant shall submit a photometric plan which demonstrates light levels and how the adjoining properties will not be adversely affected by the lighting, specifically those with a different type of land use.
b. Light fixtures within parking areas shall not exceed twenty five feet (25') in height as measured from the top of the grade to the top of the fixture. Extra care should be taken in the placement of lights in the parking area along the eastern side of the property to minimize the views from the neighboring single- family homes of the overhead light fixtures, as well as the glow of the lights.
c. No wall pack or floodlighting is allowed. All lights shall have a cutoff feature to direct the light to its intended target and minimize light pollution.
5. Parking Requirements: Parking shall conform to chapter 15 of the zoning ordinance unless specifically stated otherwise within this ordinance.
a. Two (2) parking spaces are required per residential unit and shall be included in the purchase/rental price of the unit.
b. Uncovered surface parking shall be set back a minimum of thirty feet (30') from the property line. Covered parking shall be set back a minimum of twenty feet (20') from the property line and shall include provisions to screen undesirable views thereof.
c. No parking space, within a single row of uncovered parking, shall be greater than six (6) stalls from a landscape island/pod which contains at least one tree or natural green space.
d. Islands or open areas shall be located at the terminus end of all parking rows.
e. Islands within a single row of parking shall measure at least nine feet (9') in width by nineteen feet (19') in length (back of curb to back of curb). If the proposed parking area is designed to allow the bumper of the vehicle to overhang an open area, the length of both the parking stall and island may be reduced by that overhang amount (i.e., a 2 foot overhang would reduce stall and island length to 17 feet minimum). If the proposed overhang is over a sidewalk rather than natural green space, that sidewalk width shall measure a minimum of six feet (6') in width to accommodate the pedestrian movement and vehicle overhang.
6. Buffers: Buffer screening between districts or parcels and uses shall not be required as set forth in section 9-3-10, "Buffers", of the city code. Specific buffering shall be provided as follows and as noted otherwise in this ordinance:
a. Vegetation used to buffer/screen shall be predominately evergreen in nature in order to provide year round effectiveness.
b. Buffering/screening shall be located along the eastern property line to mitigate views of the garages, trash enclosures, etc., from the adjoining single-family lots situated to the east. This buffering shall achieve opaque visual screening within five (5) years of establishment. Buffering may be achieved through the use of vegetation, berming, fences, or any combination thereof. Achievement of opacity will be at the discretion of the director of community development.
c. Provide buffering/screening from the adjoining public streets of the backs of garages B-8, B-14, B-16, B-17 and B-19 as identified on the specific plan drawings in exhibit B, on file in the city. This buffering shall provide visual breaks to minimize the wall expanses of the garages that are visible; however opaque screening is not required. Buffering may be achieved through the use of vegetation or berming, or any combination thereof.
d. Views into surface parking areas shall be broken up through the use of vegetation and/or berms.
e. Provide buffering/screening of mechanical equipment and trash dumpsters as required in section 9-3-10, "Buffers", of the city code.
7. Landscaping: The landscaping requirements specified herein are intended to foster aesthetically pleasing development which will enhance, protect and preserve the appearance, character, general health, safety and welfare of the city of West Des Moines.
a. There is no percent of open space required with development of any parcel associated with the Bella South specific plan; however the site design and layout should achieve a pleasing balance of built and natural environment and should aim to provide close to or more than what would typically be required of a similar development outside of the overlay district.
b. In lieu of buffers, except where specifically identified previously, streetscape landscaping shall be provided within the first fifteen feet (15') parallel to public roadways. This streetscape landscape is intended to enhance and visually soften the paved expanses of roadways. Pedestrian elements such as patios and walkways may encroach into this streetscape area, however no buildings or parking may.
c. The vegetation illustrated on the specific plan drawing (exhibit B on file in the city) shall be the minimum amount of vegetation required. Details regarding varieties, 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 minimum plant size traditionally applied to development within the city.
8. Usable Outdoor Spaces: The town center overlay district guidelines aim to create interactive spaces for pedestrians through the incorporation of plaza areas and pedestrian pathways.
a. As illustrated on the specific plan drawing (exhibit B on file in the city), several small open air patios shall be created at various locations in the development. These patios should be so situated so as to provide at least one usable patio area per building, however use of any patio within the site by any tenant should be allowed.
b. The patio areas shall encourage opportunities for interaction among pedestrians and should provide as many seating opportunities as possible through the placement of benches, chairs, tables, planter walls, etc. The director of community development shall determine the exact number of seating opportunities to be provided.
c. Landscape lighting shall also be provided to extend the usability of the patios into the evening.
d. The patio areas shall incorporate alternative decorative paving materials for visual interest and variety and shall implement landscape plantings to soften, enhance, and delineate the areas. Additionally, whenever possible, elements that enrich the space (i.e., art, fountains, flowers, banners, and children's play environment, etc.) should be incorporated.
e. Installation of the patios shall be at the time of construction of the associated building and at the cost of the developer.
f. Details regarding maintenance and replacement responsibilities for the plaza spaces should be identified within the master property owners' association document required per section 073-11 of this ordinance. (Ord. 1635, 6-6-2005)