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. Landscaping is required to address the following primary aspects or consequences of development:
• Open space protection and enhancement.
• Create environments conducive and inviting to pedestrian activities.
• Street side enhancement ("streetscapes").
• Visual screening of undesirable views and/or activities.
• Mitigation of paving expanses associated with off street parking.
• Impact of vehicle use areas.
The specific plan drawing, on file in the city, illustrates the buffering and landscaping concept; this plan should be used as the guide for site plan development in respect to the locations and quantities of plant material to be provided. In the event that alternatives to what is shown on the specific plan on file in the city are desired, the minimum vegetation requirements given below will need to be provided. 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. The provision of adequate buffering and landscaping shall also be more thoroughly evaluated and approved as part of the site plan approval. Additional buffering and landscaping may be required at that time in response to additional details of the use, buildings, parking, etc., to be implemented.
A. General:
1. Landscape plans shall be harmonious with the existing environment and architectural design and should demonstrate a recognizable pattern or theme through choice and location of materials for the overall development of the project.
2. Foundation plantings shall be used at the base of buildings and other structures to anchor the buildings to the site and create a transition between lawn areas and wall planes.
3. The use of predominately evergreen vegetation is encouraged to provide winter substance within the landscape and year round buffering or visual screening.
4. Trees that will overhang into vehicle or pedestrian use areas or travel lanes shall be of a variety that will accommodate pruning to allow for the minimum required clearance height without adversely affecting the overall natural shape of the variety (14 feet over vehicle travel lanes; 8 feet over pedestrian travel lanes).
B. 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. All of the land within a site that is not occupied by buildings, off street parking areas, or other vehicle use areas can be classified as open space. Structures such as gazebos, arbors, pergolas, etc., that are associated with outdoor pedestrian use areas may be counted towards fulfilling the minimum open space requirement.
1. A minimum of twenty five percent (25%) of open space is required within each parcel associated with the Jordan Creek Crossing II specific plan.
2. Two (2) trees and three (3) shrubs are required for every three thousand (3,000) square feet of bulk open space. A twenty (20) square foot mass planting of perennial flowers or ornamental grasses may be substituted for three (3) shrubs; no substitution for required trees is allowed.
3. Vegetation required as part of the open space may be placed into off street parking areas, streetscape areas, or buffers required; however the open space vegetation is in addition to that which would be required of buffer, parking and streetscape areas and may not be counted towards fulfilling the minimum amount of vegetation required for these areas.
C. Street Enhancement; Streetscapes: A landscaped edge or "streetscape" shall be provided along streets that are "thought of" as public streets and upon which the general public is allowed to travel, regardless if they are public or private. These streetscapes are intended to be purely ornamental in nature, providing desired "green" to the city, shade, interest, street enhancement, and visual softening of pavement expanses. The streetscapes should have a theme or noticeable pattern/design and should attempt to serve as a distinguishing or identifiable landmark for the development.
1. The streetscape area shall consist of a twenty five foot (25') area parallel with and adjacent to the street right of way for Coachlight Drive and South 64th Street.
2. Streetscapes may contain buffer/screening areas and may be intermittently encroached into by building porticos or pedestrian plazas/open spaces.
3. For the purpose of calculating minimum vegetation required within a streetscape, streetscape areas shall be considered as those areas of the "streetscape" that remain which are unpaved and which buffering or screening of negative site elements is not necessary (i.e., adjacent to buildings or open space areas).
a. One tree and two (2) shrubs are required for every twenty five (25) linear feet of streetscape area. A twenty (20) square foot mass planting of perennial flowers or ornamental grasses may be substituted for every two (2) shrubs; no substitution for required trees is allowed.
D. Off Street Parking: It is desired that all off street parking areas be aesthetically improved to reduce obtrusive characteristics which are inherent to their function. All parking areas shall be designed to create small, aesthetically landscaped and screened parking lots that are designed to function not only in the interest of accommodating automobiles, but also in the interest of promoting safe pedestrian movement. Multiple landscape islands combined with vegetation shall be incorporated to effectively eliminate a "sea of asphalt/concrete" and to decrease hot spots and heat reflection back into the environment. Island locations should aim to shade the majority of the parking area with tree canopies upon tree maturity.
1. Landscape 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 by thirty eight feet (38') in length for ninety degree (90°) dual parking rows or ten feet (10') in width by nineteen feet (19') in length for single rows. For single rows that are designed to allow the vehicle bumper to overhang an abutting open space, the island length may be reduced to seventeen feet (17') in length.
2. Any linear parking row that contains greater than nine (9) parking stalls must incorporate landscape islands or landscape pods spaced no greater than six (6) stalls apart.
3. Stall 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) or nine feet (9') in width by thirty eight feet (38') for dual rows. If the proposed parking area is designed to allow the bumper of the vehicle to overhang an open area at least eight feet (8') in width, the length of both the parking stall and stall island may be reduced by that overhang amount (i.e., a 2 foot overhang would reduce stall and stall island length to 17 feet minimum).
4. Parking lot layouts that utilize a parking stall angle different than ninety degrees (90°) will be evaluated as part of the site plan review and approval.
5. Landscape pods shall measure a minimum of six feet (6') from the back of curb to the back of curb.
6. The minimum vegetation required within off street parking areas shall be as follows:
a. One tree should be installed in each landscape pod.
b. One tree should be installed in each nine foot by nineteen foot (9' x 19') stall island.
c. Two (2) trees shall be installed in each nine foot by thirty eight foot (9' x 38') stall island.
d. Two (2) trees shall be installed in all terminal islands.
e. Additionally, two (2) shrubs or a twenty (20) square foot mass planting of perennial flowers or ornamental grasses shall be incorporated within the islands for every ten (10) parking stalls located on the site; additional vegetation is desired within these islands, but is not required. No substitutions are allowed for trees required within the islands.
f. No trees shall be required in those islands which overlap the public sanitary sewer line/easement.
E. 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. Buffer areas shall be implemented to visually screen and mitigate the impacts of uses, structures, and negative elements of development (car wash bays, surface parking areas, vehicle queuing lanes, trash enclosures, service areas, etc.) on and from neighboring roadways and properties.
The implementation of vegetation is required as part of buffering/screening. This vegetation may be combined with other measures such as berming, low stone walls, decorative opaque fencing, or any combination thereof to enhance the effectiveness of the buffering/screening. Buffers should be designed to achieve the maximum amount of screening 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. Alternative concepts that meet the intent of buffering/screening may be allowed at the discretion of the director of development services.
In the event that the site plan approved buffering/screening measures for any portion of the Jordan Creek Crossing II specific plan area is removed to accommodate an internal drive connection to either the west or south adjoining properties, additional screening measures, including implementation of additional vegetation, shall be the responsibility of the adjoining developing property. This additional screening may be located on the property included within the Jordan Creek Crossing II specific plan area with the permission of the property owner, as well as on the adjoining property being developed (designated as parcel I on the Davis Estates area development plan). Achievement of adequate screening will be reviewed and approved as part of the specific plan and subsequent site plan submittal and review process for adjoining parcel I.
Specific buffering shall be provided as follows and as noted otherwise in this ordinance:
1. Trash Containment Areas: All trash containment devices, including compactors and dumpsters shall be buffered and visually screened from adjacent roadways, pedestrian paths and adjoining properties.
a. Trash containment areas shall be located within the site to minimize views of them from adjacent streets and properties and shall be completely enclosed so as to not be seen from off site.
b. The enclosure shall exceed the highest point of the compactor or dumpster.
c. The enclosure shall be made of material that is opaque and compatible and consistent with the architecture and materials of the principal building. Solid metal gates shall be incorporated to contain windblown litter.
d. Pedestrian access to the receptacle, separate from the gates, should be located and designed to minimize views into the enclosure.
e. The area surrounding the enclosure shall be landscaped to soften and minimize the visual presence of the structure.
2. Mechanical And Utility Equipment: Heating, ventilation, air conditioning, generators, utility meters, and other mechanical and utility equipment, which is located on, beside, or adjacent to any building or development shall be buffered and visually screened from adjacent roadways, pedestrian paths and adjoining properties.
a. Mechanical and/or utility equipment shall not be located within the front yard of any development and should be located within the site to minimize views of from adjacent streets and properties. If no other location within the site is suitable for the placement of the equipment, the director of development services may allow the location of the equipment within the front yard provided appropriate screening is implemented to conceal the equipment.
b. A permanent screen that utilizes building materials and designs compatible and consistent with the architecture and materials of the principal building shall be implemented whenever possible.
c. Screening should exceed the height of the equipment and should provide for year round visual obstruction.
3. Vehicle Use Areas: Vehicle use areas (off street parking, vehicle storage, queuing lanes, loading docks, service areas, and any other vehicle related elements deemed undesirable) shall be buffered and visually screened from adjacent roadways, pedestrian paths and adjoining properties.
a. Off street parking areas shall be screened from the ground to a height of at least three feet (3').
b. This screening implemented should not leave unobstructed openings of greater than ten feet (10') in length. As a general guideline, a minimum of three (3) evergreen trees and ten (10) shrubs shall be planted for every thirty five (35) linear feet of necessary visual screen length.
4. Other: Views from adjacent roadways, pedestrian paths and adjoining properties into the car wash bays proposed for the western parcel (identified as lot 1 on the specific plan drawing on file in the city) shall be buffered and visually screened.
a. This screening implemented should not leave any unobstructed openings. As a general guideline, a minimum of three (3) evergreen trees and ten (10) shrubs shall be planted for every thirty five (35) linear feet of necessary visual screen length. (Ord. 1739, 3-26-2007)