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 residential medium density (RM) district shall apply to development of Village At Jordan Creek 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 Village At Jordan Creek specific plan area:
A. Land Use: Land use shall be limited to multiple single-family attached dwellings (multi-family) within multiple buildings. A maximum density of twelve (12) dwelling units per gross acre shall be allowed. Based on a project acreage of 15.06 acres, a maximum of one hundred eighty (180) dwelling units shall be allowed. A clubhouse type facility which provides limited entertainment, gathering area, fitness or childcare services shall be allowed as an ancillary use to the development. Said facility should be intended for use by the residents of the development and shall not be geared toward use by the general public. Said facility, including parking shall be wholly located within the development boundaries.
B. Building Setback:
1. Buildings shall be set back a minimum of thirty feet (30') from the perimeter development boundaries or ultimate street right of way line, whichever is more restrictive. The setback shall be measured from the appropriate boundary line to the closest point on the visible vertical foundation wall. Intermittent encroachment into the north, west and south setbacks for canopies, decks and awnings may be allowed at the discretion of the city's development services department. Due to the location of a required buffer along the eastern boundary, no building encroachments into the thirty foot (30') setback shall be allowed.
2. Detached accessory structures shall be set back a minimum of twenty five feet (25') from perimeter boundaries adjacent to a public street; and shall be set back a minimum of thirty feet (30') from perimeter boundaries not adjacent to a public street.
C. Building Separation:
1. Principal structures shall be separated by a minimum of twenty five feet (25') or as otherwise required by building and fire codes, whichever is more restrictive.
2. A minimum fifteen feet (15') of separation shall be maintained between primary and detached accessory structures and between two (2) detached accessory structures unless otherwise required by building or fire codes to be greater.
D. Building Height:
1. Building heights shall respect the single-family detached residential area to the east. In general, maximum one- and two- story buildings shall be located along the eastern boundary of the development; taller buildings may be located in the western two-thirds (2/3) of the site. Primary dwelling buildings shall not exceed three (3) stories unless an additional ten feet (10') of building setback is provided for each story above three (3) stories.
2. Ancillary use buildings, as allowed (clubhouse facility) shall not exceed one story.
3. Freestanding place making elements and landmarks such as clock towers shall not exceed a maximum height of forty five feet (45').
E. Parking Ratios:
1. Parking shall be provided as follows:
a. Dwelling Units:
(1) Efficiency apartment units shall provide 1.5 spaces per unit.
(2) One to two (2) bedroom apartment units shall provide 2.0 spaces per unit.
(3) Three plus (3+) bedroom apartment units shall provide 2.5 spaces per unit.
(4) Garage stalls attached to and incorporated into a dwelling building shall count one hundred percent (100%) toward fulfillment of the minimum required number of parking spaces. A maximum of 0.67 of detached garage stalls may be counted toward fulfilling the minimum required number of parking stalls.
(5) Uncovered parking stalls shall count one hundred percent (100%) toward fulfillment of the minimum required number of parking spaces.
(6) Tandem parking stalls located in front of garages incorporated or attached to dwelling buildings may be counted one hundred percent (100%) toward fulfilling the minimum required number of parking spaces. Tandem stalls located in front of detached garages shall not be counted toward fulfilling the minimum required number of parking spaces.
(7) For any single-family attached dwelling intended as owner occupied and/or for which a condominium regime is established, a minimum of one of the required spaces for each unit shall be as an enclosed parking space. This parking space shall be a minimum of nineteen feet by nine feet (19' x 9') and may be designed as a freestanding garage, attached garage or multiple garage spaces within an enclosure. A specific covered parking space shall be designated for and legally tied to each dwelling unit. The covered space must be for the exclusive use of the occupant of the dwelling unit and cannot be optional for purchase or rent even if the dwelling unit is rented.
(8) Minimum parking stall measurements and drive aisle widths shall conform to title 9, chapter 15 of the city code.
b. Ancillary/Clubhouse Facility:
(1) One space per one hundred (100) square feet of GFA of that portion of the development's clubhouse that is to be utilized by patrons visiting the site and not residing within the development (complex leasing offices, gathering/party rooms, etc.) shall be provided on site and within walking proximity to the building. Space within the development's clubhouse that is intended for use by the residents only and not individuals that must drive to the site (fitness rooms, restrooms/pool locker rooms, etc.) shall not be included in the square footage utilized to calculate clubhouse parking requirements.
2. If developed as multiple legal parcels a blanket easement shall be executed providing cross access parking and ingress/egress.
F. Parking Setbacks:
1. Off street parking areas shall be set back from ultimate right of way lines a minimum of thirty feet (30'). Off street parking areas shall be set back from the eastern property boundary a minimum of thirty feet (30') due to the presence of the thirty foot (30') buffer.
2. Minimum parking stall measurements and drive aisle widths shall conform to title 9, chapter 15 of the city code.
3. No portion of any parking lot or internal circulation drive may be located within a required streetscape or buffer.
G. Fences:
1. Perimeter fencing shall be allowed in accordance with all of the following provisions, but shall be located no closer than fifteen feet (15') to the north, south and western property boundaries. A fence may be located at the eastern property boundary, however, the fence design and/or location shall not impede the flow of water within this area. Perimeter fencing is allowed within the required twenty five foot (25') streetscape area. Swimming pool fencing shall be located and designed consistent with typical pool enclosure standards and regulations.
2. Pedestrian access by residents of the apartment complex through gates in the fence shall be provided at multiple locations. Residents of the complex must be able to both exit and enter at all gate locations (gates shall not be exit only with residents required to access the site at the main vehicle access drives).
3. Shall be a maximum of six feet (6') in height except swimming pool enclosures which must meet minimum height requirements as otherwise governed. Stone columns (see below) shall be allowed to exceed the maximum fence height by no more than twelve inches (12"). Pedestrian entry features which include arbors, arched entries, arcades or finials shall be a maximum of ten feet (10') in height.
4. Shall be constructed of decorative metal and shall maintain a consistency of fifty percent (50%) openness.
5. For strength and stability, brick or stone support columns twenty four inches (24") or greater in width and depth shall be incorporated and spaced no greater than sixty feet (60') on center. Typical fence posts of the same material as the fence may be utilized as necessary in between the support columns. The stone columns of the fence shall not be located within any public utility easement area unless the developer provides an indemnification/hold harmless agreement to the city of West Des Moines for any damages that may occur in the removal of the fence should the city need to access or work within the easement area. The reinstallation of the fence, including the stone columns, shall be at the effort and expense of the developer. The city shall not be financially responsible for any costs associated with the removal, repair or reinstallation of the fence.
6. To avoid damage to utilities, the appropriate location of the utilities shall be conducted prior to the installation of any portion of the fence, including the stone columns and/or other fence supports.
7. Development identification plaques that display the development's logo, initials or name may be incorporated into or attached to the major support columns. Said signage plaques may not exceed one and one-half (11/2) square feet in size. Said signage shall be in addition to signage allowed elsewhere in this ordinance.
H. Buffers: Buffers as required by title 9 of the city code shall be required between adjoining properties which do not abut a public or private street; thus a thirty foot (30') buffer shall be required along the eastern perimeter boundary. In addition, a twenty five foot (25') streetscape shall be provided along those parcel boundaries which are adjacent to a public or private street (see landscaping-streetscape requirements within this ordinance). One overstory tree, two (2) understory or evergreen trees and six (6) shrubs shall be provided for every thirty five (35) linear feet of required buffer. Of the total number of trees within the buffer, a minimum of fifty percent (50%) shall be evergreen in nature to provide for year round screening.
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 site plan review, 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 percent (20%) open space shall be provided within the development.
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 parcels 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 each parcel.
(1) Minimum Requirements: Of the total number of trees required for open space, a minimum of fifty percent (50%) shall be overstory or evergreen in nature, unless otherwise done and approved for design intent. Sizes at time of planting shall be in accordance with title 9, chapter 19, "Landscaping", of the city code.
(2) Vegetation Substitution:
(A) A twenty five (25) square foot mass planting of perennials or ornamental grasses may be substituted for two (2) shrubs.
(3) Vegetation Requirements: 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, streetscapes 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. Whenever possible, the appearance of numerous smaller parking areas shall be created versus one larger parking expanse.
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 equal a typical parking stall width and shall match, at a minimum, the stall length unless otherwise allowed per the discretion of the director of development services.
(2) Linear parking rows with greater than twelve (12) parking stalls shall incorporate a landscape island or pod every six (6) stalls. At a minimum, islands shall match the dimensions of one parking stall and pods which are to contain trees shall measure a minimum of six feet (6') from back of curb to back of curb. In those situations in which parking is located immediately adjacent to a pedestrian pathway, thus creating situation in which a full six foot (6') pod cannot be implemented, the pods may be eliminated and the trees that would otherwise be located within landscape pods located immediately adjacent to the sidewalk. Trees in this circumstance shall be overstory in nature in order to achieve a large enough canopy to allow for shading of the parking area.
(3) One overstory or ornamental tree shall be implemented in every landscape island and six foot (6') pod except for those islands or pods in which vegetation placement would interfere with utility or fire hydrant access.
(4) For every twelve (12) parking stalls, two (2) shrubs or a twenty five (25) square foot massing of perennials or ornamental grasses shall be located within the islands or pods within the parking areas or in those areas immediately adjacent to and/or at the end of a parking row. Whenever possible, ornamental grasses and perennials shall be of a variety which reaches a minimum of three feet (3') in height in order to be visible between vehicles.
3. Visual Screening:
a. Detached Accessory Structures (Garages): Views from public streets and from property outside of the development of the "backs" and "sides" of garages and other detached accessory structures shall be mitigated through a combination of the following:
(1) Architectural enhancement to visually break wall plane and roof expanses and to "disguise" the function of the building.
(2) Incorporation of vegetation, with or without berming to visually screen and aid in anchoring the structure to the site.
b. Mechanical Equipment:
(1) Ground level views from public streets and adjoining properties of the negative aspects of development and land uses such as 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 predominately evergreen material for year round screening.
(2) All rooftop mechanical units shall be screened from ground level views from public streets and from buildings on the adjacent residential properties through architecturally incorporated opaque screen walls, raised parapet walls, penthouse features, or other opaque material comprised of materials consistent with the associated primary structure. Screening measures and materials shall be provided and reviewed as part of the site plan review process.
(3) Utility meters and equipment shall be visually screened to minimize their presence through the use of berming, vegetation, fencing or building "wing walls". The use of building wing walls or other architecturally integrated building extensions is encouraged to screen utility meters and equipment visible from views from the perimeter streets and adjacent properties. Whenever possible, banks of meters shall be sited in locations that are not visible from the public street or adjoining properties.
c. 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. Additionally, the enclosure should be landscaped to minimize the visual presence and impact of the structure on surrounding properties, businesses, and public streets.
4. Streetscaping: A landscaped edge or "streetscape" shall be provided along all public streets. 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, and plant varieties and should attempt to serve as a distinguishing or identifiable landmark for the development.
a. The streetscape area shall consist of the first twenty five feet (25') parallel and adjacent to the street right of way of public streets or back of curb of private streets. As much as possible, streetscape landscaping shall be located within the first fifteen feet (15') adjacent to the street unless conflicts with utilities and/or easements dictate otherwise.
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 two (2) shrubs.
c. Vegetation required of streetscapes shall be in addition to vegetation required of parking, buffers and open space. Vegetation required as part of open space or buffers may be placed into streetscapes; however the open space or buffer vegetation may not be counted toward fulfilling the minimum amount of vegetation required for the streetscape.
J. Pedestrian Elements: The Village At Jordan Creek 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, central greenbelt/open area and community pool and clubhouse. The attached specific plan map indicates the locations and type of anticipated plaza areas and pedestrian corridors; however, it should be realized that additional areas may be required to adequately serve the proposed development. 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 area.
1. Usable Open Space: The Village At Jordan Creek development shall provide usable open space or activity spaces through the integration of plazas, green spaces, interconnected and enhanced pedestrian corridors and focal point elements. Each area shall incorporate usable open space of a size and number proportionate to the number of intended dwellings in that area. Fulfillment of this provision shall be at the discretion of the plan and zoning commission and city council at the time of their review.
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, colored and/or 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, raised planters or landscaping within or immediately adjacent to the plaza area.
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 or building mounted fixtures or bollard style lighting.
d. Plaza areas shall be located within walking proximity to nearby dwellings. If necessary, identifiable pedestrian plaza areas may be located within the specified streetscape area as long as appropriate landscaping and other plaza enhancements are incorporated.
e. The installation of these pedestrian elements shall occur in conjunction with the development of adjacent buildings and shall be completed prior to issuance of a final occupancy permit for the last building within an area and to which the pedestrian elements are intended to serve.
2. Pedestrian Connections: The overall development shall integrate interconnected pedestrian walkways to allow and encourage pedestrian movement within and through the Village At Jordan Creek development, as well as provide more direct paths 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 throughout the development.
2. Fixtures shall not be mounted higher than twenty five feet (25') as measured from the ground to the top of the light structure.
3. No floodlighting is allowed. No unshielded wall packs are allowed. Wall mounted lights shall be directional in nature or shall incorporate the necessary shields to direct the light to a defined target area. Building uplighting for architectural interest may be allowed provided it does not produce light spillover or pollution.
4. Utilitarian wall mounted light fixtures should be of a color to blend with the adjacent building materials in order to minimize their presence. Decorative wall fixtures need not blend and may be of a contrasting color in order to increase their presence if so desired.
5. 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 certain hours, turning off lights not necessary for security purposes, and use of landscaping for light screening/blockage.
6. As a part of the review of a site plan, a photometric plan shall be submitted. During the review, the applicant must demonstrate how lighting will not adversely affect adjoining properties. (Ord. 1886, 11-15-2010)