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 RC regional commercial district shall apply to any development within the Plaza 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 Plaza At Jordan Creek specific plan area:
A. Land Use: All land uses as set forth in title 9, "Zoning", of the city code for the regional commercial (RC) district as permitted and permitted conditionally shall apply except as designated below:
1. Permitted Uses: Permitted uses shall include the following:
All permitted (P) uses allowed within the regional commercial (RC) district except those that have been prohibited by this ordinance.
SIC 52 series - building materials, hardware, and garden supply stores shall be allowed as a permitted use (P); except SIC 527 mobile home dealers.
All permitted conditional (Pc) uses allowed within the regional commercial (RC) district except those that have been prohibited by this ordinance may be allowed with the approval of the appropriate review body.
2. Prohibited Uses: The following permitted and permitted conditional uses otherwise allowed in the regional commercial (RC) district shall be prohibited:
SIC 0742 - Veterinary specialties.
SIC 0752 - Boarding services - kennels.
SIC 45 series - Transportation by air.
SIC 46 series - Pipelines.
SIC 47 series - Transportation services.
SIC 48 series - Communications.
SIC 49 series - Electric, gas and sanitary services.
SIC 541 - Convenience stores.
SIC 55 series - Automotive dealers and service stations.
SIC 5999 - Miscellaneous retail stores and adult entertainment establishments.
SIC 75 series - Automotive repair, services, and parking.
SIC 7699 - Repair shops and related services shall be prohibited, except the following which shall be permitted (P):
Hobby and collectors services.
Leather goods and luggage repair services.
Lock and key services.
Musical instrument repair.
Photographic and optical goods equipment repair services.
Recreational sporting equipment repair services.
B. Lot Area: Multiple buildings separated by parking areas or drives and lots less than sixty thousand (60,000) square feet in size may be considered acceptable if supported by appropriate easements or a reciprocal easement agreement; and if approved by the appropriate approval body as part of a site plan, permitted conditional use permit, or plat.
C. Building Setback: Buildings shall be set back as follows unless otherwise required by minimum building separation requirements within the adopted building codes. The setback shall be measured from the perimeter PUD boundary line to the primary wall of the structure.
1. North: Minimum of thirty feet (30').
2. East: Minimum of thirty feet (30').
3. South: Minimum eighty feet (80').
4. West: Minimum thirty feet (30').
5. No setback (0 feet) shall be required from an adjoining parcel which is included within the overall boundaries of the Plaza At Jordan Creek specific plan area except that no structure should be located closer than twenty five feet (25') to the back of curb of the main east-west road between parcels A and B.
D. Building Height: No part of any structure shall 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. (Ord. 1711, 10-23-2006)
E. Parking Ratios:
1. Restaurants (sit down and fast food) shall provide within the respective lot or area immediately surrounding the proposed establishment, a minimum of one parking space per two hundred (200) square feet of gross leasable area (gla).
2. Hotels shall provide within the respective lot a minimum of one space per guestroom.
3. A minimum of one space per three hundred (300) square feet of gross leasable area (gla) shall be provided for nonresidential uses (3.3 per 1,000 square feet) with a maximum of one space per two hundred (200) square feet of gross leasable area of nonresidential uses (5 per 1,000) shall be provided within each lot.
4. At the discretion of the development planning and inspection manager, 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.
5. If not already established as a blanket easement, developers of parcels must provide a cross access parking and ingress/egress easement. (Ord. 1981, 4-1-2013)
F. Parking Setbacks:
1. Off street parking areas shall be set back from the perimeter boundaries of the Plaza At Jordan Creek development as follows:
a. North: Minimum fifteen foot (15') setback.
b. East: Minimum five foot (5') setback.
c. South: Minimum sixty foot (60') setback.
d. West: Minimum thirty foot (30') setback.
e. There shall be no minimum parking lot setback between internal lot boundaries.
2. 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 drive aisle associated with parking may be located within a required buffer.
G. Vehicle Drive-Throughs: 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-ups may be permitted within the overall Plaza at Jordan Creek development. Drive-up facilities may be allowed in conjunction with, but are limited to, the following types of businesses: drugstore/pharmacy, bank, dry cleaner, grocery, or restaurant. Walk-up or pedestrian ATMs with no vehicle access and loading zones in which the patron exits their vehicle and loads the merchandise/materials themselves shall be allowed as needed.
1. The incorporation of drive-up facilities may be limited by the type of use in association with the available vehicle trips allowed for the entire Plaza at Jordan Creek development.
2. In all instances, the presence of the drive-ups shall be minimized through one (1) or a combination of the following methods:
a. Integration of the drive-through into the building architecture in order to eliminate the appearance as an added on canopy component.
b. Situating the drive-through between two (2) buildings in order to limit the number of views thereof.
c. Opaque visual screening through the use of earth berming to a height of a minimum of six feet (6') combined with vegetation of a predominately evergreen nature. (Ord. 1711, 10-23-2006)
H. Buffers: The provision of adequate buffering and landscaping shall be more thoroughly evaluated and approved as part of the site plan approval. Additional buffer and landscaping may be required at that time in response to additional details of the use, buildings, parking, etc., to be implemented.
1. Buffering between districts or parcels and uses shall not be required as set forth in title 9 of the City Code.
2. Buffers shall be provided along the perimeter boundaries of the Plaza at Jordan Creek development as follows:
a. North: Fifteen feet (15') from property boundary line or solid six foot (6') fence. The fifteen foot (15') buffer shall still be planted according to the requirements of a thirty foot (30') buffer. The buffer or fence will not be required in the event the abutting property owner to the north provides a written covenant to waive the requirement. (Ord. 2209, 4-3-2017)
b. East: None required.
c. South: Minimum fifty feet (50') from street right-of-way line of Mills Civic Parkway; north line of the buffer shall be in alignment with the north line of the buffer on the Costco site to the east.
d. West: Thirty feet (30') from street right-of-way line of South Jordan Creek Parkway.
e. No buffers between internal parcels shall be required except to mitigate undesirable elements and views.
3. The implementation of earth berming and vegetation is required as part of buffering/screening except when implementing a fence. 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. (Ord. 1981, 4-1-2013)
4. The minimum landscaping within required buffers shall be provided as follows; however, berming and vegetation shall be implemented consistent in quantity, type, and placement with that of the buffers located on the adjoining Jordan Creek Town Center parcel in order to serve as a visual continuation of those buffers and a unifying element between the two (2) parcels:
a. Thirty Foot Buffer:
(1) One (1) overstory tree, two (2) ornamental trees and six (6) shrubs shall be provided per thirty five (35) linear feet of required buffer.
b. Fifty Foot Buffer:
(1) One overstory tree and three (3) shrubs shall be provided per thirty five (35) linear feet of required buffer.
c. 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.
d. Landscape Vegetation: Landscape vegetation required within buffer areas is in addition to the landscape vegetation required of open space and parking areas.
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.
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").
The specific plan map on file in the city illustrates the general landscaping concept; this plan should be used as the guide for site plan development in respect to the general locations of plant material to be provided. Additional vegetation may be required in response to additional details of the use, buildings, parking, etc., to be implemented. 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. In the event that alternatives to what is shown on the specific plan on file in the city are desired, the minimum vegetation requirements specified within this ordinance will need to be provided and the original intent of the required vegetation met.
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 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 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 towards 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) Minimum Size: Ten percent (10%) of all required trees shall be a minimum of three (3) to three and one-half inch (31/2") caliper. Forty percent (40%) of all required trees shall be a minimum of two (2) to two and one-half inch (21/2") caliper. The balance of all required trees shall be one and one-half inch (11/2") caliper. The minimum height for evergreens shall be six feet (6') and may be counted as two (2) to two and one-half inch (21/2") caliper.
(2) 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.
(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 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 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 Plaza At Jordan Creek 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: (Ord. 1711, 10-23-2006)
(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 development planning and inspection manager. (Ord. 1711, 10-23-2006; amd. Ord. 1981, 4-1-2013)
(2) Linear parking islands that run the length of the parking row shall be implemented every six (6) rows or as otherwise shown on the specific plan map. Said linear islands shall measure a minimum of eight feet (8') in width and shall be heavily landscaped to provide a mass of "green" within the parking lot. The incorporation of defined pedestrian pathways within these linear islands is encouraged.
(3) Linear parking rows with greater than twelve (12) parking stalls shall incorporate a landscape island or pod every six (6) stalls.
(A) Islands shall measure a minimum of nine feet (9') in width and shall match, at a minimum the stall length.
(B) Pods shall measure a minimum of six feet (6') from the back of curb to back of curb.
(4) For every twelve (12) parking stalls, one tree and two (2) shrubs or a twenty (20) square foot massing of perennials or ornamental grasses shall be located within the islands or pods within the parking area.
3. Visual Screening:
a. Mechanical Equipment:
(1) Views from public streets and adjoining property 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 features or earth berming and landscaping consisting of predominately evergreen material.
(2) All rooftop mechanical units shall be screened from views from public streets and adjoining properties by the use of an opaque screening material compatible with the architecture of the building or architecturally designed screen walls, parapet walls, penthouse, or other opaque material comprised of materials consistent with the associated primary structure. Screening measures and materials shall be identified as part of the site plan review process.
b. Trash Enclosures: Trash receptacles and dumpsters shall be screened on all sides 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 and constructed on materials consistent with 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. Outdoor Storage: Unless otherwise allowed through the issuance of a temporary use permit under the provisions of title 9, chapter 16, "Temporary Use Permits", of the city code, all merchandise and material display and storage shall be located within an enclosed permanent structure with opaque screening. The placement of material and merchandise outdoors shall be limited to that necessary during the unloading of delivery trucks and subsequent movement of the deliveries into a designated enclosed storage area. This "delivery time outdoor storage" shall not exceed three (3) consecutive hours in length. All long term (3 plus hours) "open air" outside storage of merchandise and materials shall be prohibited, including the placement of merchandise and materials which is visible above the height of a proposed screen wall. (Ord. 1711, 10-23-2006)
d. Loading Docks/Service Areas: Views from public streets and adjoining property of loading docks and service areas shall be adequately screened. Said screening shall be achieved through the use of opaque fencing and/or landscaping. (Ord. 1981, 4-1-2013)
4. Streetscaping: A landscaped edge or "streetscape" shall be provided along all public and private streets and primary access drives 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. Streetscaping shall be located within the first fifteen feet (15') parallel and adjacent to private streets or 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 street or primary access drive.
(1) A twenty five (25) square foot mass planting of perennials or ornamental grasses may be substituted for three (3) shrubs.
J. Pedestrian Elements: The Plaza At Jordan Creek, in alignment with "Town Center District Overlay 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. Details for each of these plaza areas shall be submitted, reviewed, and approved as part of the site plan for the adjoining parcel.
1. Usable Open Space: All parcels within the Plaza 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.
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 with the city clerk). Although deviations from the illustrations are permissible, the street furniture is intended to serve as a unifying element throughout the development.
b. Open space plazas 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. Whenever possible, elements that enrich the space (i.e., gazebos, art, fountains, banners, and children's play environment, etc.) should be incorporated.
c. Appropriate lighting should be incorporated into the plaza areas for safety reasons and to extend the usability of the area into the evening hours.
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.) should prohibit access into the patio area from the public area; all access into the patio area should be through the interior of the establishment. The barrier specifications shall be reviewed and approved as part of the alcohol permit application.
e. Unless otherwise specified, the installation of these pedestrian elements shall be by the developer of Plaza At Jordan Creek in conjunction with or before the development of the adjoining building or area.
2. Pedestrian Connections: The overall development shall integrate interconnected pedestrian walkways to allow and encourage pedestrian movement from one establishment to another within the Plaza At Jordan Creek development, as well as to the adjoining Jordan Creek Town Center mall development and other surrounding developments. Multiple connections shall be provided from internal pedestrian pathways to the public trail located along the eastern side of South Jordan Creek Parkway.
a. Pedestrian pathways internal to the development and across parking areas and drive aisles shall be constructed with contrasting color and pavement patterns to the adjoining paving in order to provide a definable and highly visible crosswalk.
K. Lighting:
1. Fixtures used within off street parking areas shall be consistent with those illustrated in the exhibits packet (on file with the city clerk). 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. No wall packs or floodlighting are 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.
4. 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 adjoining properties. (Ord. 1711, 10-23-2006)
L. Cart Corrals: Cart corrals shall be permanent fixtures and constructed with masonry, stone, or block. Design and materials of cart corrals shall be consistent throughout the development. No tenant or product identification signage for advertising purposes may be located on the cart corrals. (Ord. 1981, 4-1-2013)