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 design criteria, development standards, and landscaping regulations shall apply to all parcels within the Jordan Creek Business Park specific plan area:
A. Lot Area: Multiple buildings separated by parking areas or drives and lots less than two (2) acres 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 an overlay district site plan, permitted conditional use permit, or plat.
B. Building Setback: Buildings shall be set back as follows unless otherwise required by minimum building separation requirements within the adopted building codes.
1. North: Minimum of sixty feet (60'); however, no structure or portion of any structure shall be located within the wetland area as designated on the specific plan map.
2. South, east, and west: Minimum of twenty five feet (25').
3. No setback (0 feet) shall be required from an adjoining parcel which is included within the overall boundaries of the Jordan Creek Business Park specific plan area except that no structure should be located closer than twenty five feet (25') from the right-of-way line of Village View Drive.
4. Structures such as pergolas, arbors, gazebos, etc., that are a part of plaza areas may be placed within the defined setbacks; however, they shall be located no closer than ten feet (10') from the perimeter property boundary or the right-of-way line of Village View Drive.
C. Building Separation: Unless physically attached to the adjoining building, a minimum building separation of twenty five feet (25') shall be provided along with complying with all building and fire code requirements for separation.
D. Building Height: No part of any structure, including place making elements and landmarks such as clock towers 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 from the perimeter PUD boundary line or the right-of-way line of Village View Drive.
E. Parking Ratios:
1. A minimum of one space per three hundred fifty (350) square feet of gross leasable area (gla) of nonresidential uses (2.9 per 1,000 square feet) with a maximum of one space per two hundred fifty (250) square feet of gla of nonresidential uses (4 per 1,000) shall be provided within each lot. Senior living facilities (assisted and memory care) shall provide one parking space for every three (3) beds plus one space per employee on maximum shift. All other residential uses, including active adult senior living facilities, shall provide the minimum number of parking spaces according to current City Code requirements.
a. If a higher parking ratio is desired, the applicant shall be restricted to implementing initial parking in compliance with one space per two hundred fifty (250) square feet of gla, with additional parking to be implemented at such time that it is proven to the satisfaction of the Director of Community Development that the additional spaces are needed to accommodate the patrons of the business. The potential additional parking stalls/area shall be identified on the approved site plan for the parcel. Including the additional proposed parking, said site must be in compliance with all other open space, buffer, screening, landscaping, and setback requirements. At the time of implementation of the additional parking, a minor modification request shall be submitted to the City. Said minor modification request shall be for notification purposes only and shall not be used as a trigger to require changes to the site, except to bring the site into compliance with the initially approved site plan. The minor modification request shall be administratively approved.
b. Reuse of all or part of the one SIC 4225, self-service storage facility - interior unit access with no outside storage yard allowed within the Jordan Creek Business Park shall be limited by available parking within the parcel. Parking required shall be calculated as follows: office uses at one space per three hundred fifty (350) square feet of gla and basement storage for a tenant(s) with office space within the building at one space per five hundred (500) square feet of gla for the first ten thousand (10,000) square feet and one space per five thousand (5,000) square feet of gla for each ten thousand (10,000) square feet thereafter. Parking for all other uses not otherwise regulated under this ordinance shall abide by City Code. Based on site layout information provided at time of drafting this ordinance, use of the building would be limited to the 2nd and 3rd floors (approximately 60,000 square feet of the gla of the building) being used as an office and the basement (approximately 30,000 square feet gla) for storage of office related materials, supplies, documents, etc., of office tenants occupying space within the building. The storage area may not be rented by a business or person not occupying offices within the building. The remaining building square footage (main level) is designated for indoor parking for the office and storage tenants. (Ord. 2271, 1-22-2018)
2. At the discretion of the Community Development 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.
3. If not already established as a blanket easement, developers of parcels must provide a cross access parking and ingress/egress easement.
F. Parking Setbacks:
1. Whenever possible, off street parking lots shall be located behind the building to the interior of the property rather than adjacent to the street, unless views thereof are properly mitigated.
2. Off street parking areas shall be set back from the perimeter boundary line of the Jordan Creek Business Park development as follows:
a. North: Minimum fifty foot (50') setback.
b. East: Minimum sixty foot (60') setback.
c. South: Minimum twenty foot (20') setback.
d. West: Minimum thirty foot (30') setback.
e. East-west public road: Minimum of twenty five foot (25') setback.
f. There shall be no minimum parking lot setback between internal lot boundaries.
3. Parking stall measurements and drive aisle widths shall conform to title 9, chapter 15 of the City Code.
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: 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 Jordan Creek Business Park development. Drive-up facilities may be allowed in conjunction with, but are limited to, the following types of businesses: drugstore/pharmacy, bank, dry cleaner, or restaurant. Walk-up or pedestrian ATMs with no vehicle access shall be allowed with proper city approval.
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 Jordan Creek Business Park development.
2. In all instances, the presence of the drive-ups shall be minimized through one 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.
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, chapter 3 of the city code.
2. Buffers shall be installed within each lot at the time of development of the first building within that lot.
3. Buffers shall be provided along and measured from the perimeter boundaries of the Jordan Creek Business Park development as follows:
a. North: One hundred feet (100').
b. East: Streetscape required in lieu of buffer.
c. South: Twenty five feet (25').
d. West: Streetscape required in lieu of buffer.
e. No buffers between internal parcels shall be required except to mitigate undesirable elements and views.
4. 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.
5. Unless otherwise fulfilled through the presence of existing vegetation of an acceptable variety consistent with the type (overstory, evergreen, understory, and/or shrubs) and minimum size required at time of planting, the minimum landscaping within required buffers shall be provided as follows:
a. One overstory tree 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 and parking areas.
6. Created storm water management facilities 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 to be implemented to meet the requirements specified within this ordinance and in response to additional details of the use, buildings, parking, 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. 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 lot.
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 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) 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 Jordan Creek Business Park 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:
(1) Islands or open areas shall be located at the terminus end of all parking rows. Terminal islands shall match, at a minimum, the stall length and measure at least ten feet (10') in width unless otherwise allowed per the discretion of the director of community development.
(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 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 every twelve (12) stalls and landscape pods 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) One tree shall be located in every nine foot by nineteen foot (9' x 19') stall island and six foot by six foot (6' x 6') pod. In addition, for every twelve (12) parking stalls, 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. Perennials and grasses located within the islands or pods shall be a minimum of three feet (3') in height in order to be visible between the cars.
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 a 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.
4. Streetscaping: A landscaped edge or "streetscape" shall be provided along all public and private 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 feature for the development.
a. Streetscaping shall be located within the first fifteen feet (15') parallel and adjacent to the right of way line of public streets and back of curb of private streets.
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.
(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 Jordan Creek Business Park, 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 minimum number, location, and type of anticipated plaza areas and pedestrian corridors; additional plaza areas may be required. 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: The overall Jordan Creek Business Park development shall provide usable open space or activity spaces through the integration of plazas, green spaces, interconnected 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, pergolas, arbors, 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 arranged through private agreements, the installation of these pedestrian elements shall be by the developer of the overall Jordan Creek Business Park 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 building to another within the Jordan Creek Business Park development, as well as to the adjoining developments and neighborhood.
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 included as part of this ordinance (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, especially the residential properties to the north and east. (Ord. 1712, 10-23-2006; amd. Ord. 2271, 1-22-2018, Ord. 2490, 9-20-2021)