Unless provided otherwise in this ordinance, all general use regulations and provisions set forth in title 9, "Zoning", of the city code for the professional commerce park (PCP) district shall apply to development of any parcel within the Mercy West Lakes PUD area.
A. Land Use: All land uses as set forth in title 9, "Zoning", of the city code for the professional commerce park (PCP) district as permitted and permitted conditionally shall apply except as indicated below:
1. Permitted Uses: Permitted uses shall include the following:
a. All permitted (P) uses allowed within the professional commerce park (PCP) district except those otherwise limited or prohibited by this ordinance.
b. The following permitted conditional uses (PC) allowed in a professional commerce park (PCP) district shall be considered permitted uses (P):
SIC 4522 - Helistop/helipad, not including heliport, shall be considered a permitted use (P) when implemented as part of a general medical and surgical hospital (SIC 8062). Heliports shall remain as a permitted conditional use (PC) requiring the approval of the appropriate review body.
SIC 489 - Wall mounted antennas and/or dishes when implemented as part of a general medical and surgical hospital if needed for typical hospital operations.
One maximum freestanding seven thousand (7,000) square foot sit down eating place (SIC 5812) or maximum five thousand (5,000) square foot depository institute (SIC 60 series) shall be allowed within parcel D.
Ancillary uses to the general medical and surgical hospital such as florist, medical supply, cafeteria/restaurant, etc., shall be allowed when fully included within the hospital building. No exterior signage or dedicated entrances to these uses shall be allowed.
c. The following permitted uses (P) allowed within the professional commerce park (PCP) district shall be considered permitted conditional (PC) uses and may be allowed with the approval of the appropriate review body:
SIC 701 - Hotels and motels.
d. All other permitted conditional (PC) uses allowed within the professional commerce park (PCP) district except those that have been limited or 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 professional commerce park (PCP) district shall be prohibited:
SIC 78 series - Motion pictures.
B. Design Criteria: 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 govern. The following design criteria, development standards, and landscaping regulations shall apply to all parcels as indicated within the Mercy West Lakes PUD area:
1. Lot Area:
a. Parcels A, B, C, and D: Minimum of two (2) acres.
b. No minimum lot size standard shall apply to parcel E; however, parcel E shall be limited in use to vehicle parking unless it is legally tied to either adjoining parcel B or parcel C. Upon legally tying parcel E to either parcel B or parcel C, it shall be considered a part of the respective parcel and use and development of the parcel for building expansion or an alternate use shall be controlled by the restrictions and regulations stated within this PUD ordinance.
2. Open Space: With the exception of parcel E, a minimum of thirty percent (30%) open space shall be provided within each parcel. At the time that parcel E is legally tied to another parcel, the tied parcel including the parcel E land area shall provide the minimum thirty percent (30%) open space. "Open space" shall be defined as those 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 common outdoor pedestrian use areas available for use by the general public, as well as designated pedestrian walkways through and between parcels may be counted towards fulfilling the minimum open space requirement. (Ord. 1721, 1-2-2007)
3. Setbacks:
a. Primary Structure: Buildings shall be set back as follows unless otherwise required by minimum building separation requirements within the adopted building codes:
(1) A minimum setback of fifty feet (50') shall be provided from the south, east and west perimeter PUD boundaries. The setback shall be measured from the PUD boundary to the closest point/element of the primary building structures, including canopies, awnings, building bump outs, etc.
(2) A forty foot (40') setback shall be provided along the northern PUD boundary as measured from the ultimate street right of way line (82.5 feet from street centerline) to the closest point/element of the primary building structures, including canopies, awnings, building bump outs, etc.
(3) No setback (0 feet) shall be required along internal parcel boundaries.
b. Accessory Structures: Freestanding accessory structures (trash receptacles, maintenance buildings, power plant/chilling towers, etc.) shall be set back a minimum of twenty five feet (25') from the perimeter PUD boundary as measured to the closest point/element of the structure.
c. Building Separation: Unless physically attached to the adjoining building, minimum building separations shall be as required by building and/or fire codes. (Ord. 1750, 5-7-2007)
4. Building Height:
a. Parcels A, C, and D: 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.
b. Parcel B: No part of any structure shall exceed one hundred thirty five feet (135') 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.
5. Parking:
a. For all uses, parking shall be provided on the same parcel as the primary building structure unless a reciprocal parking and ingress/egress easement is executed with a lot contiguous to the structure to be served.
b. A minimum of one space per three hundred (300) square feet of gross floor area (gfa) shall be provided for all uses except hospitals. Hospitals shall provide a minimum of four (4) parking spaces per hospital bed. ("Hospital" being defined as an institution where medical or surgical care and overnight accommodations are provided to nonambulatory and ambulatory patients. Ancillary uses to a hospital which are located within the hospital structure itself shall not be required to provide additional parking above that required of the hospital. Medical clinics shall be considered those businesses that provide diagnosis and outpatient care only.)
c. Off street surface parking lots shall be set back a minimum of twenty feet (20') from the perimeter PUD boundary except along the northern boundary of parcels C and D which shall be set back a minimum of ten feet (10') from the perimeter PUD boundary. Aboveground parking structures shall abide by the setbacks set forth for the primary building structure. There shall be no minimum parking lot setback between internal lot boundaries.
d. Drive aisles and interior circulation drives shall be located no closer than five feet (5') to the perimeter PUD boundary unless otherwise agreed upon by an adjoining property owner for the purposes of sharing the drives and when a reciprocal ingress/egress easement is executed between the two (2) properties.
e. Parking stall measurements and drive aisle widths shall conform to title 9, chapter 15 of the city code.
6. Vehicle Drive-Through/Drop Off Canopies:
a. Drive-through facilities in the form of patron drop off canopies and ambulance garages shall be allowed as desired within all parcels of the PUD as long as they are sited within the primary building setback restrictions previously stated.
b. A maximum of one vehicle drive-through for a retail bank or coffee shop shall be allowed within the boundaries of the PUD with such being located within parcel D if, through the design review process, including an updated traffic analysis, if necessary, it can be demonstrated that drive-up facilities do not cause traffic congestion, do not interfere with pedestrian movements and can be designed to minimize their presence. The incorporation of drive-through facilities may be limited by the type of use in association with the available vehicle trips allowed for the entire Mercy West Lakes development.
(1) With the exception of freestanding ATMs as allowed with city approval, the presence of the drive-up 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 to the interior of the site in order to minimize its visibility from adjoining public street thoroughfares and adjoining properties not included within this PUD; and/or
(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.
7. 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, and
• Visual screening of undesirable views, activities and/or site elements.
a. 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.
(1) Vegetation:
(A) Vegetation at a minimum 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.
(B) 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) Substitutions: Substitution allowed:
(A) 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.
(B) A twenty (20) square foot mass planting of perennials or ornamental grasses may be substituted for three (3) shrubs.
(3) Off Street Parking Areas Or Buffers: 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.
b. Off Street Parking Areas:
(1) All off street parking areas shall be landscaped to screen their visibility from public street rights of way and adjoining property which are not part of the Mercy West Lakes PUD.
(2) 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:
(A) 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.
(B) Linear parking islands that run the length of the parking row shall be implemented every six (6) rows. Said linear islands shall measure a minimum of eight feet (8') in width and shall be landscaped to provide "green" within the parking lot. When appropriate, the incorporation of defined pedestrian pathways within these linear islands is encouraged.
(C) Linear parking rows with greater than thirteen (13) parking stalls shall incorporate a landscape island every thirteen (13) stalls and landscape pods every six (6) stalls.
(D) Islands shall measure a minimum of nine feet (9') in width and shall match, at a minimum the stall length.
(E) Pods shall measure a minimum of six feet (6') from the back of curb to back of curb.
(F) With the exception of upper levels of structured parking, 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.
c. Visual Screening:
(1) Ground Mechanical Equipment: 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; electrical transformers; or similar electrical or mechanical appurtenances shall be adequately screened. Said screening shall be achieved through the use of architectural features and/or earth berming and landscaping consisting of predominately evergreen material.
(2) Rooftop Mechanical Units: 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.
(3) Trash Enclosures: Trash receptacles, compactors, 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 of 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 views from public streets.
(4) Outdoor Storage: Outdoor storage shall be allowed when said storage areas are fully enclosed by a permanent and opaque structure.
8. Lighting:
a. Light fixtures shall not exceed thirty feet (30') in height as measured from the ground to the top of the light structure.
b. All light fixtures shall be of a cutoff type to eliminate glare and spillover lighting beyond its intended target.
c. 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. 1721, 1-2-2007)