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 support commercial (SC), regional commercial (RC) and residential medium-density (RM) districts shall apply to any development within the Jordan West 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 Jordan West specific plan area:
A. Land Use:
1. Parcels 1-7: All land uses as set forth in title 9, "Zoning", of the city code for the support commercial (SC) district as permitted and permitted conditionally shall apply in parcels 1-7 as identified on the approved Jordan West specific plan map except as designated below:
a. Permitted Uses: All permitted (P) uses within the support commercial (SC) district shall be allowed except those that have been prohibited by this ordinance. The following uses shall also be permitted:
SIC 5712 | Furniture stores |
SIC 5731 | Radio, television, consumer electronics stores |
SIC 5941 | Sporting goods stores and bicycle shops |
SIC 5944 | Jewelry stores |
SIC 5999 | Packing materials, boxes, padding |
SIC 5999 | Art, picture frames, and decoration stores |
SIC 5999 | Banners, flags, decals, and poster stores |
b. Permitted Conditional Uses: All permitted conditional (Pc) uses within the support commercial (SC) district shall be allowed with the approval of the appropriate review body except those that have been prohibited by this ordinance.
c. Prohibited Uses: The following permitted and permitted conditional uses otherwise allowed in the support commercial (SC) district shall be prohibited:
SIC 4925 | Mixed, manufactured, or liquefied petroleum gas production and/or distribution |
2. Parcel 8: All land uses as set forth in title 9, "Zoning", of the city code for the residential medium-density (RM-12) district as permitted and permitted conditionally shall apply to parcel 8 as identified on the approved Jordan West Specific Plan sketch map:
a. The calculation of dwelling unit density permitted on parcel 8 shall also include in the calculation the greenway acres situated along the west side of the property. A total of fifteen (15) acres (parcel 8 acreage (10.5) + greenway acreage (4.5)) shall be used to calculate the number of dwelling units permitted on parcel 8. The permitted number of units on parcel 8 shall not exceed twelve (12) dwelling units per acre. The total number of units permitted is one hundred eighty (180) dwelling units (15 acres x 12 dwelling units per acre).
3. Parcel 9: 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 in parcel 9 as identified on the approved Jordan West Specific Plan sketch map, except as designated below:
a. Only use SIC 7999: Amusement and Recreational Services, Not Elsewhere Classified, for the development of a family-oriented entertainment venue comprised of a combination of any of the following recreational activities shall be allowed in parcel 9:
(1) Bowling
(2) Video arcade
(3) Laser tag
(4) Billiards
(5) Escape Rooms
A Restaurant Class 1 or 2 shall be allowed as an ancillary use in conjunction with the family entertainment venue, but at no time shall the establishment become a standalone Restaurant Class 2 or Bar/Restaurant or have a drive-through.
B. Reserved.
C. Reserved.
D. Building Setback: Buildings shall be set back as follows: The setback shall be measured from the perimeter PUD boundary line to the primary wall of the structure. Intermittent encroachment into the setback shall be allowed for bumpouts, roof overhangs, and pedestrian elements as long as minimum building code and fire code requirements for building separations are provided.
1. North: Minimum of thirty feet (30').
2. East: Minimum of thirty feet (30').
3. South:
a. Along the south boundary of parcels 4 and 5 as indicated on the specific plan map not otherwise adjacent to lots 12 through 19, Bridgewood plat 2: Minimum of twenty five feet (25').
b. Along the south boundary of parcels 5 and 6 as indicated on the specific plan map (portions adjacent to the lots 12 through 19, Bridgewood plat 2): Minimum eighty feet (80').
c. Along the south boundary of parcel 8 adjacent to the greenbelt: Minimum sixty feet (60').
4. West: Minimum twenty five feet (25').
5. No setback (0 feet) shall be required from an adjoining parcel which is included within the overall boundaries of the Jordan West specific plan area, except that no structure should be located closer than fifteen feet (15') to the back of curb of any interior private drive, nor shall any building be so located so as to block visibility at vehicle drive intersections and driveways.
6. Unless physically connected, all buildings shall maintain a minimum separation of twenty five feet (25') unless otherwise required to be larger per adopted building and fire codes.
7. Detached accessory structures shall not be located in the front yard of a lot fronting a public street and shall be set back a minimum of thirty feet (30') from perimeter boundaries and fifteen feet (15') from interior boundaries.
E. Building Height:
1. Buildings within planning unit A as indicated on the approved Jordan West area development plan shall not exceed thirty six feet (36') in height, as measured from the average finished grade to the top of the parapet wall, except as follows:
a. The building located on parcel 5 as indicated on the specific plan map shall be allowed to exceed thirty six feet (36'); however, shall be no greater than five (5) stories in height as measured from the average finished grade to the top of the parapet wall.
b. Building(s) located on parcel 6 as indicated on the specific plan map shall not exceed two (2) stories in height as measured from the average finished grade to the top of the parapet wall.
2. Buildings within planning unit B as indicated on the approved Jordan West area development plan shall not exceed three (3) visible stories of living space. The building may be a four-story building with one level of parking generally recessed below grade.
F. Parking Ratios:
1. Parking ratios shall conform to title 9, chapter 15 of the city code.
2. At the discretion of the director of development services, 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. The OEA will establish blanket ingress/egress easement benefiting all lots.
4. It is the intent of the developer that limited cross parking easements will be established. Lot owners will permit cross parking on an occasional and incidental basis.
G. Parking Setbacks:
1. Off street parking areas shall be set back from the perimeter boundaries of the Jordan West development as follows:
a. North: Minimum thirty foot (30') setback.
b. East: Minimum thirty foot (30') setback.
c. South:
(1) Along the south boundary of parcels 4 and 5 as indicated on the specific plan map (adjacent to planning unit C as indicated on the approved area development plan): Minimum five foot (5') setback unless the parking field is shared between developments with written consent of both property owners.
(2) Along the south boundary of parcels 5 and 6 as indicated on the specific plan map those portions of the lots adjacent to lots 12 through 19, Bridgewood plat 2: Minimum fifty foot (50') setback.
(3) Along the south boundary of parcel 8 as indicated on the specific plan map: Minimum thirty foot (30') setback.
d. West: Minimum twenty five foot (25') setback.
e. There shall be no minimum parking lot setback between internal lot boundaries except that parking areas should be set back a minimum of five feet (5') from the back of curb of internal private drives or as otherwise necessary to accommodate the incorporation of landscape vegetation for visual screening and mitigation of paving expanses associated with off street parking.
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 or streetscape.
4. Care should be taken to ensure that parking does not block visibility at vehicle drive intersections and driveways.
H. Vehicle Drive-Throughs And Canopy Areas: 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 four (4) businesses with drive-ups may be permitted within the overall Jordan West development. Drive-up facilities may be allowed in conjunction with, but are limited to, the following types of businesses: bank, coffee shop, dry cleaner, pharmacies, and fast food restaurants. 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. Association With Available Vehicle Trips: 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 West development.
2. Drive-Ups Minimized: 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.
3. Canopies, Including Gas: Pump stations and other drive-through canopies must be designed to incorporate the building's architecture through the use of similar building materials, roof design, and earth tone colors so as to blend with environment rather than draw attention to the element. The application of brick or stone to a minimum of two-thirds (2/3) of the height of canopy support columns is required. When possible, canopies should be designed as an extension of the building rather than an added on element. Gasoline canopies shall be situated along the side of the store or interior to the site so as to minimize the visible presence of the vehicle use element. Canopies shall not be located parallel with and adjacent to public streets; however, may be located adjacent to internal or private streets as long as measures such as earthen berming and landscaping are implemented to minimize the presence thereof.
I. Buffers: The provision of adequate buffering and landscaping shall be more thoroughly evaluated and approved as part of the site plan approval. A master landscaping plan for all buffers shall be designed and approved concurrent with the first site plan approval requested so as to create cohesiveness amongst the buffers. Landscape plans for each lot containing a buffer area shall include buffer landscaping consistent with the approved master landscaping plan. Buffering between districts or parcels and uses shall not be required as set forth in title 9, chapter 19 of the city code.
1. Along Perimeter Boundaries: Buffers shall be provided along the perimeter boundaries of the Jordan West development as follows:
a. North: Thirty feet (30') from perimeter PUD boundary.
b. East: Thirty feet (30') from the perimeter PUD boundary.
c. South:
(1) Along the south boundary of parcels 4 and 5 as indicated on the specific plan map: No buffer required.
(2) Along the south boundary of parcels 5 and 6 as indicated on the specific plan map (adjacent to lots 12 through 19, Bridgewood plat 2): Fifty feet (50') from the PUD boundary.
(3) Along the south boundary of parcel 8 as indicated on the specific plan map: Fifty feet (50') from the PUD boundary.
d. West: No buffer required; however, views of negative site elements visible from the greenbelt/trail area shall be mitigated.
e. No buffers between internal parcels shall be required except to mitigate undesirable elements and views.
2. Thirty Foot Buffers:
a. Required Plantings:
(1) One overstory tree, two (2) ornamental trees and six (6) 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.
(3) Plantings shall be a mix of deciduous and evergreen to ensure year round color.
c. Views: It is recognized that some views of businesses are desired; therefore, buffer vegetation may be clustered to open up view windows to the businesses.
3. Fifty Foot Buffers:
a. Required Plantings:
(1) Two (2) overstory trees or two (2) evergreen, four (4) ornamental trees and ten (10) shrubs shall be provided per thirty five (35) linear feet of required buffer.
(2) At least sixty percent (60%) of plant materials provided shall be evergreen.
b. Vegetation Substitution:
(1) Two (2) ornamental trees or eight (8) shrubs may be substituted for one overstory tree or one evergreen.
(2) A twenty five foot (25') mass planting of perennials may be substituted for three (3) shrubs.
(3) All overstory trees in this buffer area shall be three inch (3") caliper minimum.
(4) All evergreen trees in this buffer area shall be a minimum of six feet (6') in height when installed.
c. Berming:
(1) Along the south boundary of parcels 5 and 6 as indicated on the specific plan map (that portion adjacent to lots 12 through 19, Bridgewood plat 2) the earthen berming shall continue to the maximum height possible.
(2) Along the south boundary of parcel 8 as indicated on the specific plan map (west of the Bridgewood Drive extension) the earthen berm shall be undulating between three feet (3') and eight feet (8') for a distance of fifty (50) yards from Bridgewood Drive to create a natural appearance and aid in providing visual screening of the adjacent multi-family apartment buildings.
(3) Landscaping shall be installed on top of berms in natural appearing groupings to enhance the screening effectiveness of the berms. Berms must include groupings of evergreens to increase their screening effectiveness.
(4) Said berms shall be designed in such a way as to not negatively impact stormwater drainage or the approved stormwater management plan for Jordan West.
d. Timing:
(1) The fifty foot (50') buffer adjacent to lots 12 through 19, Bridgewood plat 2 shall be installed in its entirety, including berming and plantings, with the first development application in Jordan West regardless of said development application's location within the overall Jordan West development.
4. Water Features: Ponds, lakes, wetlands, or other water features may be placed within buffer areas 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);
c. The appropriate water circulation and clarification measures are implemented and when possible, visible thus creating visual interest; and
d. Parking lot areas and other negative site elements are effectively screened from views from the right of way line. Whenever possible, vegetation for screening purposes shall be placed as close to the roadway as possible.
J. 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 attached specific plan map 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 attached specific plan 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 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 the parcel.
(1) Caliper: 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 toward 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 West 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 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 director of development services.
(2) Linear parking islands that run the length of the parking row shall be implemented as 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 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. At a minimum, islands shall match the dimensions of one parking stall and pods shall measure a minimum of six feet (6') from back of curb to back of curb.
(4) For every nine foot by seventeen foot (9' x 17') landscape island and landscape pod, one tree shall be required 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 and private 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. 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.
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 or the site plan review process, all outdoor display and storage shall be prohibited.
4. Streetscaping: A landscaped edge or "streetscape" shall be provided along all public and private streets and primary access drives which are not otherwise 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. The streetscaping area may contain pedestrian sidewalks.
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.
K. Pedestrian Elements: Jordan West, in alignment with "Town Center Overlay District Guidelines", aims to encourage pedestrian movement and opportunities for pedestrian interaction through a series of interconnected sidewalks and gathering areas. The attached specific plan map indicates the locations and type of anticipated plaza areas and pedestrian corridors. There are a total of four (4) anticipated plaza areas as shown on the specific plan. 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 Jordan West 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 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 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.
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 mounted fixtures or bollard style lighting. Primary pedestrian pathways (those 5 feet and greater in width) and plaza areas identified on the specific plan map shall be lit to a minimum level of 0.50 foot-candle.
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.) shall prohibit access into the patio area from the public area; all access into the patio area shall 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 Jordan West in conjunction with the development of a specific lot and shall be completed prior to occupancy.
2. Pedestrian Connections: The overall development shall integrate interconnected pedestrian walkways to allow and encourage pedestrian movement from one establishment to another within the Jordan West development, as well as to other surrounding developments. Multiple connections shall be provided from internal pedestrian pathways to the public trail located within the greenway west of Jordan West.
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.
L. 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 between parcels within the development.
2. Said fixtures greater than one hundred fifty feet (150') from the existing Bridgewood residential lots shall not exceed twenty eight feet (28') in height as measured from the ground to the top of the light structure.
3. Said fixtures greater than one hundred feet (100') but less than one hundred fifty feet (150') from the existing Bridgewood residential lots shall not exceed twenty two feet (22') in height as measured from the ground to the top of the light structure.
4. Said fixtures greater than fifty feet (50') but less than one hundred feet (100') from the existing Bridgewood residential lots shall not exceed sixteen feet (16') in height.
5. No fixtures shall be located closer than fifty feet (50') to the existing Bridgewood residential lots.
6. The foot-candle level at the property line adjacent to the existing Bridgewood residential lots shall be zero.
7. The foot-candle level one foot (1') at all other property lines shall be less than one.
8. Said fixtures are to be downcast, cutoff variety to direct lighting to parking areas and pedestrian pathways and eliminate glare to neighboring properties. Bulbs shall not be exposed or extend down past the fixture.
9. 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.
10. 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.
11. Fixtures located one hundred fifty feet (150') or less from the existing Bridgewood residential lots shall be turned off no later than nine o'clock (9:00) P.M. each night, except those lights necessary for security purposes. Operational hours of fixtures located more than one hundred fifty feet (150') from the existing Bridgewood residential lots shall be governed by the OEA.
M. Cart Corrals: Shall be permanent fixtures and constructed with masonry, stone or block. No signage identifying a tenant or products shall be located on the cart corrals. Cart corrals shall be anchored to the ground to prevent movement and misalignment due to vehicle and maintenance equipment hitting the corral. (Ord. 2097, 6-29-2015; Ord. 2384, 10-21-2019)