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West Des Moines Overview
West Des Moines, IA Code of Ordinances
West Des Moines, IA Planned Unit Development
WEST DES MOINES, IA PLANNED UNIT DEVELOPMENT ORDINANCES
PREFACE
PUD #1 THE PRESERVE ON GRAND
PUD #2 GRAND WOODS
PUD #3 HEATHERWOOD
PUD #4 HEATHERWOOD 2
PUD #5 BEH
PUD #6 BEH II
PUD #7 PARKHAVEN
PUD #8 SOMERFIELD
PUD #9 SOUTHWOODS KNOLL
PUD #10 S AND F/KARP
PUD #11 SOUTHWOODS EAST 2
PUD #12 SOUTHWOODS EAST
PUD #13 STONEBRIDGE
PUD #14 WISTFUL VISTA
PUD #15 SOUTHWOODS WEST
PUD #16 WESTBROOKE
PUD #17 THE KNOLLS
PUD #18 WEST PARK
PUD #19 WOODLAND PARK
PUD #20 THE SHOPPES AT VALLEY WEST
PUD #21 WESTDALE PLAZA
PUD #22 COUNTRY PARK
PUD #23 JORDAN PARK VISTA
PUD #24 MEADOWVIEW
PUD #25 SUN PRAIRIE
PUD #26 SUN PRAIRIE WEST
PUD #27 WEST LAKES
PUD #28 COUNTRY CLUB OFFICE PLAZA (CCOP)
PUD #29 REED'S CROSSING
PUD #30 GLEN OAKS
PUD #31 ASHWORTH CORRIDOR
PUD #32 RYUN FARM
PUD #33 WIRTZ PROPERTY
PUD #34 BOONE FARM
PUD #35 98TH STREET
PUD #36 WESTOWN CENTRE
PUD #37 CORPORATE PLACE
PUD #38 WRENWOOD PLACE
PUD #39 WATER TOWER PLACE
PUD #40 THREE FOUNTAINS COMMERCIAL
PUD #41 BLUE CREEK
PUD #42 WESTIN HEIGHTS
PUD #43 SOUTH WATER TOWER PLACE
PUD #44 42ND STREET
PUD #45 50TH STREET
PUD #46 MAPLE GROVE NORTH
PUD #47 JORDAN CREEK TOWN CENTER
PUD #48 BRIDGEWOOD
PUD #49 ASHAWA
PUD #50 VALLEY GREEN
PUD #51 5940 UNIVERSITY
PUD #52 COLBY OFFICE PARK
PUD #53 GREENWAY CROSSING
PUD #54 WEST GRAND BUSINESS PARK
PUD #55 MILLS CROSSING
PUD #56 RESERVED
PUD #57 ASHWORTH CROSSING
PUD #58 BATY FARM
PUD #59 DEPOT AT ASHWORTH
PUD #60 LAKE VIEW
PUD #61 BENNETT
PUD #62 WEST GLEN TOWN CENTER
PUD #63 LINCOLN STREET PARK
PUD #64 KING'S VALLEY
PUD #65 CLEVEN
PUD #66 KING'S RIDGE
PUD #67 RESERVED
PUD #68 GALLERIA
PUD #69 ROBEL FARM
PUD #70 WELLS FARGO WEST DES MOINES CAMPUS
PUD #71 JORDAN CREEK CROSSING I
PUD #72 SOUTH MAPLE GROVE
PUD #73 BELLA SOUTH
PUD #74 JORDAN CREEK CROSSING II
PUD #75 JORDAN HEIGHTS
PUD #76 MAPLE GROVE WEST
PUD #77 PUBLIC SAFETY STATION #19
PUD #78 HERITAGE BEND
PUD #79 VILLAGE AT JORDAN CREEK
PUD #80 TALLYN'S REACH
PUD #81 VILLAGE OF PONDEROSA
PUD #82 PLAZA AT JORDAN CREEK
PUD #83 JORDAN CREEK BUSINESS PARK
PUD #84 MERCY WEST LAKES
PUD #85 LUTHERAN-MYERS
PUD #86 COUNTRY CLUB DENTAL
PUD #87 JORDAN WEST
PUD #88 PARADISE POINTE
PUD #89 SILVERWOOD
PUD #90 BROADMOOR APARTMENTS AT JORDAN CREEK
PUD #91 AVIVA USA
PUD #92 ESCALADE TOWNHOMES
PUD #93 WESTOWN CITY CENTER
PUD #94 TACO JOHN'S
PUD #95 RACCOON RIVER QUARRIES
PUD #96 WEST BANK-CASEY'S
PUD #97 60TH AND ASHWORTH CENTER
PUD #98 FAREWAY
PUD #99 DENTON
PUD #100 KINGS LANDING
PUD #101 ROGER'S FARM
PUD #102 MIDWEST TECHNOLOGY BUSINESS PARK
PUD #103 CLOCKTOWER SQUARE
PUD #104 GRAND VALLEY
PUD #105 ELDORADO ESTATES
PUD #106 1ST STREET REDEVELOPMENT
PUD #107 PLATINUM POINTE TOWNHOMES
PUD #108 MAJESTIC OAKS
PUD #109 DELLA VITA
PUD #110 SAMMONS FINANCIAL GROUP
PUD #111 QUAIL PARK WOODS
PUD #112 PHENIX
PUD #113 THE FOUNDRY
PUD #114 THE PARKWAYS
PUD #115 TRAIL SIDE
PUD #116 RB WDM GRAND LLC
PUD #117 BROWNS WOODS HOLLOW
PUD #118 WDM PUBLIC SERVICES
PUD #119 CEDAR RIDGE
PUD #120 GRAND RIDGE
PUD #121 THE PRESERVE
PUD #122 MIDTOWN REDEVELOPMENT
PUD #123 DOWLING CATHOLIC HIGH SCHOOL
PUD #124 WENDY’S
PUD #125 SOUTH BRANCH BUSINESS PARK
PUD #126 VILLAGE ON JORDAN CREEK
PUD #127 KING’S GROVE
PUD #128 WESTOWNE SHOPPING CENTER
PUD #129 MILLS LANDING
PUD #130 LINNWILL HY-VEE
PUD #131 THE WILDER PINES
PUD #132 M&W MINI STORAGE (CUBESMART)
PUD #133 ERIK'S BIKES
PUD #134 THE VILLAGE AT SUGAR CREEK
PUD #135 PAVILION PARK
PUD #136 JORDAN RIDGE
PUD #137 JORDAN CREEK TOWER
PUD #138 SUITE SHOTS
PUD #139 ASHWORTH 88
PUD #140 WOODHOUSE
PUD #141 VALLEY WEST MALL
PUD #142 VAL AIR BALLROOM
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087-01: LEGAL DESCRIPTION:
Parcel A of the survey of parcel Z in the SE 1/4 of section 11, township 78 north, range 26 west of the 5th P.M., city of West Des Moines, as shown in book 2002, page 17509 in the office of the recorder of Dallas County, Iowa, except that part of said parcel A conveyed to the city of West Des Moines in deed filed in book 2004, page 3761.
Said property is more particularly described as follows:
Commencing as a point of reference at the E 1/4 corner of section 11-78-26; thence S00°00'07"W, 855.09 feet along the east line of section 11 to a point; thence N89°59'59"W, 82.67 feet to the point of beginning on the west right-of- way line of Jordan Creek Parkway; thence S00°00'07"W, 1105.69 feet along said west right-of-way line to a point on the north line of lot 33, Bridgewood plat 1, an official plat; thence N89°59'53"W, 592.24 feet along said north line to a point; thence S45°05'04"W, 94.76 feet to a point; thence N45°01'53"W, 126.89 feet to a point; thence N69°32'48"W, 204.69 feet to a point; thence N44°10'53"W, 1027.22 feet to a point on the south line of Bridgewood School, an official plat; thence N40°54'26"E, 186.35 feet along said south line to a point; thence N12°58'12"W, 276.547 feet along the east line of Bridgewood School to a point; thence N25°57'55"E, 204.18 feet along said east line to a point on the south right-of-way line of E.P. True Parkway; thence S62°11'29"E, 371.10 feet along said south right-of-way line to a point of curvature; thence easterly along a curve to the left having a radius of 960.00 feet, an arc length of 465.91 feet and a chord bearing of S76°05'41"E to a point of tangency; thence S89°59'53"E, 696.41 feet along said south right-of-way line to a point; thence S44°52'19"E, 49.61 feet to the point of beginning and containing 37.246 acres more or less.
(Ord. 2097, 6-29-2015)
087-02: REQUIRED PLANS:
The following plans shall be required as a part of the processing of any development application for any property within the Jordan West specific plan:
   A.   Area Development Plan: An area development plan is a plan that identifies planning units, major street patterns, master stormwater drainage and detention concepts, utilities, shared public spaces, land use assumptions and proposed densities. It is intended to be a tool used to promote the communication and cooperation between adjacent property owners and developers to ensure cohesive and unified development.
An area development plan shall be reviewed by the plan and zoning commission and approved by the city council prior to, or in conjunction with, the review of the specific plan for any property within said specific plan area. No change to the area development plan shall be made without approval of an amended plan from the appropriate reviewing bodies.
On file in the city (exhibit I) is the city council approved area development plan for this property.
   B.   Specific Plan: A specific plan identifies detailed development criteria for each planning unit indicated on the area development plan or more specifically delineated on the specific plan map. The specific plan shall conform to the general development intent identified in the approved area development plan, as well as the "Town Center Overlay District Guidelines". The specific plan shall be reviewed by the plan and zoning commission and adopted by the city council by ordinance.
This document shall constitute the specific plan ordinance for Jordan West. On file in the city and made a part of this ordinance is a specific plan map that defines the planning units further discussed in this ordinance and illustrates the overall site layout concept for Jordan West (exhibit II). This document and the associated exhibits (on file in the city) are intended to specify the components, parameters, and requirements to be adhered to and implemented in order to ensure the realization of Jordan West development concept. It is recognized that modifications and changes in building footprints and layout may be necessary in response to market demands and specific tenants. Additionally, it is recognized that square footages of one building may be shifted to another or increased to accommodate specific users' needs. These changes may be allowed with the appropriate city approvals if the shift does not have a negative impact on the traffic patterns for the building/area and the total number of vehicle trips does not exceed that which has been allocated to the overall Jordan West development. At the discretion of the director of development services, changes to the layout of the development that are deemed to be "major" changes shall require an amendment to the specific plan map and/or ordinance, whichever is applicable. Major amendments shall require the review and approval of the plan and zoning commission and city council.
Where the specific plan map and specific plan ordinance conflict, the specific plan ordinance shall prevail.
   C.   Development Applications (Overlay District Site Plans): Site plans for all buildings within Jordan West must meet the intent of the approved specific plan. Site plans shall be submitted to the city of West Des Moines for review and approval prior to the development of any portion of the site. Site plans for permitted uses which comply (as determined by the director of development services) with the design intent as set forth in this specific plan will be subject to administrative review and approval by the director of development services. A one week review and comment period by each and all available members of the plan and zoning commission and city council shall precede the administrative approval. If upon review, two (2) or more members of the city council, plan and zoning commission, or a combination thereof request such; or if the director of development services deems the proposed site plan is not in compliance with the approved specific plan or is potentially controversial, the site plan will be processed through the traditional full site plan review and approval process. Site plans for permitted conditional uses (Pc) as defined in the city code, unless otherwise amended within this ordinance, shall be approved by the appropriate review body. At the discretion of the director of development services, an amendment to Jordan West specific plan ordinance may be required to bring consistency between the ordinance and site plan development proposed.
   D.   Operation And Easement Declaration: An operation and easement declaration (OEA) shall be established by the developer for the property encompassing Jordan West. The OEA shall identify requirements for the ongoing upkeep and maintenance of any privately owned common grounds, structures and signs and any other specific development improvements required by the developer in this ordinance.
Unless otherwise specifically noted or delineated, the developer and individual lot owners shall have equal responsibility for the obligations specifically set forth in this section or as generally noted in this ordinance.
Said OEA is hereby made a part of this specific plan ordinance by reference.
   E.   Preliminary And Final Platting: Prior to or in conjunction with any site plan submittal for proposed development of any land within Jordan West, said area shall be preliminary and final platted, in accordance with the city's subdivision ordinance, to delineate the parcel to be developed or sold. Lots without public street frontage, in accordance with the city code requirements, may be allowed provided the frontage requirements of the code have been met by an abutting or surrounding lot which is under common ownership under an owners' association, or a cross parking and access easement has been executed which provides for the unrestricted use and access of the drives and parking. Platted outlots are not buildable until such time that they are replatted through the city's subdivision process.
All private streets shall be identified as easements on the preliminary plat. Said easements shall provide for public ingress and egress for vehicular and pedestrian traffic.
Unless otherwise specifically restricted by city council action, groundwork and construction of private roads and utilities may be started, at the developer's risk, upon approval of the preliminary plat by the city council. Public street and utility construction may begin, at the risk of the developer, after approval of the preliminary plat by the city council and construction improvement plans by the city of West Des Moines.
Prior to approval of the final plat, unless otherwise allowed by council, the developer of Jordan West shall provide the appropriate agreements, easements, and sureties for all public rights of way and other public improvements (utilities, sidewalks, streetlights, etc.) within and associated with the development.
A final plat applicable to each proposed development area must be approved and recorded with the Dallas County recorder's office prior to approval of an overlay district site plan or issuance of any building permit, including footing and foundation permits, for construction of any structure within the area proposed for development. (Ord. 2097, 6-29-2015)
087-03: CONDITIONS:
Whereas, title 9, chapter 9, "Planned Unit Development District", of the city code establishes certain regulations and guidelines pertaining to accompanying information required on plat and site plan documents. Now, therefore, the following conditions, restrictions, and regulations are adopted as part of this approval, to wit:
In addition to the specific plan map, the following general development criteria shall be integrated into and made a part of this specific plan ordinance:
   A.   General Conformance To Subdivision Ordinance: All subdivisions, public streets, public street rights of way, and general development shall adhere to the standards and design criteria set forth in the West Des Moines subdivision ordinances and the most current design standards adopted by the city of West Des Moines pertaining thereto unless otherwise stated within this ordinance.
   B.   General Conformance To Zoning Ordinance: Unless otherwise specified herein, the development of the Jordan West specific plan shall comply with title 9, "Zoning", of the city code or any other applicable codes.
   C.   Flood Hazard: In all areas within a 100-year frequency flood hazard zone, or adjoining drainageways, and detention ponding areas involving potential flood hazards, no building shall be erected that has a lowest floor, including basements, less than one foot (1') above the determining level of the 100-year frequency flood event, and no building shall be located within twenty five feet (25') of any easement or property boundary of a major drainageway, stormwater detention basin, or pond, unless said location is approved as part of a development entitlement by the city council and said building is structurally designed accordingly.
   D.   Developer Responsibilities: Unless otherwise specifically approved by the city council, the developer, its successors and/or assigns, if any, shall pay all planning, engineering, and construction costs for the development of the planned unit development as required by this ordinance, and shall pay all costs related to approved site plans, which may include, but are not limited to, the cost of all streets, storm sewers, sanitary sewers, water mains and service lines, drainageway improvements, detention basins, buffers, and other improvements as required. No occupancy permits, either temporary or permanent, shall be issued until all necessary improvements applicable to the area/lot or structure requesting occupancy are installed and accepted by the city of West Des Moines. Nothing in this ordinance shall be construed to prevent the developer, its successors and/or assigns, if any, from entering into private agreement(s) as it/they may desire to share the cost of improvements.
   E.   Common Areas: Prior to approval of the Jordan West preliminary plat, the developer shall put in place the OEA that shall identify responsibility for the maintenance of all common areas in perpetuity. (Ord. 2097, 6-29-2015)
087-04: REQUIREMENTS:
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)
087-05: ARCHITECTURE:
The intent is to create building facades throughout this development that are varied and articulated to provide visual interest to pedestrians and to establish a unique identity for the development. The architectural design of any building within this development shall be acceptable to the city. The architecture shall attempt to express a creative presentation by careful attention to exterior building materials and details, use of fenestration, and change in building mass within the plan and roof design to lessen the plainness of appearance which can be characteristic of large commercial buildings. Building design, materials, and colors shall provide continuity amongst buildings to unite all structures within the development into one project concept. All sides to each building shall receive high quality materials, finishes, and details (360 degree architectural treatment). There are no "backs" to a building. Materials should be durable, economically maintained and of a quality that will maintain their appearance over a prolonged time.
On file with the city are conceptual architectural illustrations to be implemented illustrating the general architectural style and materials. Once city approval is gained on a particular building design, any changes in design before or during construction must be reviewed and approved by the city's development services department.
   A.   All buildings within this development shall accommodate or incorporate the following in building design and materials:
      1.   Corporate architecture shall be prohibited.
      2.   Buildings shall be organized to create a logical and identifiable relationship with the site and other buildings, open spaces, pedestrian circulation paths.
      3.   The use of building articulation and materials which break up the building mass into modules that respect a pedestrian scale and reflects proportions similar to other buildings within the development.
      4.   The building's design should meet context and site objectives such as providing gateways, creating visual and physical linkages and framing or terminating views.
      5.   Variation in building height, mass and roof forms shall be provided to create interest while still maintaining an overall building continuity. Roofs should not be designed as attention getting devices related to the reinforcement of signage or as an identifiable corporate image.
      6.   Entrances into buildings should be easily identified through the use of building design and detailing. Projected or recessed entryways, change in rooflines, addition of awnings or changes in building material are examples that can create this effect.
      7.   Shifts in building planes/facades and variation in exterior materials shall be incorporated to minimize long expanses of wall. Long blank walls shall be prohibited.
      8.   Ground floor tenant areas should provide the maximum possible glazing toward sidewalks to provide pedestrians with visual interest. Use of reflective glass or mirrored glass is discouraged. Efforts should be made to use clear glass on storefronts, windows and doors to promote the linkage of the interior and exterior of buildings.
      9.   Natural materials such as brick and stone shall be used as the major elements of the facade, architectural concrete or metal acceptable to the city can be incorporated in the design. The use of EIFS or synthetic stucco shall be used in moderation and primarily used as an accent or trim material and not within six feet (6') of grade. Use of vinyl materials is prohibited.
      10.   Variation in materials, material modules, expressed joints, textures, colors and details should be used to break up the mass of the buildings. Materials should change with the change in building planes.
      11.   Trim and structural elements such as posts or columns shall be sized to the scale of the building.
   B.   Architectural design for multi-family buildings shall express a creative presentation of exterior building materials, details and treatment of windows and doors. All facades of the building in public view or which are visible from parcels surrounding the development shall be treated with the same level of architectural style and detail. Design strategies to lessen the plainness of appearance which can be characteristic of large residential buildings shall be incorporated in the building design.
      1.   Building design shall incorporate changes in building plane, wall heights and roof forms that break up the building into modules which reflect the individual dwelling units within the building. Strategies include:
         a.   Facade modulation: stepping back or extending forward a portion of the building;
         b.   Changing the roof height and form by alternating dormers, stepped roofs, gables, or other roof elements organized with the changes in plan or to identify individual dwelling units;
         c.   Easily identifiable entrances achieved through changes in building form, materials and details.
      2.   Building form and materials should provide unique treatment of the individual units, but still maintain the cohesive design of the development. Designs that are repetitive in form and material use should be avoided. Unit design should incorporate elements such as balconies and roof decks to reinforce the connection between the residents and the activities within the development. A minimum of eighty percent (80%) of the multi-family units within the development must provide a balcony or porch to provide a usable outdoor space of at least five feet (5') deep.
      3.   Building design shall incorporate durable and substantial buildings materials such as brick, stone, on all sides of the building primarily on the base (lowest) story of the building. Vertical or lap siding, shakes and stucco can encompass the remaining area, combining a variety of colors and textures along with trim and details to provide visual interest within the development. Use of natural materials is encouraged, composite materials such as fiber cement and wood composites are appropriate substitutions. Vinyl siding may be used only with appropriately scaled trim and not as the majority cladding material. Asphaltic shingles shall be allowed provided the shingle materials are of a heavier grade that produces a shake or shadowing effect and is consistent with the color and materials used for the development. Materials should change with the change in building plane and be arranged to have the appearance of three-dimensional elements. Trim and structural elements such as posts or columns shall be sized to the scale of the building. Door and window openings shall be incorporated on all sides of the building.
      4.   The architectural details of detached garages should incorporate the materials and treatments of the dwelling unit, such as windows, doors, trim and materials and the architectural style of the dwelling unit. Building design should minimize the dominance of garage doors on the facade. Design options that can mitigate the dominant appearance of garages are as follows:
         a.   Enhanced garage facade design such as the addition of engaged columns, secondary roof forms or decorative garage doors.
         b.   For garages included in the primary building, recessing the garage door from the surrounding facade a minimum of twelve inches (12").
         c.   Providing side entry garages for end units of primary buildings.
         d.   Limiting the detached garage building size to no more than one hundred feet (100') in length. In addition, for every eight (8) garage bays, there must be a total garage building separation of twenty feet (20'). (Ord. 2097, 6-29-2015)
087-06: SIGNAGE:
All proposed exterior signage requires a sign permit issued by the city of West Des Moines through normal sign review procedures. Unless otherwise prescribed herein, signage shall abide by the standards and regulations as set forth in title 9, chapter 18, "Signs", of the city code for the support commercial (SC) district and the residential medium-density (RM) district, as applicable to the allowed land uses specified for each respective parcel.
   A.   Ground Signs:
      1.   Development Identification Signage:
         a.   A maximum of two (2) development identification signs, one per public street frontage, which identify the name of the development shall be allowed. Said signs shall not exceed ten feet (10') in height and one hundred twenty five (125) square feet in overall size.
         b.   The name of the development shall be the predominate copy on the sign with no more than three (3) tenant names displayed on the development sign. The total copy area dedicated to tenant identification shall not exceed sixty four (64) square feet. The tenant copy area shall be comprised of individually attached and illuminated letters, routered sign face with push through letters, or opaque vinyl backing to limit the illumination to the copy of the sign and eliminated backlighting of the background areas.
         c.   Said signs shall be set back a minimum of twenty feet (20') from ultimate public street right of way lines and out of vision triangles at intersections.
         d.   Said signs shall be landscaped at the base of the structure and shall have a noticeable base and/or column element comprised of brick or stone. Ground signs throughout the Jordan West development shall be a unifying element, consistent in design and materials. No additional mounding of soil or berming shall be allowed to elevate the sign except as required as part of a site plan for screening purposes.
      2.   Tenant Monument Signs:
         a.   A maximum of two (2) tenant monument signs which list the development name and names of businesses located within the development shall be allowed. There shall be no limit on the number of tenants identified on a sign.
         b.   Tenant monument signs shall be a minimum of twenty feet (20') from the public street right of way line or fifteen feet (15') from the curb of a private street. The sign structure shall be a maximum of seven and one-half feet (71/2') in height and no greater than sixty five (65) square feet in overall size. If located adjacent to a private street or drive, the sign structure shall be a maximum of six and one-half feet (61/2') in height and no greater than forty five (45) square feet in overall size.
         c.   The tenant copy area shall be comprised of individually attached and illuminated letters, routered sign face with push through letters, or opaque vinyl backing to limit the illumination to the copy of the sign and eliminated backlighting of the background areas.
         d.   Said signs shall be landscaped at the base of the structure and shall have a noticeable base and/or column element comprised of brick or stone. Ground signs throughout the Jordan West development shall be a unifying element, consistent in design and materials. No additional mounding of soil or berming shall be allowed to elevate the sign except as required as part of a site plan for screening purposes.
      3.   Residential Identification Signs (Parcel 8 As Indicated On The Specific Plan Map): One ground monument sign identifying the name of the residential development shall be allowed at each vehicle access drive into parcel 8. Said sign shall be set back a minimum of ten feet (10') back from the back of curb of any private street and fifteen feet (15') from any public street right of way. The maximum height for the residential monument sign shall be five feet (5') and the maximum size of the structure shall be thirty five (35) square feet. Said signs shall be landscaped at the base of the structure and shall have a noticeable base and/or column element comprised of brick or stone. Ground signs throughout the Jordan West development shall be a unifying element, consistent in design and materials. No additional mounding of soil or berming shall be allowed to elevate the sign except as required as part of a site plan for screening purposes.
      4.   Directional Signage: To help facilitate vehicular movement and provide direction to patrons to various public streets and private internal access drives, directional signage may be permitted within the Jordan West development at the discretion of the director of development services or their designee. The primary intent of directional signage is not to draw people off of the public streets but rather direct them through the streets and drives within the development. Sign locations are generally intended to be at interior locations within the development, thus letter size is intended to be only large enough for a vehicle in close proximity to read it and not such that it is legible from the exterior of the property and/or public streets. Directional signs shall not be larger than eight (8) square feet and a maximum of four feet (4') in height. Tenant identification may be allowed on the directional signs if it is determined by the director of development services that identification of a tenant is necessary and beneficial for orientation purposes. Tenant identification is not intended as a marketing tool as part of lease agreements. Said signs may only be located on private property within the Jordan West development; shall not be located within public utility easements and shall be located outside of both pedestrian and vehicle vision triangles at intersections. A sign permit shall be issued by the city prior to installation of any direction signs.
   B.   Wall Signage: The regulations and provisions set forth in title 9, chapter 18, “Signs”, of the city code for the designated zoning classification for the respective parcel shall govern sign design and placement with the exception of the following: Parcels 5 and 6 and any individual tenant space within Parcel 4 that does not have public street frontage shall be allowed one square foot of wall signage per linear foot of tenant frontage which contains the building’s primary public entrance. No wall signage shall be allowed on any wall facing single- family residential properties. Tenant signage shall generally be placed on the wall area of the tenant’s location within the building, however, the management of a multi-tenant building may allow a tenant to place a sign on another wall area of the building so long as the sign allocations for that wall will not be exceeded and the total allowed sign area for the building based upon the earned sign formula contained within will not be exceeded (i.e. 1 sf per linear foot for the building frontage facing the public street and ½ sf per linear foot of building frontage containing the majority of the primary public entrances).
      1.   Parcel 7 shall be allowed one and one-half (11/2) square feet of wall signage per linear foot of tenant frontage which contains the building’s primary public entrance. No wall signage shall be allowed on any wall facing a residential property.
      2.   All wall signage within the Jordan West development shall incorporate aesthetic features compatible with the overall character of the development. All wall signs will be composed of either solid individual letters of anodized aluminum or galvanized metal or plastic attached to the building fascia, illuminated self-contained individual letters with translucent plastic faces set in anodized aluminum returns and trim or solid metal panels with routed letters illuminated by recessed cabinets. To the greatest extent possible, signs shall be contoured to minimize the excess unused area of a sign and to minimize the amount of glow. Logos may be incorporated into wall signage and shall not be larger than one and one-half (11/2) times that size of the largest letter in the sign. A contoured panel sign may be allowed for logo signs but shall be designed so that only the logo is illuminated and background areas are covered with opaque vinyl or a routed face design. The sign administrator shall work with the applicant to accomplish a sign for the logo that allows for the tenant’s identity to be recognized but minimizes the background illumination and addresses the intent of this ordinance. (Ord. 2097, 6-29-2015; amd. Ord. 2554, 1-3-2023)
087-07: VEHICLE TRIP ALLOCATION:
As part of the 2015 amendments to the area development plan, comprehensive plan, and specific plan approved for this site and consistent with the original traffic analysis completed by Snyder & Associates (February 12, 2007), the traffic analysis (April 2, 2007) and the updated traffic analysis completed by the city (May, 2015), the area included within the associated Jordan West specific plan has been allocated one thousand four hundred seventy six (1,476) P.M. peak hour trips. As development proposals are approved the number of vehicle trips generated by the proposed development (based upon the number of square feet of a proposed specific use or number of dwelling units, in conjunction with any parameters established in the traffic report) will be subtracted from the overall total trips allocated to the development. Approval of this proposed specific plan does not constitute a guarantee that the proposed plan can be implemented. Development of all parcels and implementation of desired land uses, including specific high traffic generating tenants, will be limited by the available number of trips. Should anticipated traffic exceed the total trips allocated for the Jordan West development prior to full build-out, further development of parcels may be limited or prohibited. Alternate uses to those planned within the traffic report and approved as part of Jordan West specific plan ordinance may be allowed, following completion of an amended traffic study analyzing the proposed alternative and appropriate city approval of an amendment to the respective specific plan ordinance and/or map, if necessary, if the existing uses and the proposed change(s) collectively do not exceed the one thousand four hundred seventy six (1,476) P.M. peak period trips. (Ord. 2097, 6-29-2015)
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