Chapter 18.105
B-P BUSINESS PARK ZONE

Sections

18.105.010    Title.

18.105.020    Application.

18.105.030    Purpose.

18.105.040    Authority.

18.105.050    Master plan submittal requirements.

18.105.060    Property development standards.

18.105.070    Performance standards.

18.105.080    General building design guidelines for business park development.

18.105.010 Title.

This chapter shall be entitled “B-P Business Park Zone.” [Ord. 1591 § 257, 2014.]

18.105.020 Application.

This chapter shall apply to all areas in the B-P Business Park (B-P) Zone. [Ord. 1591 § 258, 2014.]

18.105.030 Purpose.

(1) The primary purpose and objective of the Business Park (B-P) Zone is to provide areas of the City for development of compatible business, professional office, light industrial, research and development, service uses, wholesale trade, and limited retail uses. Such uses shall be developed within master planned sites in park-like settings pursuant to development standards.

(2) It is also the purpose of this zone to ensure compatibility between business parks and adjacent uses in terms of height, bulk, scale, and design; to mitigate potential adverse environmental impacts and nuisance effects on-site and off-site through careful planning, the use of buffering and screening, and the imposition of environmental performance standards and appropriate off-site mitigation requirements; to provide for the planned economic development of the City; to ensure that business park development is coordinated with the provision of adequate infrastructure by private applicants and the City, such as roads, drainage, and other utility systems; to require that business park developments pay their fair share of the costs of needed services and facilities; and to ensure that development occurs consistent with the goals and policies of the City of Des Moines Comprehensive Plan.

(3) Further, it is the purpose of this zone to establish standards to ensure that development occurs in a manner that is compatible with the Des Moines Creek Park, Des Moines Creek Trail, Steven J. Underwood Memorial Park, City of Des Moines Activity Center and adjacent residential-designated properties. [Ord. 1591 § 259, 2014.]

18.105.040 Authority.

This chapter is adopted pursuant to the provisions of chapters 35.63, 35A.63 and 36.70A RCW and other applicable laws. [Ord. 1591 § 260, 2014.]

18.105.050 Master plan submittal requirements.

(1) Master Plan Required. All development within the B-P Zone shall be consistent with an approved master plan.

(2) Contents of Master Plan. Each master plan shall consist of the following:

(a) Site plans illustrating planned development at a maximum scale of 1:40, including the following:

(i) Boundaries, dimensions, and acreage of the site;

(ii) Location of lot lines, rights-of-way, easements, and tracts within the site;

(iii) Location and nature of planned improvements to the vehicular and pedestrian circulation system within and abutting the site;

(iv) Location of planned buildings, structures, parking areas, and other improvements within the site;

(v) Location of proposed landscaped areas, recreation areas, and areas to be left undisturbed;

(b) Conceptual landscaping plans for all exterior boundaries, internal streets, and common open space areas. The landscaping plans shall be prepared by a licensed landscape architect and drawn at a maximum scale of 1:20;

(c) Conceptual utilities plan prepared by a licensed professional engineer and drawn at a maximum scale of 1:20;

(d) Covenants, conditions, and restrictions proposed by the applicant to control future development of the area subject to the master plan; and

(e) A sign program indicating the general location, dimensions, height, and materials of signs consistent with the requirements for a comprehensive sign review provided in Article III of chapter 18.200 DMMC.

(3) Master Plan Submittal Requirements. The following information shall be submitted for review and approval of a proposed master plan in such form as required by the City Manager or the City Manager’s designee:

(a) Subdivision application (if applicable);

(b) Environmental checklist;

(c) Vicinity map(s) showing existing conditions within and surrounding the site including: land uses, zoning, buildings, vehicular and pedestrian circulation systems, existing topography indicated with five-foot contours, environmentally critical areas, and significant natural vegetation. The vicinity map shall be drawn at a maximum scale of 1:100;

(d) A proposed master plan containing the elements listed in subsection (2) of this section;

(e) A narrative description of the proposal, including a discussion of how it is consistent with Des Moines Comprehensive Plan and applicable provisions of this Title; how the proposal relates to other potential business parks in the vicinity; how any off-site environmental impacts will be mitigated; and a description of planned improvements, including the maximum site coverage, maximum gross square feet of occupiable floor area and the maximum floor area to be occupied by different types of uses, maximum building height for each building location, the nature and extent of off-site improvements, and development phasing; and

(f) A traffic analysis and report indicating the following: current and future traffic volumes and levels of service on the street system; planned and programmed traffic improvements and their relationship to any adopted state, local, and/or regional transportation plans or programs; anticipated traffic volumes and distribution; impacts generated by the proposal on future traffic volumes and levels of service; measures necessary to mitigate the proposal’s effects on traffic and traffic systems, including the proposal’s pro rata share of identified traffic improvements; a proposed transportation demand management (TDM) plan to reduce traffic impacts; and such other information as may be required by the City.

(4) Amendments to Approved Master Plans.

(a) Minor amendments to an approved master development plan may be approved by the City Manager or the City Manager’s designee if the amendment meets the development standards and criteria applicable to the zoning and requirements set forth in this section. Minor amendments include any revision or modification of the previously approved master development plan that would result in any one or more of the following:

(i) An increase in the square footage of any proposed building or structure of greater than 10 percent but less than 15 percent; or

(ii) A change in the number of new parking spaces, parking spaces created by re-striping existing parking areas and/or a combination of both, except for an increase in parking spaces for bicycles or electric vehicles or carpools, that is greater than 10 percent but less than 15 percent; or

(iii) A change in the original phasing timeline for mitigation of the master development plan; or

(iv) Changes to building placement when located outside of the required setbacks and any required setbacks for critical areas; or

(v) A cumulative increase in impervious surface that is greater than 10 percent but less than 15 percent or a cumulative decrease in tree cover that is greater than 10 percent and less than 15 percent.

(b) Major amendments are changes that exceed the thresholds for a minor amendment or were not analyzed as part of an approved master development plan. Major amendments to an approved master development plan shall be processed as a new master plan.

(c) Amendments for Adjacent Properties. Applicants for business park proposals adjacent to property covered by an approved master plan may request an amendment to the master plan to incorporate their proposed development. Such proposals shall be consistent with the approved master plan and shall be processed as a new master plan. [Ord. 1591 § 261, 2014.]

18.105.060 Property development standards.

(1) Minimum Site Area.

(a) The minimum area of a master plan shall be two acres. Master plans containing less than the minimum area shall be allowed only if the site adjoins a previously approved master plan.

(2) Maximum Site Coverage. Buildings, parking areas, and other paved or graveled surfaces, exclusive of public rights-of-way and recreation areas developed and accessible to the public, shall cover no more than 75 percent of the building site.

(3) Maximum Height. The maximum height of buildings and structures shall be as set forth below:

(a) For properties north of South 200th Street, the maximum building height shall be 35 feet as measured from the average finish grade as defined in DMMC 18.01.050.

(b) For properties north of South 216th Street, the maximum building height shall be 75 feet as measured from the average finish grade as defined in DMMC 18.01.050.

(c) For properties south of South 216th Street, the maximum building height shall be 35 feet as measured from the average finish grade as defined in DMMC 18.01.050.

(4) Minimum Setbacks. All structures, parking areas, and loading areas shall maintain minimum setbacks from property lines as set forth below:

(a) Perimeter of building sites abutting any street classified as a major arterial, a secondary arterial or collector by the City’s Comprehensive Transportation Plan, as presently constituted or as subsequently amended, and/or abutting any property designated as multifamily by the Des Moines Comprehensive Plan, as presently constituted or as subsequently amended: 20 feet;

(b) Perimeter of building sites abutting any property designated as single-family residential by the Des Moines Comprehensive Plan, as presently constituted or as subsequently amended: 30 feet;

(c) Perimeter of building sites abutting any street other than a major arterial, secondary arterial, or collector: 15 feet;

(d) Perimeter of building sites, other than those abutting a street or residential designated property: 10 feet. [Ord. 1591 § 262, 2014.]

18.105.070 Performance standards.

Every use permitted within the B-P Zone pursuant to this chapter shall conform to the following performance standards:

(1) Nuisances. No use, activity, or equipment shall be permitted which creates a nuisance or is offensive, objectionable, or hazardous by reason of creation of odors, noise, sound, vibrations, dust, dirt, smoke, or other pollutants, noxious, toxic, or corrosive fumes or gases, radiation, explosion or fire hazard, or by reason of the generation, disposal, or storage of hazardous or dangerous wastes or materials.

(2) Outdoor Storage.

(a) Outdoor storage shall only be allowed as an accessory use to another principal use.

(b) The material(s) being stored shall not exceed 12 feet in height as measured from the high point of the outdoor storage area.

(c) The material(s) being stored shall be wrapped or enclosed to prevent wind-blown debris.

(d) The outdoor storage area shall not exceed 40 percent of the building footprint or 15 percent of the lot area, whichever is less.

(e) Outdoor storage shall be screened from public view by a 12-foot landscaped buffer or another building in the same approved master plan. A buffer shall contain at least 75 percent coniferous trees of a minimum size of six feet at planting. Deciduous trees shall be a minimum of two-and-one-half-inch caliper as measured per ANSIZ 60.1-2004. All trees shall be planted no less than 20 feet apart on-center. For every 16 square feet of buffer area, at least one evergreen shrub of a minimum size of two feet shall be provided. Ground cover of a minimum one-gallon size shall be planted in the buffer area sufficient to cover the area within three years of planting. Landscaping shall not serve as a substitute for the required setbacks of the underlying zoning.

(f) Outdoor storage areas adjacent to public streets and to future or existing bicycle or pedestrian paths shall be screened by a minimum of a six-foot masonry wall in addition to the landscaping requirements established by subsection (2)(e) of this section. The screening wall shall be set back a maximum distance of 15 feet from the property line. The height of the wall shall be measured from the high point of the outdoor storage area.

(g) Outdoor storage shall only be allowed between the rear lot line and the extension of the front facade of the principal structure, provided no outdoor storage is allowed between a building and a side street lot line.

(h) The City Manager or the City Manager’s designee may modify the requirements for spacing, number and size of plantings upon a satisfactory showing by a licensed landscape architect that an alternate proposal will accomplish the same buffering goals.

(3) Warehouse, light manufacturing and distribution facilities shall comply with the following additional standards:

(a) Loading areas shall be set back, recessed and/or screened so as not to be visible from adjacent public rights-of-way or properties designated as residential by the City of Des Moines Comprehensive Plan.

(b) Loading areas shall only be allowed between the rear lot line and the extension of the front facade of the principal structure, provided no loading areas are allowed between a building and a side street lot line.

(c) The office portion of a warehouse use shall be oriented towards the adjacent public street with the highest classification as determined by the City’s Comprehensive Transportation Plan, as presently constituted or as subsequently amended.

(d) The portion of a building visible from public rights-of-way shall be architecturally treated to break up the box-like look of the buildings.

(e) The building(s) shall be designed and oriented to locate the shorter width of the building towards the public right-of-way.

(f) The main entries to the building shall portray a quality office appearance while being architecturally related to the overall building composition.

(g) The City Manager or City Manager’s designee may authorize modifications to the rooftop mechanical equipment screening requirements in subsection (11) of this section when it is demonstrated that the intent of this chapter is being met, particularly related to adjacent residential properties. Consideration shall be given to conditions on or adjacent to the site, including differences in elevation, existing vegetation, location of existing and proposed structures, or through other measures such as painting or partial screening.

(4) All uses shall conform to the off-street parking and loading area requirements set forth in chapter 18.210 DMMC, or as hereinafter amended; provided, however, employee parking may be reduced through implementation of a commute trip reduction program consistent with the requirements of chapter 12.70 DMMC.

(5) Landscaping.

(a) All developments shall conform to the landscaping and buffering requirements set forth in chapter 18.195 DMMC.

(b) Landscaping shall be designed to achieve an aesthetically pleasing park-like setting; integrate landscaping in master plan design; preserve significant trees, particularly tree clusters; reinforce the relationship to its natural setting; soften building masses; provide visual screening from, and provide transition to, adjacent residential areas, and noise and wind buffering; define automobile and pedestrian circulation patterns; maintain and strengthen public vistas; provide screening for on-site parking areas, and refuse and recycling receptacles; create functional and accessible active and passive outdoor activity spaces; and create linkages, where feasible, to City and regional parks and trail systems.

(6) Parking Facilities. Parking facilities that are not an accessory use to another permitted use but are the primary use on the site shall be located in a multistory parking structure. Surface parking shall not be used to provide paid parking facilities.

(7) Manufacturing Uses. All master plan sites which contain manufacturing uses as established by the NAICS shall provide a six-foot-tall masonry wall or wood fence along the property lines which abut properties designated as residential by the City of Des Moines Comprehensive Plan.

(8) Trash and Recycling Receptacles. Trash and recycling receptacles shall be a minimum of 15 feet from any properties designated as residential by the City of Des Moines Comprehensive Plan.

(9) Solid Waste. All solid waste materials shall be transported to an official landfill waste disposal site or recycling center. No such materials shall be disposed of on-site.

(10) Liquid Waste Disposal.

(a) Liquid waste materials except potable water shall not be disposed of on-site; however, where such materials are temporarily stored on the property, they shall be contained in a manner so as to prevent their entry into the surface water drainage system and/or any ground water aquifer.

(b) Temporary storage of liquid waste materials shall comply with DMMC 16.10.260 for sites located within critical aquifer recharge areas.

(11) Exterior Mechanical Devices. Air conditioners, heating, cooling, ventilating equipment, pumps and heaters and all other mechanical devices shall be screened from surrounding properties and streets and shall comply with the maximum environmental noise levels set out in chapter 173-60 WAC as presently constituted or as may be subsequently amended.

(12) Exterior Lighting.

(a) Lighting shall comply with the Zone 3 requirements for exterior light established by the 2009 Washington State Energy Code as presently adopted or as subsequently amended.

(b) Lighting shall be fully shielded in such a manner that the bottom edge of the shield shall be below the light source so no light is emitted above the horizontal plane of the lighting fixture.

(c) Ground-mounted floodlighting shall only be used to illuminate landscaping areas, accentuate key architectural features or illuminate flag poles.

(d) Exterior lighting shall provide a minimum of at least 1.5 foot candles for parking lots and walkways.

(e) Exterior lighting shall be less than 0.2 foot candle at the property lines which abut properties designated as single-family, multifamily, or park by the Des Moines Comprehensive Plan.

(f) A photometric plan and exterior lighting summary shall be submitted as part of the building permit application.

(13) Site Design.

(a) Sites shall provide for convenient pedestrian linkages to abutting streets and/or trails.

(b) Sites shall not gain access from a right-of-way classified as a local street in the City’s Comprehensive Transportation Plan, chapter 4.

(14) Public Services and Utilities.

(a) All preexisting and newly installed utilities on-site, within abutting rights-of-way, and extended to the site, shall be placed underground.

(b) All development shall be required to install or pay for a proportional share of any new facilities or utilities required to serve the development. Mechanisms such as in-lieu fees, latecomer’s agreements, and impact fees may be used to equitably distribute the cost of required improvements.

(c) All public services and utilities must be adequate to support the proposed master plan development, including but not limited to drainage; street and walkway systems, both on-site and off-site; sewer and water systems; fire protection; police service; electrical power; and telecommunications.

(d) Drainage systems shall be designed to be consistent with the surface water design manual for the City, and shall be consistent with drainage studies or plans for the applicable basin.

(e) All traffic impacts directly caused by a proposed business park shall be mitigated by the applicant.

(15) Existing single-family residential structures located in the BP Zone shall not be used for any business other than a home occupation business as further described in DMMC 18.52.010(A). [Ord. 1673 § 1, 2017; Ord. 1655 § 12, 2016; Ord. 1591 § 263, 2014.]

18.105.080 General building design guidelines for business park development.

Buildings and structures constructed within the site of an approved master plan or site plan shall conform to the following design guidelines:

(1) Buildings shall be appropriate in scale and in harmony with neighboring development.

(2) Building design shall be compatible with the site and with adjoining buildings. Building modulation and other design techniques to add architectural interest and minimize building mass shall be used. Variety in detail, form, and siting shall be used to provide visual interest.

(3) Building components such as windows, doors, eaves, and parapets shall be in proportion to each other.

(4) Colors shall be harmonious, with bright or brilliant colors used only for accent.

(5) Mechanical equipment shall be integrated in building design or screened from on-site and off-site views.

(6) Exterior lighting fixtures and standards shall be part of the architectural concept and harmonious with building design.

(7) Signs shall be integrated with and enhance the overall planning and design of the business park. Size, materials, color, lettering, location, number, and arrangement shall be harmonious with building design. Colors shall be used harmoniously and with restraint. Excessive brightness and brilliant colors shall be avoided. Flush-mounted channel letter signs are preferred. Box signs, if used, shall have negative lettering only.

(8) Buildings shall be designed to provide adequate and conveniently located space for recycling containers. [Ord. 1591 § 264, 2014.]