1.   Intent. The Downtown Commercial District is intended for the conduct of general business to which the public requires direct and frequent access. The regulations set forth in this section are meant to achieve the following purposes:

      A.   To protect commercial development against the establishment of uses which would create hazards, dust, odors, smoke or other objectionable influences or heavy trucking traffic.

      B.   To provide appropriate space for strengthening the economic base of the community.

      C.   To conserve the value of existing commercial buildings.

      D.   To encourage pedestrian movement in a developed downtown.

      E.   To encourage minimum development standards that will aid to unify the appearance of the district.

   2.   Applicability. The standards identified in this chapter shall apply in the following circumstances, and are subject to the site plan submittal and review procedure as identified in Chapter 167.04 of the Municipal Code:

      A.   New construction of a building(s);

      B.   Reconstruction of a building(s);

      C.   Addition and/or expansion to an existing building by 20% or more of the gross area of the existing building;

      D.   Remodeling of a building when the building permit value is $25,000 or more. The value is for collective value of improvements and/or development and shall not be circumvented by applying for multiple permits under the established value.

      E.   The change of surface material type of an off-street parking area, including a material overlay process(es) and/or the expansion of a parking area, of any surface type, by more than 20% of the existing surface lot area.

   3.   Permitted Uses.

      A.   Private clubs, lodges, or veterans’ organizations.

      B.   Hospitals, clinics, nursing, and convalescent homes.

      C.   Any retail business or service establishment, including but not limited to the following:

         (1)   Animal hospitals, veterinary clinics.

         (2)   Bank, savings, and loan associations.

         (3)   Barber shop or beauty parlor.

         (4)   Clothing, sporting goods store.

         (5)   Drugstore.

         (6)   Florist shop.

         (7)   Furniture, appliance store and repair. Grocery store or supermarket.

         (8)   Hardware store, plumbing and heating.

         (9)   Jewelry store.

         (10)   Laundries and launderettes.

         (11)   Office building, business and professional.

         (12)   Photographic studio, camera shop.

         (13)   Printing shop.

         (14)   Restaurant, drive-in restaurant.

         (15)   Tavern and night club, provided that it is not within three hundred (300) feet of an “R” district; church, school, or convalescent home.

      D.   Mixed use structure, commercial and residential where the residential use is secondary to the commercial use and where the residential use that is located on the ground floor is less than 40% of the ground floor area and is not located on the primary street façade of the ground floor. No residential occupancy shall be permitted until the commercial use of a lot within this district is complete and a certificate of occupancy is issued.

      E.   Any and all uses permitted under “C-0” classification.

      F.   An exception is allowed in this district to Section 165.04(8) of the Municipal Code, Number of Uses on One Lot. More than one principal use is allowable on one lot.

   4.   Accessory Uses.

      A.   Any and all accessory uses permitted under the “R-3” classification.

   5.   Signs.

      A.   No exterior attached sign may project over any street line or extend more than six (6) feet over any building line, whether attached thereto or to any other structure. In no case shall any sign project more than or eighteen (18) inches from the building wall and must be at least seven (7) feet above grade.

      B.   The total area of all signs pertaining to the use of or business conducted in any building shall be no greater than fifteen (15) percent of the wall area on which they are located.

      C.   Indirectly illuminated signs shall be illuminated by artificial light reflecting from the sign face and the light source shall not be visible from any street right-of-way.

      D.   Internally illuminated signs shall not be moving, rotating, flashing or strobe.

      E.   Message center signs can display a message in a stop position for a minimum of 5 seconds and then display then next message. The message cannot rotate, flash, strobe or scroll. The message center component shall not exceed 20% of the total sign area.

      F.   Where the lot adjoins an “R” district, the exterior sign shall be attached flat against the building and shall not face the side of the adjacent lot located in the “R” district; however, this does not apply to the side of the building which is opposite that side adjoining the “R” district.

      G.   A sign, free-standing, or ground (a sign which is supported by one or more uprights or braces in or upon the ground and not attached to any building or wall) shall not exceed thirty-two (32) square feet in area on each side and shall have a setback of fifteen (15) feet from the property line.

      H.   Signs Types – Prohibited.

         (1)   The following sign types shall not be permitted:

            a.   Pole signs

            b.   Above peak roof signs

            c.   Off-premise signs

   6.   Area Regulations.

      A.   Lot Area. The minimum lot area shall be the same as that in the “R-3” classification for dwelling units; there is no minimum requirement for any other building. There shall be no minimum lot area for a mixed use, commercial and residential development.

      B.   Lot Width. There shall be no minimum lot width required.

      C.   Yard Width.

         (1)   The minimum front yard depth shall be twenty-five (25) feet, except as described below where the minimum setback shall be reduced to no less than the front yard depth of adjacent C-1 zoned properties.

            a.   Area One. Properties with frontage on Wilson Street located between Main Street and Grant Street.

            b.   Area Two. Properties with frontage on Grant Street between Wilson Street and West Street.

         (2)   The minimum rear yard depth shall be twenty-five (25) feet, except as described below where the minimum setback shall be reduced to no less than the rear yard depth of adjacent C-1 zoned properties.

            a.   Area One. Properties with frontage on Wilson Street located between Main Street and Grant Street.

            b.   Area Two. Properties with frontage on Grant Street between Wilson Street and West Street.

         (3)   For each one (1) foot that the front yard is increased over twenty-five (25) feet, the rear yard may be decreased proportionately, except that where the rear yard adjoins the side lot line of a lot in an “R” district, there shall be a minimum rear yard of ten (10) feet adjacent to said side lot line.

         (4)   The side yard required for residential uses shall be the same as that for the “R-3” classification. There shall be no minimum requirement for any permitted uses, except when adjoining any “R-1,” “R-2,” “R3” district, or street right-of-way, in which case it shall be fifteen (15) feet.

      D.   Building Height. The maximum height shall be three (3) stories, or forty-five (45) feet.

   7.   Off-Street Parking and Loading Requirements.

      A.   Parking lots should be effectively landscaped with trees and shrubs to reduce the visual impact of glare from headlights and parking lot lights and the view from public right-of-way and adjoining properties.

      B.   The parking space requirements listed in Section 165.34 and 165.35 Off-Street Loading and Off-Street Parking regulation in the City of Van Meter Zoning Ordinance shall be incorporated except for as follows:

         (1)   Properties south of Grant Street with frontage on Wilson, West, or Grant shall have no off-street parking minimum standards.

         (2)   Properties north of Grant Street with frontage on Wilson, West or Grant shall provide off-street parking at the minimum standard required to provide sufficient staff parking for the proposed business use as recommended by the City Engineer through a review of the proposed site plan.

         (3)   All mixed-use structures containing residential uses shall provide a minimum of one (1) off-street parking stall for each residential unit.

         (4)   Off-street parking requirements can be satisfied via shared parking agreements should off-street parking requirements be impossible to meet on the proposed lot. In such instances, shared parking agreements must be included with site plan submittals and shall be drafted in such a way that they run with the land.

      C.   Required parking spaces shall have a minimum size of nine (9) feet wide by eighteen (18) feet long exclusive of access drives, aisles, or ramps. The length of parking stalls may be reduced to sixteen and one-half (16 ½) feet including wheel stops if an additional one and one-half (1 ½) feet is provided for the overhang of wheels.

      D.   Parking spaces shall be oriented so that no vehicle is required to back directly into a street right-of-way.

      E.   All exterior parking light structures shall be designed in conjunction with the overall architectural theme of the project. Parking areas shall be designed to minimize headlights shining into residential properties.

      F.   Uses which predominately occur during different times may share parking if it can be demonstrated that collectively the minimum number of parking spaces is provided at all times.

      G.   Parking lots shall be located in the rear of all commercial uses or on the side. Parking located on the side is allowable in accordance with the following:

         (1)   The parking must not extend into the required front yard setback.

         (2)   A single parking aisle with parking on one side, which is adjacent to the building, and meets the minimum dimension of the City’s parking space requirements, is allowable.

      H.   Parking areas shall be set back 5 feet from the property line and shall be landscaped with vegetation and or turf. This requirement can be waived where parking lots adjoin and have cross access agreements/easements.

   8.   General Provisions.

      A.   Chain link fences shall not be allowed. Fences shall not exceed 4-feet in height when located in the front yard setback and may not exceed 6-feet in height when located in the side or rear side yard.

      B.   Paving shall not be allowed over or through the City-owned right-of-way in front of any commercial use, except for driveways providing access to an approved parking lot.

      C.   Minimum off-street parking requirements must be contained entirely outside of the public right-of-way.

      D.   All regular business must take place inside a structure, except for authorized outdoor dining or an authorized special/seasonal event permit.

      E.   Multiple buildings are allowed on one zoning lot.

      F.   Exterior storage of goods and equipment is not permitted.

      G.   Only one driveway approach shall be permitted on each street frontage, of each premise. At locations where driveways are not shared with an adjoining property each driveway shall be placed in such a way as to not impede the visual clearance to access the public street.

      H.   Service bays and drives, trash receptacles and dumpster areas shall be oriented in such a way that in the process of loading or unloading, no vehicle will block the passage of other vehicles on the service drive or extend into any other public or private street.

      I.   A five feet wide as constructed or designated, accessible, pedestrian route shall be installed on each property to connect each building’s primary access door with the public sidewalk located in the public street right-of-way. An accessible route may be designated with painted markings on parking lot pavement.

   9.   Design Guidelines.

      A.   All attached or detached garages shall be placed towards the rear of a building except on a corner, where the side may also be allowed. These can be accessed via privately controlled lanes and alleyways.

      B.   One story commercial buildings shall be constructed to appear of greater height in relation to the street. This can be achieved through the use of pitched roofs with dormers or gables facing the street, a higher parapet, and/or the use of an intermediate cornice line to separate the ground floor and the upper level.

      C.   Driveway locations shall be spaced such that they are at least 5 feet from any adjacent driveway.

      D.   Shared driveways are allowed.

      E.   Accessory structures shall not be placed in such a manner that they extend in front of the rear building line of the primary structure.

   10.   Architectural Standards.

      A.   The front façade, or any façade that directly abuts a public right-of-way including a street side yard of any building shall be at least fifty (50) percent brick or masonry stone.

      B.   All sides of buildings visible from the public right-of-way shall be architecturally treated to produce an aesthetically pleasing façade that is compatible with surrounding buildings and cohesive as development block. Exterior materials of commercial quality shall include brick, stone masonry, stucco like exterior systems, pre-cast concrete wall panels, or other like material. Painted concrete block or flat poured concrete walls are not allowed unless the blocks include an architectural finish and an articulated pattern that varies the block sizes, horizontal face alignment, and/or the coursing and vertical joints.

      C.   Exterior building walls may also be constructed of wood, fiber cement board, architectural concrete masonry units that contain variances in texture and/or integral color, vinyl, aluminum, or steel lap siding, or corrugated metal only when at least seventy-five (75) percent of the street façade is constructed of approved masonry. In cases where the structure is viewable from a public right-of-way or space the structure shall utilize the above materials on all building elevations. Smooth face concrete masonry units shall not be allowed.

      D.   All rooftop mechanicals must be placed or screened in such a way that they are not visible from any public street, alleyway, or park. Rooflines should have the appearance of a flat structure. In instances where a peaked or gable roof is existing and will not be modified structurally, design elements shall be designed such that the roof appears to be flat and screened in such a way that the peak of the structure is not visible. This regulation shall apply to property as follows:

         (1)   Properties with frontage on Grant Street, Wilson Street and West Street.

      E.   The front façade and street side façade of any new non-residential building shall be comprised of at least fifty (50) percent windows and doors at the ground level.

      F.   Accessory structures shall be constructed of similar and/or complimentary materials as the primary structure and shall be required to be compromised of at least twenty-five (25) percent windows and doors at the ground level.

      G.   Accessory structures that are not open for business to the public are exempt from the window and door requirements of Subparagraph E above provided they are placed between the rear of the primary building and rear yard setback and are not visible from the public street. The structure is subject to compliance with Subparagraph B above.

      H.   All structures must be constructed on permanent foundations and may not be placed in a temporary manner.

   11.   Curbs and Curb Cuts. The number of curb cuts for any development shall be minimized to the greatest extent possible to provide for controlled ingress and egress.

      A.   All curbs shall be vertical curbs. No curb cut shall be greater than twenty-five (25) feet at the property line and thirty-five (35) feet at the curb line in accordance with the established City standards.

      B.   No curb cut for freight lanes shall be greater than thirty-five (35) feet at the property line and forty-five (45) feet at the curb line, unless an alternative curb cut width is approved by the Planning and Zoning Commission.

   12.   General Landscaping and Buffering Requirements.

      A.   No certificate of use shall be authorized unless all landscaping requirements are met. Existing, healthy plant material on site may be used as a credit towards fulfilling the landscaping requirements specified in this section.

      B.   Landscaping requirements are minimum standards and applicable to areas used for the parking of one or more vehicles to traverse back and forth to parking spaces, service bays, and loading/unloading areas. The landscaping requirements shall provide effective buffering of all vehicular use areas, including service bays, from neighboring buildings and from street view and shall serve to guide traffic.

      C.   Walls, fences, or other artificial screens to be used as buffers shall be shown in elevation and prospective. Proposed height and structural material to be used shall be clearly indicated on the site plan.

      D.   Landscape vegetation shall consist of species compatible with conditions in central Iowa.

      E.   Minimum requirements, trees:

         (1)   Two (2) trees or two (2) trees per three thousand (3,000) square feet of required open space, or

         (2)   Fifty (50) percent of the required trees maybe two (2) inch caliper and the remaining required trees may be eight (8) feet to ten (10) feet in height and one and one-half (1.5’) inch caliper.

         (3)   The trees shall be balled or burlap stock.

         (4)   The minimum height for evergreens shall be six (6) feet and may be counted as 2-inch caliper for requirements.

         (5)   The trees must live for at least twelve (12) months after planting or be replaced by the landowner.

      F.   Minimum requirements, shrubs:

         (1)   One shrub shall be planted for every one-thousand (1,000) square feet of open space, but no less than three shrubs per lot.

      G.   Interior lot landscaping shall be provided by landscaped islands or medians within the vehicular area and shall be used to guide traffic and separate pedestrian walkways from vehicular traffic. One such landscaped island or median shall be placed for every twelve (12) parking spaces and shall be a minimum of sixty (60) square feet in area. Landscaped islands may be grouped or combined to meet interior landscape requirements provided the total square footage of any single grouping does not exceed one hundred-twenty (120) square feet.

         (1)   The use of ornamental shrubs and coniferous trees shall be encouraged.

         (2)   The ground cover of the island shall consist of grass and/or shrubs, excluding paving.

      H.   A landscape barrier shall be located between the common lot line and the service bay, loading, or unloading area, off-street parking, or other vehicular use area. The barrier shall be a minimum of six (6) feet in height consisting of a natural material such as ornamental fence, an earth berm or an opaque hedge or any combination thereof.

      I.   At a minimum, one tree shall be provided every twenty-five (25) linear feet. Such trees shall be located or grouped between the common lot line and the service bay, loading, or unloading area, off-street parking, or other vehicular use area.

      J.   The provisions of the subsection shall not apply when the proposed perimeter abuts an existing wall or durable landscape barrier on an abutting property, provided the barrier meets all applicable standards set out in this ordinance.

      K.   The perimeter(s) of the lot adjacent to public rights-of-way, shall include a strip of land of at least ten (10) feet in depth located between the right-of-way and the off-street parking or other vehicular use area(s), and shall be landscaped as follows:

         (1)   One (1) tree for every twenty-five (25) feet, or fraction thereof of lineal frontage. Such trees shall be located between the abutting right-of-way and the off-street parking or other vehicular use area.

         (2)   The vegetation is not required to be planted in a singular row and may be placed in a designed arrangement provided the full total of required shrubs is placed within the planting strip.

         (3)   A hedge, wall, earth berm, or other durable landscape barrier a minimum of three (3) feet in height shall be placed along the perimeter of such landscape strip. If said barrier consists of non-living material, one (1) shrub shall be planted every ten (10) feet and abutting the barrier.

         (4)   The remainder of the required landscape strip shall be planted with grass, ground cover or other landscape material, exclusive of paving.

         (5)   Ground cover plants shall form a solid mat or cover over the ground within a twelve (12) month period. Sod shall be employed when grass is used as a ground cover in Zone 1. Non-living material shall not be used as the primary ground cover device but may be used in conjunction with living plant material to develop an ornamental landscaping effect.

         (6)   Non-living materials such as rocks, pebbles, sand, wood mulch or wood chips shall be placed at a minimum depth of three (3) inches and shall be used in conjunction with an appropriate landscape weed control fabric.