Design Guidelines serve as an important tool and way for communities to communicate and shape the desired character they want to see moving forward into the future. Design Guidelines do not affect or require changes to existing homes or buildings; they apply only to new construction or redevelopment.

• Guidelines are especially important in historic areas like Valley Junction because they help ensure new development considers the established environment and reflects desired community character. They typically include photographs, diagrams and imagery to help demonstrate ideals and standards pertaining to site and building design, materials, scale, setbacks, buffers and more.

Public input is being collected to create guidelines consistent with our community values and reflective of planning best practices.

• A variety of events have also been hosted and are ongoing. These include workshops, focus groups, sessions with neighborhood organizations, merchant breakfasts, and dozens of public meetings with the dedicated steering committee. 

• In the Fall-Winter of 2021, a Community Character Poll and Visual Preference Survey resulted in over 600 comments and 470 responses.

• This community consensus was reviewed with the Steering Committee then applied to create the draft guidelines.  

There are four unique design districts as highlighted below and in this interactive google map.

The: (1) Mixed-Use Commercial District (highlighted in red), (2) the Railroad Avenue District (highlighted in dark blue), (3) the Transitional District, (highlighted in yellow), and (4) the Mixed Industrial District (highlighted in light blue). The black outlined area represents the Valley Junction National Register District, which is separate from the Design Districts.

Note: District boundaries have been refined through the planning process. The Transitional District in particular has been amended with several blocks being removed.

Draft Map of Design Districts

The boundaries of the districts were initially established based on land use, zoning, and their location/surrounding environment. They have been further refined through steering committee review, community input, and planning best practices.

While the guidelines for each district vary, they must work together and alongside other planning documents to help ensure new development aligns with the area’s treasured character and history, while shaping a healthy and vibrant future. 

The District Typologies are succinct 1-2 paragraph statements that celebrate the look, feel, and function of the design districts. Like the guidelines themselves, the typologies are rooted in consensus built through community input and the Visual Preference Survey.

Typology 1: Mixed Use Commercial District (ZONING REFERENCE VJ-MU)
The Mixed Use Commercial District, also known as the Historic Valley Junction Business District, is the heart and soul of Historic West Des Moines. Centered along 5th Street, this walkable, charming area with railroad roots is characterized by a mix of traditional and eclectic 2-3 story mixed-use buildings, mid-block alleyways, art and patios. Timeless architecture unifies the district, with colorful pops of character sprinkled throughout signage, awnings, entryways, and public art.

Typology 2: Transitional District (ZONING REFERENCE VJ-TR)
The Transitional District is located on the periphery of the Mixed-Use Commercial District and includes single family residences, starter homes, and small, low intensity, in-home neighborhood commercial uses that respect and enrich the quaint residential context. With existing live-work spaces, artist studios, offices, and salons already mixed into the residential fabric, the area has a history and diversity of naturally occurring “Transitional” uses. Buildings are limited to 2 stories, residential in appearance, and include traditional materials and pitched roof forms (hipped, gable, dormers). Quality articulation, landscaping, and an abundance of front entry porches give the district a quaint appeal and walkable, neighborhood charm.

Typology 3: Railroad Avenue District (ZONING REFERENCE RA)
The Railroad Avenue District includes 3 sub-districts that share contextually appropriate and creative design guidelines to foster walkable, mixed-use environments and synergy with surrounding uses. Celebrating the area’s Railroad Roots via art and streetscape elements is a priority. The auto-oriented corridor and surrounding residential neighborhoods require thoughtful planning with regards to building form, parking, circulation, landscaping, and screening.

Typology 4: Mixed Industrial District (ZONING REFERENCE MI)

The Mixed Industrial District is a unique area that emerged as a focal point through community outreach and discussion. At prior meetings residents have voiced concerns about the look and feel of properties in this district, noting a need for improved design standards and property maintenance, especially in reference to the area north of Railroad Avenue and south of Holiday Park where industrial uses intermix with residential homes. Locals have also noted a desire for areas that can support incubator type businesses and creative maker spaces. Industrial areas and adaptive retrofits of warehouses are quite common for these types of uses.

Design guidelines are important to ensure future development is attractive and planned with the local community in mind. Recommendations focus on building design, form, landscaping and proper screening of trash, storage and service areas. Site design, connectivity, and public art to enhance and strengthen local character are also being explored.  Click here to view the 6/29 committee presentation focused on the draft guidelines.

Typology 5: The Guidelines for the Commercial District remain in progress.

The Design Guidelines for the Valley Junction Historic Business District, Railroad Avenue District, Mixed Industrial District, and Commercial District were reviewed and approved by City Council on November 7th, 2022. The Transitional Residential District Design Guidelines are the subject of future review by Council.

Transitional Districts provide a variety of benefits for residents and businesses alike.

They help stabilize rent and prevent displacement of small businesses and mom-and-pop shops in the Mixed-Use Commercial District. They also provide a smooth transition from shopping areas by interspersing neighborhood amenities.

With existing offices, artist studios, salons, and live-work spaces already mixed into these areas, Historic West Des Moines has a history and diversity of naturally occurring “Transitional” uses.  However, currently, without Transitional District Guidelines, much more intense commercial uses and structures up to 4 stories are permitted in the 500 block of 5th Street. 

The Transitional District Guidelines are seeking to celebrate the existing community fabric, residential look and neighborhood amenities, while placing limits on use types and building height:

• Guidelines require newly constructed buildings to be no more than 2-stories with pitched residential rooflines, and architecture that mimics the traditional neighborhood.
• They also encourage the use of traditional masonry, wood, and limestone materials and recommend features like front porches with small front yard setbacks to engage the street. Renovation of existing structures will be encouraged.
• Guidelines will prohibit intense, noxious, noisy, high-impact, commercial uses.
• Allowed uses include ongoing single family residential, starter homes, ADUs, and small in-home, low-intensity, neighborhood commercial use types that respect and enrich the existing quaint residential context. These use types (for example: yoga and pilates studios, artist spaces, in-home offices, barbers, and repair services) will have limited hours of operation and may not exceed 2,500 sf.

The size of buildings, how close they are to the property lines and the uses within them are dictated by the Zoning Code. The original 1948 zoning code for the City of West Des Moines established the maximum height of 45 feet for buildings along 5^th street (Ord 253). That maximum height remained in place until 1996 when it was reduced to 40 feet (Ord 1190).     

Design Guidelines for architecture is something that was never adopted for this area.

For years, Valley Junction went without redevelopment. And many years ago, Valley Junction struggled to even have tenants fill the existing retail spaces. At the time, elected officials, property owners and community members believed that shorter height restrictions and design guidelines would discourage redevelopment and investment in the area. Over time, because there was limited redevelopment, many in the community began to believe that there was a shorter building height requirement and design guidelines when they, in fact, did not exist.

Recently, redevelopment interest in Valley Junction shifted. Property owners wanted to redevelop their property with a building that is customized to their liking, and, in some cases, maximize the potential of their property under the height requirements of the zoning code. Since there were no design guidelines in place and the proposed buildings complied with the established zoning code, the property owner was legally entitled to build a building that has an appearance to their liking, up to 40 feet tall.

Because of the contrast in the new building’s appearances. It became clear the neighborhood’s needs, and goals have evolved. The City initiated this master planning effort to reassess the community’s standards and modify the existing master plan so  it reflects the community’s current vision.

Portions of Valley Junction are listed on the National Register, and generally include the 100 and 200 blocks of 5^th Street and the west side of the 300 block of 5^th Street. However, not every building within that area is deemed historically significant.

The National Register has 3 specific criteria in place to determine if a building, site or area is historically significant.  The criteria includes:

• (1) An event or pattern of events that made a significant contribution to the community, State or Nation; (2) Documented properties associated with an individual person who are significantly important within a local, State or national historic context; or (3) Buildings or areas that are significant because they embody and maintain historical integrity through the preservation of distinctive characteristics of a type, period or method of construction.
• For more information of historic criteria please visit: www.nps.gov/subjects/nationalregister/upload/NRB-15_web508.pdf

In 2016 the City hired an architectural historian to evaluate the historic eligibility of building in Valley Junction for the National Register. That study concluded there is a core district that retained their historic pre-1966 commercial building development pattern. However, within that district some buildings maintained their historical integrity because distinctive architectural features are still in place. These buildings are considered to be contributing to the historic district. Other buildings have been modified over the years to a point where their distinctive historic architectural features have been covered up or removed completely. These non-contributing buildings are still in place and add to the pattern of the district, but they are no longer individually distinctive from a historic perspective. It should be noted, that by uncovering or reconditions architectural feature, some non-contributing buildings can become contributing, if the owner so chooses.

• To view the 2016 National Register of Historic Places District Nomination Study please visit www.valleyjunction.com/about/our-history
• The recent development in the area have occurred on properties outside of the historic district with buildings that did not meet the criteria to be considered historic. That, along with the existing zoning code and deficient design guidelines allowed for the newer buildings.
• Please see map below which highlights contributing properties per the 2016 study.