The following plans shall be required as a part of the processing of any development application for any property within the Aviva USA specific plan:
A. Area Development Plan: An area development plan is a plan that identifies infrastructure, planning units, major street patterns, drainage and detention, utilities, shared public spaces, vehicular traffic impacts, proposed densities, and land use assumptions. It is intended to promote the communication and cooperation between adjacent property owners and developers to encourage cohesive, unified development. An area development plan must be approved by the city council prior to, or in conjunction with, the review of the specific plan for any property within said specific plan. No change to the area development plan shall be made without approval from the appropriate reviewing bodies.
On file in the city as exhibit A is the city council approved area development plan for this property which is known as area 4 on the map identifying the area development plans within the town center overlay district as adopted by the West Des Moines city council.
B. Specific Plan: A specific plan identifies detailed development criteria for each planning unit identified in the area development plan. The specific plan will conform to the general intent of the area development plan and the "Town Center Overlay District Guidelines" and shall be adopted by the city council by ordinance. This ordinance shall constitute the specific plan for the Aviva USA West Des Moines campus specific plan. On file in the city and made a part of this rezoning as exhibit B is a specific plan map for the Aviva USA West Des Moines campus. It is recognized that slight modifications and changes to the development illustrated on the map may be necessary due to changes in building footprints or details; however, the intent is that the development shall adhere to the major elements illustrated and may not be altered without the approval of the city council. It is further recognized that development of the western portion of the Aviva USA specific plan area has not been planned and no speculative details have been illustrated. At such time that development of the western portion of the site is pending and prior to site plan submittal, the specific plan map and ordinance, if necessary will need to be amended to illustrate the overall development intent for the undeveloped portion (area 1) of the Aviva USA site. Said amendment shall require the approval of the city council upon review and recommendation of the plan and zoning commission.
Where the specific plan map and specific plan language conflict, the specific plan language shall prevail.
C. Development Applications (Overlay District Site Plans): Site plans for all buildings and land area within the Aviva development 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 associated supporting lot. 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 Aviva USA specific plan ordinance may be required to bring consistency between the ordinance and site plan development proposed. (Ord. 1810, 8-11-2008)