The following plans shall be required as a part of the processing of the development of the Jordan Creek Tower Specific Plan:
A. Area Development Plan: An Area Development Plan is a plan that identifies planning units, major circulation patterns, master storm water 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 within a development 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 major changes to the Area Development Plan shall be made without approval of an amended plan, if deemed necessary, from the appropriate reviewing bodies.
Attached to this document (Exhibit I) or on file with the City Clerk is the City Council approved Area Development Plan for this development.
B. Specific Plan: A Specific Plan identifies the development intent 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 Creek Tower. Attached to and made a part of this ordinance is a Specific Plan Map that illustrates the overall site layout concept for Jordan Creek Tower (Exhibit II). This document and the associated exhibits (included or on file with the City Clerk) are intended to specify the components, parameters, and requirements to be adhered to and implemented in order to ensure the realization of the Jordan Creek Tower 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. 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 Creek Tower 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. Site Development Applications (Overlay District Site Plans, Major Modifications and Minor Modifications): Site Plans for development within the Jordan Creek Tower 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 or modification 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.
At the discretion of the Director of Development Services, an amendment to the Jordan Creek Tower Specific Plan Ordinance may be required to bring consistency between the ordinance and site plan development proposed.
An overlay district site plan must be approved prior to the issuance of any building permit, including footing and foundation permits, for construction of any structure within the area proposed for development.
Upon approval of an Overlay District Site Plan, any modifications to that intended or constructed shall first receive approval of a site modification application (Major Modification or Minor Modification). Major Modifications shall follow the same approval process as do Overlay District Site Plans. Minor Modifications may be approved administratively by staff without Plan and Zoning Commission or City Council review if no deviations from city code requirements are proposed.
D. Preliminary and Final Platting: Platting for any parcel shall be at the discretion of the developer. Platting, if needed for subdivision or right-of-way dedication, shall be done in accordance with the City's Subdivision Ordinance. Platted outlots are not buildable until such time that they are replatted through the City's Subdivision process.
Unless otherwise specifically restricted by City Council action, ground work and construction of private roads and utilities may be started, at the developer's risk, upon approval of a preliminary plat or overlay district site plan by the City Council. Public street and utility construction may begin, at the risk of the developer, after approval of the preliminary plat or overlay district site plan which includes the improvements by the City Council and construction improvement plans by the City of West Des Moines.
Prior to approval of the final plat or first overlay district site plan, unless otherwise allowed by Council, the developer shall provide the appropriate agreements, easements, and sureties, as required, for all public rights-of-way and other public improvements (utilities, sidewalks, street lights, etc.) within and associated with the development. (Ord. 2502, 2-7-2022)