HomeMy WebLinkAboutA042 - Staff Report dated January 10, 2012 - Supplemental Agreement Staff Report
APPROVAL OF SUPPLEMENTAL AGREEMENT PERTAINING TO THE STREETS
OF NORTH GRAND SUBDIVISION
January 10, 2012
BACKGROUND:
On September 13, 2011, the City Council directed "the City Manager to negotiate a date that
is acceptable to the owner that would trigger the calling of the bond and revert back to the
original requirement of the reconfiguration of Lot 1 (sic) [Lot 21 if it were not met."
It appears from this direction that it is the City Council's desire to maintain G.K. Development's
performance bond until some date certain as leverage to motivate the mall owner to attract two
new major tenants in a more timely fashion.
With this direction in mind, the staff had hoped to identify a mutually acceptable date by which
two new tenants (one in the former Sears building and another in a new building to be
constructed south of the Sears building) would occupy these new spaces. However, the
negotiations stalled when Mr. Greg Kveton representing G. K. Development informed staff that
there are no specific dates to actually occupy space in the proposed leases for the two new
tenants he is courting. Therefore, at this time he cannot commit to a specific date for
occupancy for either of the prospective tenants.
The parties then explored a second approach that might satisfy the owner as well as the City
Council. Mr. Kveton was willing to commit to complete by September 1, 2013 tasks that are
within his control. Such activities would include the 1) installation of all site improvements
reflected on Lot lin proposed Amended Adaptive Reuse Site Plan, 2) renovation of the former
Sears Building, 3) the construction of a new 9,200 sq. ft. Retail B space, 4) demolition of the
buildings south of the former Sears building, Wells Fargo bank building, and Furman office
building, and 5) reconfiguring of that portion of parking on Lot 2 that is south of Lot 3. (See
Exhibit A)
The sticking point in these negotiations involved a proposed reversion provision that allowed the
Council to rescind the Amended Adaptive Reuse Site Plan if the tasks promised above are not
accomplished by the agreed upon date. This reversion provision seems to be at the heart of the
Council's direction. It is crucial because in order to obtain access to the bond proceeds as the
Council seems to prefer, the original site plan must be in place. Mr. Kveton has emphasized
that the existence of this reversion provision will prohibit the project from succeeding,
since potential lending agencies as well as major tenants will need to be assured that all
zoning and site plan approvals are in place before they commit to the project.
The parties then discussed another approach to satisfy the Council's directive. Mr. Kevton is
willing to agree to allow the City to examine and evaluate by September 1, 2012 copies of 1)
signed leases with two new tenants in Retail A and Retail D (See Exhibit A) and 2) a loan
commitment in the amount not less than $8,000,000. (See Article II C. 1. and 2.) This total
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is based on the owner's estimated cost to complete the various improvements required of
him under the Amended Adaptive Reuse Plan on Lot 1 and a portion of Lot 2. (See Exhibit
A) A supplemental agreement reflecting the results of these latest negotiations are attached
for your consideration.
OPTIONS:
1. The City Council can decide to approve the attached Supplemental Agreement and
thereby clear the way for the approval of the proposed amended Adaptive Reuse Site
Plan.
2. The City Council can decided not to approve the attached Supplemental Agreement
and send this matter back to the City staff with further direction concerning what
modifications to a proposed agreement are needed before it can be supported.
2. The City Council can decide not to the attached Supplemental Agreement. The City
Council would then reject the request to approve the proposed amended Adaptive
Reuse Site Plan. With the originally approved Adaptive Reuse Site Plan in place and
the deadline for reconfiguring parking Lot 2, the City Council could direct staff to
call the performance bond.
CITY STAFF COMMENTS:
As requested by the Council, the attached agreement does include a performance deadline
for specific desired actions on the part of the owner (Article II C.) and a reversion
provision that allows for the City to revoke the amended Adaptive Reuse Site Plan and
other permits or approvals related to the site plan (Article III A. and B.). Because of these
provisions, the existing performance bond will be maintained until the required actions are
accomplished in a timely manner. If not, the performance bond can be called by the City
and the proceeds will be used to reconfigure the parking on Lot 2 in accordance with the
existing Adaptive Reuse Plan.
The City Council must understand that this agreement does not guarantee that
improvements shown on the Amended Adaptive Reuse Site Plan will be completed nor that
two new major tenants will ultimately occupy the Mall before the performance bond is
released. Therefore, the City Council must decide if the provisions of the proposed
agreement related to 1) the actions that need to be performed (signed leases/construction
loan commitment) and 2) the deadline to perform these actions (September 1, 2012) go far
enough to provide the desired level of protection.
It should also be remembered that the reason that a performance bond was required is
because back in 2007 there was no ability in our local ordinance for the Mall owner to
utilize a remote parking agreement to satisfy the parking requirements on Lot 2.
Therefore, once subdivided, Lot 2 became non-conforming. The granting of an extension
of time to reconfigure the parking on Lot 2 and the requirement of a bond to assure the
work was completed was an innovative way to facilitate the redevelopment of this
important regional commercial center. The Municipal Code has since been modified so that
Lot 2 would no longer be non-conforming if a remote parking agreement is approved to
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satisfy the parking requirements and to match an approved site plan. This is why as staff
analyzes the proposed amended Adaptive Reuse Site Plan today, no performance bond is
required today.
In the final analysis, the City Council must decide if the benefits of the proposed project
warrant the waiving of specific site plan requirements related to landscaping, driveway
opening widths, and setbacks. The Municipal Code grants the Council flexibility to make
such waivers for an adaptive reuse.
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DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by: Douglas R.Marek,City of Ames Legal Department,515 Clark Avenue,Ames,IA 50010(Phone: 515-239-5146)
Return to: Ames City Clerk,Box 811,Ames,IA 50010
SUPPLEMENTAL AGREEMENT PERTAINING TO THE
STREETS OF NORTH GRAND SUBDIVISION
THIS AGREEMENT is made and entered into this day of January, 2012, by and
between the CITY OF AMES, IOWA (hereinafter called "City"), and Grand Center Partners,
LLC, a Delaware limited liability company, and North Grand Mall Partners, LLC, a Delaware
limited liability company, (collectively referred to as "Owner"), their successors and assigns,
WITNESSETH THAT:
WHEREAS, the parties entered into an agreement dated the loth of July 2007, recorded
as instrument number 2007-00008020 in the office of the Story County Recorder, and captioned
"An Agreement Pertaining To The Subdivision Platting and Development Of Land In The City
Of Ames Called The Streets Of North Grand Subdivision" ("FIRST AGREEMENT"); and,
WHEREAS, the FIRST AGREEMENT between the Owner and the City was required
by the City in connection with the Owner's Adaptive Reuse Site Plan and as a condition to
approval of the subdivision plat pursuant to Section 354.8 of the Code of Iowa, and
Section 23.304 of the Ames Municipal Code; and,
WHEREAS, the FIRST AGREEMENT required the Owner to reconfigure Lot 2 of the
site to comply with the minimum off-street parking standards in the Ames Municipal Code in a
manner consistent with an approved site plan and with Parking Lots 1 and 3 not later than one
year from the recording of the final plat; and
WHEREAS, the FIRST AGREEMENT also prohibited the Owner from applying for any
occupancy permits, except for Lot 3 and internal renovations of structures on Lots 1 and 2, until
the parking is reconfigured on Lot 2; and
WHEREAS, the Owner has provided the City a Performance Bond in an amount
sufficient as a guarantee that the parking lot will be reconfigured in a timely manner as provided
in the FIRST AGREEMENT; and
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WHEREAS, in June 2008, July 2009, July 2010, and January 2011 the City granted the
Owner extensions of time to complete the parking reconfiguration requirement, but to this date
the parking lot has not been reconfigured as required by the FIRST AGREEMENT; and
WHEREAS, the Owner now proposes to amend the Adaptive Reuse Site Plan approved
in 2007, to meet the minimum off-street parking standards of the Ames Municipal Code in a
manner consistent with the Amended Adaptive Reuse Site Plan, and to construct buildings and
other improvements as described and according to the schedule set out in this Supplemental
Agreement.
NOW, THEREFORE, the parties hereto have agreed and do agree as follows:
I
PURPOSE
A. It is the purpose of this Supplemental Agreement to supplement the FIRST
AGREEMENT by providing an alternative means for the Owner to comply with the minimum
off-street parking standards in the Ames Municipal Code in a manner consistent with an
Amended Adaptive Reuse Site Plan, and to provide remedies to the City in the event the Owner
does not comply with all of the conditions set out in this Supplemental Agreement.
B. This Supplemental Agreement does not create or vest in any person or
organization, other than the City, any rights or cause of action with respect to any performance,
obligation, plan, schedule, or undertaking stated in this Supplemental Agreement, with respect to
the Owner. No person shall have any cause of action or recourse against the City or Owner by
reason of any term or condition of this Supplemental Agreement.
If
OWNER'S OBLIGATIONS
A. Remote Parking Agreement. No later than January 24, 2012, Owner shall provide
to City for approval a fully-executed remote parking agreement, by and between the parties in
control of all of Lots 1 and 2 in the Streets of North Grand Subdivision, in a form that satisfies
all applicable parking requirements of the Ames Municipal Code.
B. Amendment to Adaptive Reuse Site Plan. Owner no later than January 24, 2012,
shall submit to City an amended adaptive reuse site plan for the Streets of North Grand
Subdivision that is approved by the Ames City Council.
C. Improvements on Lots 1 and 2. The Owner agrees to complete no later than
September 1, 2012 all of the following:
1. Submission of Evidence of Leases. Owner shall submit to the City
evidence of binding leases from tenants for spaces identified as Retail A and Retail D as
shown on Exhibit A.
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2. Submission of Evidence of Financing. Owner shall submit to City
evidence of loan closing for financing of construction of improvements on Lots 1 in an
amount not less than Eight Million Dollars ($8,000,000.00.)
D. Procedure for Review of Information. Decisions by the City as to whether
information submitted by Owner satisfies the requirements of Sections II.A, II.B, II.C.1, and
II.C.2 above shall be made by the City Attorney.
III
SUPPLEMENTAL AGREEMENT TO SUPERCEDE FIRST AGREEMENT
A. Performance Bond. Owner and City agree that the performance bond provided by
Owner to City as required by the FIRST AGREEMENT shall remain in place until Owner has
satisfied all obligations set out in Division II.
B. Owner and City agree that once Owner has satisfied all obligations set out in
Division II, the FIRST AGREEMENT and all associated Security shall terminate.
IV
CITY'S REMEDIES
A. In that the Owner seeks to persuade and induce the City to approve an Amended
Adaptive Reuse Site Plan by presenting a plan for the development and improvement of the
Lots 1 and 2, it is understood and agreed that any permits or approvals issued or granted by the
City related to the Site Plan, Remote Parking Agreement, or the demolition, excavation, building,
or occupancy in Lots I or 2 in the Streets of North Grand Subdivision are conditional in nature
and may be revoked or rescinded by the City in the event the Owner fails to comply with any of
the obligations set out in Division II, supra. B. In the event the Owner fails to comply with
any of the obligations set out in Division II, supra, the City may give notice of default to Owner
and, unless Owner remedies all deficiencies within thirty days of such notice, this Supplemental
Agreement will terminate and the FIRST AGREEMENT will remain in effect with all rights and
remedies therein available to City.
C. The parties agree that all work done by or on behalf of the Owner with respect to
the Lots I and 2, sidewalks, building design and construction, and utilities, if any, shall be made
in compliance with the Approved Site Development Plan, the Iowa Code, the Ames Municipal
Code, SUDAS, and other federal, state, and Iowa laws and policies of general application,
whether or not such requirements are specifically stated in this Agreement, or as may hereafter
be enacted. All ordinances, regulations, and policies of the City now existing, or as may
hereafter be enacted, shall apply to activity on the Site.
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V
COVENANT WITH THE LAND
This Agreement shall run with the Site and shall be binding upon the Owner, its
successors and assigns until such time as the Owner has completed in an acceptable manner the
Owner's Obligations set out in Division II, at which time this Supplemental Agreement and all
associated Security shall terminate.
IN WITNESS WHEREOF, the parties hereto have caused this instrument to be
executed effective as of the date first above written.
CITY OF AMES, IOWA
STATE OF IOWA,STORY COUNTY ss:
On this day of ,2012,before me,a Notary
Public in and for the State of Iowa, personally appeared Ann H.
Campbell and Diane R.Voss,to me personally known,and,who,
By. being by me duly sworn,did say that they are the Mayor and City
Ann H. Campbell, Mayor Clerk,respectively,of the City of Ames,Iowa;that the seal affixed
to the foregoing instrument is the corporate seal of the corporation,
and that the instrument was signed and sealed on behalf of the
Attest by: corporation, by authority of its City Council, as contained in
Resolution No. adopted by the City Council on the
day of ,2012,and that Ann H.Campbell and Diane R.
Voss acknowledged the execution of the instrument to be their
Diane R. Voss, City Clerk voluntary act and deed and the voluntary act and deed of the
corporation,by it voluntarily executed.
Notary Public in and for the State of Iowa
Owner STATE OF IOWA,STORY COUNTY ss:
Grand Center Partners, LLC On this day of 2012,before me,a
Notary Public in and for the State of Iowa,personally appeared
Gregory Kveton,to me personally known,who being by me duly
sworn or affirmed did say that that person is of said
limited liability company and that said instrument was signed on
By: behalf of the said limited liability company by authority of its
Gregory Kveton managers and the said Gregory Kveton acknowledged the
execution of said instrument to be the voluntary act and deed of
said limited liability company by it voluntarily executed.
Notary Public in and for the State of Iowa
Owner
North Grand Mall Partners, LLC
STATE OF IOWA,STORY COUNTY ss:
On this day of 2012,before me,a
Notary Public in and for the State of Iowa,personally appeared
Gregory Kveton, to me personally known, who being by me duly
By: sworn or affirmed did say that that person is of said
Gregory Kveton limited liability company and that said instrument was signed on
behalf of the said limited liability company by authority of its
managers and the said Gregory Kveton acknowledged the execution
of said instrument to be the voluntary act and deed of said limited
liability company by it voluntarily executed.
Notary Public in and for the State of Iowa
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ITEM # 14b&c
DATE: 01-10-12
COUNCIL ACTION FORM
SUBJECT: ADAPTIVE REUSE / MAJOR SITE DEVELOPMENT PLAN FOR NORTH
GRAND MALL
BACKGROUND:
In 2007 the City Council approved an adaptive reuse plan for North Grand Mall. That
approval was for the entire mall site from 24t" Street to 30t" Street, including a small parcel
on the west side of Ferndale Avenue west of the mall. Since that site plan was approved,
only the Walgreens store has been built. The KFC has been demolished and the Wells
Fargo and Furman buildings are now vacant.
Since the approval of that plan, the site was also subdivided to create Lot 1 (the south lot
comprising the Sears and everything south), Lot 2 (the north lot containing the mall), Lot 3
(Walgreens and its immediate parking area), and Outlot A (the small triangular parcel on
the west side of Ferndale Avenue).
The owners, Grand Center Partners, LLC (Lot 1) and North Grand Mall Partners, LLC (Lot
2 and Outlot A) now request changes to the adaptive reuse plan as a response to the
changing economic environment since 2007 and to meet the space needs of their specific
potential tenants. The Sears auto center and buildings south of that will be demolished, as
will the Wells Fargo and Furman buildings. The owner is seeking to renovate the former
Sears store, build new retail space, improve landscaping, and change traffic flow into and
within the site.
The amended adaptive reuse plan comprises Lot 1 (2501 Grand Avenue), Lot 2 (2801
Grand Avenue), and Outlot A (2801 Ferndale Avenue) of Streets of North Grand. Lot 3 is
the Walgreens and has been built consistent with the approved site plan. The total area of
the site is approximately 32.23 acres. Lots 1 and 2 are zoned PRC Planned Regional
Commercial. Outlot A is zoned RH Residential High Density.
PROJECT DESCRIPTION:
Proposed site development. The applicant is proposing to redevelop the existing North
Grand Mall site. The existing gross square footage of space on the site, including the mall
and the vacant buildings (but excluding the Walgreens), is 412,450 square feet. While the
former Sears store will remain, the former Sears auto center and the attached buildings to
the south will be demolished. The Sears building will be rehabilitated to accommodate two
tenants (Retail C and D). To the south will be a new building comprising 9,825 square feet
(Retail B) attached to the Sears store. Immediately to the south of that will be another new
building comprising 55,502 square feet(Retail A). A new retail space (Retail E)will lie along
24t" Street but will be oriented to the north. Retail E will comprise 10,768 or 10,962 square
feet, depending on other issues explained below. Two future restaurant sites (F and G)are
indicated on the plan although no specific building size is known at this time.
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The proposed site plan anticipates 437,283 square feet with an alternate of 437,089 square
feet. At a minimum, the plan shows about 25,000 square feet of additional retail space over
the existing site. The future development of the two restaurant sites would add to that
increase.
The proposed plan shows a reconfigured main entrance on the south end on 24th Street.
This entrance will include two outbound drive lanes and an inbound lane. There is an
existing entrance to the immediate west of the Swift Stop, which will remain. Later in this
report will be a description of the issues with this entrance, a description of the alternative
building sizes, and other possible options.
An entrance at the north end on 30th Street is being removed, the curb restored, and
landscaping reestablished. Other existing access points will remain with only minor
changes to the Ferndale Avenue entrances to accommodate anticipated larger trucks.
Except for the possible future Restaurant F, no additional commercial space is shown for
Lot 2.
No changes at all are shown for Outlot A. It will remain as a green space in the High
Density Residential zoning district west of Ferndale Avenue.
Existing adaptive reuse plan. The existing adaptive reuse plan approved in 2007 for Lot 1
(the south lot) showed the demolition of the Sears store and structures adjacent to the
south as well as the Wells Fargo and Furman buildings. The KFC, Fazoli's, and US Bank
were to remain. (The KFC was actually demolished in 2009.)
The existing approved adaptive reuse plan for Lot 2 (the north lot)showed no change in the
retail configuration.
The 2007 adaptive reuse plan anticipated a total 465,995 square feet of which 137,835
were four new retail buildings in place of the Sears store and everything south of the Sears
store. These four buildings were clustered around a pedestrian courtyard with a
reconfigured parking area on Lots 1 and 2. The Walgreens store was an additional 14,820
square feet on Lot 3.
The 2007 adaptive reuse plan was approved under the provisions of Section 29.306. These
provisions allow the City Council to determine whether the proposed redevelopment of
nonconforming uses, nonconforming structures or nonconforming lots have historic,
architectural or economic value which justify renovation and preservation. If the City
Council so determines, it can grant waivers to the development standards of the zoning
ordinance.
In the case of North Grand Mall, the City Council made the determination that the long-term
benefits of the redevelopment of the site outweighed any negative impact on the
neighborhood and on the City of not fully complying with the current development
standards, especially considering the alternative of having the structures demolished or
remaining vacant or underutilized. With that determination, the City Council granted waivers
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to the development standards, which led to the approval of the Streets of North Grand in
2007.
Since the approval of that plan, the Walgreens store was constructed. However, no other
aspect of the plan has been implemented, and the changing economic conditions have
caused the owner to seek a different strategy to attract tenants.
The owner now seeks to amend the adaptive reuse plan. Since the City Council has
already made the determination of the long-term benefits of the redevelopment of the site, it
remains only to identify the specific waivers to the development standards and to ask the
City Council whether they believe it is in the interests of the neighborhood and of the City to
waive them. The specific waivers from the development standards are identified later in this
report.
241h- Street Access and Retail E. It is anticipated that a revitalized retail center at this
location would increase traffic above that currently experienced at North Grand Mall and the
adjacent commercial sites. With that expectation, City staff sought to ameliorate what many
consider to currently be a problematic traffic issue, if not an unsafe condition. That relates
to the existing access points off of 24th Street into the Swift Stop and mall property.
Currently, the Swift Stop at the corner of 24th Street and Grand Avenue has a right in/right
out access on 24th Street. Immediately adjacent to the Swift Stop, on the mall property, is
another access that Swift Stop customers use to make outbound left turn movements and
to allow eastbound traffic to turn left to enter the site. The Swift Stop has a 45-foot
easement to use that portion of the mall property for access to 24th Street and the Mall. It is
also used by tenants on the Swift Stop property for access. (Forty-five feet is the equivalent
of four lanes of traffic.)
The proposed revisions to the adaptive reuse plan include a new entrance along the west
edq�e of the mall property. It consist of two exit lanes that allow for left and right turns on to
24t Street and a single entry lane. It is intended to be the main entrance off of 24th Street
for the new retail spaces.
The problematic traffic issue, mentioned above, results from the close proximity to Grand
Avenue of the Swift Stop access and the adjacent easement access. Vehicles entering and
exiting at these points are often in conflict with traffic on 24th Street, especially with traffic
turning from northbound or southbound Grand Avenue. These two access points and their
close proximity to Grand Avenue create a number of traffic conflict points. After the
redevelopment of the mall, it is anticipated that the traffic using these access points will only
increase, resulting in increased potential conflicts from entering and exiting traffic.
Staff believes that having the major entrance to the mall as far away from Grand Avenue as
possible will reduce the conflicts of entering and exiting traffic at the two easternmost
access points. However, to make the major entrance successful will require redirecting
traffic from those two easternmost access points to the westernmost access. Staff met with
the owner of the mall and the owner of Swift Stop (together and separately) to discuss
ways to redirect traffic further west to enter the mall site. While changes to the mall and the
expected increase in traffic are the main driver of this concern, the solution is important to
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the Swift Stop owner since he has easement rights over 45 feet of the mall property for
access.
A complete closure of the access easement to 24t" Street might have been the most
effective way to redirect traffic to the western entrance, but this was the most extreme
option. It was acceptable to neither the mall nor the Swift Stop owner. However, other
options were discussed.
One option, as shown on sheet C3.0, maintains the 45-foot easement but narrows the
driveway to 24 feet in width. This narrowed width will allow outbound traffic to make left and
right turn movements and allow inbound traffic from the east and west. Its narrower width
from the current 45 feet would help to minimize the visual draw of this entrance, with the
intent to redirect inbound drivers to the wider main entrance to the west. It would still allow
access to the Swift Stop and the other tenants on both the Swift Stop property and mall
property. However, it would be seen as a more local entrance and not the major entrance
for access to the mall and the new retail spaces. This option does not require a
renegotiated easement between the mall and Swift Stop owners and requires
improvements only to the City right-of-way to reduce the driveway width. It has been
designed to accommodate movements by tanker trucks since it is anticipated that the Swift
Stop will reintroduce gasoline sales in the future.
Another option, shown as Alternative A on sheet C3.1, is possible only if the mall and Swift
Stop owners agree to a renegotiated easement to reduce its width from 45 feet to about 28
feet. This results in a single outbound and single inbound lane and the anticipated
redirection of traffic to the western main entrance. It accommodates a drive-though aisle
adjacent to Retail E and a row of parking on the east side of Retail E. The two rows of
parking to the north of Retail E shown on sheet C3.0 is reduced to a single row. The sizes
of the retail space differ slightly under these two alternatives-10,962 square feet versus
10,768 square feet. This is the difference reflected under the Project Description, above. If
the mall owner and the Swift Stop owner can renegotiate the easement, staff would need to
review that document to ensure that Alternative A is consistent with the easement.
Landscaping. The existing landscaping on the mall site has declined in number and in
health since the mall was built in the 1970s. There is minimal perimeter landscaping and
almost non-existent interior landscaping. As part of the adaptive reuse plan that was
approved in 2007, the landscaping was to be more robust along the perimeter of the site,
even accommodating some site landscaping in the adjacent rights-of-way. Interior
landscaping was to have been improved at the ends of each parking row. The Walgreens
site reflects the landscaping that was approved in 2007 and was to have been installed
around the entire mall site.
The adaptive reuse provisions of the code allow discretion by the City Council in meeting
the development standards of the zoning ordinance. In the 2007 plan, the City Council
waived some of the interior landscaping in return for this more robust perimeter landscaping
in the rights-of-way, as well as more color and texture in the pavement design. On
September 13, 2011, City staff presented the recently submitted site plan to the City
Council. Specifically, staff asked the City Council for direction on the proposed
landscaping for Lot 1. The Council's response was to allow the landscaping as
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shown on Lot 1 even though it was not the robust plan approved in 2007. The City
Council was not explicit in its discussion or action on what level of landscaping
would be appropriate for Lot 2.
The plan that is now submitted includes both Lots 1 and 2. The landscaping as
shown on Lot 1 is consistent with the plan presented to Council on September 13.
The landscaping on Lot 1 includes trees and shrubs along the perimeter of the site along
the south and east property lines. Along the west side, the existing trees are supplemented
with a few new trees to replace trees lost over time, bringing the number of trees to that
approved with the original mall site plan. Trees are installed in the interior islands of the
parking lot.
On Lot 2, the plan is similar to Lot 1 on the east side along Grand Avenue—trees and
shrubs along the perimeter of the site with additional landscaping in the interior islands. On
the west side there are no additional landscaping features. It remains consistent with the
original landscape plan of 1970. On the north, the trees and shrubs are installed between
Grand Avenue and the eastern entrance on 30t" Street. Between that entrance and
Ferndale Avenue, the only landscaping features are trees that fill in gaps where trees had
been removed or where the curb access was removed. There are no shrubs along the
perimeter and there is no additional interior landscaping. This is a reduction from that
approved in the 2007 plan.
The City Council has the ability to decide that the landscaping as shown on the site
plan is adequate under the provisions of the adaptive reuse standards or to require a
greater or lesser degree of landscaping.
Other Amenities. The proposed site plan includes a few features that should be mentioned.
These features improve safety or reduce the negative impacts that neighboring properties
may experience.
A sidewalk is proposed to connect 30t" Street to the northwest corner of the mall building.
Another sidewalk connects Grand Avenue to the front of the mall. A third sidewalk connects
24t" Street to the southeast corner of Retail A. Pedestrian walkways run along the entire
front of the mall and the new Retail A, B, C, and D. These sidewalks and walkways are not
the colored and textured concrete that were shown in the 2007 plan.
The southwest corner of the block contains an existing multi-family development. The
approved 2007 plan shows a six-foot masonry wall covered with climbing hydrangeas. The
proposed site plan replaces the masonry wall with a wood fence. The fence will be installed
at the property line. Adjacent to the fence will be landscaping of six-foot lilacs and over-
story trees. This exceeds the minimum under the zoning ordinance which requires either
the six-foot shrubs or the six-foot wall. However, as will be noted below, the owner is
requesting a waiver of the required 20-foot setback from the residential property and
instead proposes a 12-foot setback.
Remote Parking. In 2009 the City Council approved a zoning ordinance text amendment to
allow remote parking in the PRC Planned Regional Commercial zoning district. This allows
any surplus parking spaces on one lot to make up for a deficit of spaces on another lot,
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provided all are covered by the same site plan. In this instance, there is a deficit of 111
spaces on Lot 2 and a surplus of 135 spaces on Lot 1. A remote parking agreement has
been prepared to allow for the shared use of the parking. The applicant has stated that
there is an existing agreement that allows for cross access and shared parking among the
various lots of North Grand Mall. The remote parking agreement is similar to the existing
agreement but, additionally, names the City as a party to the agreement to ensure that the
agreement remains in place to satisfy the parking requirements.
The number of parking spaces on the plan does not include any on the area identified as
Restaurant G, nor does it reflect any lost spaces where Restaurant F is to be developed.
These two restaurant spaces can be developed provided that the parking displaced by the
construction of Restaurant F and the new demand created by Restaurant F are made up by
the 24 excess spaces now on site and any additional excess from the development of the
Restaurant G site. The owner is aware of these limitations and will plan for Restaurant G
accordingly.
Parking supply requirements for major retail and shopping centers is 4 spaces per 1,000
square feet of gross floor area except for grocery stores and offices which require 1 space
per 300 square feet. Therefore, in this district restaurants and retail spaces have the same
parking supply requirement.
Retail E, Restaurants F & G, and Future Approvals. As noted above, two restaurant sites
are proposed for which no specific building footprint is submitted. The Restaurant F site sits
within the mall parking area in Lot 2 and is set back 50 feet from property lines. The
Restaurant G site sits on a grassy area where the former KFC building was located on Lot
1. The mall owner intends to market these sites for tenants and then build to suit. In the
PRC Planned Regional Commercial zoning district, approval for development is usually
approved administratively upon submittal and review of a minor site development plan. In
this instance, the provisions of the adaptive reuse site plan are being invoked which allow
the City Council to grant waivers to the specific requirements of the zoning district and the
general standards applicable to all development. This adaptive reuse plan requires City
Council approval as if it were a major site development plan.
The owner submitted a concept plan for a potential Restaurant F on Lot 2. Although not
enough information was included to allow for a full review, staff was able to comment upon
important site issues such as setbacks and parking requirements. No information was
submitted for the potential Restaurant G.
If a development for the Restaurant F site was submitted that met the specific requirements
of the PRC Planned Regional Commercial zoning district and the general development
standards, it could be approved administratively without further review or action by the City
Council, provided that the Council's approval of the adaptive reuse site plan specifically
authorizes such administrative review and approval of these sites. In this instance, if the
restaurant building met the applicable setbacks, did not displace any required landscaping,
and met the parking limitations noted above, further review and action by the City Council
would not be necessary.
6
Retail E will also need further review prior to its construction. Since its actual location and
size is subject to the outcome of the easement negotiations between the mall owner and
Swift Stop (as noted above), it will also need site development plan review and approval. If
that plan is consistent with this major site development plan (including the encroachment
into the required 50-foot setback from 24t" Street), the City Council could similarly authorize
its final review and approval by staff without further City Council review.
If, however, either Retail E or Restaurant F needs further waivers from the specific zoning
requirements of the PRC or the general development standards than are granted by this
adaptive reuse plan, then an amendment to this adaptive reuse plan will need to be
reviewed and acted upon by the City Council.
The development of Restaurant G will require an amendment to the adaptive reuse/major
site development plan when the owner is ready to move forward. This, too, will require
action by the City Council.
Development Agreement. As part of the platting approval in 2007 for the Streets of North
Grand subdivision, the City and the mall owner entered into an agreement to ensure that
certain parking and life/safety standards would be met. In brief, the City holds a bond for
nearly $480,000 to ensure that the parking lot improvements for Lot 2 are completed.
These improvements were to ensure that the traffic islands and landscape medians were
installed and that striping of spaces was completed consistent with that approved plan.
Those improvements have not been done and the City had been granting extensions of
time in which to complete the agreement. However, all extensions have passed and the
City has the option at any time to draw upon the bond and complete the improvements.
The development agreement also required the installation of a fire door or other method to
comply with life safety code requirements between the mall and the former Sears store.
That door has since been installed.
The City Manager and the mall owner have been discussing the terms of an amendment to
the development agreement consistent with the direction of the City Council. While the
terms of the agreement have not yet been decided upon, this Adaptive Reuse/Major
Site Development Plan and accompanying remote parking agreement is being
brought forward at this time with the specific condition that adoption of the plan is
subject to approval of the Supplemental Development Agreement Pertaining to the
Streets of North Grand Subdivision.
Specific Waivers. The proposed redevelopment does not conform to all zoning ordinance
requirements. Under the adaptive reuse provision of Section 29.306, the City Council has
the ability to grant waivers to some or all of the applicable Zone Development Standards of
Section 29.805 and the General Development Standards of Article 4.
Following are the specific waivers to the Zone Development Standards being requested:
• Waiver of minimum building setback requirement of Table 29.805(3). The
proposed Retail E does not meet the required 50-foot setback from the public right-
7
of-way. The proposed setback is 45 feet. Landscaping, consisting of over-story trees
and shrubs, are proposed between the building and the public sidewalk.
Staff Analysis: The owner wishes to place a commercial structure of about 10,000
square feet at the south end of the mall property. It is oriented to the north to face
the other commercial spaces. In order to accommodate the parking and to keep the
east/west drive aisle in its current location, the building will need to encroach about
five feet into the setback. The owner indicates that the proposed building size is
needed to attract tenants and provide the square footage they will need.
To facilitate this request, staff will propose that at the time construction of this
building is ready to go forward, staff will review the minor site development plan and
elevation drawings to ensure the aesthetics of the south side are appropriate for
facing 24th Street and the residential development on the south side of 24th Street.
Since the rear of the structure will face 24th Street, staff will want to ensure that the
finish materials and architectural features are consistent on all four sides of the
structure. Window and door patterns will also need to be carried around the building
in a manner that ensures the design of the rear structure is appropriate for such a
prominent public exposure.
In addition, landscaping will soften the appearance of the building rear from the
street and public sidewalk. In one alternative, there will be a sidewalk along the
south side of the building to allow access for employees and deliveries. Another
alternative will allow for a drive aisle giving the commercial space a drive through
capability.
If the waiver is granted, the owner will need to submit a minorsite development plan
if the City Council authorizes staff to administratively approve the plan. If it meets all
other aspects of the zoning ordinance, staff can administratively approve it without
further action by Council.
• Waiver of Landscaping in Setbacks Abutting a Residentially Zoned Lot
requirement of Table 29.805(3). Twenty feet of L3 landscaping is required along lot
lines that abut a residentially zoned lot. L3 landscaping requires a continuous screen
of 6-foot shrubs with trees every 50 feet. As noted above, the area abutting the
apartment building on 24th Street is screened with 6-foot shrubs and trees meeting
the L3 standard. However, the area is only 12 feet in width at its narrowest—not the
required 20 feet. To ameliorate this reduced width, the applicant is installing a 6-foot
wooden fence at the property line.
Staff Analysis: As is noted above, to ameliorate the encroachment the owner
proposes a 6-foot fence in addition to the required trees and 6-foot shrubs (lilacs in
this case). In order to accommodate the proposed Retail A and required parking,
the owner finds the encroachment necessary.
• Waiver of Minimum Landscape Area requirement of Table 29.805(3). The zoning
standards require a 15 percent minimum landscape area on the development.
Currently, the entire site comprises 4.42 percent of landscaping. The proposed site
8
plan increases landscaping area to 6.99 percent—a 58 percent increase. The
applicant has increased perimeter landscaped areas in some areas and improved
the size of the landscaped islands. However, it should be noted that 19,306 square
feet, or 19.6 percent of all the landscaping, is found on Outlot A on the west side of
Ferndale Avenue. It should also be noted that, since the site is a redeveloped site,
non-conformities are not required to be brought up to current standards unless they
are removed entirely. In this instance, much of the parking lot will remain. Portions
will be removed and rebuilt, but the vast majority will merely be restriped or will be
overlaid with a new asphalt layer.
Staff Analysis:The owner is increasing the amount of landscaping of the entire site
(Lots 1 and 2 and Outlot A) by 58 percent. Excluding Outlot A, the increase is 85
percent. As was noted above, redevelopment of a site does not require bringing it
entirely up to code requirements provided that the non-conformities are not removed
by more than 70 percent. In this instance, the owner has increased landscaping well
above what is required within the constraints of maintaining the amount of
commercial space and required parking.
The following specific waivers to the General Development Standards of Article 4 are being
requested:
• Waiver of Setback and Perimeter Landscaping requirements of Section
29.403(4)(b). Specifically, perimeter parking lot landscaping requires 5 feet of L2 or
10 feet of L1 landscaping abutting a street. The site plan shows existing and
proposed trees around the perimeter of the site that, more or less, meet the 50-foot
spacing requirement. Gaps are left, for instance, where the proposed new signage is
located on Grand Avenue and where the crowns of existing mature trees do not
allow for new tree placement. However, the L2 standard requires shrubs to be
spaced 4 feet apart between the trees. Where shrubs are shown, the spacing is
between 8 and 10 feet. The shrubs are shown only along the south, east, and a
portion of the north property lines. The landscaping, however, is consistent with what
the City Council saw in September, 2011, and to which it gave tacit approval.
Staff Analysis: If this were a new development on a vacant site, the perimeter of the
parking lot, at a minimum, would need 3-foot shrubs spaced four feet apart and a
tree every 50 feet. However, in the redevelopment of an existing site, landscaping
needs to be brought up to current standards only where pavement is removed and
reestablished. In this site plan, such an occurrence happens in several locations on
the east and west sides of the property. The owner has placed trees every 50 feet
but shrubs are placed further apart. There are, however, more shrubs than were
approved in 2007 for Lot 3 (the Walgreens site), but fewer than were approved for
Lots 1 and 2.
• Waiver of Surface Parking Area Interior Landscaping requirements of Section
29.403(4)(c). Parking lots of this size require a 9-foot by 16-foot landscape island for
every 20 interior parking spaces and a 15-foot wide landscaped median for every
three contiguous double loaded drive aisles. The owner proposes landscaped
islands at each end of the parking rows.
9
Staff Analysis:The owner proposes increasing the sizes for the landscaped islands
at the ends of some of the parking rows beyond the minimum 9-foot widths. This
could create a healthier growing environment for the proposed landscaping provided
that the soil in the planting areas is properly prepared. A major contribution to plant
and tree death in parking lot islands is the reliance on a thin layer of top soil placed
over a sub-base that was prepared for pavement surfaces. The request to reduce
the amount of landscaping could be compensated by properly prepared soil
techniques that will ensure a healthier planting environment for areas that will be
landscaped. Installing all of the required islands and medians would reduce the
available parking, which could fall below tenant needs or City requirements.
• Waiver of Surface Parking Lot Landscape Plan requirements of Section
29.403(4)(f). Parking areas of more than 16 spaces must have landscaped areas
equal to 10 percent of the parking lot surface area within and surrounding the
parking lot. The total area of the parking area is 868,482 square feet, requiring
86,848 square feet of landscaping within or adjacent to the parking area. The total
landscaping on Lots 1 and 2 (excluding Outlot A) is 78,890 square feet. As noted
above, any additional landscaping would reduce the available parking spaces and
would cause the development to fall below the parking supply requirements and the
tenant needs.
Staff Analysis: As noted in several of the analyses for waivers, any increase in
landscaping must necessarily result in a reduction in building size or parking. The
reduction in building size will result in lower leasable returns for the owner and a
reduction in parking may cause the site to fall below tenant needs or City
requirements. Staff nonetheless believes that the areas proposed for landscaping
can be enhanced by improving the soil conditions to ensure a healthier plant
environment.
• Waiver of Driveway widths as limited by Section 29.406(10). One driveway on
Ferndale Avenue exceeds the maximum allowed by the Statewide Urban Design
and Specifications manual (SUDAS)which specifies a range of between 24 feet and
32 feet for commercial driveways on a local street. In this instance, the applicant has
provided turning movement information that supports the need for the 52-foot
driveway to accommodate the expected 67-foot wheelbase semi-trailer trucks that
will serve the retail spaces.
Staff Analysis:The zoning ordinance gives the City Traffic Engineer some discretion
in approving driveway widths within the range allowed by SUDAS. In this instance,
the geometry of the street, driveway, and loading docks requires an exception
beyond the SUDAS standards. The turning movement information has been
reviewed by the City Traffic Engineer, who supports the proposed waiver.
Future Subdivision Plat. This Adaptive Reuse/Major Site Development Plan reflects the
existing lots that were created in 2007 as Streets of North Grand subdivision. However, the
owner has indicated that, at some future time, Retail A will want to be on its own separately
platted lot. The owner states that the platting will be needed by the tenant of Retail A for
10
leasing and tax purposes. This will require the submittal of a subdivision plat for review and
action by the City Council, and because of the lot split, will require the Adaptive
Reuse/Major Site Development Plan to be updated to reflect the new lots. The potential
new lot can be seen on sheet C3.0 as "Proposed Lease Boundary."Although no application
for the proposed subdivision has yet been submitted, it is likely that it will be a minor
subdivision plat of Lot 1 of Streets of North Grand.
Recommendation of the Planning & Zoning Commission. At its meeting of January 4,
2012, with a vote of 6-0, the Planning and Zoning Commission recommended adoption of
Alternative 1 below.
ALTERNATIVES:
1. The City Council can approve the Adaptive Reuse/Major Site Development Plan for
2501 and 2801 Grand Avenue and 2801 Ferndale Avenue with the specific waivers
requested. This alternative is accompanied by the following conditions:
a. That a remote parking agreement be submitted and approved by the City
Council allowing the excess parking spaces on Lot 1 to make up the deficit of
parking on Lot 2.
b. That approval of the Adaptive Reuse/Major Site Development Plan be subject to
approval of a Supplemental Development Agreement Pertaining to the Streets of
North Grand Subdivision by the City and the Owner.
c. That the agreement for the 45-foot access easement be submitted for review by
the City prior to seeking authorization for Alternative A for Retail E. If not
submitted for review, the Retail E layout as shown on sheet C3.0 is approved.
d. That the entire area of all landscaped traffic islands be excavated to a depth one
foot below the bottom of the root ball of the proposed trees and that clean soil be
installed.
This alternative also includes the explicit authorization of the City Council to allow the
Planning and Housing Director to approve the development of Retail E and
Restaurant F upon review and submittal of a minor site development plan that meets
the following conditions:
i. The minor site development plan for Retail E must be consistent with the
approved adaptive reuse plan for North Grand Mall and comply with the specific
waivers granted therein.
ii. The minor site development plan for Retail E must include elevation drawings
that indicate that the finish materials and architectural features are consistent on
all four sides of the structure. Window and door patterns (or equivalent design
features) will also need to be carried around the building in a manner that
ensures the design of the rear of the structure is appropriate for such a
prominent public exposure.
iii. The minor site development plan for Restaurant F must be consistent with the
approved adaptive reuse plan for North Grand Mall and comply with the specific
waivers granted herein.
11
iv. The minor site development plan for Restaurants F and G must not allow for a
deficit of parking to occur on Lots 1 and 2 combined.
v. The minor site development plan for Restaurant F must contain a minimum of
960 square feet of landscape. This is equivalent to a three-foot border of
landscaping around the proposed building although this landscaping can be
placed anywhere within the 0.45 acre Restaurant F site.
This alternative also includes the explicit approval of the remote parking agreement.
2. The City Council can approve the Adaptive Reuse/Major Site Development Plan for
2501 and 2801 Grand Avenue and 2801 Ferndale Avenue with the specific waivers
requested and all conditions noted in Alternative 1 but with the further requirement
that Lot 2 landscaping not be reduced from that approved in the 2007 adaptive reuse
plan.
3. The City Council can decide not to grant any or all of the specific waivers requested,
thus directing the owner to submit a new plan that conforms to the development
standards of the zoning ordinance for which waivers are not granted.
MANAGER'S RECOMMENDED ACTION:
Based upon staff's analysis of the zoning ordinance, the submitted site plan, and the
requested waivers, it is the recommendation of the City Manager that the City Council
accept Alternative#1, thereby approving the Adaptive Reuse/Major Site Development Plan
for 2501 and 2801 Grand Avenue and 2801 Ferndale Avenue with the specific waivers
requested and with the conditions noted above. This action would also include specific
authority for the Planning and Housing Director to review and approve minor site
development plans for Retail E and Restaurant F, provided the conditions noted above are
met.
It should be noted that this approval is contingent upon subsequent action by the
City Council to approve a Supplemental Development Agreement Pertaining to the
Streets of North Grand Subdivision.
12
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2501 & 2801 GRAND AVENUE INDEX of SHEETS y n
CO.0 COVER PAGE C.
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WHEELER r a RAVE ' CS.O-C3.2 SITE PLAN
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TTCx 30TH ST Y GO K DEVE ONORTH GRAND PMENT INPARC.ERS LLC(LOT 2 AND OUTLOT A) L1.0-L1.2 LANDSCAPING PLAN
p 257 E MAIN STREET,SUITE 100
KENNEDY S NORTHWOOO CD BARRINGTON,ILLINOIS 60010 PH1.0-PH1.2 SITE LIGHTING PLAN
N SCHOOL
W w j ( � = PLAN PREPARED BY: ALFRED BENESCH&COMPANY NOTES: W
3 a jQ LJLJ I- 223 S.WALNUT AVENUE,SUITE C IVED
_ 1.ALL SITE WORK SHALL BE IN ACCORDANCE WITH THE IOWA STATEWIDELDEPT
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0 26TH ,W o AMES,IOWA50010 C
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Z URBAN DESIGN AND SPECIFICATIONS AND THE CITY OF AMES
Z PROPERTY ADDRESS: 2501 GRAND AVENUE(LOT 1) SUPPLEMENTAL SPECIFICATIONS.
2501 GRAND AVENUE(LOT 2)
j m 2801 FERNDALE AVENUE(OUTLOT A) 2.ALL CONSTRUCTION MATERIALS,DUMPSTERS,DETACHED TRAILERS, 2011
W
C DR IV ZONING DESIGNATION:PLANNED REGIONAL COMMERCIAL(PRC) OR SIMILAR ITEMS ARE PROHIBITED ON PUBLIC STREETS OR WITHINDEC 2 8 >
THE PUBLIC RIGHT-OF-WAY. 0
26TH ST 26TH ST PROPOSED LAND USE:COMMERCIAL SHOPPING CENTER m(Of AMES,i0WA u
No Scale 3.LOT DIMENSIONS SHOWN ARE PLATTED DIMENSIONS FROM STORY
MINIMUM BUILDING SETBACKS COUNTY AUDITOR'S RECORDS. A p
2S H S z STREET LOT LINE: 50 FT. F PIJ SNNING OL NOIl�
w a SIDE LOT LINE: 0 FT. 4.MECHANICAL EQUIPMENT LOCATED ON THE GROUND,ROOF,AND/OR
> REAR LOT LINE: 0 FT. ON THE WALL OF THE BUILDING SHALL BE SCREENED TO THE STANDARDS
LL LOT LINE ABUTTING AN R ZONED LOT: 50 FT.SIDE,50 FT REAR OF MUNICIPAL CODE SECTION 29.408(4).
FURMAN CXISTNGAREAs AKA ►ROPOSEDAREAS AREA FLOOR AREA IIATIO(FAR) 0.32
DRIVE -
Z OUTLOTA ISIS"SQ.FT. 0.44AC BASE ALTERNATE
w n o BUILDING COVERAGE O SQ.FT. 0% OUTLOTA 19,306 SIX FT. 0.44 AC) __19,306SQFT.(0, !d Cj STORMWATEACALCUIILTIONS LASE W
(n� O ASSUME T,=5MIN
C to DARKINGLOTPAVEMENT OSQFT.(0% BUILDING OSQ FT. 0%) !�
�T N�AUE m LANDSCAPED 19,9*SCLFT. 100% PARKING LOT PAVEMENT 0SQ.FT.(0%) IS 5-2 WW `
Q LOT 1 SO1,4B2 SQ.FT.(11.67 AC) LANDSCAPED 19,3D6 SO.FT. 100%
to 7 I� 595 N> e
a Q BUILDING COVERAGE 94089 SQ FT. 18.11% LOT 1 W2,4B2 RX FT.(1L67 SM492 SQ FT. 11.67 AC) I� 794 so o w
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OWS m RODSEVELT PARKING LOT PAVEMENT 394.393 SQ FT. 77M% BUILDING COVERAGE 11 922 SQ.FT. 22.99%) 116,728 SQ FT. 22.96% !0 x,
w CIR LANDSCAPED 22,031 SQ FT.(4 33%) PARKING LOT PAVEMENT 347.515 SQ FT.(66.34%) 342,812 SQ FT.(6T42%) I�m 9_ p Z i
OOL Y LOT2 676,163SO,FT. 2M11AC LANDSCAPED 44,055$0.FT. S.66% 48,952SQFT.(9.63% h�
BUILDING COVERAGE 320,361SQ-FT. 36%% LOTZ B76,163 SQ,Fr. 20.11A B76,163 SQ.FT.(20,11AC) EXISRVIOUSATING AREA
BASE N�
PARKING LOT PAVEMENT 535,085 SQ.FT.(61.07%) BUILDING COVERAGE 32Q361 SQ.FT. 36.56% PERVIOUS S AREA
A(C. l 42 AC W
Location Map LANDSCAPED zo 696 SQ.FT. 2.36% PARKING LOT PAVEMENT 520,967 SQ.FT.(59.46%) IMPERVIOUS AREA(C.0951 30 S1 AC
TOTAL 161 SM FT. 32.23AC LANDSCAPED 34,935 SQ,FT, 198%) QS ]S6CF5
S BUILDING COVERAGE 41245OSQFT.(29. K) TOTAL 1,40%961 S4 FT. 32.23 1 %l$4FT. 3L23AC Ole 177CFS
4 LEGAL DISCRIPTION PARKING LOT PAVEMENT 929,478 Sq FT. 66.2% BUILDING COVERAGE 437,293 SQ.FT.(31.15%) 437,089SQFT 3113% Qm 236CFS
LANDSCAPED 62,03354.FT. 4.12% PARKING LOT PAVEMENT 868,492 SQ.FT. 61.86%) 863.779SQFT 61-52%l Qsoa 267CF7;
STREETS OF NORTH GRAND,LOT 1,LOT 2,AND OUTLOTA LANDSCAPED 98,196SQ FT. 6.9916 103,093 SQ FT. 7.34%
8 PROPOSED RUNOFF BASE ALTERNATE A
KING q
►ARWNG SPACES REQUIRED PAR SPACES PROVIDED LOT 1 PERVIOUS AREA C�.3 2.2S AC 2,37 AC
u BUILDNIS REQUIREDPARKING BASESF ALTERNATEASF BASE ALTERNATE BASE ALTERNATE IMPERVIOUS AREA jC=O M 29.99AC 29.86AC a
EXISTING MALL LOT 2 4 STA UM SF 320,361 S.F. 320,361 S.F. 282 282 STANDARD 9 x 19 588 SB6 Q5 1S3 CFS 1S3 CFSrL
US BANK LOT 4STALLS/UMSF ZIWS.F. 160S.V 9 9 ACCESSIBLE IfIt19': e B q10 173CF5 173CFS gg
FAZOUI'S(LOT 1) 4STALLS IOOOSF 480S.F. 2,480S.F- 10 10 WITH T ACCESS AISLE) CFS 173CFS 15
FUTURE RETAIL W LOT 4 STALLS/1000SF S5,502 S.F. 55,SO25.F. 223 223 VAN ACCESSIBLE W x 191) 12 12 Q30 173 I31 CFS 231 CFS IC
FUTURE RETAIL It' LOT 1 4 STALLS WOO SF 9,925 S.F. 9 825 S.F. 40 40 (WITH d ACCESS AISLEI Q. � q
FUTURE RETAIL'C'(LOT 1) 4STAUS IOOOSF 11.302S.F. IL302S.F_ 1 46 46 608 606
FUTURE RETAIL'D' LOT 1 4 5TAL15 1000 SF 24.691 S.F. 24,691 S-V 99 99 PARKING SPACES PROVIDED LOT 2
FUTURERETAII'E'(LOT1) 4STALLS/11=SF 10962S.F. 1 768S.V 44 44 BASE
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- 437,283 S.F. 437,089 S.F Lm 1,7S3 STANDARD 9'x 19 1153 a
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WORKING WITH THE ADJACENT PROPERTY OWNER TO REDUCE THE WIDTH OF THE EASEMENT. A'BASE' f0 e� � 4Vy P,.rml.rW udm 2.b w of the 041E
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ALL LbNTRADTORs SHALL CONDUCT THEIR OPERATIONS INA YABER TATMIHIM�SEROSIONAND PREVENTS SEDIMENTS FROM LEAVING THE PROJECTSITETHEPROPERTY OMER SHWL SE RESPONSIBLE FOR COYPLLANCEANDYNLEIEWATION OF THE STORM WATER POLLUTION PREVENTION FLAN(PPP) l 111 "'ill
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SITE SOURC'ES OF PaLurKIN OENERATEDASA RESU.TOFTHIS MORK INSPECTIONS SHALL BE MADE BY THE PROPERTY OVAER EVERY SEVEN 00 W i
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OFASTORMEVENT HONEVER,THIS PPP PROVIDES FOR CONVEYANCE OF TWPROPOMOKERSWILLB°CWTELYBEGWCORRECTNEACTIONON O DECIIXUS TREE OCP CAFE—5TAL
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WATER RUNOFF FROM THESE OTHER OPERATIONS HAS THE POTENTIALTD RECORDED W AN INSPECTION REPORT,PREPARED AND RETAINED AS PART EVEPGPEEN TREE ❑SIGN Slw °
CONTAIN VARIOUS POLLUTANTS RELATED T08ITESPECIFIC LAND USES,THE THIS PPP LWM COMPLETION OF THE PROJECT THIS PPP MAY BE REVISED / '0 M
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CONTROL OF MIICNEBEYOND 7IE CONTROL OF THIS PPP. BASED ON THE FINDINGS OF THE INSPECTION THE 0 INTAKE LIwT P0.E
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PRIOR TO BEGINNING GRAOBO,ELLAVATXWY ORCLFARNYIJ AAO GRUB&NG TNENISPECiK1N
OPERATHDNs.SILTFENCESHALLBEPIACEDALONG THEPERI ETER OF THE � I O VNLLIf•AC�Ss ,L cur TIRE
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VEGETATION IN AREAS NOTNEEDED FOR CONSTRUCTION SHALL BE PROPERTYOANER SHOULD KEEP RECORDS OF THE CONSTRUCTTONACTIVTTY ON
PRESERVED.AS THE MOMPROGRESSM ADDITIONAL EROSION CONTROL SITE IN PARTCUAR,THE PROPERTY OVRER SHALL KEEPA RECORD OF THE I h
TRAFFIC SIwAL POLE
MEASUMESYMJ.BEDWALLED THESEMEASURESMAYEVCLUDESILT FOLLOVANO IWFORMATKIH _-. Y HYDRANT
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SEEDING OR MULCHING WIHIN 14 DAYS OTHER STA99JZWG METHODS TEMPORARILY OR PERMANENTLY. I '
SMALL BE USED OUTSIDE THE SEEDING PERIOD.THE CONSTRUCTION WLL I.THE DATES MM4NANARFA IS STABILQID,TEMPORARBYOR , 1 ❑EB ELECTRIC 905
BE COMPLETED WM THE ESTABLIS/MENTOF PERMANENNTPFRENNAL PERMANENTLY t
VEGETATION OF ALL DISTURBED AREAS BY THE PROPERTYOAIE. 1 i
S COPES OF THE INSPECTION REPORTS SNALL BE KEPT ON SITE THE I ,-: HEDGE
EROSION CONTROL IiSHALL BE DONE INACCORDANCE IMM SECTION POLLUTION PREVENTION PLAN SHALL BE KEPT CURRENT AMC ON SITE I .mod �iR
o SON)LION CONTROL;OF THE URBAN STANGARO SPECFIrATONS FOR PFIIFCSED —• .- CHAIN LING/STEEL FEILE
PUBUC IMPROVEMENTS MANUAL AND THE BESTWNAGEMENT PRACTICES NQ./F$TQ®1(yI¢CGARGEs I P.ETAIL 'E' N yyo
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CONTRACTOR DISPOSAL OF UNUSED CONSTRUCTION WTERIA /D SA FROM WATERAN M FLUSHINGWLL BE dSC/AROED TO TIME STORY SEINR!E I I VATER MAIN
CONSTRUCTION WTERM WASTES SHALL COMPLY MATH APPLICABLE STATE SYST91 WEE R WLL BE TRE47ED AS STORY MINTER t —SW SARITMY SEWER MAIN
ANO LOCAL WASTE DISPOSAL,SANITARY Si OR SEP77C SYSTEM 1 Z
REGULATIONS.INTHEEVENTOFA CONFUCTMATH OTHER GOVERNMENTAL EROSIONCONTROL 9EOUENCE t ST STORM SEWER 0 yYW1
LAM RULES AND REGULATIONS.THE MORE RESTRICTIVE LAWS,RULES OR 1 INSTALL DONN SLOPE SIDE SLOPE.AND INLET PROTECTION PERIMETER I —FLEE p R
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Is ACTIVITY OCCURS iqz y
S AP['�yf STR17EQRLOfAPLAN� 2 DONOTpSNRBANAREA UNTILITISNECESSMYFORCONSTRUCTKIN = —w E OVERLEAO ELECTRIC LI1E
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MHENSIICHSITWTWMAREEN Nf COUERFDTNEYMHLBEHMNDDED SILTFENCEAS SOONAB P0861&EAFTETR GRACE ISACHIEVED. ~rt 1 —CEDE
ACCORDING TO ALL FEDERAL,STATE AND LOCAL REGULATIONS IN EFFECT A TRUE THE GRAONNGAID CONSTRUCTIONACTMTIES TO LA CABLE ARIMPACT CITY TELEVISIw LINE �`
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REQUIRED TO MAINTAIN ALL TE19NOROLRY EROSION B REMOVE TRACKED MATERIALS AND DEBTS FROM PAVEMENT DAILY RIwT a WAY LINE 2
CONTROL MEASURES IN PROPER LAA7RONG ORDER INCLUDING CLEANING. --•---- n:s1i c: T—
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FOR LEGEND AND DETAILS 40PN�s
DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by:Gregory Kveton,GK Development,Inc.,Manager for the Owners
Return Document to: Ames City Clerk,City of Ames,Iowa,515 Clark Avenue,Ames,Iowa 50010
COVENANT AND AGREEMENT FOR REMOTE PARKING
This remote parking agreement (this "Agreement") is made as of this day of
2012, by and between NORTH GRAND MALL PARTNERS, LLC, a Delaware limited liability
company ("Mall Partners"), GRAND CENTER PARTNERS, LLC, a Delaware limited liability
company ("Center Partners") (and collectively known as the "Owners"), and the City of Ames,
Iowa, a municipal corporation(the "City").
1. Center Partners is the owner of a tract of real estate generally located at 2501 Grand Avenue,
Ames, Iowa, which real estate is legally described as Streets of North Grand, Lot 1 and on
Exhibit A.
2. Mall Partners is the owner of a tract of real estate generally located at 2801 Grand Avenue,
Ames, Iowa, which real estate is legally described as Streets of North Grand, Lot 2 and on
Exhibit B.
3. Lot 1 and Lot 2 of Streets of North Grand Subdivision are collectively known as the
"Property."
4. The City's zoning regulations require the parking spaces that serve a use to be provided on
the same lot as that use, except when a remote parking agreement is executed among the
parties. Said remote parking agreement shall be accompanied by a site development plan.
5. This Remote Parking Agreement, when signed by the Owners and executed by the City, shall
constitute the Remote Parking Agreement authorized by Section 29.406(18) of the Ames
Municipal Code.
6. The site development plan as approved by the City shall serve as the site plan required by
said Municipal Code section. Said site plan may be as modified and amended by application
of the Owners to the City.
7. The Owners do hereby grant and convey to each other, his/her successors and assigns, and to
the City of Ames, Grantees, the right and privilege to use each portion of the parking lots and
individual parking spaces as shown on the site plan approved by the City constructed on each
1
respective Lot, as such may exist from time to time for its respective intended purposes; such
right and privilege to be for the non-exclusive use of the grantee thereof and its licensees and
invitees (including members of the public for the purpose of accessing the Property for their
intended purposes), in common with the grantor, its licensee, and invitees for the following
purpose:
7.1. Agreement to use the respective parking facilities for the parking of passenger
motor vehicles and passage by pedestrians;
8. Each Owner shall maintain the said parking facilities in a usable condition, clear of snow
accumulations, ponded water, brush, weeds, or other conditions that could impede or
discourage use of the spaces.
9. The rights and privileges provided in this agreement are subject to the rights of each grantor
to change and relocate portions or all of said parking facilities; provided however that such
change or relocation of parking lots and parking spaces is shown on an amended site plan.
No change can be accepted unless and until it is approved by the City and in conformance
with City regulations.
10. Any new structure, development or use that would necessitate additional parking spaces in
accordance with the Ames Municipal Code shall be further bound by this agreement and
shall be allowed provided such that the sum of all aggregate supply of parking spaces on the
Property equal or exceed the sum of all aggregate demand for parking as determined by the
Ames Municipal Code. No new structure, development or use that would necessitate
additional parking spaces can be accepted unless and until it is approved by the City and in
conformance with City regulations.
11. This covenant and agreement shall be filed for record in the office of the Story County
Recorder and all covenants, agreements, promises and representations herein stated shall be
deemed to be covenants running with the Real Estate and shall endure and be binding on the
parties hereto, their mortgagees, lienholders, successors and assigns, for a period of twenty-
one (21) years from the date of the recording of these covenants, unless claims to continue
any interest in the covenants are filed as provided by law. City shall have the right to file a
claim to continue its interest in these covenants.
12. This agreement shall be enforceable in any court of competent jurisdiction by any of the
parties hereto by any appropriate action at law or in equity to secure the performance of the
covenants herein contained. Invalidation of any of these covenants by judgment or court
order shall in no way affect any of the other provisions, which shall remain in full force and
effect.
13. The foregoing shall not be released, abandoned, or conveyed except by resolution of the
Ames City Council.
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IN WITNESS WHEREOF, the Owners and the City have executed this agreement as of the day
and year first written above.
For North Gr all Partners, LLC For Grand Ce te)Partners, LLC
STATE OF. 11 i r o t 5 , COUNTY OF C1� ►� ,SS.:
This instrument was acknowledged before me on the day of , 2012 by
=GRAN
��
Notary Public
NOTARrif-J
ILLINOISMY C06119/12
Ann H. Campbell, Mayor Diane R. Voss, City Clerk
STATE OF , COUNTY OF ,SS.:
This instrument was acknowledged before me on the day of , 2011 by Ann
H. Campbell and Diane R. Voss.
Notary Public
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Exhibit A
Legal Description: Streets of North Grand, Lot 1
Tax Parcel Number: 05-34-227-080
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Exhibit B
Legal Description: Streets of North Grand, Lot 2
Tax Parcel Number: 05-34-227-140
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