HomeMy WebLinkAboutA060 - Council Action Form dated August 27, 2019 - Adaptive Reuse Plan Amendment ITEM # 49
DATE: 08-27-19
COUNCIL ACTION FORM
SUBJECT: ADAPTIVE REUSE PLAN AMENDMENT TO CONSTRUCT A NEW
BUILDING AT 2801 GRAND AVENUE
BACKGROUND:
In 2012, an Adaptive Reuse Plan/Major Site Development Plan (ADP) was approved for
North Grand Mall that allowed changes to the existing building, construction of new
buildings, and parking and landscaping improvements to the developed areas of the site.
Adaptive reuse allows for some flexibility in design features to encourage retention of
significant buildings in unique situations. The purpose of the adaptive reuse provisions in
Section 29.306 of the Ames Municipal Code are stated as an intent to foster the renovation
and reuse of structures that have historic, architectural, or economic value to the City and
are vacant or at risk of becoming underutilized, vacant or demolished. It was determined
previously that the North Grand Mall was of significant economic value to the City to
support its adaptive reuse and allowances for waivers to certain parking and landscaping
standards.
At that time, the plan focused on construction of new buildings at the south end of the site
where the Kohl's building and other retailers are located. The plan also included a location
for a future restaurant (referred to as Restaurant F) on Lot 2 in the northeast corner of the
site, near the intersection of Grand Avenue and 30th Street, along with other assorted
landscaping and parking improvements to the site (Attachment C). The improvements
planned for the north side of the site have not been completed and are the subject
area of the proposed amendment(Attachment A). A separate vacant area to the south
of Fazoli's was also identified for a future Restaurant G, which has not been approved or
built. There is a pending application for a fast food restaurant at that location.
Although the entire site is divided into different ownership,the site is viewed as one plan for
all the properties due to the shared use of parking, access, and landscaping amenities with
the 2012 Plan. The Walgreens property was not included as part of the 2012 ADP.
The applicant, Brent Haverkamp, representing the North Grand Mall ownership, submitted
an application for approval of an amendment to the Adaptive Reuse Plan for development
of a multi-tenant building that is approximately 7,166 square feet with a drive-through
located at the northeast corner of the North Grand Mall site. The project also includes
construction of sidewalks along the main driveway entrance from Grand Avenue to the Mall
and the entrance from 30th Street to the Mall. The project includes a long-term plan for the
redesign and improvement of the parking lot in the northeast corner of the site to enhance
landscaping and restriping of the parking lot similar to the previously approved parking
plan.
The Planning and Zoning Commission reviewed an initial submittal at its July 17th meeting
for a proposed amendment to the 2012 Adaptive Reuse Plan (ADP) for a building with a
front facing the mail and North Grand Avenue while having both a drive through tenant
space and a separate pick-up only tenant space with a patio along the east fagade of the
building. At that meeting, the Commission asked the applicant and staff for additional
information on locating the proposed building closer to the street and enhancing
architectural details and landscaping. The Commission was interested in the viability of
siting the building near the corner to establish an architectural presence and for an
opportunity to expand the outdoor patio space and make it a more inviting feature of the
project.
Subsequent to the P&Z meeting, staff met with the applicant and explored additional
options for building location and design details. The Planning and Zoning Commission
reviewed example corner layouts from staff at its August 7ih meeting and a revised
submittal from the applicant that kept the building in its same location, but eliminated the
pick-up window lane and enlarged the outdoor space on the east side. The current plan
presented for Council approval was recommended for approval by the Commission with
conditions at its August 7th meeting with a 5-0 vote. The applicant has made adjustments
to the plan reflecting the Commission conditions for walkway connections and staff
recommendations for realignment of the drive through exiting as are now presented to the
City Council.
PROJECT DESCRIPTION:
The updated proposal includes a building designed for multiple tenants, with the south
tenant bay designed as a drive-through facility. The drive-through lane would wrap the
building with menu board on the west side and the service window located on the south
fagade. The front of the building will face Grand Avenue and will have a large outdoor
patio. The patio will have planters and landscaping along the eastern edge to provide a
barrier between the useable patio space and the parking lot. The west fagade will function
as a rear fagade of the building not intended for customer access. The new sidewalk from
Grand to the main entrance with associated parking and landscaping changes is also part
of the Plan. (Attachment F). The overall disturbed area with new impervious surfaces is
under the one-acre storm water threshold of Chapter 5b of the Municipal Code.
The Building
The building is designed as a one-story three bay one-story retail building with entrances
on the east side of the building, facing Grand Avenue. The east side of the building will
have a patio immediately adjacent to the building. The building materials are a mix of brick
and fiber cement panels. The mix of building materials and colors will provide dimension to
the building both visually and physically helping create a tenant identify within an intensity
and cohesive design. The storefront glazing is also consistent with the character of the use
and area. The variety of architectural features creates an appealing building aesthetically
for its prominent location. Building elevations are included within Attachment F.
The Parking
The overall parking count for the mall site is as it exists today is approximately 1793
parking spaces. The existing parking layout will be impacted due to construction of this
building and required circulation. Four existing rows of parking at the north end of the
parking lot will be removed (167 spaces). New parking will wrap the new building, providing
75 stalls. This area is part of a larger lot, Lot 2 of Streets of North Grand Mall Subdivision.
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Ultimately, there is a plan for the reconstruction and restriping of all of the parking area
along North Grand, however, a timeline for the overall implementation has not been
provided at this time (Attachment B).
With the proposed building requiring parking at a 4 stalls/1,000 square foot ratio, an
additional 29 spaces would be needed to maintain the overall parking ratio for the site that
was established with the 2012 plan. The 4 stalls/1,000 ratio is an amalgamation of retail
and restaurant/entertainment parking rates unique to this site.
The North Grand Mall operator has also notified staff that it intends to lease space for a
fitness facility, which is an allowed use in the zoning district, and to account for this new
use as part of ADP. However, fitness uses require a higher parking ratio of 5 stalls/1,000
square feet compared to the approved standard since it was not addressed as an existing
use in 2012. Additionally, the Orange Theory fitness facility (approx. 2,500 sq. ft.) was
addressed in the same manner by staff. These uses are permissible under current
conditions with their higher parking rates due to the small surplus of spaces indicated on
the 2012 ADP, before accounting for the construction of any additional new buildings.
Parking Demand Calculations
Use* Square feet Ratio Parkin Required
Mall-"Commercial" (Existing 416,783 4/1 ,000 1 ,667
Buildings per approved 2012
Plan
Fitness Facilities (Existing 20,500 5/1 ,000 103
BuildingTenants
New Building2801 Grand 7,166 4/1,000 29
Total Demand 1,799
*These figures do not account for temporary seasonal sales uses such as the Holub's nursery
Staff's calculations based upon the approved and proposed plans, and existing conditions,
results in a change from 1793 parking spaces that exist today to 1703 spaces with the
construction of the new building, and 1723 spaces upon the complete reconfiguration of
the northeast parking lot. These figures do not include the Walgreen's site or the vacant
area at the south end of the site intended for a future restaurant.
The end result of the changes in tenants and new construction is a calculated
demand of 1,799 spaces while providing for 1,723 with development of the new
building. The applicant proposes approval a reduced parking requirement that has a
stated number of parking spaces. This leads to a ratio of less than 4/1,000 with a
parking ratio of approximately 3.75/1 ,000 square feet for commercial uses and 5/1,000
square feet for fitness uses at a combined level of approximately 3.88 spaces per 1,000
square feet of gross floor area overall.
The Landscaping
The 2012 ADP included allowances for reduced landscaping compared to Zoning
Ordinance requirements of overall landscape percentages and specific planting
requirements. Since that time, the City has also changed its landscaping requirements for
parking lots and front yards. If this site were to comply with the current landscaping code
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(Section 29.403(1)) an increase in trees, shrubs and grasses would be required compared
to the 2012 approval.
The overall front yard planting plan includes ornamental trees and mix of grasses and
shrubs, but the quantities of planting do not comply with the requirements of the current
landscaping regulations. The landscaping along North Grand is similar to prior trees and
shrub design standards while the 301h Street landscaping is more similar to current
requirements with the inclusion of grasses. The proposed front yard planters are a
minimum of seven feet along 30th Street and vary from seven to five feet along Grand
Avenue reflecting the existing curb line. Current standards require a minimum yard depth of
10 feet with a reduction to seven feet when necessary to meet minimum parking
requirements.
In addition to the front yard planting requirements, the landscaping code would require
eight parking lot trees for the proposed plan in the area of the new building and parking.
The proposed plan includes six trees in the area of the new building and two additional
trees further south near the main entrance. New parking lot planters will be included with
the future parking lot improvements. Planters within the existing parking lot will need to be
excavated out to meet design and soil content requirements of the landscape standards.
Since this is an Adaptive Reuse Plan, waivers to required landscaping can be approved by
the City Council. The City Council has the ability to decide that the landscaping as shown
on the site plan is adequate for the purpose of enhancing the site and supporting
reinvestment. Staff has included a condition related to the type of plantings for parking lot
trees to incorporate appropriate shade trees rather than ornamental trees and for
landscaping to be done with the construction of the new building. Future parking lot
improvements and restriping are recommended to be deferred.
Other Features
The proposed plan shows changes to the main entrance to the mall (traffic signal at 28'
Street). The changes are consistent with the improvements approved in 2012 for a
sidewalk on the north side of the driveway connecting to the main mall entrance. This will
be installed with approval of this amendment and prior to occupancy of the new building.
The proposed plan also includes a direct sidewalk connection to the new building from
Grand Avenue and a sidewalk along the 30th Street driveway to provide a connection to the
mall and to the new building. The applicant has included an internal walkway connection as
between the JC Penney sidewalk and the new building as part of raised median along the
drive through lane as requested by the Planning and Zoning Commission. Other parking lot
landscaping and islands will be added with the future parking lot improvement plan.
There are two existing seasonal uses in the area where the new building is proposed to go,
Holub's and outdoor garden center and a walk-up snow cone hut. A Farmer's Market also
operates in this general area. The applicant desires to be able to relocate both uses with
the development of the northeast corner. Both uses are described as being moved to the
west side of driveway to the area along 30th Street. Staff has not reviewed the site details
on these locations, but believes the uses can be accommodated without disrupting
circulation and access as temporary uses. Staff has included a condition to delegate review
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of the siting of these uses by applying for a future Zoning Permit as necessary to reviewed
and approved by the Planning Director.
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 as
modification from the 2012 approved landscaping and parking waivers:
1) Waiver of Front Yard and Parking Lot Landscaping requirements. The
proposed front yard landscaping does not provide the required amount or mix of
shrubs and grasses, or required overstory trees. A comparison is provided in the
table below.
Front Yard Landscaping Trees Shrubs Grasses
Grand Avenue
Proposed: 4 (2 overstory) 0 16
2012 Approval 4 12 0
Current Requirement: 4 16 24
30t-Street
Proposed 4 (1 overstory) 24 0
2012 Approval 3 7 0
Current Requirement: 5 20 30
Additionally, the temporary parking and landscaping plan does not meet all parking
lot tree planting requirements with six new trees in vicinity of the new building and
two additional trees to the south. The reconstruction of the parking lot in the long
term will add landscape planters and trees plantings, but no include full parking lot
median improvements. Parking lot trees are required and are being provided.
2) Waiver of Parking. The ADP approved in 2012 applied a ratio of 4 parking
stalls/1 ,000 square feet for the site for the described uses at that time. This
standard a unique mixed parking rate standard for this site. The ADP did not
address other uses for the site that did not exist at the time of the approval. The
North Grand Mall operator has notified staff that it intends to lease space for a
fitness facility,which is an allowed use in the zoning district. The applicant requests
approval providing for 1723 parking spaces on the site for the proposed and existing
mix of uses.
ALTERNATIVES:
1. The City Council can approve the amendment to the Adaptive Reuse Plan and Major
Site Development Plan for 2801 Grand Avenue subject to the following stipulations:
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A. Complete the sidewalk improvements, parking reconfiguration, and landscaping
adjacent to the main entrance drive into the mall site from Grand Avenue as
shown on the plan, prior to occupancy for the new building at 2801 Grand
Avenue.
B. Complete future parking lot improvements on Lot 2 with the future reconstruction
of the parking lot.
C. Modify the Site Development Plan to include the following features subject to
Planning Director approval:
i. Modifying landscape plan to replace crabapple trees abutting parking
spaces with more appropriate species for the space.
ii. Future parking lot improvements to include additional shade trees within
parking islands.
iii. Parking lot islands will need to be excavated out to create soil conditions
to support trees. The planter areas will need to comply with current
landscaping requirements regarding sizing and soil content.
D. Allow the existing seasonal/temporary uses (farmers market, nursery and walk-
up snow cone hut) to be relocated to the north parking area between along 30'
Street with a Zoning Permit reviewed and approved by the Planning Director.
E. Waive 76 parking spaces that would be required based on the 2012 ADP for the
proposed project resulting in1723 parking spaces on the site.
F. Allow for the front yard landscaping provided on the approved plan without
meeting the required number of overstory trees, shrubs and grasses.
G. Allow for the Planning Director to approve outdoor lighting consistent with the
Zoning Ordinance standards.
H. For uses and site improvements not included in the 2019 amendment, the
approved 2012 ADP still applies.
2. The City Council can approve the amendment to the Adaptive Reuse Plan and Major
Site Development Plan for 2801 Grand Avenue with modified conditions.
3. The City Council can deny the amendment to the Adaptive Reuse Plan and Major
Site Development Plan for 2801 Grand Avenue.
CITY MANAGER'S RECOMMENDED ACTION:
The proposed plan is change of use and configuration of the planned restaurant building
for this corner compared to the 2012 ADP. The proposed plan accommodates a drive
through use that does not impact the overall circulation of the site and creates an attractive
new building space both architecturally and with its outdoor space as an enhancement to
the commercial options on the site. The overall benefits of keeping the existing mall
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and adding new uses support findings for approval of the Adaptive Reuse Plan
amendment, even with the granting of waivers as requested to facilitate the design.
Therefore, 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
2801 Grand Avenue with the specific waivers requested and stipulations noted above.
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Attachment A: Location Map
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Attachment C: 2012-Excerpt Adaptive Reuse Plan
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Attachment D: Adaptive Reuse Plan Criteria
Sec. 29.306. ADAPTIVE REUSE.
(1) Purpose. The purpose of these adaptive reuse provisions is to foster the
renovation and reuse of structures that have historic,architectural,or economic value to the City
and are vacant or at risk of becoming under- utilized,vacant or demolished.
(2) Qualifying Adaptive Reuses.Any proposal for the adaptive reuse of a structure
or group of contiguous structures, whether or not the proposal involves one or more
Nonconforming Uses, Nonconforming Structures, and/or Nonconforming Lots, shall qualify
for City Council review if the proposal meets all of the following conditions:
(a) The proposed adaptive reuse must be residential, commercial, or a
combination of such uses except if it is located in an industrial zone. If the proposed adaptive
reuse is located in an industrial zone, it may be devoted to any use or uses that the City Council
finds compatible with the uses permitted in the industrial zone. All adaptive reuses proposed in
industrial zones,except industrial uses,require a Special Use Permit.
(b) The structure or group of structures proposed for adaptive reuse must
have historic, architectural, or economic value to the City justifying renovation and
preservation, as determined by the City Council.
(c) The City Council must determine that the long-term benefits of the
proposed adaptive reuse outweigh any negative impact on the neighborhood of the proposed
project and on the City, as compared with the alternative of having the structures demolished or
remaining vacant or under-utilized.
(d) In all matters relative to the administration of the Adaptive Reuse
requirements,the City Council shall obtain a recommendation from the Historic Preservation
Commission on all structures that are determined to have architectural or historic value.
(3) Adaptive Reuse Performance Standards. If the City Council determines that a
proposed project qualifies for consideration as an adaptive reuse, then the City Council may
waive some or all of the applicable Zone Development Standards and General Development
Standards set forth in Article 4, so long as the project conforms to the following:
(a) The renovation and remodeling of structures for adaptive reuse may
not destroy or obscure essential architectural features. In addition, such architectural features
must be enhanced to the extent that it is feasible and prudent to do so.
(b) Where landscaping and public space required by Section 29.403 cannot be
provided on site, any area on site that is available for landscaping shall be so utilized. When
the City grants permission, the owner or operator of the site must also use areas within the
public right-of-way and adjacent to the site to satisfy landscaping requirements.
(c) Where necessary parking cannot be provided on site, reasonable
provision for parking shall be provided off site.
(4) Adaptive Reuse Procedures. Any property in any zone is eligible for adaptive
reuse status if it meets the requirements of this Section 29.306, unless otherwise limited by the
Use Table for the zone. Submission and review of a project qualified for adaptive reuse shall be
in accordance with the procedures set forth in Section 29.1502(4)(c),Major Site Development
Plan.
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Attachment E: Major Site Development Plan Criteria
1. The design of the proposed development shall make adequate provisions for
surface and subsurface drainage to limit the rate of increased runoff of surface
water to adjacent and downstream property.
The amount of impervious coverage is only increasing in locations where new
sidewalks and parking lot islands are to be constructed. This results in minimum
impact to the site. The storm water management plan will remain unchanged and will
drain in the same manner as it does today.
2. The design of the proposed development shall make adequate provision for
connection to water, sanitary sewer, electrical, and other utility lines within the
capacity limits of those utility lines.
The existing utilities were reviewed and found adequate to support the anticipated load
of the proposed development. There are no offsite upgrades needed to serve the site
for any utility.
3. The design of the proposed development shall make adequate provision for fire
protection through building placement, acceptable location of flammable
materials, and other measures to ensure fire safety.
The fire inspector has reviewed access and fire truck circulation and found that the
needs of the fire department are met for access and circulation.Access into the overall
mall site will remain on changed.
4. The design of the proposed development shall not increase the danger of
erosion, flooding, landslide, or other endangerment to adjoining and
surrounding property.
It is not anticipated that this proposed development will be a danger due to its location
on the site. The storm water features will remain unchanged.
5. Natural topographic and landscape features of the site shall be incorporated into
the development design.
The developer is working with the existing topography of the site. Landscaping in the
form of trees, shrubs and grasses will be incorporated into the design. Front yard
landscaping is being incorporated in the site along Grand Avenue and 30t" Street.
Additional parking lot islands will be added to the parking lot area directly south of this
site.
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6. The design of the interior vehicle and pedestrian circulation shall provide for
convenient flow of vehicles and movement of pedestrians and shall prevent
hazards to adjacent streets or property.
Access into the site will come from existing access drive from Grand Avenue and 3011
Street. The circulation within will function as a typical commercial parking lot. Sidewalk
access will be provided from the building to Grand Avenue. A new sidewalk will
installed from 30th Street along the parking lot drive aisle and from the mall to the
building entrance.
The drive through will wrap the building on three sides and provide adequate space for
drive aisle stacking without interfering with the flow of traffic within the parking lot. The
exit from the drive-through extends beyond the building and in bounded by raised curb
on both sides forcing a 90 degree turn into the parking lot to reduce the possibility of
driving through and across parking lot aisles and stalls.
7. The design of outdoor parking areas, storage yards, trash and dumpster areas,
and other exterior features shall be adequately landscaped or screened to
minimize potential nuisance and impairment to the use of adjoining property.
The dumpster area will be screened with as required by code and grasses that will
reach five feet at maturity. Other areas of the site are providing adequate landscaping
to lessen the impact on adjacent sites.
8. The proposed development shall limit entrances and exits upon adjacent streets
in order to prevent congestion on adjacent and surrounding streets and in order
to provide for safe and orderly vehicle movement.
All existing access into the development will remain at their existing locations. The
proposed drive-through use is designed to allow for queuing on site with minimal
interruption to overall circulation of the site.
9. Exterior lighting shall relate to the scale and location of the development in
order to maintain adequate security, while preventing a nuisance or hardship to
adjacent property or streets.
All lighting will be required to comply with the City's Outdoor Lighting code, Section
29.411. Building lighting must also meet down lighting requirements.
10. The proposed development shall ensure that dust and other forms of air
pollution, noise disturbances, odor, glare, and other nuisances will be limited to
acceptable levels as prescribed in other applicable State and City regulations.
The proposed development is not expected to generate any nuisances.
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11. Site coverage, building scale, setbacks, and open spaces shall be in proportion
with the development property and with existing and planned development and
structures, in adjacent and surrounding property.
The site is part of an Adaptive Reuse Plan that was originally approved in 2007 and
has had subsequent amendments with the most recent being approved in 2012.
The combination of existing conditions and new development does include some
variances from the standard Planned Regional Commercial requirements but are
allowed through the approved Adaptive Reuse Plan if approved by City Council.
The 2012 ARP did allow for construction of a restaurant in this area. This proposed
multi-tenant building waivers from the 2012 plan only in overall parking ratio of the
site, perimeter and parking lot landscaping, but still works well with the overall mall
site in design and use.
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Attachment F: Proposed Site Plan and Elevations
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