HomeMy WebLinkAboutA065 - Council Action Form dated September 24, 2019 i
ITEM #: 34
DATE: 09-24-19
COUNCIL ACTION FORM
REQUEST: AMENDMENT TO THE ADAPTIVE REUSE PLAN AND APPROVAL
OF A MAJOR SITE DEVELOPMENT PLAN FOR A FAST FOOD
RESTAURANT AT 2501 GRAND AVENUE
BACKGROUND:
In 2012, the City Council approved an Adaptive Reuse Plan/Major Site Development
Plan for the North Grand Mall site at 2501 and 2801 Grand Avenue. The Plan allowed
changes to the building, construction of new buildings, parking and landscaping
improvements. Many of the improvements allowed by the Plan have been
implemented. The purpose of the adaptive reuse provisions (see Attachment D:
Adaptive Reuse Plan Criteria) 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 underutilized, vacant or demolished. Note City Council recently approved on
August 27th the First Amendment to the 2012 Plan by approving a new building at 2801
Grand Avenue, near the corner of 30th Street and Grand Avenue.
The 2012 Adaptive Reuse Plan was focused on construction of a new building at the
south end of the North Grand Mall building, where TJ-Maxx, Kohl's and other retailers
are presently located. The Plan designated a location for a future restaurant, referred to
as "Future Restaurant Site G", in the vacant area along Grand Avenue, adjacent to
Fazoli's. No specific building was approved for the site and it was possible the area
would be needed to provide parking for the full development of the Adaptive Reuse
Plan. This vacant area is the proposed location for a B-Bop's restaurant as an
amendment to the Plan through the approval of a Major Site Development Plan.
(see Attachment C. Proposed Major Site Development Plan). The development site
includes approximately 0.58 acres of leased area, which is a portion of Lot 2 of the
Streets of North Grand Plat 2 Subdivision (see Attachment A: Location Map).
The entire land area for the 2012 Adaptive Reuse Plan is within two subdivisions. One
is "Streets of North Grand, Lot 2" (2801 Grand Avenue), which includes the North Grand
Mall building and parking lot. The other is "Streets of North Grand Plat 2, Lots 1 and 2"
(2501 Grand Avenue), which includes the retail businesses and parking lot south of the
North Grand Mall building. The properties in each subdivision have different owners
that work together to implement the adopted Plan. The Walgreen's retail store, at 2719
Grand Avenue, is not part of the land area included in the 2012 Adaptive Reuse Plan.
The land area to which the Adaptive Reuse Plan applies, encompasses shared parking,
shared access, and landscaping amenities throughout the site.
Ed Kaizer, represents the property owner (Grand 1350 LLC) who is requesting an
amendment to the 2012 Adaptive Reuse Plan to allow for the restaurant. The applicant,
Rich Johansen, is requesting approval of the Major Site Development Plan for the
proposed B-Bop's drive-through restaurant. This proposed amendment would be the 2na
1
amendment to the 2012 approved permit.
The proposed building is designed as a one-story commercial building of approximately
2,626 square feet for use as a single-tenant fast-food restaurant. The proposed building
differs from the existing B-Bops by providing for indoor customer seating along with
drive-through hand outdoor seating. Customer entrances are proposed on the south
and west sides of the building. A drive-through lane would be constructed on the east
and north sides of the building. The pick-up window is on the north side of the building
(see Attachment B: Building Elevations). The west side of the building will have a patio
immediately adjacent to the building.
There are no existing parking spaces on the site of the proposed new restaurant that
were accounted for in the prior approval. This is important in the context of the Adaptive
Reuse Plan due to prior approvals for reduced parking ratios and total spaces provided
to serve all the uses as shared parking. The combined parking, after approval of the 1 It
Amendment in August 2019, resulted in an overall parking ratio of approximately 3.88
spaces per 1 ,000 square feet of use, slightly below the original 4.00 spaces per 1,000
square feet standard. The developer proposes a total of 20 standard parking spaces,
and 2 accessible parking spaces. An additional 3 spaces are proposed outside the
north boundary of the site (lease area) as part of the reconfiguration of the site. The
additional spaces would be created by eliminating an access to the site from the north
with Fazoli's that will no longer be needed. A total of 25 parking spaces are proposed in
association with improvements for the new restaurant (22 on-site and 3 outside the
lease area).
The required parking for the use is approximately 10 parking spaces based upon prior
authorization of uses at a 4 space per 1 ,000 square foot standard or 12 spaces with the
more typical fast food restaurant standard of 11 spaces per 1 ,000 square feet of
customer area. The number of spaces is quite low due to the small amount of dining
area and the emphasis on take out and drive through service. The applicant's proposal
for a net increase of 25 spaces exceeds the required parking for either calculation.
Parking Demand Calculations
Square feet Ratio Parking Required
Use*
Mall-"Commercial" 416,783 4/1,000 1 ,667
Existing Buildings
Per Approved 2012 Plan
Fitness Facilities 20,500 5/1 ,000 103
Existin Building Tenants
New Building (3-Bay Retail) 7,166 4/1,000 29
2801 Grand Ave.
Approved by C.C. 8/27/19
Proposed Building (B-Bop's) 2,612 4/1,000 10
2501 Grand Ave.
Total Parkin Demand 1,809
*These figures do not account for temporary seasonal sales uses such as the Holub nursery
2
There would be an approved number of 1748 parking spaces at completion of all
improvements with the 1st and 2nd Amendments, compared to the 1st Amendment
approval of 1723 parking spaces. The proposed improvements and use do not
decrease the ratio of parking provided to uses on the site overall and can be
found consistent with prior parking waiver by increasing the total number of
parking spaces for the site.
The proposed building is designed with a drive-up service window for their customers.
The stacking lane for the drive-up is accessed from the parking lot, then runs parallel to
the eastside of the building next to Grand Avenue, where a menu board is located. This
drive through is designed to allow for 5 cars to stack between the service window and
the menu board. Approximately 3 to 4 additional cars may stack between the menu
board and parking lot. Exiting from facility will occur at a 90-degree intersection with the
internal mail driveway. The design will provide for adequate queuing capacity during
most hours of operation. Stacking could impact internal circulation of the parking lot to
the west of the building, but it will not affect external access points to the site.
Pedestrian access to the site includes a proposed sidewalk, five feet wide, between the
restaurant entrance and the paved multi-purpose trail along the west side of Grand
Avenue. There is no walkway extension to the west towards the existing mall. Although
customers at peak times may choose to park to the west of the building and walk to it,
there is no means to create a sidewalk from the building that extends west to Mall
building itself, only a short sidewalk extension to the curb could be added by the
applicant for convenient overflow customer access to the west.
The Landscaping Plan for the 2012 Adaptive Reuse Plan does not show any
landscaping for "Future Restaurant Site G." The proposed Major Site Development
Plan includes landscaping. The 2012 Adaptive Reuse Plan included allowances for
reduced landscaping compared to Code requirements. Since that time, the City has
also changed its landscaping requirements for parking lots and front yards.
Landscaping in the front yard requires a minimum width of 10 feet from the front
property line. The developer proposes a landscape buffer that is approximately 17 feet
wide. Four overstory trees are proposed, which meets the minimum number of required
trees in the front yard. The number of shrubs and grasses is based upon the number of
square feet in the front yard. Substitutions involving shrubs, grasses and decorative
ground covers is allowed based upon minimum ratios. The Landscaping Plan meets
the minimum requirements for shrubs and grasses. Substitutions have been utilized
according to the established ratios in the zoning regulations for landscaping.
The minimum required parking lot landscaping is based upon the size of the paved area
of the parking lot. Overstory trees must be planted at a minimum rate of one tree for
every 200 square feet of the required 10 percent landscape area. For this development
a minimum of seven trees is required. The developer proposes five trees. Two
additional trees may be added to meet the minimum standard as recommend by the
Planning Zoning Commission. Since this is an Adaptive Reuse Plan, modifications to
required landscaping can be approved by City Council without full compliance to the
landscape standards if it was viewed as supporting the overall development plan.
3
Proposed Waivers
The Adaptive Reuse Plan allows for waivers of standards to facilitate redevelopment. In
this instance the project requires a waiver of the 50-foot front yard setback
standards to locate a trash enclosure near Grand Avenue. The proposed location is
10 feet from the street lot line and includes front yard landscaping between it and the
street.
As discussed earlier for parking, the proposed use itself meets parking requirements,
but the overall site is short of required parking for all uses established with the original
approval and 1st Amendment. With approval of the 2"d amendment, City Council
would permit the continued waiver of overall parking requirements as previously
specified.
Planning & Zoning Commission Recommendation
At the September 4, 2019 Planning & Zoning Commission meeting the Commission
discussed the overall layout of the site and proposed features. There was no comment
from the public during the meeting. The Commission voted 4-0 to recommend that the
City Council approve the project with the condition to provide two additional overstory
trees to meet current parking lot landscaping standards for the number of required trees
related to this development area.
ALTERNATIVES:
1 . The City Council can approve the amendment to the Adaptive Reuse Plan and Major
Site Development Plan for 2501 Grand Avenue subject to the following stipulations:
A. Provide two additional trees to meet current parking lot tree planting standards.
B. Waive the front yard setback requirement of 50 feet to allow the trash enclosure
10 feet from the Grand Avenue property line.
C. Allow the Planning Director to approve outdoor lighting consistent with the Zoning
Ordinance standards.
D. Maintain or improve the overall parking ratio for the site and allow for
development of the 2nd Amendment site area with a ratio of four parking spaces
per 1,000 square feet of gross floor area for the new fast food building and
provide for a total 1748 parking spaces at the completion of all improvements.
E. For uses and site improvements not included in the 2nd Amendment, the
approved 2012 Adaptive Reuse Plan still applies.
2. The City Council can approve the amendment to the Adaptive Reuse Plan and Major
Site Development Plan for 2501 Grand Avenue with modified conditions.
3. The City Council can deny the amendment to the Adaptive Reuse Plan and Major
Site Development Plan for 2501 Grand Avenue.
4
CITY MANAGER'S RECOMMENDED ACTION:
In reviewing the proposed amendment to the Adaptive Reuse Plan/Major Site
Development Plan, staff prioritized review of the circulation for the site, front yard
landscaping, and overall parking compliance for the proposed project. The proposed
plan accommodates a drive-through use that does not impact the overall circulation of
the site and creates a new restaurant spaces that will be complementary to the uses at
the mall and provide services to the residents of north Ames.
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 stipulations noted above.
5
Addendum
Building Design. The proposed structure is designed as a one-story commercial
building for use as a single tenant fast food restaurant. The proposed building differs
from the existing B-Bops by providing for indoor customer seating along with drive
through hand outdoor seating. Customer entrances are proposed on the south and west
sides of the building. A drive-through lane would be constructed on the east and north
sides of the building. The pick-up window is on the north side of the building (see
Attachment B. Building Elevations). The west side of the building will have a patio
immediately adjacent to the building. The building design includes a flat roof with a
parapet to screen rooftop mechanical units. The four sides of the building all have
vertical brick panels on the corners, and brick at each entrance. A horizontal brick
band, approximately three feet wide, is proposed at the base of each fagade. Smooth
metal panels cover the majority of each building fagade, and horizontal strips of colored
metal bands encompass the structure. Glass blocks with a vertical orientation function
as accent features on the south, north and west sides. Large glass panels with
aluminum framing that has an anodized finish, are proposed on all sides of the building,
except the east elevation, which has one smaller window.
Parking. There are no existing parking spaces on the site of the proposed new
restaurant that were accounted for in the prior approval. The developer proposes a total
of 20 standard parking spaces, and 2 handicap-accessible. An additional 3 spaces are
proposed outside the north boundary of the site (lease area). The additional spaces
would be created by eliminating an access to the site from the north with Fazoli's that
will no longer be needed. A total of 25 parking spaces are proposed in association with
improvements for the new restaurant (22 on-site and 3 outside the lease area). See
Attachment C. Proposed Major Site Development Plan.
A standard fast food restaurant would require 12 stalls/1,000 square feet of customer
area whereas within the Mall site a 4 spaces/ 1,000 square foot standard has been
authorized for uses in the 2012 Plan. The developer proposes an additional 25 parking
spaces, which exceeds the number required by either the fast food standard, or the
adaptive reuse ratio.
The overall parking count for the North Grand Mall site as it exists today is
approximately 1793 parking spaces. The existing parking layout will not be impacted by
construction of the restaurant building, and required circulation, with the exception of
adding 3 spaces outside the lease area for the restaurant. With the recent 2801 Grand
Amendment approval, the overall parking for the mall will be changed to 1723 spaces
with development on Lot 1 and the future redevelopment of parking on Lot 1 . City
Council authorized a waiver for the 2801 Grand building allowing for an overall site
parking of 1723 parking spaces resulting in a ratio of 3.88 spaces/1,000 square feet.
Approval of the proposed restaurant building would increase the number of parking
spaces by 25 from 1723 to 1748. These figures do not include the Walgreen's site. The
proposed change does not decrease the ratio of parking provided to uses on the
site overall.
6
Parking Demand Calculations
Use* Square feet Ratio Parking Required
Mall-"Commercial" 416,783 4/1 ,000 1,667
Existing Buildings
Per Approved 2012 Plan
Fitness Facilities 20,500 5/1,000 103
Existing Building Tenants
New Building (3-Bay Retail) 7,166 4/1,000 29
2801 Grand Ave.
Approved by C.C. 8/27/19
Proposed Building (B-Bop's) 2,612 4/1 ,000 10
2501 Grand Ave.
Total Parking Demand 1 ,809
These figures do not account for temporary seasonal sales uses such as the Holub's nursery
Circulation. The proposed building is designed with a drive-up service window for their
customers. The stacking lane for the drive-up is accessed from the parking lot, then
runs parallel to the eastside of the building next to Grand Avenue, where a menu board
is located. The stacking lane continues parallel to the north side of the building where
the service window is located. Exiting from facility will occur at a 90 degree intersection
with the internal mall driveway.
Zoning Ordinance standards do not prescribe a minimum number of vehicle stacking
spaces, but relies upon a determination of adequate capacity for each project. Typically,
staff requests drive throughs allow enough room for five cars to stack from the menu
board to the service window, and is no permitted to interfere with traffic circulation.
This drive through is designed to allow for 5 cars to stack between the service window
and the menu board. Approximately 3 to 4 additional cars may stack between the menu
board and parking lot. Given the proposed site layout, vehicles waiting in the queue
should not regularly interfere with vehicles entering and exiting the site, nor with
circulation internal to the site overall. At peak times the queuing will likely reach the
internal mall driveway, but should have no impact on accessing the overall mall site
from 24th Street.
Pedestrian access to the site includes a proposed sidewalk, five feet wide, between the
restaurant entrance and the paved multi-purpose trail along the west side of Grand
Avenue. There is no walkway extension to the west towards the existing mall. Although
customers at peak times may choose to park to the west of the building and walk to it,
there is no means to create a sidewalk from the building that extends west to Mall
building itself, only a short sidewalk extension to the curb could be added by the
applicant for convenient overflow customer access to the west. '
7
Landscaping. The Landscaping Plan for the 2012 Adaptive Reuse Plan does not show
any landscaping for "Future Restaurant Site G." The proposed Major Site Development
Plan includes landscaping. The 2012 Adaptive Reuse Plan included allowances for
reduced landscaping compared to Code requirements. Since that time, the City has
also changed its landscaping requirements for parking lots and front yards.
Landscaping in the front yard requires a minimum width of 10 feet from the front
property line. The developer proposes a landscape buffer that is approximately 17 feet
wide. Four overstory trees are proposed, which meets the minimum number of required
trees in the front yard. The number of shrubs and grasses is based upon the number of
square feet in the front yard. Substitutions involving shrubs, grasses and decorative
ground covers is allowed based upon minimum ratios. The Landscaping Plan meets
the minimum requirements for shrubs and grasses. Substitutions have been utilized
according to the established ratios in the zoning regulations for landscaping.
The minimum required parking lot landscaping is based upon the size of the paved area
of the parking lot. Overstory trees must be planted at a minimum rate of one tree for
every 200 square feet of the required 10 percent landscape area. For this development
a minimum of seven trees is required. The developer proposes five trees. Two
additional trees may be added to meet the minimum standard. One tree could be
placed in the landscape island the separates the parking lot from the drive-through land.
A second tree could be placed between the east side the building and the drive-through
lane. A second option would be to create another landscaped island in the parking lot
to add more trees. A third option would be to add two ornamental trees along the north
side of the drive-through lane. Since this is an Adaptive Reuse Plan, modifications to
required landscaping can be approved.
8
Attachment A: Location Map
6U FFuJIVE �i5 OU FF AVE a�-
30T HST
I
KFNNEQ,YST
f44
olwwr
N
.� 28TH&ST,tl-
To
. ,
2501 Grand Avenue
Streets of North Grand Plat 2,Lai 2 z,
Location of
1 u
Proposedfi ,
rQ M "
aL I
aN � 24TH
27[T H ST
N
..� ..�', a ... .. M`
l�
Location Map
2501 Grand Avenue
0 90 190 380 570
Feet
9
Attachment B: Building Elevations (Restaurant)
gq r�
i C 5 t
ON
�y83�j fir_
! � 'us
w i
v
t yg
�X 5 1Vf —'w"IY
t
�
�' 4n
0 z
LU
�� � � I r. •� tit � �
kn
m &
N
i
� x
a F
x
*
a�
*e �� a
is
GCS !S 5s t4 9
10
Attachment B: Building Elevations (Trash Enclosure)
gill,
�s
4;
k
& �6
e«
€ a n 9k
• ` q$g tt A p
77
loll
11: to 144111
l a' lip P 11 lilt
I pip € 1P I # �7 �$ �'� :� �3� Hot
„.sa--YTS
da„f
........
Ron 110
1101. 01 IMP! Ill
� E t ! S � � As 1.. ✓ fE' �� ��2�
y* rS F 44 {y" A Tq g" C
5da .gyyyngg yyyygg $g
'i nll lip
IBM!I Ill
1 R ' No
oil 1 H o
11
Attachment C: Excerpt 2012 Adaptive Reuse Plan
o�M
as
I 4 V1111111 11AQ f
r t
1{ a �t
ylf s
LLUjLLrfs�
a
n - 1111HI i HTfTFIJ
mM '
za
Z'4 g'
KATCH RIFE A
� t
■ N
F01
EAND AVENUE SITE PLAT be��, g�". mtaa,wa.nn aaae,aw.c
Sxn23bftp3
12
Attachment D: Major Site Development Plan
(Layout & Dimensions)
� t
s
E
0O
9
i
III �
I
d
of
i tt
Ig
Is
g O �11R
® L
_.
(� �p� SrFE UWUT M bEMEK31�.^,fYfMG 9Ui1 � x _ —... a.
iS # • w rOX�wwwew. gE
kt rren ineerin
13
Attachment D: Major Site Development Plan
(Landscaping Plan)
�
~ " `,>
I "
94 t•
1' E i Vie.
{ 1
i
i
-
I� C■
L $
.d € •—,tom�, ""., ��a �" :. z .W.,""" i �' �l
!
j
!
0
' i v
p
I
t � 7
1
717
n y tHVOSU!(YE IkAX " FOX W+
� EJ �u 'aamt 90a .-_
•• �8 - a ,�Pr�i�lR�L'.CiEniS ....
14
Attachment E: 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.
15
Attachment F: 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 the small
existing grass area will become paving for the new parking lot. 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, grasses and decorative ground covers will be
incorporated into the design. Front yard landscaping is being incorporated in the site
along Grand Avenue. Parking lot islands will be added to the parking lot area for the
proposed restaurant.
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.
16
Access into the site will come from existing access drives from Grand Avenue and
24'h Street. The circulation within will function as a typical commercial parking lot.
Sidewalk access will be provided from the building to Grand Avenue.
The drive-through lane will wrap the building on the east and north 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.
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 garbage collection area will be screened with a fence to function as the trash
enclosure. A waiver by the City Council will be necessary to allow the trash
enclosure inside the minimum required 50-foot setback from the street. 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.
17
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 Adaptive Reuse Plan does allow for construction of a restaurant in this
area, described as "Site G."
18