HomeMy WebLinkAboutA025 - Hearing on Amendment to Adaptive Reuse/Major Site Development Plan for North Grand Mall located at 2615 Grand AvenueITEM #:27
DATE:12-09-25
DEPT:P&H
SUBJECT:MAJOR SITE DEVELOPMENT PLAN AND ADAPTIVE REUSE PLAN
AMENDMENT FOR FAST FOOD RESTAURANT AT 2615 GRAND AVENUE
COUNCIL ACTION FORM
BACKGROUND:
In 2007, an Adaptive Reuse Plan (ADP) was adopted for the North Grand Mall site, which
contained allowances to waive certain parking and landscaping standards. Ed Kaizer,
representing the owner of 2615 Grand (Grand 1350 LLC), is requesting an amendment
to the 2007 Adaptive Reuse Plan and approval of a Major Site Development Plan to
allow a fast-food restaurant (KFC) with a drive-thru on the property, which was
previously a US Bank location.
The proposed new fast-food project alters the current approved ADP in regard to the
total number of parking stalls and site circulation, resulting in the need for an
amendment with a Major Site Development Plan and waivers.
A location map showing the subject property and the ADP boundaries is attached. More
information regarding the ADP and past amendments is included in the addendum.
PROJECT DESCRIPTION:
The building site is a 0.18 acre parcel that is an island within the overall "Mall" site. The Mall
site is divided into multiple ownerships between the original mall area and the redeveloped
mall area. The subject site is a separate parcel surrounded by a property under the same
ownership that includes shared parking stalls and access aisles. Parking for the use and drive-
thru circulation will affect this abutting property under the same ownership. The changes do
not affect the layout of the mall site to the north under separate ownership.
The site contains the bank building, former bank drive-thru area, and three parking spaces on
the south side of the building. The existing brick building will be retained and reused for
the new restaurant. Excerpts from the site plan including building elevations are attached. An
addendum includes more information on the modifications to the building and site design
elements.
Several conditions are proposed requiring a lighting plan, additional directional signage, and
landscaping prior to occupancy. These are further discussed in the addendum. The primary
issue for reuse related to the site is the proposal for circulation of the drive-thru and
additional reduction in required parking.
Site Circulation and Drive-Thru Design
Reuse of the site for a fast-food restaurant was complicated by how to queue vehicles for the
drive-thru without impeding the general circulation within the site. The proposed design directs
traffic to approach the drive-thru from the south. The menu board is located on the southeast
corner of the building, parallel to Grand Avenue. The drive-thru lane adjacent to the building
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will be one-way and also serve as an access aisle for angled parking. Once ordering is
complete, vehicles will then turn left around the north end of the building to access the pick-up
window and exit to the main mall parking lot driveway.
Staff has reviewed multiple iterations of how to configure a drive-thru to function appropriately
and meet queuing and circulation interests. With vehicles approaching from the south and
following the proposed directional signage, staff believes that adequate queueing will
exist and that the primary drive aisles of the parking area will remain unobstructed.
Due to a limited turning radius around the building's south and east sides, vehicles traveling
east cannot turn left to enter the drive-thru. Staff has proposed a condition to discourage
drivers from approaching the drive-thru at this location. Additional striping on the pavement
near the menu board and a diverter will delineate the drive aisle and reinforce right-turn-only
movement at this location to emphasize that drive-thru vehicles circulate from the south.
Directional signage on the pavement will direct this traffic to turn right before reaching this
point and loop around the off-site parking area south of the building to enter the queue. Staff
proposes a condition that similar signage be installed at the southern entrance to the off-site
parking area to reinforce this routing and prevent vehicles from attempting to enter the queue
near the building. A drive-thru directional sign at the south end of the parking lot may also be
provided.
To approve the proposed drive-thru configuration, a waiver of the 5-foot drive-thru
setback requirement is required with the ADP amendment. The parcel's "island"
configuration would not permit conformance to the typical drive-thru setback standards as the
queue crosses property lines.
Parking
The original ADP and subsequent amendments have addressed parking as an overall
requirement of the combined mall properties that are governed by the ADP. All parking is
considered shared within the context of the ADP with a set minimum number of spaces for the
overall site to serve the specific uses allowed within the ADP.
The result of the proposed fast food plan is a net loss of 6 parking spaces for the
overall ADP due to a change in the configuration of the parking (change from a two-way
access aisle to one-way angled parking along the drive-thru). This requires Council to
grant a waiver to modify the minimum parking allowed with the ADP.
The proposed fast food use requires 1 less parking space than the prior bank use. The
reconfiguration of the parking lot is what results in the need for the parking waiver, not
the change in use.
WAIVERS:
Since City Council has already made the determination of the long-term benefits of the
redevelopment of the site with the 2007 ADP, the amendment requires Council to only
consider the requested waivers to the Development Standards and determine if they
believe it is in the interest of the neighborhood and the City to approve them. Approval
of the Major Site Development Plan, as proposed, will approve the three requested
waivers listed below.
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The specific waivers requested include:
1. Drive-Thru Setback. The applicant requests waiver of the 5-foot setback for drive-
thrus from property lines to allow queuing across properties under common
ownership. While the setback is not met from the subject property’s property lines, it is
met from all exterior property lines and property lines not under common ownership.
2. Parking. The applicant requests a reduction of 6 spaces and approval of 1,720 total
parking spaces on the site for the proposed and existing mix of uses. The
proposed use itself has sufficient parking on-site and nearby, but the overall ADP site is
short of required parking for all uses established with the original approval and
subsequent amendments. Through approval of the requested amendment to the ADP,
City Council would permit the continued waiver for reduction of overall parking
requirements.
3. Landscaping. The applicant requests City Council determine that the landscaping
as shown on the site plan is adequate for the purpose of enhancing the site and
supporting reinvestment, waiving full landscaping standards. A new drive-thru
island will be landscaped with grass and two overstory trees. The building site currently
has no landscaping. This landscaping significantly increases landscaped area. Staff
believes this is the most landscaping that can be practicably added to the site, given that
proposed improvements are limited to this area.
PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission reviewed the request at its November 19, 2025,
meeting. The primary focus was on the reconfiguration of the parking and drive-thru access.
The Commission wanted to ensure the accessible parking, which is located across the drive-
thru lane from the building, was permitted because of its separation from the front door and
location crossing through the drive-thru. Staff responded that, at this time, the City's
Inspections Division staff considered it compliant with the Building Code because it is located
along an accessible route. Striping and a sloped ramp will be added to guide pedestrians from
the parking to the entrance. The spaces could be relocated if an additional accessible route is
defined for a different location of the spaces. Staff has also proposed a condition to add a
painted stop bar in front of the ordering board so that drive-thru traffic does not block the
sidewalk and parking lot crossing that occurs at the southeast corner of the building.
The Commission also took an interest in the function of the angled parking stalls and their
transition to 90 degree stall to the south of the menu board ordering location. Staff reviewed
the overlap of a drive-thru lane and access aisle and noted that while it is not ideal, is it not
prohibited by the Zoning Ordinance and is a common configuration for other drive-thrus.
A Commissioner also asked if other improvements to the larger ADP site were triggered by the
proposal or could otherwise be required. Staff did not revisit the overall scope of the mall
property when reviewing this proposal; the review was confined to the footprint of this project.
Prior amendments did trigger other site enhancements, such as landscaping and walkway
connections. Staff responded that this project did not trigger any upgrades to other parking or
common areas based upon the prior ADP conditions.
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The Commission voted 6-0 to recommend approval.
ALTERNATIVES:
1. Approve the amendment to the Adaptive Reuse Plan and Major Site Development Plan
for 2615 Grand Avenue subject to the following conditions:
a. A painted stop bar shall be added in front of the ordering board so that drive-thru
traffic does not block the sidewalk and pedestrian parking lot crossing in this area.
b. Directional signage be installed at the southern entrance to the drive-thru to direct
traffic prior to occupancy.
c. Prior to Occupancy, work with Planning staff to define the painted area and diverter
options at the southeast corner of the building to deter vehicle entering the drive-
thru queuing area.
d. The 8 shrubs along the site frontage with Grand are replanted prior to occupancy.
e. A lighting plan compliant with City standards is submitted for review and approval
by the Planning Division.
2. Approve the amendment to the Adaptive Reuse Plan and Major Site Development Plan
for 2615 Grand Avenue with modified conditions.
3. Deny the amendment to the Adaptive Reuse Plan and Major Site Development Plan for
2615 Grand Avenue.
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. The proposed plan accommodates a
drive-thru use that does not impact the overall circulation of the site and creates a new
restaurant space that will be complementary to the uses at the mall and provide services to the
residents of north Ames.
The overall benefit of adding new uses to the site 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 adopt Alternative #1, as described above.
ATTACHMENT(S):
ADDENDUM KFC.pdf
Location Map.pdf
Site Plan Excerpts.pdf
Adaptive Reuse Plan and Major Site Development Plan Criteria.pdf
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ADDENDUM:
ADP Plan Background
In 2007, City Council approved an Adaptive Reuse Plan (ADP) for North Grand Mall. An
ADP allows for development flexibility (waivers) for redevelopment of economically
significant commercial properties or historic properties. The entire Mall site from 24 th
Street to 30th Street, including a small parcel on the west side of Ferndale Avenue, and
the subject 2615 Grand site, were included within the ADP. The area the ADP applies to
is zoned Planned Regional Commercial (PRC).
While the ADP site encompasses multiple parcels and ownerships, it views all included
properties as a single development area for the purpose of shared parking, access, and
landscaping amenities. Additionally, the ADP includes development parameters for
redoing parking lots and constructing new buildings consistent with the Plan.
In 2012, an amended ADP for the entire site was approved to facilitate redevelopment of
the former Sears store and buildings to the south (e.g. Kohl’s). Other amendments have
been approved to construct the Starbucks project and B -Bop’s.
One of the key waivers granted through the ADP is the parking ratio allowed for the site.
The ADP allows for a ratio of 4 parking stalls/1,000 square feet of building area for the
mall plus other specified use allowances related to parking. The total requi red parking is
accounted for with an overall site plan that includes a minimum number of striped parking
stalls. Any change of use or building that alters this overall plan requires an amendment.
There are currently 1,726 parking spaces site-wide. With the previous amendments, the
parking ratio was permitted to fall below 4/1,000 square feet (3.86 per 1,000 square feet)
due to allowances for fitness uses on the site and new structures impacting existing
parking. The amendments also anticipated long-term improvements to the northeast
corner of the site that will add 20 parking spaces.
Additional Building and Site Design Information
Building
The existing brick building will remain. The canopy that previously covered the bank drive-
through lanes on the north side of the building has been removed.
The brick will be painted and parapet rebuilt. The existing transom windows that wrap all
four sides of the building will be maintained.
A new primary entrance will be on the south side of the building, adjacent to the existing
parking area on the site. While the entrance to the building facing Grand will be removed,
it will be replaced with windows into the dining area. The overall design including the
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retention of the brick and improved fenestration are consistent with contemporary
commercial design qualities and the Mall site development overall.
Pedestrian Access
A new sidewalk connection will extend from the public sidewalk on Grand Avenue onto
the site. A striped pedestrian crossing is proposed across the drive aisle between the
building and parking spaces along Grand. This will connect with a sidewalk on the sou th
side of the building that provides pedestrian access to the primary entrance.
Parking
The original bank use would have been accounted for at 4 spaces per 1000 gross square
feet, or 9 parking spaces with the 2012 ADP. A fast-food restaurant would apply a
minimum requirement of 12 spaces per 1,000 square feet of customer area, of which staff
calculated as only being 700 square feet for 8 required parking spaces. The seating area
includes fixed seating for 28 people. Based upon zoning minimum standards there is
no net change in parking demand, but the overall supply is reduced by 6 spaces
due to a change in the configuration of the parking, which requires a waiver to the
approved parking ratio of the ADP
The reconfiguration is of the 90-degree parking spaces east of the building along Grand.
These spaces will be restriped into seven 45-degree angled parking spaces, including
two accessible spaces and their associated access aisle. This is because the access aisle
behind the spaces will be changed to one-way to accommodate the drive through and
angled parking. Although this arrangement of drive through and angled parking is not
ideal, it is approvable. Importantly, there is a large parking area south of the building with
standard parking spaces and access that will likely be the predominant location of
customer parking.
Landscaping
The 2012 ADP included allowances for reduced landscaping compared to Zoning
Ordinance requirements of overall landscape percentages and specific planting
requirements. Along the Grand Avenue frontage, a combination of trees and shrubs were
to be planted. The required shrubs are missing along the frontage abutting the
development area are required to replanted in accordance with the ADP.
The building site currently has no landscaping and therefore is nonconforming. In general,
where there are existing nonconformities, a development is required to conform with
current standards as practicable without causing new deficiencies and in proportion to the
proposed improvements.
The area north of the building will be altered with the drive through plan, including a new
island. The island will be landscaped with grass and two overstory trees, increasing
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pervious area by 900 square feet. This exceeds the required 10% of the parking area
(500 square feet) that is required to be landscaped, and approaches the 15% (1,200
square feet) of the lot area required to be landscaped.
Staff finds that this is the greatest level of compliance that can be practicably achieved.
There are no other areas impacted by the development where new landscaping could be
added and the landscaped island cannot be enlarged or it will interfere with sit e
circulation.
Screening
New mechanical equipment mounted on the roof will be screened with a metal screen,
painted to match the building trim.
A dumpster will be located east of the drive-through island and enclosed with a 6-foot-tall
fence, meeting screening requirements.
A new transformer is proposed in the drive -through island, behind the centerline of the
building. Due to this location, the Planning Director may approve screening to meet the
requirements of this section solely based upon front yard landscaping and other site
features that obscure equipment. Ornamental grasses that will be 5 feet high at maturity
are to be planted in front of the transformer to meet this allowance.
Signs
All signs including painted wall signs will be required to reviewed and approved separately
after approval of the ADP amendment and Major Site Development Plan. Uniquely, the
site has no street frontage, but it will be granted signage as if the lot line along Grand is
a street frontage. Because Grand Avenue is part of U.S. Highway 69, the Iowa DOT must
also review the signage package in addition to City of Ames review.
The applicant does desire to reuse existing pole sign at the southwest corner of the site.
Its reuse is currently proposed as a standard cabinet sign and not a “chicken bucket” that
was an historic icon for the KFC.
Lighting
A lighting plan will be submitted after approval of the Major Site Development Plan. The
lighting is required to be compliant with City standards prior to occupancy, per a
recommended condition. All outdoor lighting must meet zoning standards based upon
downlighting to address “Dark Sky” requirements. This includes LED accent/strip lighting
and other exterior accent light on the building and any exterior lights aimed at the menu
board or other features. The applicant indicates existing parking lot lighting will remain.
Utilities
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A new 6-inch water line is shown on the site plan serving the building. This is no longer
required. The existing 1-inch line is adequate to serve the proposed use, as a requirement
to install a sprinkler system for basement is no longer applicable following removal of
internal storage room doors that previously restricted hose access. If the 1-inch line is
upgraded, an easement with the property owner to the north will be required as the service
line crosses over private property under different ownership.
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2012 Adaptive Reuse Plan
Limits
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Subject Property
2615 Grand
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KFC
2615 GRAND AVE
AMES IA
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SITE WORK KEYNOTES B
SITE PLAN 3/32"=1'-0"1
1. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH
THE LATEST EDITION OF THE IOWA DEPARTMENT OF
TRANSPORTATION'S "STANDARD SPECIFICATIONS FOR
ROAD AND BRIDGE CONSTRUCTION", AS APPLICABLE.
2. THE BUILDING AND PARKING FACILITIES ARE PARALLEL
WITH OR PERPENDICULAR TO THE EXISTING BUILDING.
3. CONTRACTOR SHALL PROVIDE SMOOTH TRANSITIONS
FROM PROPOSED FEATURES TO EXISTING FEATURES AS
NECESSARY.
4. ALL DISTURBED AREAS SHALL BE SEEDED OR SODDED
AFTER FINISH GRADING IS COMPLETED UNLESS
OTHERWISE NOTED. ALL NEW SEEDED OR SODDED AREAS
SHALL HAVE A TOPSOIL LAYER OF 4" MINIMUM. TOP OF
TOPSOIL LAYER SHALL BE PLACED 1" BELOW TOPS OF
CURBS, WALKS, OR PAVEMENT ELEVATIONS WHERE
TOPSOIL ABUTS THOSE AREAS.
5. CONTRACTOR SHALL REPAIR, RESURFACE, RECONSTRUCT
OR REFURBISH ANY AREAS DAMAGED DURING
CONSTRUCTION BY THE CONTRACTOR, HIS
SUBCONTRACTORS OR SUPPLIERS AT NO ADDITIONAL
COST TO THE OWNER.
6. ALL PAINT STRIPING SHALL BE 4" TRAFFIC PAINT IN
ACCORDANCE WITH THE STATES DEPARTMENT OF
TRANSPORTATION STANDARD SPECIFICATIONS AND SHALL
BE YELLOW.
7. ALL CONSTRUCTION MATERIALS, DUMPSTERS, DETACHED
TRAILERS, OR SIMILAR ITEMS OR PROHIBITED ON THE
PUBLIC STREETS OR WITHIN THE PUBLIC RIGHT-OF-WAY.
GENERAL SITE NOTES C
NEW PANEL SIGN ON EXISTING ROOF MOUNT
PYLON. COORDINATE INSTALLATION WITH SIGN
VENDOR. PYLON FRAME AND POST TO BE PAINTED
BLACK BY G.C.
G.C. SHALL PROVIDE CONCRETE BASE AND
ELECTRICAL AT DT SIGNAGE (MENUBOARD &
ORDER CANOPY). DT SIGNAGE SUPPLIED AND
INSTALLED BY SIGN VENDOR.
G.C. SHALL PROVIDE CONCRETE BASE AT DT
SIGNAGE (CLEARANCE BAR). DT SIGNAGE SUPPLIED
AND INSTALLED BY SIGN VENDOR.
LIMIT OF EXISTING CONCRETE SIDE WALK.
NEW WHEELCHAIR ACCESSIBLE RAMP TO BE
CONSTRUCTED BY G.C.
G.C. TO ADD NEW 4- INCH CONCRETE SIDEWALK TO
EXISTING SIDEWALK.
EXISTING PAINTED PARKING LINES AND STRIPING TO
BE REPAINTED YELLOW BY GC.
NEW PARKING LINE / STRIPING TO BE PAINTED BY
GC.
NEW 6" Ø BOLLARDS TO BE INSTALLED BY GC. PAINT
YELLOW.
EXISTING PARKING SHALL REMAIN.
TRASH CORRAL SUPPLIED AND INSTALLED BY GC,
SEE DETAIL ON C-2.0.
TRANSFORMER AND PRIMARY WIRING BY
LANDLORD
NEW ADA SYMBOLS TO BE PAINTED BY GC. SEE
DETAIL 2/C-3.0.
NEW 6" WATER SERVICE WITH 10' UTILITY EASEMENT.
SEE NORTH GRAND MALL UTILITY PLAN BY BOLTON
AND MENK STAMPED BY GREGORY BROUSSARD.
NEW ELECTRICAL SERVICE WITH 10' UTILITY
EASEMENT. SEE NORTH GRAND MALL UTILITY PLAN
BY BOLTON AND MENK STAMPED BY GREGORY
BROUSSARD.
G.C. TO ADD ACCESSIBLE PUBLIC PEDESTRIAN
ROUTE. FIELD VERIFY ELEVATIONS TO PROVIDE
DESIGN TO MEET FEDERAL AND JURISDICTION
REQUIREMENTS. THE ACCESSIBLE ROUTE OF THE
SIDEWALK SHALL HAVE A TARGET SLOPE OF 6.25%
AND NOT TO EXCEED A SLOPE OF 8%.
ADD NEW CONCRETE WHEEL STOP.
RE: 3/SP501
NEW CURBSIDE SIGN (QUICK PICK-UP
PARKING SIGN). RE: 11/SP501
NEW SIGNS AT ADA PARKING STALLS. ONE SIGN
SHALL DENOTE A VAN ACCESSIBLE SPACE.
RE: 3/SP501
NEW LANDSCAPE TURF- SOD. INSTALL A LOCALLY
SOURCE FESCUE MIX SOD. REFER TO LANDSCAPE
NOTES ON SHEET C1.1.
PROVIDE NEW DECIDUOUS TREES AS NOTED IN THE
PLANTING SCHEDULE ON THIS SHEET.
NEW ROCK MULCH. INSTALL 3" DEPTH OF LOCALLY
SOURED RIVER ROCK MULCH.
PROVIDE NEW GRASSES AS NOTED IN THE PLANTING
SCHEDULE ON THIS SHEET.
ALL CURBS AND SIDEWALKS SHALL BE 6" ABOVE
EXISTING GRADE.
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SITE SIGNAGE D
·REFER TO GRAPHICS PACKAGE FOR ADDITIONAL INFORMATION
·S14 SERIES IS OPTIONAL, ALL OTHER SIGNS ARE REQUIRED
DT CLEARANCE BARB7d
ORDER CANOPYB4e
MENU BOARDS15b
TAG ITEM DESCRIPTION ELEC
YES
YES
NO
PLAN NORTH
TRUE NORTH
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SITE INFORMATION A
PARCEL NUMBER: 05-34-227-100
ADDRESS: 2615 GRAND AVE. AMES, IA
COUNTY:STORY
OWNER:FIT DEVELOPMENT
564 N SUNRISE AVE
ROSEVILLE, CA 95661
ACRES: 0.18
ZONED:PRC - PLANNED REGIONAL
COMMERCIAL
PRIMARY CLASS: COMMERCIAL
EXISTING PARKING WITH IN LEASE AREA: 3 STALLS, INCLUDING 0
ACCESSIBLE
REQUIRED PARKING: 7 STALLS, INCLUDING 1 ACCESSIBLE
PARKING REQUIREMENT: 12 STALLS PER 1,000 SQ . FT. OF
CUSTOMER EATING OR WAITING AREA.
REQUIRED PARKING: 530 SQ. FT. / 1,000 X 12 = 6.4 TOTAL
STALLS
PROPOSED PARKING: 21 STALLS, INCLUDING 2 ACCESSIBLE
WITHIN LEASE AREA: 3 STALLS, INCLUDING 0
ACCESSIBLE
SHARED PARKING WITH SHOPPING CENTER: 18 STALLS,
INCLUDING 2 ACCESSIBLE
12 STALLS, INCLUDING 2 ACCESSIBLE
PARKING DIMENSIONS: 90° - 19' X 9'
60° - 9' X 21'
45° - 9' X 19.8'
TOTAL EXISTING IMPERVIOUS AREA: 8,000 SQ. FT.
TOTAL NEW PERVIOUS AREA: 918 SQ. FT.
AREA OF DISTURBANCE: 1,556 SQ. FT.
NOT NET GAIN OR LOSS OF PERVIOUS OR IMPERVIOUS AREA.
LEGAL DESCRIPTION
COMMENCING AT THE SOUTHEAST CORNER OF THE NORTHEAST
QUARTER, NORTHEAST QUARTER SECTION 34, T 84 N, R 24 W,
THENCE NORTH 707.0 FEET, THEN WEST 100.0 FEET TO THE POINT
OF BEGINNING; THENCE WEST 80.0 FEET, THENCE NORTH 100.0
FEET, THENCE EAST 80.0 FEET, THENCE SOUTH 100.0 TO THE POINT
OF BEGINNING, STORY CITY, IOWA.
TOTAL LANDSCAPED AREA WITH IN PROPERTY LINE IS - 918 SF
THIS IS AN INCREASE IN PERVIOUS AREA.
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SIGNS ARE NOTED ON THE SITE PLAN FOR REFERENCE ONLY TO
ILLUSTRATE THE INTENDED FUNCTION OF THE DRIVE THRU. ALL
SIGNS ARE APPROVED BY SEPARATE PERMIT.
CONTACT: SARA VAN MEETEREN AT
SARA.VANMEETEREN@CITYOFAMES.ORG OR 515-239-5255
FOR SIGN PERMITTING PROCEDURES
SIGNAGE NOTE E
LANDSCAPE NOTES E
”
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SYMBOL BOTANICAL / COMMON NAME SIZE QTY
TREES
Nyssa sylvatica
Tupelo 1.5" Cal.Per Plan 2
GRASSES
Panicum virgatum 'Northwind'
Northwind Switch Grass 2 gal.PER PLAN 5
SYMBOL BOTANICAL / COMMON NAME SIZE SPACING QTY
GROUND COVERS
Rock Mulch - River Rock 2-4" Diameter 3" Depth 18 sf
PLANT_SCHEDULE
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C-1.1
SITE PLAN
SHEET NO.
SHEET TITLE
STORE NO.
ISSUE DATE
PROJECT TITLE
AMES, IA 50010
2615 GRAND AVE
DT1800
RED
C029078
10.01.2024
ByDateMark
REVISION:
I hereby certify that the portion of this technical
submission described below was prepared by me or
under my direct supervision and responsible charge. I am
a duly licensed architect under the laws of the state of
Iowa.
License number 07053
Renewal date 06/30/2027
Pages or sheets covered by this seal include Title,
Site and Architectural.
Lee Manske Date
08.12.2025 KRJ
RTC SITE3
I hereby certify that the portion of this technical
submission described below was prepared by me or
under my direct supervision and responsible charge. I am
a duly licensed architect under the laws of the state of
Iowa.
License number 07053
Renewal date 06/30/2027
Pages or sheets covered by this seal include Title,
Site and Architectural.
Lee Manske Date
10.24.2025 KRJ
RTC SITE
10.24.2025 KRJ
RTC SITE4
11.05.2025 MEW
CITY RTC5
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5
5
5
5
5
5
5
11-5-25
Drive Through PIckup
Drive Through Order
10
LIFE SAFETY PLAN 1/4"=1'-0"AOCCUPANT LOAD KEY PLAN B
BUILDING PROPERITES C
5.FIRE PROTECTION REQUIREMENTS FOR BUILDING
ELEMENTS (HOURS):(2018 IBC)
STRUCTURAL FRAME:
COLUMNS & GIRDERS, BEAMS, TRUSSES
BEARING WALLS:
EXTERIOR
INTERIOR
NONBEARING WALLS & PARTITIONS:
EXTERIOR
NONBEARING WALLS & PARTITIONS:
INTERIOR
FLOOR CONSTRUCTION:
INCLUDING SUPPORTING BEAMS & JOISTS
ROOF CONSTRUCTION:
INCLUDING SUPPORTING BEAMS & JOISTS
0 HOUR
0 HOUR
0 HOUR
0 HOUR
0 HOUR
0 HOUR
(2018 IBC)
FIRE-RESISTANT RATING FOR EXTERIOR WALLS:
X ≥ 30'-0" TO ADJACENT BUILDING 0 HOUR
CONSTRUCTION TYPE:
OCCUPANCY CLASSIFICATION:1.
(IBC)
2.
3.AREA & HEIGHT LIMITATIONS:
BUILDING PROPERTIES
4.FIRE SUPPRESSION / ALARM:
(NFPA 101)
RESTAURANT A-2
TYPE V-B (000) UNSPRINKLERED
(2018 IBC)
UNSPRINKLERED
IA=PROTECTED B=UNPROTECTED
(NFPA 101)
SUPPRESSION:
STORIES PROVIDED =1 STORY + BASEMENT
AREA PROVIDED:=2,127 SF
PROJECT PROPERTIES
BUILDING PLAN REVIEW:
NEW ASSEMBLY (A-2) RESTAURANT
(SEE 2018 IBC TABLE 602)
MAX STORIES = 1 STORY
MAX HEIGHT = 40'-0
MAX AREA = 6,000 S.F.
HEIGHT PROVIDED =17'-2"
EMERGENCY EXIT SIGN
FIRE PROTECTION LEGEND:
NOTES
1. NO FIRE RATED WALLS ARE REQUIRED FOR TYPE VB BUILDINGS.
VERTICAL SHAFTS: (2018 IBC & NFPA)N/A
INCIDENTAL USE: (2018 IBC)
TENANT SEPARATION: (2018 IBC)
N/A
6.OCCUPANT LOAD:
(NFPA TABLE 7.3.1.2)
7.EXIT CAPACITY:
(NFPA TABLE 7.3.3.1)
96" PROVIDED.2" PER OCCUPANT (LEVEL COMPONENTS): (FLOORS)
.3" PER OCCUPANT (STAIRWAYS):
8.COMMON PATH, DEAD-END, & TRAVEL DISTANCE LIMITS
(NFPA TABLE A.7.6)
COMMON PATH LIMIT:
DEAD-END LIMIT:
TRAVEL DISTANCE LIMIT:68'-2"< 200 FT.
N/A
N/A
N/A
49 OCCUPANTS TOTAL
BUILDING PROPERTIES
(NON SPRINKLED)
100 FT.
20 FT.
200 FT.
49 x 0.2 = 9.8" REQUIRED
(NON SPRINKLED)
(NON SPRINKLED)
N/A
PROJECT PROPERTIES (CONT.)
BUILDING PLAN REVIEW:
NEW BUSINESS - RESTAURANT
(2018 IBC)
(2018 IBC)
(2018 IBC)
SEE PLAN THIS SHEET
OCCUPANT LEGEND
ASSEMBLY:FIXED
TABLES & CHAIRS
28 SEATS = 28 OCCUPANTS
ASSEMBLY: STANDING
CUSTOMER STANDING SPACE
59 SF NET / 5 = 12 OCCUPANTS
KITCHEN
EMPLOYEE SPACE
908 SF NET / 200 = 5 OCCUPANTS
ACCESSORY STORAGE
COLD STORAGE
62 SF NET / 300 = 1 OCCUPANT
TOTAL GRADE LEVEL OCCUPANT LOAD 46
PLAN NORTH
TRUE NORTH
LIFE SAFETY PLAN NOTES C
EMERGENCY EXIT SIGN
EMERGENCY ILLUMINATED FIXTURE
CONTINUOUSLY LIT LED FIXTURES
TYPE K FIRE EXTINGUISHER
20 LB TYPE ABC FIRE EXTINGUISHER.
1
2
3
4
5
DN
EDGE OF TABLEEDGE OF TABLE
OFFICE
KITCHEN
DN
34
"
/
.
2
"
=
1
6
0
P
E
R
S
O
N
S
PE
R
S
O
N
S
T
O
E
X
I
T
T
H
I
S
D
O
O
R
.
MA
X
I
M
U
M
A
L
L
O
W
A
B
L
E
EX
I
T
H
A
R
D
W
A
R
E
:
P
A
N
I
C
H
D
W
R
.
COOK LINE PACK LINE
BREADING
COOLER
WARE WASH
UTILITY
PREP
DR
I
V
E
T
H
R
U
CUSTOMER
SERVING
KITCHEN
TR
A
V
E
L
D
I
S
T
A
N
C
E
=
3
3
'
-
0
"
MAXIMUM TRAVEL DISTANCE = 61'-0"
MEN'S WOMEN'S
SEATING
32"/.2" = 160 PERSONS
PERSONS TO EXIT THIS DOOR.
MAXIMUM ALLOWABLE
EXIT HDWR: PUSH, NO LATCH
1
2 3
4
5
2
2
1
1
TYP
5
ELECTRIC METER
GAS METER
MA
X
I
M
U
M
T
R
A
V
E
L
D
I
S
T
A
N
C
E
=
6
6
'
-
0
"
A-0.1
LIFE SAFETY PLAN
SHEET NO.
SHEET TITLE
STORE NO.
ISSUE DATE
PROJECT TITLE
AMES, IA 50010
2615 GRAND AVE
DT1800
RED
C029078
09.11.2024
I hereby certify that the portion of this technical
submission described below was prepared by me or
under my direct supervision and responsible charge. I am
a duly licensed architect under the laws of the state of
Iowa.
License number 07053
Renewal date 06/30/2025
Pages or sheets covered by this seal include Title,
Site and Architectural.
Lee Manske Date
21689R24001
ByDateMark
REVISION:
OWNER COMMENTS
MEW
2
2
04.01.2025
2
11
LIFE SAFETY BASEMENT PLAN 1/4"=1'-0"AOCCUPANT LOAD KEY PLAN B
NOT USED C
OCCUPANT LEGEND
ACCESSORY STORAGE
COLD / DRY STORAGE
2005 SF NET / 300 = 7 OCCUPANT
TOTAL BASEMENT OCCUPANT LOAD 7
UP
MAXIMUM TRAVEL DISTANCE = 66'-0"
FREEZER
UP
UTILITY ROOM
STORAGE
STORAGE
FREEZER
STORAGE
FIRE
EXTINGUISHER
MAXIMUM TRAVEL DISTANCE = 66'-0"
STORAGE
STORAGE
A-0.2
LIFE SAFETY
BASEMENT PLAN
SHEET NO.
SHEET TITLE
STORE NO.
ISSUE DATE
PROJECT TITLE
AMES, IA 50010
2615 GRAND AVE
DT1800
RED
C029078
09.11.2024
I hereby certify that the portion of this technical
submission described below was prepared by me or
under my direct supervision and responsible charge. I am
a duly licensed architect under the laws of the state of
Iowa.
License number 07053
Renewal date 06/30/2025
Pages or sheets covered by this seal include Title,
Site and Architectural.
Lee Manske Date
21689R24001
ByDateMark
REVISION:
OWNER COMMENTS
MEW
2
2
2
22
04.01.2025
2
2
12
MAIN ENTRY ELEVATION 1/4"=1'-0"A
NOTE:
SIGNAGE AND BUILDING ELEMENTS ARE NOT SHOWN ON THIS SHEET.
REFER TO "VENDOR SUPPLIED / INSTALLED ELEMENTS" GENERAL NOTE; THIS SHEET.
EXTERIOR GRAPHICS CEXTERIOR FINISH SCHEDULE F GENERAL NOTES D
EXTERIOR WALL AREASYMBOL MANUFACTURER
GREY EIFS 1.5"1 STO CORP.
BLACK EIFS 3" (ALTERNATE)
EIFS
EXTERIOR CLADDING
5 JAMES HARDIE
DESCRIPTION NOTES
METAL TRIM
14 EXTERIOR METAL TRIM (BLACK)
15 EXTERIOR METAL TRIM (RED)
ARTISAN SHIPLAP SIDING
WITH MATCHING 2.5" TRIM
PAINTED p-9
www.jameshardie.com
Hardie Artisan Siding - Shiplap
9" Exposure
2 RED EIFS 1.5"STO CORP.
FIBER CEMENT SIDING - HORIZ. SHIPLAP ON
2x2 FURRINGS W/ 1/2" PLYWOOD
3 STO CORP.
11 EXTERIOR WOOD FACADE (LIGHT)
12 EXTERIOR WOOD FACADE (MEDIUM)
13 EXTERIOR WOOD FACADE (DARK)
IDENTITY WOOD
PRODUCTS
IDENTITY WOOD
PRODUCTS
IDENTITY WOOD
PRODUCTS
13 OF EACH, SEE 18/A6.1 FOR PATTERN. SUBMIT MOCK
UP TO OWNER / ARCHITECT FOR APPROVAL.
COLOR: KFC BISCUIT
COLOR: KFC FINGER LICKING
COLOR: KFC ORIGINAL RECIPE
WOOD
SEE SHEET A1.1 "WINDOW TYPES" FOR WINDOW ELEVATIONS.
SEE FINISH SCHEDULE ON SHEET A7.3 FOR MORE INFORMATION.
MISCELLANEOUS:
A.
B.
PROVIDE SEALANT PER MFR'S SPECIFICATIONS AT ALL WALL
AND ROOF PENETRATIONS.
PROVIDE SEALANT PER MFR'S SPECIFICATIONS AT ALL
STOREFRONT, STOREFRONT DOOR, WINDOW AND SERVICE
DOOR FRAMES @ HEAD AND JAMB ONLY. DO NOT SEAL SILL
AT WINDOWS.
SEALERS:
A.
B.
GC TO COORDINATE WITH VENDOR PROVIDED / VENDOR
INSTALLED SIGNAGE AND BUILDING ELEMENTS.
VENDOR SUPPLIED / INSTALLED ELEMENTS:
NOTE: NOT ALL KEY NOTES APPLY TO THIS SHEET
S39a KFC CHANNEL LETTERS - WHITE (USE PROPORTIONAL SIZED BUCKET 60")
TAG ITEM DESCRIPTION ELEC
YES
NOTES:
1.FOR WINDOW DECALS AND SIGNAGE, REFER TO INTERIOR ELEVATIONS SHEET A8.0 AND SIGNAGE SCHEDULE ON SHEET A7.3.
2.REFER TO GRAPHICS PACKAGE FOR ADDITIONAL INFORMATION.
NOT USED.
NOT USED.
PARAPET COPING. COLOR AS NOTED.
EXISTING STOREFRONT WINDOWS TO REMAIN.
INSTALL NEW ALUMINUM STOREFRONT WINDOW / DOOR SYSTEM. SEE SHEET A1.1.
NOT USED.
FIBER CEMENT SHIPLAP SIDING.
EXISTING BRICK TO REMAIN.
NEW GLAZING TO BE SUPPLIED AND INSTALL BY GC. MODIFY FRAMING AS REQUIRED.
WINDOW VINYL DECAL "S38", SEE A-7.3.
INDICATES TOP OF EXISTING ROOF.
NOT USED.
GAS METER. DO NOT PAINT METER.
CONCRETE SILL TO REMAIN, PAINT AS SPECIFIED
1.5" EIFS - COLOR AS NOTED.
3/4" EIFS V-GROOVE, TYP. SEE DETAIL 13/A-6.0.
VENDOR SUPPLIED CANOPY. SEE DETAIL 2/A-6.2.
NOT USED.
CONTINUOUS LINEAR ACCENT LIGHT FIXTURE - RED. REFER TO ELECTRICAL.
NOT USED .
CONTINUOUS LINEAR ACCENT LIGHT FIXTURE - WHITE. REFER TO ELECTRICAL. SEE
DETAIL 17/A-6.2.
NOT USED.
EYEBROW CANOPY AND VERTICAL ELEMENT WITH ACM PANELS. SEE DETAILS 3/A-6.2
6/A-6.2.
NOT USED
WHITE PAINTED STRIPING AS INDICATED.
2.5" FIBER CEMENT TRIM TO MATCH PLANKS.
NOT USED
NEW 2024 PANEL SIGN ON EXISTING ROOF MOUNT PYLON. COORDINATE
INSTALLATION WITH SIGN VENDOR. G.C. TO PAINT PYLON FRAME AND POST BLACK.
INFILL EXISTING OPENING WITH CONSTRUCTION AND BRICK VENEER TO MATCH
SURROUNDING
S30a 29.5" HIGH KENTUCKY FRIED CHICKEN WHITE STACKED LETTERS NO
S28a 11 HERBS & SPICES - STENCIL (10 DEGREE ROTATION)NO
S32a ILLUMINATED BUCKET WITH COLONEL ONLY (STANDARD)YES
S35 IT'S FINGER LICKIN' GOOD STENCIL NO
PAINT
7 RED EXTERIOR PAINT
8 WHITE EXTERIOR PAINT
p-1
p-2
BENJAMIN MOORE BM EXOTIC RED 2086-10
BM WEDDING VEIL 2125-70
9 BLACK EXTERIOR PAINT
p-9
BM BLACK JACK 2133-20
ef-1
ef-2
ef-3
fc-1
w-1
w-2
w-3
m-3
m-1
EIFS ALTERNATE FOR fc-1
PROVIDE 3/4" HOIZONTAL V-GROOVE SCORING 9" APART.
S31e POSTER FRAME - ON DISPLAY NO
KEY NOTES E
SIGNAGE AREA
20.5 S.F.
58 S.F.
37.7 S.F.
25 S.F.
100.7 S.F.
8.44 S.F.
SIGNAGE DIMENSIONS
2'-6"H X 8'-2.3"W
12'-0" DIA.
8'-0" H X 7'-4.25"W
60" X 60"
7'-6"H X 13'-5" W
45"H X 27"W
S39b KFC CHANNEL LETTERS - WHITE (ALTERNATE - USE PROPORTIONAL SIZED BUCKET 48")YES13.1 S.F.2'-0"H X 6'-6.6"W
S32b ILLUMINATED BUCKET WITH COLONEL ONLY (ALTERNATE)YES16 S.F.48" X 48"
6 ACM PANELS
ac-1
ALPOLIC
MATCH BM PAPER WHITE 1590
MATCH BM EXOTIC RED 2086-10
MATCH BM BLACK JACK 2133-20
MATCH BM BLACK JACK 2133-20
MATCH BM EXOTIC RED 2086-10
MATCH BM EXOTIC RED 2086-10
BENJAMIN MOORE
BENJAMIN MOORE
10 GREY EXTERIOR PAINT
p-10
BM PAPER WHITE 1590BENJAMIN MOORE
FRONT ELEVATION 1/4"=1'-0"B
50'
5 9
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
3 14314
ELEV. 8'-0"
B.O. EYEBROW CANOPY
ELEV. 0'-0"
T.O. FINISH FLOOR
ELEV. 17'-2"
T.O. PARAPET
7"
5"
7"
5"
7"EQ EQ
5
4
4
4
4
4
4
9
3 14314
ELEV. 15'-4"
T.O. HARDIE SIDING
ELEV. 8'-0"
B.O. EYEBROW CANOPY
ELEV. 0'-0"
T.O. FINISH FLOOR
ELEV. 17'-2"
T.O. PARAPET
ELEV. 15'-4"
T.O. HARDIE SIDING
ELEV. 14'-0"
T.O. EX.ROOF
7
8
8
8
8
8
8
7
8 8
9 9
9
1152121
623
825
S39a
2'3'-6"EQ
EQ
623
26
28
1'
64'-6" (TO BE VERIFIED ON SITE)
28
1 15
19 S32a
8 8
8 9
8 9
8 7
115
5 97
S30a 62319
78
S28a
6 23
ELEV. 14'-0"
T.O. EX.ROOF
16
16
S40a KFC CHANNEL LETTERS - RED (USE PROPORTIONAL SIZED BUCKET 60")
S40b KFC CHANNEL LETTERS - RED (ALTERNATE - USE PROPORTIONAL SIZED BUCKET 48")
YES20.5 S.F.2'-6"H X 8'-2.3"W
YES13.1 S.F.2'-0"H X 6'-6.6"W
2121
28
26
26
B3e
B3e DT WINDOW CANOPY - SIGNAGE VENDOR N/A N/A YES
15174'
1'
2'
-
6
"
ELEV. 11'-0"
B.O. CANOPY
29
29
13
11
11
87
10
10 10 10
4
A
A5.0
B
A5.0
1'-6"SPACED EQUALLY1'-6"
SPACED EQUALLY 1'-6"1'-6"
A-4.0
EXTERIOR
ELEVATIONS
SHEET NO.
SHEET TITLE
STORE NO.
ISSUE DATE
PROJECT TITLE
AMES, IA 50010
2615 GRAND AVE
DT1800
RED
C029078
09.11.2024
I hereby certify that the portion of this technical
submission described below was prepared by me or
under my direct supervision and responsible charge. I am
a duly licensed architect under the laws of the state of
Iowa.
License number 07053
Renewal date 06/30/2025
Pages or sheets covered by this seal include Title,
Site and Architectural.
Lee Manske Date
21689R24001
ByDateMark
REVISION:
OWNER COMMENTS
MEW
2
2
2
2
04.01.2025
13
DRIVE THRU ELEVATION 1/4"=1'-0"A
NOTE:
SIGNAGE AND BUILDING ELEMENTS ARE NOT SHOWN ON THIS SHEET.
REFER TO "VENDOR SUPPLIED / INSTALLED ELEMENTS" GENERAL NOTE; THIS SHEET.
EXTERIOR GRAPHICS CEXTERIOR FINISH SCHEDULE F GENERAL NOTES E
EXTERIOR WALL AREASYMBOL MANUFACTURER
GREY EIFS 1.5"1 STO CORP.
BLACK EIFS 3" (ALTERNATE)
EIFS
EXTERIOR CLADDING
5 JAMES HARDIE
DESCRIPTION NOTES
METAL TRIM
14 EXTERIOR METAL TRIM (BLACK)
15 EXTERIOR METAL TRIM (RED)
ARTISAN SHIPLAP SIDING
WITH MATCHING 2.5" TRIM
PAINTED p-9
www.jameshardie.com
Hardie Artisan Siding - Shiplap
9" Exposure
2 RED EIFS 1.5"STO CORP.
FIBER CEMENT SIDING - HORIZ. SHIPLAP ON
2x2 FURRINGS W/ 1/2" PLYWOOD
3 STO CORP.
11 EXTERIOR WOOD FACADE (LIGHT)
12 EXTERIOR WOOD FACADE (MEDIUM)
13 EXTERIOR WOOD FACADE (DARK)
IDENTITY WOOD
PRODUCTS
IDENTITY WOOD
PRODUCTS
IDENTITY WOOD
PRODUCTS
13 OF EACH, SEE 18/A6.1 FOR PATTERN. SUBMIT MOCK
UP TO OWNER / ARCHITECT FOR APPROVAL.
COLOR: KFC BISCUIT
COLOR: KFC FINGER LICKING
COLOR: KFC ORIGINAL RECIPE
WOOD
SEE SHEET A1.1 "WINDOW TYPES" FOR WINDOW ELEVATIONS.
SEE FINISH SCHEDULE ON SHEET A7.3 FOR MORE INFORMATION.
MISCELLANEOUS:
A.
B.
PROVIDE SEALANT PER MFR'S SPECIFICATIONS AT ALL WALL
AND ROOF PENETRATIONS.
PROVIDE SEALANT PER MFR'S SPECIFICATIONS AT ALL
STOREFRONT, STOREFRONT DOOR, WINDOW AND SERVICE
DOOR FRAMES @ HEAD AND JAMB ONLY. DO NOT SEAL SILL
AT WINDOWS.
SEALERS:
A.
B.
GC TO COORDINATE WITH VENDOR PROVIDED / VENDOR
INSTALLED SIGNAGE AND BUILDING ELEMENTS.
VENDOR SUPPLIED / INSTALLED ELEMENTS:
NOTE: NOT ALL KEY NOTES APPLY TO THIS SHEET
S39a KFC CHANNEL LETTERS - WHITE (USE PROPORTIONAL SIZED BUCKET 60")
TAG ITEM DESCRIPTION ELEC
YES
NOTES:
1.FOR WINDOW DECALS AND SIGNAGE, REFER TO INTERIOR ELEVATIONS SHEET A8.0 AND SIGNAGE SCHEDULE ON SHEET A7.3.
2.REFER TO GRAPHICS PACKAGE FOR ADDITIONAL INFORMATION.
S30a 29.5" HIGH KENTUCKY FRIED CHICKEN WHITE STACKED LETTERS NO
S28a 11 HERBS & SPICES - STENCIL NO
S32a ILLUMINATED BUCKET WITH COLONEL ONLY (STANDARD)YES
S35 IT'S FINGER LICKIN' GOOD STENCIL NO
PAINT
7 RED EXTERIOR PAINT
8 WHITE EXTERIOR PAINT
p-1
p-2
BENJAMIN MOORE BM EXOTIC RED 2086-10
BM WEDDING VEIL 2125-70
9 BLACK EXTERIOR PAINT
p-9
BM BLACK JACK 2133-20
ef-1
ef-2
ef-3
fc-1
w-1
w-2
w-3
m-3
m-1
EIFS ALTERNATE FOR fc-1
PROVIDE 3/4" HOIZONTAL V-GROOVE SCORING 9" APART.
S31e POSTER FRAME - ON DISPLAY NO
KEY NOTES G
SIGNAGE AREA
20.5 S.F.
58 S.F.
37.7 S.F.
25 S.F.
100.7 S.F.
8.44 S.F.
SIGNAGE DIMENSIONS
2'-6"H X 8'-2.3"W
12'-0" DIA.
8'-0" H X 7'-4.25"W
60" X 60"
7'-6"H X 13'-5" W
45"H X 27"W
S39b KFC CHANNEL LETTERS - WHITE (ALTERNATE - USE PROPORTIONAL SIZED BUCKET 48")YES13.1 S.F.2'-0"H X 6'-6.6"W
S32b ILLUMINATED BUCKET WITH COLONEL ONLY (ALTERNATE)YES16 S.F.48" X 48"
6 ACM PANELS
ac-1
ALPOLIC
MATCH BM PAPER WHITE 1590
MATCH BM EXOTIC RED 2086-10
MATCH BM BLACK JACK 2133-20
MATCH BM BLACK JACK 2133-20
MATCH BM EXOTIC RED 2086-10
MATCH BM EXOTIC RED 2086-10
BENJAMIN MOORE
BENJAMIN MOORE
10 GREY EXTERIOR PAINT
p-10
BM PAPER WHITE 1590BENJAMIN MOORE
REAR ELEVATION 1/4"=1'-0"B
1
9
2
ELEV. 8'-0"
B.O. EYEBROW CANOPY
ELEV. 0'-0"
T.O. FINISH FLOOR
ELEV. 17'-2"
T.O. PARAPET
ELEV. 15'-4"
T.O. HARDIE SIDING
825ELEV. 14'-0"
T.O. EX.ROOF
S39a
S32a
15 2
1'10"1'10"1'EQEQ
3 14115
5 97 115
62319
6 23
8 8
8 9
S35 8 8
8 9
8 9
16
8 9 8 9
9 8
8 7
7 8
1'6'-8"10"1'10"1'3 14
115 115
15 2
S40a KFC CHANNEL LETTERS - RED (USE PROPORTIONAL SIZED BUCKET 60")
S40b KFC CHANNEL LETTERS - RED (ALTERNATE - USE PROPORTIONAL SIZED BUCKET 48")
YES20.5 S.F.2'-6"H X 8'-2.3"W
YES13.1 S.F.2'-0"H X 6'-6.6"W
8 7
S32a
S40a
21
21 21
28
28
16
8 8
8 8
115
4
3 1416
ELEV. 8'-0"
B.O. EYEBROW CANOPY
ELEV. 0'-0"
T.O. FINISH FLOOR
ELEV. 17'-2"
T.O. PARAPET
ELEV. 15'-4"
T.O. HARDIE SIDING
ELEV. 14'-0"
T.O. EX.ROOF
7 8
18
6
B3e DT WINDOW CANOPY - SIGNAGE VENDOR N/A N/A YES
B3e
1517
10'-11"
1'
2'
-
6
"
B3e
15 17 4'
1'
2'
-
6
"
11
11
ELEV. 11'-0"
B.O. CANOPY
26
8 7
1'-6"
1'
-
6
"
4'
-
4
"
1'-6"SPACED EQUALLY 1'-6"1'-6"
12 9
814
20
20
4
SECURITY DOOR. G.C. TO SUPPLY AND INSTALL.
G.C. TO SUPPLY AND INSTALL NEW DRIVE-THRU WINDOW. SEE SHEET A1.0.
PARAPET COPING. COLOR AS NOTED.
EXISTING STOREFRONT WINDOWS TO REMAIN.
NOT USED.
WALL LIGHTING - LIGHTING VENDOR SUPPLIED / GC INSTALLED. SEE SHEET E4.0.
FIBER CEMENT SHIPLAP SIDING.
EXISTING BRICK TO REMAIN.
NOT USED.
NOT USED.
INDICATES TOP OF EXISTING ROOF.
KEEP AIR VENT AND PAINT AS SPECIFIED.
NOT USED.
CONCRETE SILL TO REMAIN, PAINT AS SPECIFIED
1.5" EIFS - COLOR AS NOTED.
3/4" EIFS V-GROOVE, TYP. SEE DETAIL 13/A-6.0.
VENDOR SUPPLIED CANOPY. SEE DETAIL 2/A-6.2.
STAINLESS STEEL CORNER GUARDS.
CONTINUOUS LINEAR ACCENT LIGHT FIXTURE - RED. REFER TO ELECTRICAL.
EXISTING BOLLARD TO REMAIN AND TO BE PAINTED YELLOW.
CONTINUOUS LINEAR ACCENT LIGHT FIXTURE - WHITE. REFER TO ELECTRICAL. SEE
DETAIL 17/A-6.2.
NOT USED
EYEBROW CANOPY AND VERTICAL ELEMENT WITH ACM PANELS. SEE DETAILS 3/A-6.2
AND 6/A-6.2.
NOT USED
WHITE PAINTED STRIPING AS INDICATED.
2.5" FIBER CEMENT TRIM TO MATCH PLANKS.
NOT USED
NEW 2024 PANEL SIGN ON EXISTING ROOF MOUNT PYLON. COORDINATE
INSTALLATION WITH SIGN VENDOR. G.C. TO PAINT PYLON FRAME AND POST BLACK.
INFILL EXISTING OPENING WITH CONSTRUCTION AND BRICK VENEER TO MATCH
SURROUNDING
1
2
3
4
5
6
7
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A-4.1
EXTERIOR
ELEVATIONS
SHEET NO.
SHEET TITLE
STORE NO.
ISSUE DATE
PROJECT TITLE
AMES, IA 50010
2615 GRAND AVE
DT1800
RED
C029078
09.11.2024
I hereby certify that the portion of this technical
submission described below was prepared by me or
under my direct supervision and responsible charge. I am
a duly licensed architect under the laws of the state of
Iowa.
License number 07053
Renewal date 06/30/2025
Pages or sheets covered by this seal include Title,
Site and Architectural.
Lee Manske Date
21689R24001
ByDateMark
REVISION:
OWNER COMMENTS
MEW
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2
2
2
2
2
2
2
04.01.2025
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ATTACHMENT C: 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
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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.
Impervious coverage is proposed to be reduced. As a redevelopment site, it does not
trigger the requirement for a stormwater management plan. Public Works has
reviewed existing site grades and, generally, the site 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. Only a new transformer is required.
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.
No sprinkler system is required if all rooms in the basement remain without doors and
accessible with a hose.
All grease will remain in jugs provided by the manufacturer prior to use.
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. Grading of the site will generally 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 as a 100%
developed site.
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.
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A new sidewalk will be installed from the public sidewalk on Grand Avenue connecting
to the building.
The drive through will use the parking lot access aisle closest to Grand for queu eing
to provide adequate stacking without interfering with the flow of traffic using the more
primary access aisles.
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.
The missing landscaping along Grand Avenue that provides screening of the parking
area will be replaced as a condition of approval.
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 access into the development will remain at their existing locations. The proposed
drive-through 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. A lighting plan
compliant with City Standards is required as a condition of approval.
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.
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 proposal is for reuse of a former bank building and site as a fast-food
restaurant and drive-through. No new buildings will be constructed. The existing
building was part of the previous ADP.
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