Commission approves adaptive reuse amendment to allow drive-through at 2615 Grand Avenue with conditions

The Ames City Planning and Zoning Commission voted to recommend the City Council approve an amendment to the Adaptive Reuse Plan and a major site development plan allowing a drive-through restaurant at 2615 Grand Avenue, subject to conditions.

City staff said the proposal reuses an existing brick building and requires adjustments to circulation and parking so queuing for the drive-through does not impede the site’s main north-south drive aisle. Staff described the chosen circulation as entering from the south, using directional signage and a loop to provide adequate queuing without blocking primary circulation.

Staff said the mall property has 1,726 parking spaces overall and that the proposed restriping will reduce parking in the immediate area by six spaces (from 13 to 7 in the affected pocket). Staff added that under the parking code the proposed fast-food restaurant requires one fewer parking space than the previous bank use, and that shared parking agreements and substantial parking to the south make parking adequate for the site.

Staff identified three requested waivers — reduced parking count, alternative landscaping, and a drive-through setback that crosses internal property lines — and recommended approval with conditions including: additional directional signage at the southern entrance, painted-area/diverter options at the southeast corner to deter conflicting turns, eight shrubs planted along the Grand frontage prior to occupancy, and a lighting plan submitted and approved prior to occupancy.

Applicant Ed Kaeser, the property manager and owner representative, said the interior seating accommodates 28 people and that employees will park in the lot to the north, which the applicant described as minimizing conflict with customer circulation.

Commissioners pressed staff and the applicant on operational details including whether the angled parking creates conflict with the queuing aisle, whether one more angled space might improve flow, and why ADA spaces are located on the east side rather than adjacent to the main entrance; staff said inspections reviewed ADA layout and found it compliant and noted potential utility coordination and a water-main upgrade might be required.

A motion to recommend Alternative 1 — approval of the Adaptive Reuse Plan amendment and Major Site Development Plan for 2615 Grand Avenue subject to the listed conditions — was seconded and passed by voice vote. The recommendation will be forwarded to City Council for final action.