HomeMy WebLinkAboutA003 - Staff Report February 14, 2024 ITEM #: 2
DATE: 02-14-24
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: February 9, 2024
CASE FILE NO.: SUP-001843
REQUEST: To consider a Special Use Permit to allow for alterations and additions to a
religious institution (St. Cecilia Catholic Church)
PROPERTY
OWNER: St. Cecilia Church
APPLICANT: Robert Ormsby (SVPA Architects, Inc.) for St. Cecilia Church
CONTACT: Korey Marsh (Snyder&Associates, Inc.)
LOCATION: 2900 Hoover Avenue
ZONING: "RL" Residential Low Density District
BACKGROUND AND PROJECT DESCRIPTION:
The applicant, Robert Ormsby of SVPA Architects, Inc. representing St. Cecilia Catholic Church,
is requesting approval of a Special Use Permit (SUP) to allow for alterations to the roof line of the
westernmost portion of the building (the sanctuary) and an approximately a 1,078 square foot
addition. The site is within the Residential Low Density (RL) Zoning District at 2900 Hoover
Avenue (Attachment A, Location Map). RL zoning only allows for religious institutions with the
approval of a Special Use Permit.
Sec. 29.701, Residential Low Density states the following for the purpose of the district:
This zone is intended to accommodate primarily single-family dwellings, while accommodating
certain existing two-family dwellings and other uses customarily found in low-density
residential areas.
The district is intended to preserve single-family residential property within Ames. The Special
Use Permit process allows for consideration of the compatibility of the use with the residential
surroundings.
The initial building permit for St. Cecilia Church was issued by the City in 1971. Numerous
additions and alterations were approved over the next several decades including the construction
of a rectory, a church hall, and a school.
The proposed project includes an addition on the west side of the church sanctuary, which itself
is the westernmost part of the complex (Attachment B). The new space is roughly 37.9 feet by 30
feet for a footprint of 1,078 square feet. The addition is to contain storage, a sacristy, and space
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for mechanical uses behind the altar; the sanctuary capacity will not be enlarged. The mechanical
space will be in a mezzanine above the storage and sacristy. Parking requirements for Places of
Worship are based on sanctuary seating capacity or worship area size. As such, no new parking
is required.
The addition will project 15.3 feet beyond the westernmost part of the existing building and will be
approximately 62.5 feet from the Hoover Avenue public right-of-way. The front setback for
dwellings in RL is 25 feet.
The other primary change is to the roof of the sanctuary. The new roof is proposed to be 35 feet
high at its highest point; the end wall of the new roof will be 36 feet, 2 inches. The maximum height
in RL is 40 feet for single-family and two-family dwellings. The new roof will be below the height
of the church hall, currently the tallest part of the complex.
The new roof will also have a cupola topped with a cross. The top of the cupola will be 45 feet, 4
inches and the cross will be 49 feet, 1 inch. Sec. 29.401(4) allows for architectural features such
as cupolas that are less than 200 square feet to project above the maximum building height by
"the greater of either one and one-half times the maximum allowable height or a total height of 75
feet". The cupola covers a space of 119 square feet. The maximum allowable height in RL is 40
feet; therefore, one and one-half time the maximum height is 60 feet. The greater is therefore 75
feet. The proposed cupola and cross comply with the height exception.
PUBLIC NOTICING:
Notification was made to all owners of property within 200 feet. A notice of public hearing was
placed on the property and published in the newspaper.
APPLICABLE LAW:
Chapter 29, Section 29.701(2) of the Ames Municipal Code contains Table 29.701(2), which lists
allowable uses as follows:
Use Category Status Approval Approval
Required Authority
Institutional Uses
Colleges &Universities Y SP ZBA
Child Day Care Facilities Y SP or HO, ZBA
depending on
the size
Community Facilities N SP ZBA
Medical Center N --Religious Institutions Y SP ZBA
Schools Y SP ZBA
Social Service Providers Y, if pre- SP ZBA
existing
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Sec. 29.401. LOT CONFIGURATION, BUILDING COVERAGE, FLOOR AREA RATIOS, AND
HEIGHT EXCEPTIONS.
(4) Maximum Height Exceptions. Maximum heights for structures are listed in the individual
Zone Development Standards Tables. Exceptions to the maximum heights are set forth
below.
(b) Architectural features. Steeples, spires, cupolas, clock towers, and similar features
with a footprint of less than 200 square feet are permitted above the building height
limit. The building height, including the architectural feature, shall not exceed the
building height limit by the greater of either one and one-half times the maximum
allowable height or a total height of 75 feet.
In addition, Section 29.1503(5)(a) and (e) of the Zoning Ordinance states the following:
(5) Review Criteria. Before a Special Use Permit application can be approved, the Zoning
Board of Adjustment shall establish that the following general standards, as well as the
specific standards outlined in subsections (b), (c), and(d) below, where applicable*, have
been or shall be satisfied. The Board's action shall be based on stated findings of fact.
The conditions imposed shall be construed as limitations on the power of the Board to act.
A mere finding that a use conforms to those conditions or a recitation of those conditions,
unaccompanied by specific findings of fact, shall not be considered findings of fact for the
purpose of complying with this Ordinance.
(a) General Standards. The Zoning Board of Adjustment shall review each application for
the purpose of determining that each proposed use meets the following standards,
and in addition, shall find adequate evidence that each use in its proposed location
will... [The standards are listed in this report below.]
(b) Residential Zone Standards. The Zoning Board of Adjustment shall review each
application for the purpose of determining that each proposed use in a residential zone
meets the following standards, as well as those set forth in Section 29.1503(4)(a)
above and, in addition, shall find adequate evidence that each use in its proposed
location will... [The standards are listed in this report below.]
(e) Conditions. The Board may impose such additional conditions it deems necessary for
the general welfare, for the protection of individual property rights, and for ensuring
that the intent and objectives of this Ordinance will be observed.
FINDINGS OF FACT & CONCLUSIONS:
Based upon the submitted information and site plan provided in the application, the following
findings of fact and conclusions may be made regarding the standards of approval.
Special Use Permit— General Standards.
(i) Be harmonious with and in accordance with the general principles and proposals
of the Comprehensive Plan of the City.
Findings of Fact: Ames Plan 2040 labels the church property and the properties
surrounding it as residential. Most of the surrounding land, including the church parcel, is
designated RN-2: Established. The townhomes to the north are designated RN-5: Multi-
family.
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One of the goals of RN-2 is the "[c]onservation of general neighborhood character and
structural conditions". Although the RN-2 designation pertains to low-density residential
use, the church predates the current comprehensive plan by half a century. The
designation was applied to this property to ensure that if the use changes, the new use
will match the surrounding area.
The changes to the church will not increase the size of the sanctuary or the seating
capacity. The property has been used as a church for over 50 years and the proposed
changes will not increase the intensity of that use.
Conclusions: Therefore, it can be concluded that the use meets General Standard (i)
for a Special Use Permit.
Be designed, constructed, operated and maintained so as to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and that such a use will not change the essential character of the area in
which it is proposed.
Findings of Fact: The primary visual change to the property will be the addition on the west
side and the changes to the roof. The addition will have a footprint of 1,078 square feet
and will be setback from the Hoover Avenue right-of-way by over 60 feet. The church roof
height will be increased over the sanctuary, though the apex of the roof will be lower than
that of the nearby church hall (immediately to the east). While the new cupola and cross
will exceed the maximum height limitation in RL, this feature complies with the allowances
for projections above the height limit by having a footprint small than 200 square feet.
The use of the property will also not change, nor will the capacity of the sanctuary. The
church will continue to operate as it has for many decades. The changes in design are
minor and the site has appropriate landscaping and setbacks to ensure compatibility.
Conclusions: Therefore, it can be concluded that the use meets General Standard (ii)
for a Special Use Permit.
Not be hazardous or disturbing to existing or future uses in the same general
vicinity.
Findings of Fact: The use of the property as a church and school will not involve the
keeping of hazardous materials on site.
Conclusions: Therefore, it can be concluded that the use meets General Standard
(iii) for a Special Use Permit.
(iv) Be served adequately by essential public facilities and services such as highways,
streets, police, fire protection, drainage structures, refuse disposal, water and
sewage facilities, and/or schools.
Findings of Fact: The site is served by all utilities and emergency response services. Staff
does not anticipate any impact to any local utility, emergency response service, or school.
Conclusions: Therefore, it can be concluded that the use meets General Standard
(iv) for a Special Use Permit.
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(v) Not create excessive additional requirements at public cost for public facilities or
services.
Findings of Fact: No changes or upgrades are proposed or needed for changes to the site.
There will be no additional public costs for public facilities or services to accommodate the
continued ecclesiastic use.
Conclusions: Therefore, it can be concluded that the use meets General Standard (v)
for a Special Use Permit.
(vi) Not involve uses, activities, processes, materials, and equipment or conditions of
operation that will be detrimental to any person, property, or general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare, or odors.
Findings of Fact: The property will continue to operate as it has since the early 1970s.
While the church does generate traffic during church services, primarily on Sundays, it
has done so for some time. The proposed changes are not anticipated to increase traffic.
Conclusions: Therefore, it can be concluded that the use meets General Standard
(vi) for a Special Use Permit.
(vii) Be consistent with the intent and purpose of the Zone in which it is proposed to
locate such use.
Findings of Fact: The Zoning Ordinance allows for religious uses in RL through the Special
Use Permit process. This requirement provides an extra level of scrutiny to ensure
compatibility with the surrounding neighborhood. Staff does not anticipate that the
proposed changes will be detrimental to the RL district because the use is longstanding
and the changes are minor in scope to the use of the site.
Conclusions: Therefore, it can be concluded that the use meets General Standard
(vii) for a Special Use Permit.
Special Use Permit — Residential Zone Standards.
(i) Not create excessively higher levels of traffic than the predominant pattern in the
area and not create additional traffic from the proposed use that would change the
street classification and such traffic shall not lower the level of service at area
intersections.
Findings of Fact: The first building permit for a church on this property was issued in 1971.
The church has grown over the years with successive permits approved by the City. The
current changes will not increase seating capacity in the sanctuary and are not anticipated
to have an impact on traffic beyond what is already existing.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(i) for a Special Use Permit.
(ii) Not create a noticeably different travel pattern than the predominant pattern in the
area. Special attention must be shown to deliveries or service trips in a residential
zone that are different than the normal to and from work travel pattern in the
residential area.
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Findings of Fact: The proposed addition and alterations to the roof should not affect the
travel patterns to and from St. Cecilia once completed. During construction, there will be
related vehicles traveling to and from the site.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(ii) for a Special Use Permit.
(iii) Not generate truck trips by trucks over 26,000 pounds g.v.w (gross vehicular
weight) to and from site except for food delivery vehicles, waste collection vehicles
and moving vans.
Findings of Fact: Except for construction vehicles, the proposed changes should not alter
truck trips to and from the church.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(iii) for a Special Use Permit.
(iv) Not have noticeably different and disruptive hours of operation.
Findings of Fact: The St. Cecilia site includes church and school activities throughout the
week. There are currently no specific limits on the timing or gatherings, services, or the
other activities. The proposed alterations to the building, however, should not have any
bearing on church service times or change the operations of the site.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(iv) for a Special Use Permit.
(v) Be sufficiently desirable for the entire community that the loss of residential land is
justifiable in relation to the benefit.
Findings of Fact: The property is already used for a church. No residential land will be lost.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(v) for a Special Use Permit.
(vi) Be compatible in terms of structure placement, height, orientation, or scale with the
predominate building pattern in the area.
Findings of Fact: The closest residential homes to the proposed addition are located
across Hoover Avenue on Jackson Drive. To the south are additional homes located along
Johnson Street that are approximately 100 feet from the proposed roof changes.
The proposed roof over the sanctuary will be raised above the current height, but it will be
lower than the existing roof on the church hall. The cupola, however, will be higher than
the church hall. The height is within the allowances of the RL base zoning. The increased
height of the cupola is a small component of the structure that extends above the roof line.
The addition on the west side of the sanctuary will be 1,078 square feet and will be setback
from the public right-of-way by over 60 feet. The current footprint of the church and school
complex is roughly 64,000 square feet. New landscaping will be placed in the west yard.
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The combination of site size, architectural design, setbacks, orientation, and landscaping
support compatibility of the site with the surroundings.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(vi) for a Special Use Permit.
(vii) Be located on the lot with a greater setback or with landscape buffering to minimize
the impact of the use on adjacent property.
Findings of Fact: Front yard setbacks for single-family and two-family dwellings are 25
feet. With the proposed 1,078 square-foot addition, the setback will be approximately 62
feet. The addition will project the sanctuary beyond its current footprint by around 15.3
feet.
At the City's request, the applicant has proposed new landscaping on the west side of the
addition. New shrubs and grasses will be planted immediately in front of the addition and
three overstory trees will be planted near the property line in alignment with other overstory
trees near the street.
Conclusions: With the condition that the pine trees are replaced, it can be concluded
that the use meets Residential Standard (vii) for a Special Use Permit.
(viii) Be consistent with all other applicable standards in the zone.
Findings of Fact: The RL zoning district is designed for single-family residential property.
There are no setbacks or design standards specific to churches in the Zoning Ordinance
than differ from other structures.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(viii) for a Special Use Permit.
ALTERNATIVES:
1. The Zoning Board of Adjustment may approve the Special Use Permit for alterations and
additions to a religious institution within the Residential Low Density Zoning District, located
at 2900 Hoover Avenue, based on the findings of fact and conclusions stated herein, as
detailed on the submitted Site Plan.
2. The Zoning Board of Adjustment may approve the Special Use Permit for alterations and
additions to a religious institution within the Residential Low Density Zoning District, located
at 2900 Hoover Avenue, based on the findings of fact and conclusions stated herein, as
detailed on the submitted Site Plan and with stipulations.
3. The Zoning Board of Adjustment may deny the Special Use Permit for alterations and
additions to a religious institution within the Residential Low Density Zoning District at 2900
Hoover Avenue if the Board finds and concludes that the proposed amendment to the Special
Use Permit is not consistent with adopted policies and regulations, or that the amendment will
impose impacts that cannot be reasonably mitigated.
4. The Zoning Board of Adjustment may continue this request to a future meeting of the ZBA to
allow the applicant to provide additional information.
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PLANNING AND HOUSING DEPARTMENT RECOMMENDED ACTION:
Staff concludes that the proposed Special Use Permit to allow for alterations and additions to a
religious institution within the Residential Low Density Zoning District at 2900 Hoover Avenue is
consistent with the general standards for granting a Special Use Permit. Staff also finds that the
proposed use is in keeping with the comprehensive plan. The existing church will operate in
manner that is compatible with the surrounding uses and not cause a nuisance to adjacent
neighbors. Staff recommends approval.
Therefore, based upon the Findings of Fact and Conclusions above, it is the
recommendation of the Department of Planning and Housing that the Zoning Board of
Adjustment act in accordance with Alternative#1.
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Attachment A
Location & Zoning Map
BARKLEY-CT
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Zoning Board of Adjustment N Legend
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10
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