HomeMy WebLinkAboutA002 - Staff report dated March 26, 20251
ITEM #: 4
DATE: 03-26-2025
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
REQUEST:
Public Hearing on a request for a Special Use Permit to Allow Use of the Property at 702
Clark Avenue as a Social Service Provider Use.
BACKGROUND:
Request for a Special Use Permit. The Applicant, Ames Romero House, is requesting
approval of a Special Use Permit to allow use of the property, at 702 Clark Avenue, as a
“Social Service Provider.” The Romero House organization is a non-profit that endeavors
to serve people experiencing poverty. Romero House proposes to have office space and
an area within the home to provide hospitality services. The Special Use Permit request
is accompanied by a simplified site plan representing the layout of the site (see attached).
The site is zoned as Residential Medium Density (RM). The Single-Family Conservation
Overlay District (O-SFC), and the Historical Preservation Overlay District (O-H) zoning
designations have also been applied to the property.
Any use of the property as a “Social Service Provider” requires a Special Use Permit. On
January 31, 2025, Ordinance #4546 was passed as a zoning text amendment to allow
only one additional property for a Social Service Provider use in the O-SFC zone on a
property that abuts commercial zoning along the 600 block of Clark Avenue, or the 100,
200, 300, and 400 blocks of 7th Street. Staff notes that City Council received substantial
public input regarding whether to allow for an additional social service provider within the
Old Town neighborhood and if allowed how the use would be reviewed with the Special
Use Permit process. The proposed application is the first request for a Special Use
Permit consistent with the recently adopted ordinance. If approved, no additional
properties may be approved for a social service provider use within the O-SFC.
The Romero House has conducted a similar operation at 709 Clark as to the proposed
use of 702 Clark. The 709 Clark facility was identified by staff in conversations with
Romero House personnel in May 2024 that the use as currently operating was a social
service provider and not a household living use, which is not permitted within the O-SFC
zoning district. As a result, Romero House requested a zoning text amendment to allow
for the use with the intent of establishing the use at 702 Clark. Council approved this
amendment in January 2025.
The facility at 709 Clark will cease to operate and will return to a household living use,
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which is owned by the same entity as 702 Clark, and is intended to house volunteers and
staff of the Romero House. If the permit for 702 Clark is denied, the facility at 709 Clark
will still have to be brought into compliance with zoning standards for use of the site as
household living as permitted by the Zoning Ordinance.
APPLICANT PROPOSED USE AND PROJECT DESCRIPTION
The applicant has described their proposed use as part of the application materials and
discussed with staff details of the proposed operation. Below is a consolidation of the
project description and proposed use of the site based upon the applicant’s information.
Hospitality Services Provided. Services offered to guests include meals, showers,
laundry (one washer and dryer), handicap-accessible restroom, charging stations for cell
phones/laptops, and clothing as available. There will be no overnight stays. The hours of
operation are limited to times during the day that fall within typical business hours.
Hours of Operation. The operational hours would be 1:00 pm to 4:00 pm (Monday
through Friday) and 10:30 am to 4:00 pm on Sundays. The facility would be closed on
Saturday.
Number of Guests Served. Members of the public seeking services are referred to as
guests by the Romero House. The number of guests served during the operational hours
would range from twenty to forty guests on a typical day. The number of guests allowed
on site, (indoors and outdoors combined) at any one time, would be limited to a total of
twenty guests. If additional guest arrive, they are asked to return at a later time. The peak
time for the number of guests on-site is expected to be during the first forty-five minutes
of operational hours (1:00 to 1:45 pm). This is based upon experience at their current
location.
Number of Staff On-Site. The proposal describes allowing for office space for
employees, including the executive director, of Romero House, typically 2 regular
employees on a daily basis. Additional volunteers or staff are present for hospitality
service. The additional staff or volunteers walk to the site from the 709 Clark property,
occasionally there are other community volunteers. The number of staff/volunteers on
site during operational hours would range from three to five people. Minimum staffing of
the hospitality service is one person.
Use of the House. The existing house has two stories and a basement.
Hospitality services will be provided on the first floor, accessed from a rear entrance.
The second floor would include offices for two employees, described as the Executive
Director, the Operations Coordinator, and the Finance Volunteer. Office hours would be
limited to 9:00 am to 5:00 pm. The Executive Director and Operations Coordinator are
full-time employees. The Finance Volunteer works remotely, and is on-site only one to
two hours once, or twice, each week.
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The basement is not actively used and is for storage.
Use of the Garage/Carriage House. The garage/carriage house is planned for storage
by the property owner. The garage/carriage house includes two parking spaces and an
upper level of finished space with electric as the only public utility service extended to the
structure. The garage is currently used for storage, but can be made available as parking
spaces.
Use of the Outdoor Area. The outdoor area consists of a front yard along Clark Avenue
that that would not be an area for guests. The rear yard is currently fenced. Guests are
to arrive along 7th Street and access the building from the rear. The rear yard intended to
be used for incidental activities as the primary service area is within the house. Staff
monitors indoor and outdoor individuals during operational hours. The Romero House
does not permit use of the property outside of their regular hours of operation.
Access.
The site is served by sidewalks along both Clark and 7th Street. A bus stop also existing
on Clark in front of the property. A rear alley also provide access to the property.
Based upon the intended clientele they serve, which is people experiencing
homelessness or poverty, the guests that receive hospitality services, almost exclusively,
do not drive to the site and walk to the site from other locations in the community. Access
to the house by guests will be limited to the rear door on the house, inside the existing
fenced rear yard. Staff that live at 709 Clark will walk to the site at 702 Clark and use the
front door facing Clark Avenue as access to and from the house.
The applicant proposes to provide access to the rear door with the installation of a
concrete sidewalk from the alley, next to the garage, to the rear door of the house. Staff
believes an alternative approach that utilizes the sidewalk on 7th Street rather than a rear
alley is more suitable since the alley is not intended for regular pedestrian use. A walkway
would need to be constructed to 7th Street to access the building. A gate through the
fence is needed in either scenario.
Existing Parking. Existing parking on the site consists of a paved driveway accessed
from Clark Avenue that is currently used as parking for two vehicles. This is a
nonconforming situation since zoning regulations limit parking in the driveway to one
vehicle for a nonresidential use. No tandem parking as currently exists is allowed to be
created unless use of the property is a one or two-family home.
A gravel parking space exists at the rear of the with access from the alley abutting the
east property line. Gravel is not an allowed paving surface material in the adopted zoning
regulations and is thus nonconforming. The applicant desires to pave this space, however
it would extend into what is defined as the front yard along 7th street and cannot be paved.
The property at 702 Clark is a corner lot. Corner lots have two front yards, one along each
street.
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The garage (originally constructed as a carriage house) has two parking spaces that could
be used for parking but are currently used as storage space. The Applicant has not
proposed use of the parking spaces for vehicular parking on-site.
On-street parking is available on Clark Avenue and Seventh Street.
Additional Ancillary Activities. The Romero House may desire to use the building for
small group bible study or gatherings outside of operations hours primarily for staff and
volunteers, and occasionally for guests. These occur generally in the evenings 3-5 times
a week. Occasionally, there would be events such as celebrations for Thanksgiving and
Christmas, as well as other gatherings.
OTHER ZONING CONSIDERATIONS
Exterior Improvements Proposed. The property owner proposes to install a deck
(approximately 8’ by 8’) at the rear door entry, widen the rear door from the current
opening of thirty-two inches to a new opening of thirty-six inches, install a new rear door
with glazing in the upper one-half of the door surface, install concrete sidewalk five feet
wide between the alley and the rear door, and pave the existing gravel parking space
adjacent to the south side of the garage, not the paving the parking space as described
earlier is not feasible within a front yard. These improvements otherwise comply with
zoning and the historic preservation code, but do require permits from staff. Discussion
of Historic issues is detailed below.
Required Parking. One zoning conformance component of the proposed change of use
from residential to a social service provider is a parking determination. The minimum
number of parking spaces for a “Social Service Provider” is not defined in Chapter 29,
Zoning, of the Municipal Code. The number of parking spaces required on the subject
property will be determined by the Zoning Board of Adjustment as part of the approval of
the Special Use Permit. Due to the unique nature and variety of social service provider
uses there is not one standard comparable rate, such as office parking at a rate of 1
space per 300 square feet that applies to the site. The special use permit approval is
tailored to the proposed use and can have conditions limiting use. Staff recommend that
a basis for determining the minimum number of spaces needed would be to account for
the number of staff/volunteers on-site at any one time during operational hours as the
regular use of the site.
The Applicant has stated that a minimum of three and a maximum of five staff/volunteer
would be on-site during the hospitality time when meals are served. Some of the staff will
walk to the site from 709 Clark. The applicant notes that typically office staff are also part
of the hospitality service. To account for this number of staff/volunteers, the existing
parking spaces available on-site, including the nonconforming parking spaces must be
utilized. As inventoried in the previous section, there can credit for up to five parking
spaces on the site without any addition construction of parking spaces. This includes two
parking spaces in the driveway accessed from Clark Avenue, the two parking spaces in
the garage/carriage house, and the gravel parking spaces next to the garage with access
from the alley. The applicant proposes to provide the three outside parking spaces
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and to maintain the garage as storage. If the Commission determines that a
parking rate that exceeds five spaces is needed, additional parking would have to
be constructed to allow for the use. Any additional parking would have to be provided
in the rear yard to meet location requirements.
Sign. The Applicant proposes to move the existing ground sign at 709 Clark Avenue to
the subject property at 702 Clark Avenue (see attached Simplified Site Plan). The adopted
sign regulations, in Chapter 21 of the Municipal Code, would allow a sign with a maximum
sign area of sixteen square feet. The Applicant would be required to obtain a sign permit
from the City Inspections Division, prior to installation. The location of the sign must be
on private property, outside any easements, and outside the visibility triangle at the
intersection of Clark Avenue and Seventh Street. The property does not propose to use
any lighting to illuminate the sign. Staff does believe a sign allowance of 16 square feet
is relatively large for the specific site in the Old Town neighborhood and it should be
smaller in size and located along 7th street as the point of entry to the property. Staff has
included sign requirements as part of the conditions of approval.
Historic Preservation Commission
The Historic Overly specifics that when a Special Use Permit is under review that the
Historic Preservation Commission (HPC) must consider that application prior to the ZBA
and can provide commits if desired. The Historic Preservation Commission has reviewed
the proposed door and deck improvements and made the following motion at their March
meeting:
MOTION: (Gregory/Goodwin) Recommend the approving body require the back door to be
centered under the porch overhang, the deck and railing be of a style consistent with the period
of the home, and consider a faux wood finished door or a painted door that would match the
period of the home.
MOTION PASSED: (5-0)
The Board may choose to include the recommendations as conditions. Final Approval of
the exterior alterations, including the door and deck, are an administrative approval by
the Planning and Housing Department. Staff supports conditions regarding centering of
the door and can work with the applicant on railing design if desired. The rear door is not
original and its design and finish for the rear of the home is not typically regulated within
the Historic District.
STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL:
The applicant’s complete application and supporting information accompany this report.
These materials discuss characteristics of the proposed use and their impacts. The
applicant states the appearance of the building and site will not need to be altered to
accommodate the use (other than the widening of the rear door entry by four inches, from
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thirty-two inches to thirty-six inches) and that the proposed use will not negatively impact
any of the other residences, or businesses in the area.
APPLICABLE LAW:
The Zoning Board of Adjustment must determine that the proposed Special Use Permit
as proposed or as conditioned, fully meets all applicable criteria of the Zoning Ordinance.
Pertinent sections related to the use are identified below, while a full review of the criteria
and findings of fact are included within the Addendum to this report. Additionally, staff
has proposed conditions of approval for the proposed project.
Allowable Use
Chapter 29, Section 29,1101(4)(c) [ Single Family Conservation Overlay] of the Municipal
Code states the following:
(4) Permitted Uses.
(a) Social Service Providers require a Special Use Permit to establish a new
facility. A Special Use Permit to establish a new facility may only be
approved for a property that abuts commercial zoning along the 600 block
of Clark Avenue, 100, 200, 300, and 400 blocks of 7th Street with a limitation
of only one additional property being approved for a social service provider
within this area after January 1, 2025.
The proposed site is consistent with this location requirement.
Special Use Permit Criteria
The Special Use Permit findings outline the criteria for determining the compatibility of the
use with its surroundings and for conformity to zoning standards. The Board must make
the requisite findings related to both general criteria and residential zone criteria for
approval of the proposed Special Use Permit. Findings of Fact for each criteria based
upon the proposed description of use, site development plan, and facts of the application
are included in the attached Addendum.
Chapter 29, Section 29.1503(5)(a), (b), and (e) [Special Use Permit] of the Municipal
Code 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.
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(b) 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.)
(c) 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(5)(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."
Staff has proposed a number of conditions and related stipulations of use for the
Special Use Permit. The proposed conditions are listed within Alternative #1 of the
report and address details of operations, intensity of use, and improvements to the
site. If the Special Use Permit is approved, the property owner/operator must
maintain compliance with the terms and conditions of the permit approved by the
ZBA. Noncompliance is subject to code compliance measures of Article XVI of
Zoning Ordinance, which includes corrective action, infractions, or revocation.
PUBLIC NOTIFICATION:
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. Staff posted a Zoning Action
sign on the site on March 21st.
At the applicant’s behest, a statement of support for the project was noted by the property
owner located to the north of the site, at 706 Clark Avenue.
Due to the recency of the notice for the Special Use Permit, no comments have yet been
received. As part of previous conversations, there have been inquiries from neighborhood
interests about the details of the operations of Romero House and the Special Use Permit
process. As noted with the ordinance change, there is substantial neighborhood interest
in project and staff believes there will be comments and participation at the public hearing
to address the proposed project.
ALTERNATIVES:
1. The Zoning Board of Adjustment can approve the requested Special Use Permit
to allow use of the property as a non-profit Social Service Provider (Romero
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House) intended to serve the needs of people experiencing homelessness or
effects of poverty that principally includes office space for three staff members,
supervised daily hospitality services of meals, interior rest area, laundry, and
hygiene for an on-site capacity of 20 individuals at one time and for typically a
maximum of 40 or less people in a day, with the following conditions of approval:
1. No residential use of the property for short lodging or household living is
permitted; including the allowing for any person to stay or sleep overnight,
defined as between 8 p.m. to 8 a.m., within the house or elsewhere on the
property.
2. Hospitality services are only allowed to be available to guests between 1-4 pm
on weekdays and from 10:30 am to 4:00 pm on Sundays and must be
supervised by at least one staff member.
a. Access to hospitality services shall be via the rear entrance of the home.
b. Primary access to the rear entrance shall be from 7th Street subject to
City staff approval of a route.
c. Hospitality services shall principally be provided within the home,
incidental use of fenced rear yard space is permitted.
d. Waiting for access to the site shall not occur on the premises more than
15 minutes before opening and 15 minutes after closing.
3. No outside activities shall occur in the front yard of the property along Clark
Avenue.
4. A Code of Conduct shall be posted in at least one conspicuous place near the
entrance to the home. The Code shall be enforced by Romero House staff by
causing the removal of individuals from the site that dot not comply. The Code
of Conduct, at minimum, shall include expected behaviors of guests to act in a
respectful manner to the guests and staff on site, passersby, and to the
adjacent neighborhood in general by:
a. Prohibiting guests and visitors to the site that are intoxicated or under
the influence of drugs.
b. Prohibiting bringing alcohol, weapons, or illegal substances onto the
property.
c. Requiring people to monitor the volume of conversation to reasonable
levels without yelling and shouting or talking in an aggressive or
threatening manner
d. Maintaining the site in clean and tidy manner by not littering and by
depositing, trash, refuse, garbage in receptacles.
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e. Prohibiting sitting, laying, standing, or otherwise gathering within or
occupying the front yard of the property.
5. The Romero House shall maintain an up-to-date point of contact for the Ames
facility with a phone number and email address that at a minimum is available
to City staff and the Old Town Neighborhood Association president, provided
the Neighborhood Association requests this information on an annual basis of
the Executive Director.
6. No outdoor storage or keeping outdoors of personal items, equipment,
shopping carts, wagons, trailers, or other items associated with personal living
is permitted on the property outside.
7. Parking shall be maintained on the property for a minimum of three vehicles.
8. The owner of the property shall keep the site clear of furniture or other objects
for sitting or resting of any type within the right-of-way abutting the premises or
within yards of the home, excepting area located behind the rear yard fence.
9. The premises shall be continually monitored throughout the day by recording
security cameras. Footage shall be retained for a minimum of 48 hours.
10. The property owner and operator of the social service provider facility including
its employees and volunteers shall cooperate with police investigations for
incidents that occurred on or adjacent to the property.
11. Continually maintain a log of guests served. The log of each day’s guests shall
be kept for at least six months and made available to City staff upon request.
12. If Romero House desires signage, it shall not be illuminated, exceed six square
feet, and be located along 7th Street. Obtain a sign permit for its placement.
13. The existing fence, trees, and shrubs along the fence that parallels the public
sidewalk along 7th Street shall be maintained in a state of good repair and
health. Removal will require an amendment of the Special Use Permit.
14. Changes to the buildings, such as the rear door widening and deck construction
are subject to approval of Certificate of Appropriateness by staff, subject to
centering to the extent feasible the widened opening within the area of the
original opening. The deck railing design shall be of compatible historic style.
15. Obtain necessary building permits from the Inspection Division for a change of
occupancy of the structure from residential to a non-residential occupancy
classification.
Additional stipulations of the Special Use Permit:
In addition to the principle uses described above, incidental activities of the
Romero House are permitted outside of hospitality hours for bible study/group
gatherings three to five times a week, typically not exceeding two hours, and for
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events/celebrations five times a year.
A change of use to serve a different population/clientele or an increase in activities,
hours, or people on site would require approval of an amendment to the use
description and conditions of the Special Use Permit. Such a change to the regular
activities of the site can only be authorized through approval of an amendment to
account for the change in the nature or intensity of the use measured by visitors to
the site or employees.
Changes to site improvements consistent with standards of the Historic
Preservation and Zoning Ordinances, such as the location of walkways,
remodeling, building rehabilitation, decks, incidental landscape features, fencing,
landscaping, may be approved by City staff as otherwise authorized.
If active use of the site as defined with this Special Use Permit is discontinued for
12 consecutive months or more, unless otherwise granted an extension by the
ZBA before 12 months of discontinued use, renders this Permit null and void for a
social service provider use and requires a new Special Use Permit to reestablish
a social service provider use on the site.
2. The Zoning Board of Adjustment can approve the requested Special Use Permit
to allow use of the property as a Social Service Provider use, with its own set of
deleted, modified, or additional conditions.
3. The Zoning Board of Adjustment can deny the requested Special Use Permit to
allow use of the property as a Social Service Provider use by making findings for
criteria of approval that are not met.
PLANNING AND HOUSING DEPARTMENT RECOMMENDED ACTION:
Special Use Permits are required to demonstrate that the proposed use is harmonious
with other properties in the surrounding area. In this proposal, to be harmonious with and
compatible with the intended character of the general vicinity, it is necessary to include
several conditions, as well as a finding that the existing nonconforming parking spaces
can be counted toward the minimum number of required parking spaces as part of the
approval of a Special Use Permit by the Zoning Board of Adjustment.
The overall activity of the site is greater than that of most residential properties. Due to
the site’s location along 7th Street at the border of the residential neighborhood and its
use of the rear yard to manage the hospitality services, with conditions of approval the
use can operate in a harmonious manner.
Based upon review of the operations and the findings of fact for the Special Use
Permit included in the addendum, the Planning & Housing Department
recommends Alternative #1.
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Addendum
FINDINGS OF FACT & CONCLUSIONS:
Based upon the submitted site plan in addition to the facts provided in the application, the
following findings of fact and conclusions may be made regarding the standards of
approval. Staff has applied consideration of proposed conditions of approval as part of its
analysis.
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: Plan 2040 includes a community vision of “an evolving city that
will not only grow outwardly, but also invest in existing areas and support change
within the community that ensures Ames is an inclusive, thriving, and vital
community with a diverse economy, environmentally sustainable practices, and a
high-quality of living that meets the needs of both current and future residents.”
This vision is then translated to more specific goals and policies within six topical
Elements. Staff believes the most pertinent Elements are Growth and Land Use
and Neighborhoods, Housing, and Sub-Areas. Growth Principles includes
Planning for Equity, Land Use Principles reference compatibility, density, diversity,
etc. that are then refined by specific land use designations. Page 53 includes the
RN-1 Traditional Neighborhood designation that applies to the site and
neighborhood north of 7th Street. Property south of 7th Street has a Core
(commercial designation).
Ames Plan 2040 describes the RN-1 land use category as largely but not
exclusively residential. This land use category is pedestrian oriented in scale,
density, and layout rather than automobile-oriented character of contemporary
neighborhoods. Most development occurred in late 19th and first half of the 20th
century. Implementing zoning districts include the RM zoning district which further
refines the types us uses consistent with the designation. It also identifies the
Single-Family Conservation Overlay can apply, which it does.
A goal for this designation includes conservation of these existing neighborhoods,
including » Building quality of older homes. » Reinvestment in and improvements
to property. » Affordable housing opportunities. » Ownership housing
opportunities. » Infrastructure quality, including street trees. Development
guidelines focus on architectural qualities and patterns, sensitive design as infill to
the existing character and to consider other uses within the area.
Neighborhoods and Housing Element includes principles for Housing Choice,
Neighborhood quality. These principles do not directly speak to the proposed type
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of use but reinforce interests in neighborhood character and quality with changes
that occur.
Conclusions: The house was constructed in 1900 as a single-family home. There
were years since 1900 that the house served as a nursing home, and other years
that it was divided into four individual units. For several years, the house functioned
as a single-family dwelling, which is consistent with the most recent use of the
property. The proposed changes to the site maintain the architectural quality of the
building and maintain is residential character.
The proposed use can be found to be compatible with the general principles of
Residential Medium Density zoning and the Single-Family Conservation Overlay
(O-SFC) zone as implementing the more specific interest of the Comprehensive
Plan. The Special Use Permit process includes consideration of operations and
allows for conditions related to compatible use in manner consistent with the
Comprehensive Plan.
Therefore, it can be concluded that the use meets General Standard (i) for a
Special Use Permit.
(ii) 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 house was originally constructed as a single-family home on
9,600 square feet of lot area. In the 1950’s and 1960’s the use of the house was
converted to a nursing home for occupancy by ten residents. In the 1970’s and
1980’s the house was converted for use as a four-plex multiple family dwelling. At
a date that could not be determined by records on file, the house was converted
back for use as a single-family dwelling.
The abutting zoning designations are Residential Medium-Density (RM) with a
Single-Family Conservation Overlay (O-SFC) zoning designation, and a second
overlay zone designation of Historical Preservation (O-H) to the west, north, and
east. Zoning across Seventh Street to the south is Neighborhood Commercial
(NC).
Changes proposed to the exterior of the house include a wider back door for
handicap-accessibility (not required) and the installation of a deck (approximately
eight-foot square) at the rear door entry. Proposed changes to the site include the
installation of a concrete sidewalk and potential paving of an existing gravel
parking space.
The use includes limited office space, and its primary purpose is to serve the needs
of individuals experiencing poverty with hospitality services. The hours are limited
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as well as limits on the number of people served. Other incidental activities are
also permitted.
As a corner lot, the site has access from Seventh Street that is not part of the
primary residential character of the area represented by the houses on Clark.
Seventh Street is across from a Fareway Parking lot. To rear of the site across an
alley is the parking and Rosedale Shelter operated by YSS.
Conclusions: The property owner does not propose to change the scale or
appearance of the house in a way that would negatively affect the character of the
neighborhood. The proposed use is focused on the south side and rear of the
property. Hours of operation focus activity to the daytime hours. No overnight
use is permitted. Due to existing conditions, scale, and appearance of the building,
and previous levels of activity, the proposed use can be found to be compatible
with its surroundings provided conditions are placed on the approval of the SUP.
One concern about operations as proposed is the intensity of people approaching
or gathering on the site. Access to the property is directed to the 7th Street frontage
along the commercial interface rather than the residential interface of the property.
The maximum allowance of 20 people at one time along with a Code of Conduct,
hours of operations, and other limitations of use of the site are designed to
minimize the potential noise and other disturbances that may arise with the
proposed use. The site is not intended for or designed with purpose of continual
occupancy or gathering of individuals throughout the day.
Therefore, it can be concluded that the proposed use meets General
Standard (ii) for a Special Use Permit if conditions are attached to the
approval, as described in this report.
(iii) Not be hazardous or disturbing to existing or future uses in the same general
vicinity.
Findings of Fact: The site is bordered by another Social Service Provider (Youth
and Shelter Services) across the alley to the east where there is overnight stay.
To the south across Seventh Street is Fareway grocery store, a commercial use in
the Neighborhood Commercial (NC) zoning district. To the west is a multiple-family
dwelling with six units. To the north is a single-family dwelling, which the owner
has provided a statement of support for the application. Additional single-family
homes are located along Clark Avenue in the same block as the subject property.
Staff believes that the arrival and departure of guests are likely the most
concerning element of the proposal. Guests approach the site from many
directions, but for the most part from the south and east.
The property includes a fenced rear yard. Activities are principally limited to inside
the house and fenced rear yard area, including access to hospitality services.
Conditions address operations related to noise and activity levels. There are not
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any hazardous materials kept on site with this use.
Conclusions: To meet this standard, it is necessary to place conditions on
approval of the SUP to manage the access to the site and hours of operation to
daytime.
Therefore, it can be concluded that the proposed use meets General
Standard (iii) for a Special Use Permit if conditions are attached to the
approval, as described in this report.
(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: Public utilities are in place with service lines to the house. The
change is not expected to require any additional public services. Refuse disposal,
streets, police, and fire protection are all in place to serve the proposed use.
Conclusions: This property is already served by essential public facilities and
services.
Therefore, it can be concluded that the use meets General Standard (iv) for
a Special Use Permit.
(v) Not create excessive additional requirements at public cost for public
facilities or services.
Findings of Fact: The proposed use with hospitality services is open to a broad
range of individuals and intensifies activity on the site.
The Romero House facility has operated in a similar manner for the past couple of
years at 709 Clark Avenue. As a result, there is a record of calls for service
assigned to the 709 Clark property by responding law enforcement personnel.
Staff also captured calls for service for the entire 700 block of Clark because
assigning a location is not always a detailed process. The list of calls from January
1, 2024 through March 20, 2025 is included as an Attachment F. Staff is not
suggesting all calls for service are related to the Romero House.
The 16 calls identified at 709 Clark varied from outreach efforts to disorderly
conduct and trespass. After reviewing this information with the Police Chief, there
is a higher density of calls for the 700 Block of Clark than an average residential
block. He did not believe at the current call levels and with the types of calls
identified that it overly burdens public services.
Conclusions: With input from the Ames Police Chief, if there is no substantial
increase in calls for service or their significance/severity, that with a condition of
15
monitoring the property and cooperating with police, it can be found the proposal
meets this criterion.
Therefore, it can be concluded that the use meets General Standard (v) for a
Special Use Permit with conditions proposed by staff.
(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: Activities at the site would change from what is typical for a single-
family dwelling. Conditions of operation would be applied to the proposed use if
the SUP is approved. It is not anticipated that there would be excessive production
of traffic, noise, smoke, fumes, glare, or odors.
Conclusions: The use does not produce externalities listed. The office use with its
staff is expected to generate minimal traffic at 2-3 vehicles a day which is similar
to a single-family home. Other staff will walk to the site. Guests are likely to arrive
by foot or bicycle as individual experiencing homelessness or poverty, resulting in
no vehicular traffic concerns. Additional street parking is available if needed.
Therefore, it can be concluded that the proposed use meets General
Standard (vi) for a Special Use Permit if conditions are attached to the
approval, as described in this report.
(vii) Be consistent with the intent and purpose of the Zone in which it is proposed
to locate such use.
Findings of Fact: Social Service Providers are permitted through approval of a SUP
in the RM Zone and O-SFC Overlay Zone (with restrictions on location and the
number of additional Social Service Providers in the Overlay Zone). The O-H
Overlay also applies. Minimal changes to the property are proposed for the use.
The focus of O-SFC purpose is to conserve the single family character and guide
transition and compatibility of more intense uses. The RM Zone is to accommodate
medium density uses transition between low and high density uses.
Conclusions: The design and layout of the site is consistent with all design
standards of the Zoning Districts and the Historic Preservation Ordinance. The
building will maintain is residential appearance as is the goal of the O-SFC design
requirements and overall review processes.
Therefore, it can be concluded that the proposed use meets General
Standard (vii) for a Special Use Permit if conditions are attached to the
approval, as described in this report.
16
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 office use with its staff is expected to generate minimal traffic
at 2-3 vehicles a day which is similar to a single-family home. Other staff will walk
to the site. Guests are likely to arrive by foot or bicycle as individual experiencing
homelessness or poverty, resulting in no vehicular traffic concerns. Additional
street parking is available if needed. A CyRide bus stop also exists in front of the
site.
Conclusions: There is no substantial increase in vehicular traffic that would impact
street function. It appears that at the time of opening of facility at 1pm there will be
higher concentration of pedestrian traffic. Pedestrian traffic is served by the
existing sidewalk system and there is no known deficiency caused to the street
network with the proposed level of activity.
(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;
Findings of Fact: The Applicant states that the only delivery services and vehicles
would be the same as those that deliver to other houses in the general vicinity of
702 Clark Avenue.
Conclusions: The proposed change in use of the property would not create
additional traffic on the adjacent street network. The street classification and level
of service for adjacent streets would not be impacted.
Therefore, it can be concluded that the use meets Residential Zone Standard
(ii) for a Special Use Permit.
(iii) Not generate truck trips by trucks over 26,000 pounds g.v.w. (gross vehicle
weight) to and from site except for food delivery vehicles, waste collection
vehicles and moving vans.
Findings of Fact: There is no need for commercial deliveries of large vehicle traffic.
The operations related to the proposed change of use would not require truck
traffic by vehicles that exceed 26,000 g.v.w.
Conclusions: Therefore, it can be concluded that the use meets Residential
Zone Standard (iii) for a Special Use Permit.
17
(iv) Not have noticeably different and disruptive hours of operation;
Findings of Fact: The operational hours would be 1:00 pm to 4:00 pm (Monday
through Friday) and 10:30 am to 4:00 pm on Sundays. The facility would be closed
on Saturday. Other incidental activities are also permitted. The hours of operation
for the peak use of hospitality are limited to times during the day that fall within
typical business hours.
Conclusions: Hours of operation are in a three-hour block of time in the afternoon
during weekdays (Monday through Friday) and late morning until mid-afternoon on
Sunday. The hours limit conflict with residents in the neighborhood who are at work
between 8:00 am and 5:00 pm during typical workdays. This level activity coincides
with peak activity related to the commercial area immediately abutting the site to
the south. With conditions related to access to the site, use of the site, and hours
the potential for noticeably disruptive hours is minimal.
Therefore, it can be concluded that the use meets Residential Zone Standard
(iv) for a Special Use Permit with the proposed conditions.
(v) Be sufficiently desirable for the entire community that the loss of residential
land is justifiable in relation to the benefit.
Findings of Fact: In January of 2025, the City Council adopted an amendment to
the zoning regulations for permitted uses in the Single-Family Conservation
Overlay (O-SFC) District that allows for the establishment of one additional Social
Service Provider on properties in the O-SFC Overlay District, with the approval of
a SUP by the ZBA. The location of the one additional Social Service Provider is
allowed only along the 600 block of Clark Avenue and the 100, 200, 300, and 400
blocks of 7th Street.
The proposed location of the Ames Romero House is in the 400 block of 7th Street.
This proposal if approved, will be the only change of use of a residential property
in the neighborhood.
The proposed change converts a property that has a diverse history of use, but
most recently was a residential home. The use is viewed as unique social service
provider serving clientele experiencing homelessness and poverty with daily
hospitality services. The use is not intended to serve as a community shelter, food
bank, or other broad housing/social service that is already provided in the City.
While other sites in the City could accommodate the use, the applicant believes
this location best meets the needs of proximity and access to their intended
clientele.
The use does not change the essential character and residential appearance of
the property and if the use was to be discontinued the home could be readily
reused for residential purposes. The loss of single moderately priced home with a
unique social service provider can be seen as desirable community benefit.
18
Conclusions: Therefore, it can be concluded that the use meets Residential
Zone Standard (v) for a Special Use Permit.
(vi) Be compatible in terms of structure placement, height, orientation, or scale
with the predominant building pattern in the area.
Findings of Fact: The house was originally constructed as a single-family home. At
the time of construction, it complied with the standards for single-family home
construction, at 702 Clark Avenue. Proposed exterior changes are limited to
installation of a new rear door with a wider opening, construction of a small deck
for access to the rear door, installation of a concrete sidewalk, and the paving of
an existing gravel parking space.
Conclusions: The compatibility and residential character of the structure in relation
to the placement, height, orientation, or scale with the predominant building pattern
in the area would not be impacted by the proposed use as the location for a Social
Service Provider.
Therefore, it can be concluded that the use meets Residential Zone 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; and
Findings of Fact: The house was originally constructed on a typical size lot for this
area of the community. The site is not larger or have greater setback. The Impact
of the use on adjacent properties through landscape buffering has been
implemented to an extent with the installation of a six-foot high fence along a
portion of the south, east and north property lines to enclose an area for outdoor
activities for hospitality guests, and for access to the facility at the rear entrance to
the house and are to occur primarily indoors.
Conclusions: Therefore, it can be concluded that the use meets Residential
Zone Standard (vii) for a Special Use Permit with the proposed conditions.
(viii) Be consistent with all other applicable standards in the zone.
Findings of Fact: Existing nonconformities with a gravel parking space on-site and
tandem parking that can be counted as only one required parking space are not
consistent with applicable standards in the RM and O-SFC zoning districts.
However, continued of existing nonconformities is allowable as long as no new
nonconformities are created. The Commission can also ask for improvements of
nonconforming conditions as practicable if it would enhance or make the proposal
more compatible.
19
The minimum parking rate for the use must be established through the Special
Use Permit process. With a minimum parking requirement of three spaces based
upon the regular employee/staff proposed for the facility and crediting the two
tandem Clark spaces and one rear gravel space, the Board could find it compliant.
If the Board believes that up to five spaces are needed, such a requirement can
also be accommodated with use of the garage.
Conclusions: To meet this standard, it is necessary that the ZBA count the existing
nonconforming parking spaces toward the minimum number of required parking
spaces and determine that no more than 3 or up to 5 spaces are required.
Therefore, it can be concluded that the proposed use meets Residential
Standard (viii) for a Special Use Permit if it is determined that the existing
nonconforming parking spaces may be counted toward the minimum
number of required parking spaces.
CONCLUSION: Based on the staff’s analysis and the findings above, staff finds that the
General Standards and Residential Zone Standards of the Ames Municipal Code Section
29.1503(5)(a)&(b) can be satisfied, with conditions and additional stipulations attached to
the approval.
20
Attachment A - Location and Zoning Map
21
Attachment B – Simplified Site Plan
22
Attachment C – Floor Plan
23
Attachment D – Proposed Deck
24
Attachment E – Proposed Door
25
Attachment F-Calls for Service
CFS for 700 Block of Clark Ave in Ames
01/01/2024 thru 03/20/2025
Agency CallTime Nature Street
AMES 02/12/2024 15:40:57 PARKING ENFORCEMENT/COMPLAINT 700-BLK CLARK AVE
AMES 09/05/2024 04:45:10 SUSPICIOUS PERSON/VEH/ACTIVITY 700-BLK CLARK AVE
AMES 12/08/2024 15:21:05 MOTOR VEH CRASH/PROP DAMAGE 700-BLK CLARK AVE
AMES 02/03/2025 13:32:28 PARKING ENFORCEMENT/COMPLAINT 700-BLK CLARK AVE
AMES 03/01/2024 11:11:48 DISORDERLY CONDUCT 702 CLARK AVE
AMES 03/15/2024 13:45:57 CIVIL MATTER 702 CLARK AVE
AMES 03/15/2024 14:48:27 LAW DEPARTMENT ASSIST 702 CLARK AVE
AMES 05/20/2024 13:56:21 CIVIL MATTER 702 CLARK AVE
AMES 06/27/2024 14:19:56 PUBLIC INTOXICATION 702 CLARK AVE
AMES 08/06/2024 14:12:36 PUBLIC INTOXICATION 702 CLARK AVE
AMES 07/10/2024 13:48:54 SCAM 702-2 CLARK AVE
AMES 07/18/2024 13:38:59 GENERAL INFO/COMPLAINT/ASSIST 705 CLARK AVE
AMES 03/07/2024 14:48:00 GENERAL ALARM BANK / RESIDENTI 709 CLARK AVE
AMES 03/13/2024 16:24:50 MENTAL HEALTH/PSYCHIATRIC DISO 709 CLARK AVE
AMES 04/15/2024 12:55:07 FOLLOW UP 709 CLARK AVE
AMES 04/15/2024 13:27:08 FOLLOW UP 709 CLARK AVE
AMES 06/21/2024 12:49:32 CITIZEN CONTACT 709 CLARK AVE
AMES 07/18/2024 13:39:44 FOLLOW UP 709 CLARK AVE
AMES 07/28/2024 18:26:44 FOLLOW UP 709 CLARK AVE
AMES 08/28/2024 14:17:13 DISORDERLY CONDUCT 709 CLARK AVE
AMES 09/11/2024 13:24:32 DISORDERLY CONDUCT 709 CLARK AVE
AMES 09/27/2024 14:17:18 MEDICAL ASSIST/AMBULANCE CALL 709 CLARK AVE
AMES 11/04/2024 11:05:14 THEFT / FRAUD / FORGERY 709 CLARK AVE
AMES 11/21/2024 13:07:59 OUTREACH 709 CLARK AVE
AMES 11/21/2024 13:41:17 MEDICAL ASSIST/AMBULANCE CALL 709 CLARK AVE
AMES 12/03/2024 13:20:52 OUTREACH 709 CLARK AVE
AMES 12/20/2024 15:06:17 MISSING PERSON / RUNAWAY 709 CLARK AVE
AMES 01/02/2025 13:33:59 OUTREACH 709 CLARK AVE
AMES 02/20/2025 15:15:55 TRESPASS 709 CLARK AVE
AMES 05/25/2024 21:27:51 SUSPICIOUS PERSON/VEH/ACTIVITY 718 CLARK AVE
AMES 06/30/2024 11:48:47 SUSPICIOUS PERSON/VEH/ACTIVITY 718 CLARK AVE
AMES 07/07/2024 15:06:35 THEFT / FRAUD / FORGERY 718 CLARK AVE
AMES 02/21/2025 18:14:12 WELFARE CHECK 718 CLARK AVE
AMES 07/12/2024 08:19:01 TRESPASS 722 CLARK AVE
Created 3-20-25
B33B33
2046DH
2046DH
2868
5068
5068
2868
3068
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2868 2668
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UP
1 6 '-8 "1 5 '-6 "2 2 '
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1 5 '-9 "1 5 '-2 1 2 "1 3 '-9 "7 '-8 "
1 5 '-3 "1 6 '-3 1 2 "5 '-1 1 2 "
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1 6 '1 6 '-2 "2 2 '
1 0 '-1 1 2 "3 '-4 "3 1 '-3 "
7
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"
7 '-5 1 1 6 "
11'-11" X 6'-4"
144 SQ FT
14'-3" X 14'-6"
230 SQ FT
5'-1" X 5'-10"
36 SQ FT
7'-4" X 10'-2"
77 SQ FT
15'-6" X 17'-8"
287 SQ FT
15'-8" X 9'-6"
168 SQ FT
13'-8" X 12'-0"
209 SQ FT
5'-0" X 3'-0"
18 SQ FT
15'-8" X 12'-7"
210 SQ FT
16'-3" X 11'-8"
172 SQ FT
7'-7" X 9'-11"
85 SQ FT
7'-6" X 7'-7"
57 SQ FT
ENTRY
SITTING
SUNROOM
LIVING
DINING
KITCHEN
STUDY
STAFF BATH
ADA BATH
LAUNDRY
STACKED W/D
STACKED W/D
Fireplace
PANTRY
WORK TABLE
WORK TABLE
FURRED OUT
PLUMBING
WALLS
BOX OUT
CHASE FOR
PLUMBING
39" FRIDGE
SANITIZER
PASS THROUGH
WITH
COUNTERTOP
PAN
WARMER
DOWN
SECURITY LOCKSET
REMOVE WINDOW AND SHEET OVER
OPENING
NEW SMALLER WINDOW TO BE INSTALLED
SIZE TO BE DETERMINED
DEMO ANY EXISTING WALL
SURFACE DOWN TO
FRAMING AND FRAME IN A
2X4 PLUMBING WALL IN
FRONT OF THE EXTERIOR
WALL
1
A102
1
A102
DECK
TREATED LUMBER 5 RISERS
5 '-3 "2 '-5 "
1 1ST FLOOR
3/8 IN = 1 FT11ST FLOOR
3/8 IN = 1 FT
A101
REVISIONS
DATE BY
2/18/2025 TB
2/19/2025 TB
SHEET:
Ames Romero House
702 Clark St.
Ames, IA 50010
2/26/2025
1st Floor Plan
Designer: TB
THIS PLAN IS PROPERTY
OF INTEGRITY CONSTRUCTION
AND MAY NOT BE
USED FOR ANY PURPOSE
WHATSOEVER WITHOUT
WRITTEN PERMISSION FROM
INTEGRITY CONSTRUCTION
SERVICES FOR ANY
SPECIFIC USE THEREOF.
www.buildwithintegrity.com
623 E Lincoln Way
Ames, IA 50010
O: 515-268-3346
F: 515-268-3349
TOILET PAPER DISPENSER LOCATION
SHOWER GRAB BAR LOCATIONS
TOILET GRAB BAR LOCATIONS
STOOL AND SINK REQUIREMENTS
B33B33
3
6
"
CL
1
5
"
CL
5
2
"
1
9
"
6 2 "
4 "
2 5 1 2 "
8 7 1 2 "
1
2
2
"
6
1
"
3
6
"
2
5
"
11
2233
11
22
33
60" X 60" TOILET CLEARANCE
30" X 48" LAVATORY CLEARANCE
63" X 30" SHOWER CLEARANCE
AA
CC
EE
DD
EE
AA
BB
CC
DD
42" HORIZONTAL GRAB BAR
BB
18" VERTICAL GRAB BAR
36" HORIZONTAL GRAB BAR
EE
60" HORIZONTAL GRAB BAR
24" HORIZONTAL GRAB BAR
21-1/4" X
18-1/4"
SINK
18-3/4" X
29" STOOL
62" X 35"
ROLL-IN
SHOWER
ADA REQUIRED FLOOR CLEARANCES
GRAB BARS
1 ADA BATHROOM
1 IN = 1 FT1ADA BATHROOM
1 IN = 1 FT
A102
REVISIONS
DATE BY
SHEET:
Ames Romero House
702 Clark St.
Ames, IA 50010
2/26/2025
ADA BATHROOM
Designer: TB
THIS PLAN IS PROPERTY
OF INTEGRITY CONSTRUCTION
AND MAY NOT BE
USED FOR ANY PURPOSE
WHATSOEVER WITHOUT
WRITTEN PERMISSION FROM
INTEGRITY CONSTRUCTION
SERVICES FOR ANY
SPECIFIC USE THEREOF.
www.buildwithintegrity.com
623 E Lincoln Way
Ames, IA 50010
O: 515-268-3346
F: 515-268-3349
NOTES:
ALL DIMENSIONS ON THIS PAGE TO
DRYWALL SURFACES
ADD BLOCKING FOR ALL GRAB BARS
BEFORE DRYWALL
FOLLOW ALL ADA/ICC GUIDELINES
LISTED ON THIS SHEET WHEN
INSTALLING FIXTURES AND GRAB
BARS
ADA SHOWER THRESHOLD REQUIREMENT
DN
7'-6"
7'-6"
5'
5'-1" X 5'-10"
7'-7" X 9'-11"
7'-6" X 7'-7"
STAFF BATH
LAUNDRY
SECURITY LOCKSET
DECK
TREATED LUMBER 5 RISERS
DECK PLAN
3/4 IN = 1 FT
DECK PLAN
3/4 IN = 1 FT
A103
REVISIONS
DATE BY
SHEET:
Ames Romero House
702 Clark St.
Ames, IA 50010
2/26/2025
Deck Plan
Designer: TB
THIS PLAN IS PROPERTY
OF INTEGRITY CONSTRUCTION
AND MAY NOT BE
USED FOR ANY PURPOSE
WHATSOEVER WITHOUT
WRITTEN PERMISSION FROM
INTEGRITY CONSTRUCTION
SERVICES FOR ANY
SPECIFIC USE THEREOF.
www.buildwithintegrity.com
623 E Lincoln Way
Ames, IA 50010
O: 515-268-3346
F: 515-268-3349
March 20, 2025
Chris Martin
706 Clark Ave.
Ames, IA 50010
To Ray Anderson,
I am writing to let you know I am in favor of the Romero House doing their mission at 702 Clark. I
live next door, and have lived across the street from the Romero House since they have opened. I have
nothing but nice things to say about them.
Thank you for your consideration,
Chris Martin
537 Main Street, Suite 101
Ames, IA 50010
Phone: (515) 233-4531 ✧ Fax: (512) 292-4143 ✧ Email: info@mpmames.com