HomeMy WebLinkAboutA002 - Special Use Permit for a Pavilion Accessory Structure to be built on the grounds of a religious institution
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ITEM #: 2
DATE: 9/9/26
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: September 1, 2026
CASE FILE NO.: SUP-002674
REQUEST: To consider a Special Use Permit to allow for a Pavilion accessory structure
to be built on the grounds of a religious institution (The Church of Jesus
Christ of Latter-Day Saints)
PROPERTY
OWNER: Church of Jesus Christ of Latter-Day Saints
APPLICANT: Jacob Taylor, facilities manager
CONTACT: Ronald E. Baker (Stott Barrientos & Associates Architects)
LOCATION: 2524 Hoover Avenue
ZONING: “RL” Residential Low Density District
BACKGROUND AND PROJECT DESCRIPTION:
The applicant, Ronald E. Baker of Stott Barrientos & Associates Architects, representing the
Church of Jesus Christ of Latter-Day Saints, is requesting approval of a pavilion accessory
structure to be constructed south of the existing parking lot in an open grass area. The site is
within the Residential Low Density (RL) Zoning district at 2524 Hoover Avenue (Attachment A,
Location Map).
RL zoning only allows for religious institutions with the approval of a Special Use Permit. Any
structure over 150 square feet requires a Site Plan review by the City and in this case it triggers
a requirement for a special use permit as a change to the site conditions.
The proposed pavilion will be setback 295 feet east from Hoover Avenue, 137 feet from the
abutting residential properties to the east, and 29.7 feet from the abutting church property located
to the south.
The proposed pavilion structure is 1800 square feet and will function as an accessory structure
to serve the existing church. The proposed improvements include a reinforced concrete slab, a
wood-framed pavilion with an asphalt shingle roof, accessible pedestrian connection to the
existing church parking lot, an outdoor grilling area, a drinking fountain, hose bibs, electrical
service, minor grading, temporary erosion control measures, and restoration seeding.
No expansion to the existing church building is proposed. No change in the principal land use is
proposed. No additional parking is proposed. The project is intended to provide a safe, attractive,
and functional outdoor gathering space for church-sponsored activities and community events.
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There will be a curved 6 foot wide sidewalk connecting the parking lot to the pavilion area. The
pavilion will sit on a 32 foot by 71 foot concrete slab. The pavilion measures 30 feet by 60 feet
with the longer side being oriented north and south. The pavilion will be open-air. The pavilion will
have 8 steel tube columns on each side holding up the roof. The roof of the structure is proposed
to be 13.5 feet tall at its highest point in the center. The roof will slope downwards on both sides
and will overhang the support columns by 2 feet. The edges of the sloped roof will be 8 feet, 1.5
inches above the concrete.
The pavilion will also be serviced by existing utilities from the church for the proposed drinking
fountain and internal lighting.
Drainage will flow to an existing intake near the east property line.
The existing trees on the property will be preserved.
PUBLIC NOTICING:
Notification was made to all owners of property within 400 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
Required
Approval
Authority
…….
Institutional Uses
Colleges & Universities Y SP ZBA
Child Day Care Facilities Y SP or HO,
depending on
the size
ZBA
Community Facilities N SP ZBA
Medical Center N -- --
Religious Institutions Y SP ZBA
Schools Y SP ZBA
Social Service Providers Y, if pre-
existing
SP ZBA
…….
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,
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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: The church parcel as well as the surrounding homes are zoned RL - low
density residential. Ames Plan 2040 labels the church as RN-2: Established. Part of the
goals of this district are to conserve neighborhood character and structural conditions.
Adding the pavilion will not fundamentally change the neighborhood character, as the
pavilion will not increase the size or intensity of use of the church or the role it plays in the
neighborhood. The location of the pavilion is also set back far enough from the
surrounding properties so as to not interfere with the character of the neighborhood
Conclusions: 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 added pavilion will have a footprint of 1,800 feet and will be
constructed of materials that are compatible with the architecture of the existing church.
The pavilion will be used for outside events hosted at the church and thus will not detract
from the current role or character of the property. The pavilion is an accessory structure
at an established place of worship in the neighborhood.
Conclusions: Therefore, it can be concluded that the use meets General Standard (ii)
for a Special Use Permit.
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(iii) Not be hazardous or disturbing to existing or future uses in the same general
vicinity.
Findings of Fact: The use of the pavilion for normal church and community events will not
involve the keeping of hazardous materials on site. The pavilion is not expected to create
hazardous conditions for the surrounding neighborhood.
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 pavilion is located on a property that is currently adequately served
by existing public facilities and services. There will be a minor utility extension from the
existing church building for the pavilion’s amenities including drinking fountains and
internal lighting but will not require new public infrastructure.
Conclusions: 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 added pavilion does not have any proposed or needed changes to
the site that would require additional public costs for public facilities or services.
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, 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 proposed pavilion will not have any uses, activities, processes,
materials, or 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. The church will continue to operate events that are similar to events
currently hosted at the church.
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 the RL zone through
the Special Use Permit process. This requirement provides an extra level of scrutiny to
ensure compatibility with the surrounding neighborhood. The pavilion does not deviate
from the current use of the property. The pavilion is an accessory structure on a larger
institutional use lot within an established part of the neighborhood.
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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 proposed pavilion will not create any higher levels of traffic than
those that are currently existing as the pavilion is intended to provide a place for events
that are currently happening. Existing streets and parking spaces are adequate for the
anticipated use of the pavilion.
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.
Findings of Fact: The proposed pavilion will not affect the current travel patterns to and
from the church. 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: The proposed pavilion will not generate routine truck traffic. Construction
vehicles will occasionally deliver materials to the site during construction and will be
temporary. After completion, only occasional service vehicles typical of church activity are
anticipated.
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 proposed pavilion will be used in conjunction with normal church
activities and functions. Hours of use will coincide with existing church operating hours
and will not introduce disruptive activity into the neighborhood.
Conclusions: Therefore, it can be concluded that the use meets Residential Standard
(iv) for a Special Use Permit.
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(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 and the pavilion is being built
on the property. No existing 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 proposed pavilion has been designed to be compatible with the
structure placement, height, orientation, and scale of the existing church campus. At 13
feet high, the pavilion is modest in scale and appropriate for the area. The pavilion is
appropriately set back from the southern property line 29.7 feet as well as 23.3 feet from
the edge of the parking lot located north of the pavilion.
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: Side yard setbacks for single family and two-family dwellings are 6 feet
and rear yard setbacks from single family and two-family dwellings are 20 feet. The
proposed pavilion is located 29.7 feet from the abutting southern property and 137.7 feet
from the existing single-family homes abutting the east side of the property. These
setbacks will minimize the impact on adjacent properties.
The proposed pavilion does not have any proposed landscaping but will be taking
precautions to protect the existing landscaping.
Although the church use is dissimilar to the abutting residential to the east, staff did not
believe that buffering of the open area and the pavilion was needed as would be required
with a building and parking area..
Conclusions: Therefore, 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 proposed pavilion has been designed to comply with the zoning
requirements of the RL zone including applicable building codes, accessibility
requirements, and other City development standards.
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 new construction of
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a pavilion at a religious institution within the Residential Low Density Zoning District, located
at 2524 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 new construction of
a pavilion at a religious institution within the Residential Low Density Zoning District, located
at 2524 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 new construction of a
pavilion at a religious institution within the Residential Low Density Zoning District at 2524
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.
PLANNING AND HOUSING DEPARTMENT RECOMMENDED ACTION:
Staff concludes that the proposed Special Use Permit to allow for new construction of a pavilion
at a religious institution within the Residential Low Density Zoning District at 2524 Hoover Avenue
is consistent with the general standards for granting a Special Use Permit. The proposed structure
does not alter the principal use of the site and is designed in a manner that is compatible with the
surrounding uses.
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 and Zoning Map
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Attachment B
Building and Site Plans
SITE PLAN
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GRADING PLAN