Court Opinion

ID: 9397096
Source: CourtListenerOpinion
Date Created: 2023-05-24 15:05:48.684622+00
Date Added: 2024-06-11T17:19:21.340437
License: Public Domain

IN THE COURT OF APPEALS OF IOWA

                                   No. 22-0584
                               Filed May 24, 2023

JULIE BECKER,
      Plaintiff-Appellant,

vs.

DALLAS CENTER BOARD OF ADJUSTMENT,
     Defendant-Appellee.
________________________________________________________________

       Appeal from the Iowa District Court for Dallas County, Terry Rickers, Judge.

       Julie Becker appeals the district court’s denial of her petition for writ of

certiorari regarding an exception to a zoning ordinance authorized by the Dallas

Center Board of Adjustment. AFFIRMED.

       Julie A. Becker, Dallas Center, self-represented appellant.

       Sean M. O’Brien, Nicci M. Ledbetter, and Benjamin J. Kenkel of Bradshaw,

Fowler, Proctor & Fairgrave, P.C., Des Moines, for appellee.

       Considered by Vaitheswaran, P.J., and Ahlers and Buller, JJ.
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VAITHESWARAN, Presiding Judge.

       Jeff and Karmen Weddle converted a church to a single-family residence.

In time, they sought an exception to the Dallas Center zoning ordinance to allow

commercial use of their home as a “small gathering space” for various community

events such as bridal and baby showers and class reunions. Their next-door

neighbor, Julie Becker, objected.       Following a public hearing, the board of

adjustment granted the exception.

       Becker filed a petition for writ of certiorari challenging the board’s decision.

The case was submitted to the court on a stipulated record, with both sides making

written and oral arguments. The district court concluded the board “did not act

illegally in granting the exception.”

       On appeal, Becker argues (1) the board lacked authority to grant the

exception and (2) the board erred in concluding there was sufficient parking

available to accommodate commercial activities.

       A city is “empowered to regulate and restrict the . . . use of buildings . . . for

trade, industry, residence, or other purposes.” Iowa Code § 414.1(1)(a) (2020).

Dallas Center did so. As authorized by statute, the city passed an ordinance

creating single-family residential districts. See id. § 414.2; Dallas Center, Iowa,

Zoning Code §§ 165.04, 165.33. Among the “[p]rincipal [p]ermitted [u]ses” were

“single-family dwelling[s]” and “[c]hurches and similar places of worship.” Dallas

Center Zoning Code § 165.33(1)(A), (B).

       Also pursuant to statute, the city created a board of adjustment. See Iowa

Code § 414.7(1); Dallas Center Zoning Code § 165.13(1). Boards of adjustment

are authorized “[t]o hear and decide special exceptions to the terms of the
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ordinance upon which such board is required to pass under such ordinance.” See

Iowa Code § 414.12(2); see also id. § 414.7(1) (authorizing boards to “make

special exceptions to the terms of the ordinances”). Dallas Center granted the

board power:

               To permit exceptions to the District regulations set forth in this
       chapter, provided [(1)] all exceptions shall by their design,
       construction and operation adequately safeguard the health, safety
       and welfare of the occupants of adjoining and surrounding property,
       [(2)] shall not impair an adequate supply of light and air to adjacent
       property, [(3)] shall not increase congestion in the public streets, [(4)]
       shall not increase public danger of fire and safety, and [(5)] shall not
       diminish or impair established property values in surrounding areas.

Dallas Center Zoning Code § 165.13(4)(C).

       The district court cited these provisions in concluding the board “was within

its jurisdiction and authority to grant the [Weddles’] request for an exception.”

       Becker argues the special use permit “approved and issued to” the Weddles

“was NOT for any ‘special use’ specified in the city ordinances . . . and the ‘terms

and conditions’ placed on this ‘special use permit’ . . . are nowhere to be found.”

She bypasses the cited authority and focuses instead on a provision titled “special

uses.” See Dallas Center Zoning Code § 165.40. That provision applies to uses

with “characteristics of such unique and special form as to make impractical their

being included automatically in any classes of use as set forth in the various

Districts,” such as “[c]rematories and funeral homes.” The Weddles’ home was

indisputably a single-family dwelling within a single family residential district. See

id. § 165.33. Section 165.40 is inapplicable.1 Because it is inapplicable, we need

1 We recognize the board’s decision referred to “characteristics of such unique and
special form.” But the board did not cite section 165.40 containing that language.
Instead, the board cited section 165.13(4)(C) on exceptions to district regulations.
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not confront Becker’s attempt to distinguish the “exception” language of section

165.13(4)(C) from the “special use” language of section 165.40. We conclude the

district court did not err in determining that the board had authority to grant the

Weddles an exception pursuant to Iowa Code sections 414.7(1) and 414.12 and

Dallas Center Zoning Code section 165.13(4)(C). See Trailer City, Inc. v. Bd. of

Adjustment of City of Council Bluffs, 218 N.W.2d 645, 648 (Iowa 1974) (“The action

of the trial court has the effect of a jury verdict and is appealable to us on assigned

errors only.”).

       We turn to Becker’s assertion that the board should have required off-street

parking. The Weddles preliminarily respond that Becker failed to preserve error.

We disagree.

       The adequacy of parking arose during the board proceeding and was

addressed by the board. Specifically, the board found, “The schematic drawing of

the property provided by the Weddles shows off-street parking available on the

west side of the residence, as well as on-street public parking on the north side of

Walnut Street. Other parking is available in the vicinity of the Weddles’ property.”

In granting the exception, the board imposed the following caveat: “Nearby streets

may not be blocked by parked vehicles.” On certiorari, the district court observed

that “[t]he discussion of any traffic congestion and parking continue[d] throughout

the meeting.” The court addressed the parking question as follows:

              Becker further contends that the Board did not explicitly
       reference the off-street parking and loading area requirements as
       outlined in [Dallas Center Zoning Code] section 165.41 . . . .
              Even though the Board did not explicitly cite [Dallas Center
       Zoning Code] section 165.41 for the mandatory off-street parking
       spaces, the record reflects that there is sufficient parking around the
       Subject Property. Applicants are not required to provide a private
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       parking lot that has 40.97 (41) parking spaces to meet the off-street
       parking requirements. Additionally, Becker seems to miss the sole
       intent of this code section which is to “prevent traffic congestion and
       provide for proper traffic safety.” Similar language is used in [Dallas
       Center Zoning Code] section 165.13(4)(c) that the exception “shall
       not increase congestion in the public streets.” During the public
       hearing, the Board expressed its concerns as to off-street parking
       and congestion and found that granting the exception would not
       impact traffic congestion. . . . Visitors are allowed to park their
       vehicles where it is legal to do so on public streets.

Because the parking issue was raised and decided, error was preserved. See

Ames 2304, LLC v. City of Ames, Zoning Bd of Adjustment, 924 N.W.2d 863, 867–

68 (Iowa 2019). We review the board’s finding concerning the adequacy of parking

at the Weddle home for substantial evidence. See Bontrager Auto Serv., Inc v.

Iowa City Bd. of Adjustment, 748 N.W.2d 483, 495 (Iowa 2008).

       The diagram referenced by the board is in our record. It shows a large oval

area captioned “Parking for [the Weddle address]” and another area where “[o]n

street parking [is] allowed.” Also in the record is a letter to the board from the

Weddles, stating “[p]arking will continue to be in approved areas only, the same as

the 84 yrs. that the building was used for church related activities” and representing

that “[t]here always was sufficient parking for all church related activities.” Finally,

Jeff Weddle told the board the number of people in the home would likely be limited

to thirty, for insurance liability purposes. This evidence amounts to substantial

evidence in support of the board’s finding that adequate parking was available.

       Becker seeks attorney fees under Iowa Code section 414.18(2) for the

claimed “gross negligence” of the board in failing to require sufficient parking

spaces. Assuming without deciding that the “costs” authorized in section 414.18(2)

include attorney fees, we discern no basis for an award.
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We affirm the district court’s denial of Becker’s petition for writ of certiorari.

AFFIRMED.