2002-11 GRANTING SPECIAL PERMIT HISTORIC NEIGHBORHOOD USE - 447 WEST MAIN STREET

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Decatur City Plan Commission February 7, 2002 Page Eight Historic Decatur Foundation. Of the 4000 square feet of gross area, approximately 1110 square feet will be net leasable space (521 on the first floor and 590 on the second floor). Section XXI(Special Use Regulations) of the Zoning Ordinance provides for a historic neighborhood use in any zone located within the Decatur Historic District providing such use preserves the historic, architectural and residential character of the structure. Such use must preserve the essential character and nature of the surrounding neighborhood as well. Plans submitted shall be in compliance with the Zoning Ordinance and prior to occupancy, the building shall be in compliance with the City Building Codes. The proposed office use meets the applicable criteria for a historic neighborhood use. (The structure at 447 West Main street is within the boundaries of the local historic district which requires plan review and an approved certificate before changes are made to the structure.) The office use will not be intrusive to the residential character of the neighborhood. It appears that the change in use to office at this location will meet the building and accessibility codes. In reviewing the parking requirements for office in the Zoning Ordinance, eleven parking spaces are required for 4000 square feet of office use. For this proposed use, eleven parking spaces seem somewhat excessive and out of character for the residential area. TheOff-Street Parking Requirements of the American Planning Association Planning Advisory Service suggest one parking space for each 200 square feet of net leasable area on the ground floor and one space per 300 square feet of net leasable area on all other floors. The APA application would require 4.5 parking spaces. The plans shows four parking spaces on site. The Glidewell's have received a letter from First Baptist Church that would allow additional parking across the street in the church parking lot located within 300 feet; however, the church wants to review this agreement every six months. Special Use Permits allow the variation of otherwise applicable regulations for such uses provided that the essential character of the surrounding neighborhood are not disturbed. Staff is of the opinion that the four on-site parking spaces are adequate. The proposed use was reviewed by the Historical and Architectural Sites Commission on January 16 with a recommendation of approval. The installation of a lift in the rear of the building and a small hanging sign at the front porch were also approved pending the approval of the special use permit. Staff recommends approval of the proposed special use permit(Cal. No. 02-07)provided that(1) the proposed development occurs in accordance with the data and site plan submitted by the petitioner and(2) that prior to the issuance of a Certificate of Occupancy, the building be in compliance with the City's Building Codes. Section XXI requires Special Uses to be referred to the Plan Commission for a Public Hearing for study and a report on the effect of the proposed use on the comprehensive plan and on the character and development of the neighborhood.