2001-12 GRANTING SPECIAL PERMIT RESIDENTIAL DEVELOPMENT PLAN - 701 WEST GRAND AVENUE

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� , Page 3 of 4 Roosevelt School Residential Development Plan March 1, 2001 9. A Residence Development Plan is subject to the standards and requirements for a Planned Unit Development as outlined in Section XXI. Paragraph XXI.C.1 states that the Plan Commission and City Council shall consider the following in the course of review and approval of a PUD: 10. Compatibility with the character of the surrounding neighborhood and general area. Although the multi-family use is a departure from the single and two family uses that dominate this area, the proposed use allows for preservation of the existing school building. This building is very much a part of the historic fabric of the neighborhood. The proposed new townhome buildings are designed to be compatible with the architectural character of the existing school. Therefore, the development as proposed appears to meet this condition. 11. The effect of the proposed Planned Unit Development on the immediate area. As noted above, this project preserves the existing school. A middle school is a fairly intensive use, with activity occurring well into the evening during the school year. Reuse of the property for multi-family use does not appear to be a significant change in terms of intensity. The unused school property in its current state invites vandalism and vagrancy. There is no evidence that the project as proposed would result in a lowering of area property values, and may indeed have the opposite effect. '', 12. Whether or not an exception from minimum zoning regulations as stated herein is warranted I by virtue of the design and amenities incorporated into the development plan. The main � change from the minimum zoning requirements is the setbacks. The R-6 District requires front yard setbacks of 25 feet. Both the existing building and the proposed buildings encroach on this setback. However, the existing building has not shown to have an impact on the surrounding uses, and the new buildings will look better and more a part of the neighborhood if the established setback line is maintained. The aesthetic character of this development and the preservation of the historic school building warrant the exceptions to the setback requirements. 13. That the Planned Unit Development is in accordance with the general intent of this Zoning Ordinance and the Decatur Urban Area Land Use Plan. The proposed RDP conforms to the general intent of the Zoning Ordinance,which is to insure adequate separation of inconsistent land uses and to provide for the public interest. The Decatur Urban Area Land Use Plan shows this area as Schools, Public or Private. When the plan was adopted in 1990, it was not anticipated that the school would ever be closed. Therefore, while the project does not comply with the Land Use Plan, it still conforms to the intent of the Plan,which includes the ability to adapt to changing conditions. 14. That the existing and proposed streets are adequate to carry anticipated traffic within the proposed Planned Unit Development and in the general vicinity thereof. As noted above, the intensity of the proposed use should not be greater than the previous middle school use. The project proposes a wider access on Pine and complete elimination of a dangerous curb cut on Grand. A major traffic increase is not anticipated; therefore, it appears that the existing streets can handle the traffic generated from this project.