Freeport staff: R‑2 zoning limits conversion of 502 W. Fourth church to event hall

The Freeport Planning and Zoning Commission discussed a request to change the use of a church at 502 West Fourth Street so the owner could operate a banquet or event space. The property owner asked whether the city could change the property's zoning from its current classification to permit an event or commercial use.

Planning staff and commissioners told the owner that the lot sits in an R‑2 residential zone and that the city’s zoning rules limit conversions to commercial uses. A staff member explained the church is currently listed as a public assembly facility that had been allowed under a specific‑use arrangement and said that the residential zoning “doesn’t allow for much else.” Commissioners warned that a single parcel change surrounded by residential property would be considered spot zoning and therefore not allowed.

The exchange centered on options short of a direct rezoning. Commissioners and staff suggested alternatives the owner could explore: splitting the large parcel into smaller residential lots, renovating part of the building into residential units such as a duplex or cottages, demolishing the building and redeveloping the block, or acquiring adjoining properties and seeking a broader rezoning to avoid spot zoning concerns. Staff noted minimum lot‑width and small‑cottage standards could allow denser housing options on the site if the owner pursued that route.

The owner told the commission he had recently invested in the building — including a new roof, plywood and paint — and that demolishing it would be undesirable. He said he had gathered a petition from neighbors supporting his effort, but commissioners and staff said a petition from current owners does not bind future purchasers and therefore does not change the zoning constraints.

No formal application for rezoning or a specific‑use permit was filed during the meeting, and the commission took no vote on the property. Commissioners recommended the owner meet with city planning staff to review options before making further investments.

The discussion shows the limits of converting a publicly used assembly building in an R‑2 district into a commercial event space without a more extensive rezoning or property acquisition. Staff advised the owner to consult the building official and planning staff to identify feasible redevelopment or permit paths.