d
aS
t
in ste
Aly
Ln Vil la
e
Seminole Ave
Ave Nacoochee
Grady Av e
r Tal ma dg eD
Av e Kin g
10
N Billups St
res tA ve Hil lc
Ln
Seminole Ave
Pulaski St
Virginia Ave
N Chase St
Grady Av e
Childs St
r Tal ma dg eD
Kin g
shin E Wa
e
N Billups St
v ge A Colle
res tA ve
k Ave
1
St
t
t Lee S
n St hingto W Was
coc E Han
pkin N Lum
St
St
Hil lc
y St
ll St N Hu
t
wton N Ne
ley S
e St
N Fin
N Pop
urch N Ch
Ave
t rris S N Ha
St
ledge N Mil
lin Frank
ase S N Ch
Rd
s St Meig
k Ave ncoc W Ha
t
St
Pl
Av e
e Princ
n Sylva
t Hill S
rt ughe
Ave
t ong S
rty S ughe E Do
W Do St
E Str
North Ave
Ave Nacoochee
St Ke sle r
aA ve Vis t Bu en a
d dR Co na r
Beulah Ave
Wynburn Av e
Ht ard Bo ule v
eC ir Gi lm or
Foster Rd
Lyndon Av e
s
Hiawassee Ave
Buena Vis ta Ave
St
Lakeview St
ir ia C
Po un d
Satula Ave
l Jef fer son P
Sy lv k Dr
Hic km an Dr
St
kson N Jac
Hampton Par
Kendene St
Vil la Pr inc e
eL n th or n Ha w Glencrest Dr
Dr
St State
St
t Hoy
Prince Av e
Cobb
St
alley
Knottingham
Dr
t
e Monro
t ow S Barr
e Av
ir
Rd
ir Hts Belvo
dle ee
eth S
ia
C iew stv Cre
un
eN Pin
b Eliza
Ave
St Ware
on Madis
Normal Ave
R Willow
Gloria St
Edwards Cir
Best Dr
n Rd
r
Rd
Dubose
Oil St
Greenwood Ct
Holman Ave
Clover St
Brookly
Dr
nD
n okly Bro
ve rick A Hend
e Sq
Rd
Hollie St
lde Ma
Pl
Gilleland
or nd La
Lucille St
Edwards Dr
Cohen St
kw y
Willo w
Pulaski Hts
d Buck R
e Oak Tr
te Priva
Breckenridge Ln
Gilmer St
Cemetery Dr
d
d Ave
Cain St
Lenoir Ave
Yo na hA ve
e
Easy St
g or Ge
Oglethorpe Ter
Donna St
Pl
Tibbetts St
rd Av
Dr
Carter Rd
Oglethorpe Ave
alley
Boulevard
Park Ave
Sunset
Ave orne
Pl
Nantahala Ave
Tibbetts Av e
Fox Rd Sp ea rR
lan Cleve
ard Stand
Nantahala Ext
r St
Peoples Rd
Hawth
Davis
n isa Art
St
Ex t
New Ave
fo Craw
Carrol Ave
G
t hS
ison Mad
Chattooga Ave ala
Ave
e Barb
McGowan Rd
Crestview Dr
t Ru
Dr ML KJ rP
Ave nah
IN
Forest He ights Dr
Aly
ta Atlan
n Sava
Na nt ah
St
Kenny Rd
t
Alley
Rd rom wst
CNE
Tara Way
in ste
e
Cir
Bo
ve ns A Athe
y St Trac
ns Steve
t an S Bry Miles S
son
Parcels Changed to CNE
Landor Dr
b For
t
th Ru
k
Prince Avenue
RM-2
t
ton S shing
e
Par
10 op Lo 0 ter p 1 u O Loo er Inn
C-O
aS
v sta A Augu
e orn
t eC rt l My
C-N
t One
er Jeff
th Haw
C-D
10 op
E Wa
e
e
o er L Out
n Av Maco
Proposed Zoning
r Lo op
St
t ton S shing W Wa
Av cock
St
St
Ave
r
Inne
E Han
v ge A Colle
t
t
nD
ncock W Ha
t
y St
pkin N Lum
ley S
St
Rd
ir
s St Meig
wton N Ne
N Fin
e St
t Hill S
rt ughe
ll St N Hu
N Pop
W Do
Ave
t ong S
rty S ughe E Do
urch N Ch
t rris S N Ha
Ave
St
ase S N Ch
Hi ll
St
St Cobb
ledge N Mil
lin Frank
Pl
Rd
n Sylva
le ed
E Str
Prince Av e
e Princ
un
Ne
C iew stv Cre
R Willow
Edwards Cir
Best Dr
n Rd
Dr
lde Ma
Pl
e Pin
Hic km an Dr
Childs St
e Av
Normal Ave
Holman Ave
Brookly
Gilleland
or nd La
Cemetery Dr
Edwards Dr
Clover St
Donna St
Tara Way
Kendene St
Virginia Ave
St Ke sle r
aA ve Vis t Bu en a
d dR Co na r
Beulah Ave
Ht ard Bo ule v
eC ir Gi lm or
Foster Rd
Wynburn Av e
s
Hiawassee Ave
Buena Vis ta Ave
St Po un d
Lakeview St
ir ia C Sy lv k Dr
ia
St
kson N Jac
Hampton Par
Satula Ave
l Jef fer son P Greenwood Ct
Gilmer St
t Hoy
t ow S Barr
on Madis
g or Ge
Oglethorpe Ter
Hollie St
Forest He ights Dr
N Chase St
eL n th or n Ha w Glencrest Dr
Dr Knottingham
e Sq
Rd
Breckenridge Ln
Landor Dr
Ave
d Buck R
e Oak Tr
te Priva
Oglethorpe Ave
Dubose
St State
Dr
Carter Rd
Pl
d
e St Monro
Pulaski Hts
Cohen St
Park Ave
Sunset
Davis
Ave orne
Crestview Dr
Sp ea rR
Cain St
Lenoir Ave
Yo na hA ve
Fox Rd
St Ware
alley
Hawth
RM-2
Peoples Rd
ve rick A Hend
Carrol Ave
e
Easy St
rd Av
McGowan Rd
Boulevard
Tibbetts St
r St
C-O
alley
St
Oil St
Tibbetts Av e
e Barb
Kenny Rd
Nantahala Ave
d Ave
fo Craw
Rd
C-N
G
lan Cleve
w Willo ard Stand
Nantahala Ext
New Ave
St
Ex t
Ave nah
m stro
ala
Ave
ta Atlan
n Sava
Bow
C-D
St
IN
Chattooga Ave
ison Mad
Cir
Na nt ah
e
son
10 op Lo ter Ou
t
Alley
t eC rt l My
Prince Avenue
ve ns A Athe
y St Trac
ns Steve
t an S Bry Miles S
Lyndon Av e
Pr inc e
k
Dr
n Av Maco
Par
v sta A Augu
e orn
er Jeff
th Haw
th Ru
b For
y kw
t One
hS t
10
Ru t
oop
Pulaski St
Alley
Al ley
R on
Current Zoning
Dr
er L Inn
rP KJ ML Dr
rs ffe Je
Pendleton
y m Wa losso olia B Magn Alley
Alley
E Cla
t yton S
S gton
t
Site Map Dub
Aven u
e
Grady Av enue
ose
1
4 5
Prince
Avenu e
2 3
2
1
Sonia Says
3
Dunkin’ Donuts
2
Flowerland
4
Athens Obstetrics
5
Taylor-Grady House
Introduction
Zoning changes from C-O to CNE
Maximum Heights Study No other variables considered
CN 65’
CNE 30’
CO 40’
Person
The purpose of this project is to help provide an understanding of existing and proposed zoning changes for parcels along and adjacent to Prince Avenue. Simply put, we are trying to help the average citizen understand both conceptually and visually a few of the variables in play when it comes to development possibilities along Prince Avenue. Because the number of combinations of variables is limitless, this analysis is in no way meant to be an exhaustive list of possibilities. Rather, we are hoping to illustrate general design concepts by applying ACC code to specific parcels in a way that illustrates what could be built by right given these lot sizes. The two primary variables we considered in the drawings that follow are Floor Area Ratio (FAR) which dictates allowable building square footage given the size of the lot and Lot Coverage, defined as the portion of the lot’s surface that can be covered with impervious material, such as a building footprint and/or parking surfaces. Minimum parking requirements could also factor into building equations and maximum square footage allowed for a single specific use may also play a significant role in the type of development we might encounter. These are mentioned as asides when pertinent.
Zoning changes from C-N to CNE
- Lot Coverage Increases - Max. Height Decreases
- Max. Height Decreases
3
Dubo
Grady Av enue
se Av enue
Prince
4
Avenu e
740 Prince - Medical Offices 740 Prince is proposed to remain the same, under C-O zoning. The Planning Department has approved changes for 740, but final construction details have not been approved for what will actually be built. However, the buildings illustrated in this drawing are what have been submitted as “place holders� for further development.
Existing
Proposed
5
Site Map
Chase Street
9
e Street
Nacooche
3 1
7
10
12
5
13
Prince Avenue 4
6
8 11
e
2
ng
Ki
6
nu e Av
14
1
Rite Aid
4
1122 Prince
7
Fraternity House
10
Suntrust
13
Kangaroo
2
Athens Regional Medical Center
5
McDonald’s
8
Krystal’s
11
Georgia Power
14
Young Harris Memorial Untd
3
1140 Prince
6
Popeye’s
9
Chase St. Elementary School
12
1010 Prince
Zoning changes from C-O to CNE
Zoning changes from C-N to CNE
- Lot Coverage Increases - Max. Height Decreases
- Max. Height Decreases
Maximum Heights Study No other variables considered
CN 65’
Person
CNE 30’
CO 40’
7
e Street
Nacooche
Prince Avenue
8
Chase Street
1010 Prince Zoning for 1010 Prince is unchanged as C-O. The rectangular lot fronting Prince running along Chase is 1.81 acres or 78,844 sq ft. With C-O zoning, the maximum FAR is .75, which would allow a 59,000+ sq ft building with a maximum height of 40 feet. As 59,000 sq ft on three to four floors wouldn’t come close to maxing out lot coverage (page 4), you could add a matching parking deck to meet minimum parking requirements (page 6). It’s also worth noting that current code would require building to a 10’ setback on Prince (pg 8, 9), which is far different from the existing deep set back that complements the historic character of the block established by the adjacent SunTrust building and the fraternity house.
Existing
Proposed
9
e Street
Nacooche
Prince Avenue
10
Chase Street
1010 Prince Including the adjacent lot running behind SunTrust, currently owned by the same entity, the lot size under consideration increases to 5.57 acres which would allow maximum building square footage of nearly 182,000 sq ft. In addition, the lot across Chase Street from 1010 Prince, which is also owned by the same entity, could be included in any future development, thereby increasing the developable acreage to be considered.
Existing
Proposed
11
Prince Avenue
t e e r t S e Chas 12
Possible Development
Chase Street
Existing
Chase Street 13
e Street
Nacooche
Prince Avenue
14
Chase Street
1143 Prince - Queen Anne Cottage The Queen Anne Cottage on the corner of King and Prince, which has no protection from demolition under current Historic Preservation ordinances, is proposed to change from C-O to CNE. This parcel is .56 acres which would allow for a maximum build out of 18,295 sq ft (FAR of .75) with a maximum height of 30 feet. The existing building’s square footage is only 4,541sq ft. Given a max lot coverage of 85% and minimum parking requirements, the main potential downside here would be the loss of another significant historic structure along Prince. However, if combined with the two parcels on Cobb Street also proposed for rezone to CNE, the resulting 1.44 acres could be developed at a maximum build out of 47,000+ sq ft with a maximum height of 30 ft and lot coverage of 75% (page 10).
Existing
Proposed
15
e Street
Nacooche
Prince Avenue
16
Chase Street
1140 Prince The site known as 1140 Prince consists of three parcels and currently serves as an ARMC employee parking lot. The parcels fronting Prince (.4 and .42 acres) are proposed to remain under the same zoning classification, C-N, which allows for 65 foot height and again, required to build out at 10 feet from the curb. The adjacent parcel directly behind 1140 Prince (formerly the Prince Rondavel apartments) is proposed to be rezoned from RM-2 to CNE. One positive of the rezone would be to lower maximum building height to 30 feet for development abutting the residential area of Nacoochee. However, combining these parcels results in 2.63 acres which, when applying .75 FAR, could result in a building of 85,000+ sq ft, with 65’ height fronting Prince with a required 10’ setback. In other words, something similar to the Taylor Mathis proposal for 1140 Prince that started this debate over ten years ago could be built by right under this proposed rezone.
Existing
Proposed
17
e Street
Nacooche
Prince Avenue
18
Chase Street
1140 Prince Combining the 1140 lots with the Rite-Aide parcel increases the total lot size to 3.98 acres, allowing for a 65’, 130,000 square foot structure (see page 16).
Existing
Proposed
19
20
Prince Avenue
Existing
21
2 3
4 1
22
1
Ike & Jane
3
Normaltown Hardware
2
Agua Linda Taqueria
4
Marti’s at Midday
5
NE GA Surgical Consultants
1294/1282 Prince Avenue - Allen Property 1294/1282 Prince is proposed to remain the same, under C-N zoning. The Planning Department has approved changes for 1294/1282, but final construction details have not been approved for what will actually be built. However, the buildings illustrated in the drawings (see pages 24-25) are what have been submitted. This parcel would allow for a maximum build out of 42,961 sq ft (FAR of .75) with a maximum height of 65 feet.
Existing
Proposed
23
24
25
Summary The primary focus of this analysis, FAR, Lot Coverage, and Building Height, were chosen because they are the primary focus of the rezone proposal put forth by ACC Planning staff. We believe that the analysis indicates that these two features alone are insufficient tools to guide future development in a manner that would provide for enhanced protection of the character areas identified by both CAPPA and the Prince Avenue Corridor Study. We believe that looking at street configuration is also a necessary component of any planning process aimed at ensuring future development along the corridor serves all stakeholders’ interests. At the very least, the impact of required and permitted parking provisions, access management (number and placement of curb cuts), setbacks and protection of historic resources should be considered with any proposals.
PACS recommendations not addressed by the rezoning proposal: Rezone all CN parcels on Prince (and most but not all CO) to a new CNE classification. Contextual FAR and setbacks (that shift based on historic setbacks and FAR). No parking between building and streets No parking required for small, neighborhood scaled businesses under 1800 sq ft (to allow replication of places like Avid and Daily) Better mixed-use incentives No drive thru’s (as proposed, CNE allows them as special use when a parcel does not front Prince). Medical center size limitations (as proposed, will only apply to limited CNE parcels and not the CN parcels where this development is actually likely) More public plaza/vegetated space incentives Reduction in permitted heights from 65 ft. to 40 ft. for all current CN parcels (with exceptions up to 55 ft. for real mixed use developments.
26
27