Prince Avenue Rezoning Analysis

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Wynburn Av e

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Buena Vis ta Ave

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Holman Ave

Clover St

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Lenoir Ave

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Easy St

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Tibbetts St

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Carter Rd

Oglethorpe Ave

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Boulevard

Park Ave

Sunset

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Peoples Rd

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Proposed Zoning

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Childs St

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Normal Ave

Holman Ave

Brookly

Gilleland

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Cemetery Dr

Edwards Dr

Clover St

Donna St

Tara Way

Kendene St

Virginia Ave

St Ke sle r

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Beulah Ave

Ht ard Bo ule v

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Foster Rd

Wynburn Av e

s

Hiawassee Ave

Buena Vis ta Ave

St Po un d

Lakeview St

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St

kson N Jac

Hampton Par

Satula Ave

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Gilmer St

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Oglethorpe Ter

Hollie St

Forest He ights Dr

N Chase St

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Dr Knottingham

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Breckenridge Ln

Landor Dr

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Oglethorpe Ave

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Carter Rd

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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

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Carrol Ave

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Easy St

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McGowan Rd

Boulevard

Tibbetts St

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C-O

alley

St

Oil St

Tibbetts Av e

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Kenny Rd

Nantahala Ave

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New Ave

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Alley

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Prince Avenue

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Lyndon Av e

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Current Zoning

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Site Map Dub

Aven u

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Grady Av enue

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1

4 5

Prince

Avenu e

2 3

2

1

Sonia Says

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Dunkin’ Donuts

2

Flowerland

4

Athens Obstetrics

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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

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2

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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

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20

Prince Avenue

Existing

21

2 3

4 1

22

1

Ike & Jane

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Normaltown Hardware

2

Agua Linda Taqueria

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Marti’s at Midday

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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.

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