A mixed-use development proposed for North Avenue that integrates a planned gas station into a multiple-story combined residential-commercial structure would be a first for Athens-Clarke County if the about 5-acre tract is rezoned and the developer is allowed to proceed with current plans.
The Athens-Clarke County Planning Commission reviewed the plan at a recent meeting and expects the developer to return with additional information before making a recommendation and sending the proposal along to the Athens-Clarke County Commission. Final decisions on the project and the requested rezoning could come from the county commission in September.
“This is one of the best projects I’ve seen presented before this body,” said longtime planning commissioner Alice Kinman. The project is being proposed by Bethlehem Land Holdings LLC, an Atlanta-based real estate, rental, and leasing company.
The proposed North Avenue Flats, planned for the area of Spring Court, Ruth Street, Northside Drive and Bray Street, would comprise 128 apartments with a total of 260 bedrooms; 10,000 square feet of commercial retail space; a 19,000-square-foot plaza; 230 parking spaces; a dog park; and, stormwater management infrastructure.
Pumps for the gas station would be located under a canopy fronting North Avenue, but the station’s business operations would be integrated into one of the two residential-commercial structures on the site.
Plans call for 20% of the residential space at North Avenue Flats to be set aside as affordable housing under terms of the county’s inclusionary zoning ordinance. The ordinance aims to boost the county’s stock of affordable housing by putting living space within economic reach of people earning 80% or less of the area’s median income.
In return for developing property in line with the inclusionary zoning ordinance, developers can add more units than would otherwise be allowed for their projects.
In addition to the benefits provided under the inclusionary zoning ordinance, the developer is seeking waivers from five county zoning and development standards.
The requested waivers would allow for parking along the front of the property; exempt the project from a requirement that at least 50% of ground-floor space be dedicated to commercial uses; provide for one building on the property to be 30 feet longer than allowable, reduce tree canopy requirements, and provide concessions regarding road access.
The county’s planning staff has indicated that it supports all but two of the variance requests. Planners noted they would like more information on how far the developer wants to deviate from the commercial space requirement. Additionally, the planning staff wants to see new calculations from the developer regarding tree canopy issues.
The property proposed for development of the North Avenue Flats project is within the North Avenue Tax Allocation District (TAD), one of six such special tax districts in Athens-Clark County. Briefly, a TAD sets aside property tax revenue generated by new development to fund infrastructure improvements and other initiatives.
While the planning commissioners’ reaction to the proposed North Avenue Flats project was generally positive, there was some concern regarding the width of driveways serving the tract. That concern focused on the difficulty that wide driveways could present to pedestrians and bicyclists making their way along the property entrance.
And, according to planning staff, there are some concerns regarding code-related issues within the current plan for North Avenue Flats. For instance, the space allocated for the plaza doesn’t currently meet requirements. Also, the two buildings proposed for the site are not sufficiently different in design, a requirement for apartment developments with more than 30 units.
Still, just as with the planning commissioners, there was enthusiasm for the North Avenue Flats proposal among the planning staff.
“We’ve never seen a gas station that’s integrated into a multi-story residential project,” one planner told the planning commission. The resulting reduction in the development’s “footprint” helps minimize potential conflicts among vehicular traffic and with pedestrians and bicyclists, the planning staffer noted.
Also addressing the planning commission was David Ellison, the attorney for Bethlehem Land Holdings LLC, which owns the North Avenue tract.
“This is a very difficult site,” Ellison told commissioners, noting that it is oddly shaped, includes a Georgia Power easement, and features a steep drop across its rear side. An initial plan to redevelop the property came in front of the planning commission a little more than a year ago.
“You try to solve one issue, another issue pops up,” Ellison said.
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