Planning staff backs planned development for Oconee–Ann Street site despite tree-canopy waiver

Athens-Clarke County planning staff on Jan. 23 recommended that the mayor and commission approve a planned development and future‑land‑use boundary change for two adjoining properties at 1280 Oconee Street and 300 Ann Street, a proposal that would add commercial space facing Oconee and a small pocket‑neighborhood of residential units behind it.

The application, which the Planning Commission recommended in its report to the mayor and commission, asks the county to rezone one parcel from RM‑1 to RM‑2, keep the commercial zoning on the adjacent parcel, and make a binding site plan part of a planned development. The proposal includes two commercial buildings totaling roughly 7,500 square feet fronting Oconee Street, six duplex residential units (three bedrooms, 3.5 baths each), one standalone single‑family unit and about 66 surface parking spaces plus 11 proposed on‑street spaces along Ann Street.

Planning Director Bruce Lonnie told the commission the staff report and Planning Commission recommendation find the request consistent with the 2023 comprehensive plan and future‑land‑use map after a small boundary shift to match the submitted site plan. Lonnie said the design aims to place commercial uses on Oconee and residential behind them and that approval at the voting meeting will require two votes: one on the future‑land‑use map amendment and one on the rezoning and planned development.

The applicant has asked for three waivers. The first would reduce the conserved tree canopy requirement from a standard 20.3% to about 6.66%. Staff and the Planning Commission supported the waiver after the applicant said much of the previously conserved canopy is at the site edges and the project would meet canopy targets over time with new plantings. The second waiver would exempt the project from the rule requiring at least 50% of residential buildings to face a public or private street; topography and lot shape make that standard difficult to meet, staff said. The third waiver would relieve the developer of front‑entry porch requirements for units within 75 feet of a street where the residential buildings are not being pulled up against the street.

Bruce Lonnie cautioned that the site likely will require a right‑in/right‑out driveway configuration and coordination with the Georgia Department of Transportation (GDOT) because primary vehicular access is to the state right‑of‑way. Commissioner Myers and other commissioners pressed staff and the applicant on how left‑turns would be prevented at the Oconee Street exit; Lonnie said the final design will be coordinated with the GDOT district engineer and could include raised curbs, directional medians or other physical measures rather than paint alone.

Architect Brett A. (Studio Community Architects) described the project as a small pocket neighborhood with front and back patios, on‑site pedestrian connections to the Greenway, and EV charging infrastructure for residents. He told the commission the plan responds to the steep grade at Ann Street with retaining walls and planting to screen the slope. Commissioners asked about canopy replacement, the proposed on‑street spaces, EV charging, and whether the proposed building heights would exceed the tree line; the applicant said proposed heights are within airport overlay limits and that mature trees on adjacent parcels remain taller than the proposed buildings.

Commissioners also asked staff to confirm details about the proposed on‑street parking on Ann Street and whether yellow‑curbing on the opposite side of Ann — a separate action that would require Marion Commission involvement — might be requested by neighbors or property owners.

If approved at the voting session, the county would adopt a binding site plan and binding report as part of the planned development; staff said the final building architecture and landscape obligations would be administered through those binding documents and through the plans‑review process.

The project remains subject to engineering review, final stormwater and grading design, and GDOT approval of access. The vote on the planning recommendation is scheduled for the commission’s voting meeting in two weeks.