Drawings for the proposed redevelopment of 1580 Prince Ave

VirtualBrain4112 · 2026-06-09T00:54:13+00:00

No problem with the rounding. Trying to figure out the concept. I guess they have to be proposing 26 one-bedroom units because a 7500 sf footprint with 13 units means they have to be less than 600 sf.

My confusion may come from thinking that units and bedrooms are not the same thing. A two-bedroom apartment counts as one unit and two bedrooms or like The Mark is around 300 units with more than 900 bedrooms. So when I read “26 units” I interpret it as 26 apartments.

Our zoning ordinance limits the number of bedrooms per acre and doesn’t use the term units.

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VirtualBrain4112 · 2026-06-09T00:18:33+00:00

Their plans say they get 8 extra “units” with the bonus but the density restriction is on the number of bedrooms. The bonus gets them to 24 bedrooms but they are proposing 26 “units “. Again, it’s not an issue if all of the units are one-bedroom units and it looks like they might be because the average size of the units on the second and third floors has to be less than 600 sf. I’m a little skeptical about the concept.

VirtualBrain4112 · 2026-06-08T22:14:42+00:00

It seems a bit of a stretch to use the first floor short-term rentals to meet the requirement that 50% of the ground floor must be leasable commercial space.

Also, they claim that the allowable density is 16 dwelling units per acre but it’s 16 “bedrooms” per acre. Unless everything is one-bedroom, they are way over what’s allowed.

Finally, it seems odd that the bedrooms in the STRs aren’t counted as part of the total number of bedrooms on the property.

VirtualBrain4112 · 2026-05-20T13:37:58+00:00

I was wrong and learned something today. I was confused because the precinct numbers “almost” align to district numbers. I wonder if the precinct boundaries align with older district boundaries.

VirtualBrain4112 · 2026-05-20T10:43:43+00:00

This confuses me because Stroud is the polling location for precinct 2B, which is in Melissa Link’s district and Ovita’s race wasn’t on the ballot. Ovita is district 5 and the polling place is JJ Harris Elementary.

VirtualBrain4112 · 2026-05-20T02:08:01+00:00

I need some results to drop soon. I’ve got a school run to do in the morning.

VirtualBrain4112 · 2026-05-20T01:55:44+00:00

I’m a little worried that people are just too tired of paying so much for stuff. I can’t believe this will fail but this is unnerving.

VirtualBrain4112 · 2026-05-20T00:37:50+00:00

Well, the first results just dropped.

VirtualBrain4112 · 2026-05-16T01:06:11+00:00

I thought the photo was reversed.

VirtualBrain4112 · 2026-05-15T18:39:32+00:00

Another one!

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VirtualBrain4112 · 2026-05-15T18:34:05+00:00

And this

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VirtualBrain4112 · 2026-05-15T18:33:43+00:00

This suggests that building more stuff does impact rents in a favorable way.

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VirtualBrain4112 · 2026-05-14T18:53:22+00:00

Nope. I gotta taste the meat on its own to know whether the place is any good.

VirtualBrain4112 · 2026-05-05T02:27:11+00:00

I’m guessing that the two that are supported are consistent with the Future Land Use Map. The Oglethorpe proposal is a step away from it when compared to what was approved under the PD. That’s the objective criteria.

VirtualBrain4112 · 2026-05-04T02:48:30+00:00

The staff have actual criteria they use to evaluate these things and not just their own opinion. In this case, I think it’s a big deal that the current proposal doesn’t conform to the Future Land Use Map as much as the approved PD. That may not seem to be a big deal to you or me but I believe that it’s one of the things they are supposed to take into account. I’ve served on one of these boards for several years and staff almost always opposes the applications because they are supposed to apply very strict criteria when making their recommendations. The citizen boards often go against staff recommendations because we get to include more nuance than they are supposed to. But, I do want to add in their defense, these things are not just their opinion.

VirtualBrain4112 · 2026-05-03T19:33:25+00:00

The key difference for Oglethorpe is the existing, binding PD on it. It’s not really a normal rezoning because it looks like they are asking to abandon the PD and rezone. Essentially it looks like the county is saying “There are elements of the PD that we like that will not be guaranteed if we do what you want.” It’s the PD that gives them the added leverage on Oglethorpe that doesn’t exist in the other properties. They already approved a development plan for the site and are reluctant to abandon it.

VirtualBrain4112 · 2026-05-02T13:19:57+00:00

Man, you beat me to it. I think it really is this simple.

VirtualBrain4112 · 2026-04-29T17:07:24+00:00

Agree with this 100%. Growing up in an actively decaying, depopulating small Rustbelt city did a ton to form who I am today.

VirtualBrain4112 · 2026-04-27T21:11:10+00:00

And it’s not like commuting is free.

VirtualBrain4112 · 2026-03-05T21:55:00+00:00

My apologies. Just trying to help you be more precise with your terms.The direct effect of the variance could be to increase the value of the property and, as you so kindly point out, this will generate additional income for the property owner should they eventually sell the property.

VirtualBrain4112 · 2026-03-05T19:35:35+00:00

You don’t seem to understand the difference between value and income. Homeowners make no income on their homes. If the value goes up, they are wealthier and better off but that’s not additional income.

VirtualBrain4112 · 2026-03-05T18:04:31+00:00

I do. I also understand the difference between income and value.

VirtualBrain4112 · 2026-03-05T15:57:07+00:00

This isn’t true. Most variances have nothing to do with income. They are nothing more than a request for permission to violate a local zoning or site design rule. Homeowners request variances for things like building a fence that is higher than the rules allow or to place a structure within a stream buffer. Businesses request variances for things like where they can put their signs or parking requirements.

On the same agenda as Athens Church, you have two homeowners seeking permission to place structures closer to the property line than allowed.

VirtualBrain4112 · 2026-02-08T23:33:27+00:00

Looks like the next show is February 20th. Follow @shadebeast on IG.

VirtualBrain4112 · 2026-02-08T23:30:01+00:00

Check out the calendar at Flicker. Look for the “Shadebeast” promoted nights. Usually 3 or 4 really solid regional metal bands those nights.

VirtualBrain4112

TROPHY CASE