The Athens City Planning Commission on Oct. 1 approved a revised rezoning map for the North Lancaster neighborhood that shifts several parcels’ commercial and residential zone designations after a week of staff meetings with neighborhood representatives.

Commissioners adopted the modified map — proposed as case 25-06 — after staff presented a new October 1 map that retained the fire station in B2, converted most of the center hub between Columbus and Lancaster streets from B2 to B1, kept the Dairy Queen in B1, and changed a stretch along Columbia Avenue from R3 to R2. The motion to adopt the map with two specific parcel changes passed unanimously.

The approval followed multiple neighborhood meetings and written input. City planner Megan Jennings said staff met with “representatives from the majority of the neighborhoods in that area” and adjusted the proposed map to address concerns, noting that bulk controls were modified last year “so that any B1 new development would be more in scale with the existing R1 neighborhoods.”

Neighbors and neighborhood organizers pressed for more time and changes. In a written comment read into the record, Joan Krananski, a neighborhood resident, said she and others felt rushed and asked for “one more meeting with city staff” before a vote; the commission heard that neighborhood representatives had already met with staff and that several remained uncomfortable with converting parts of North Lancaster and Columbia Avenue to commercial zoning.

Commission discussion focused on tradeoffs among R1, R2 and B1 designations. Planning staff explained that R2 allows duplexes and slightly smaller lots than R1; Mr. Riggs (planning staff) summarized the nonconforming-use rule: “code currently doesn't allow more than 50% of the improvement of the value of the structure itself,” meaning owners could be limited in how much they may renovate while keeping a nonconforming commercial building in place.

Commissioners debated whether changing the southeast portion of Lancaster from B1 to R2 would reduce the number of nonconforming properties or leave problematic nonconformities (for example, a large building owned by Capstone commonly referred to as the former Jobs and Family Services building). Commissioners also discussed practical limits on converting commercial structures to multifamily use: staff noted that residential uses in a B1 would be constrained by adjacent zones and by on-site parking requirements; multifamily conversion would likely require a variance.

The motion approved by the commission modified the October 1 proposal to (a) convert a segment of B1 on the southeast side of Lancaster Street to R2 and (b) change two parcels on the west side of Columbus Road to R2. Commissioners said the change would make most existing nonconforming uses conforming or move the plan closer to neighborhood preferences; the one large Capstone building would remain nonconforming under the map and would still be subject to the 50% improvement rule unless the owner sought a variance.

The commission’s vote sends the rezoning recommendation on to city council, which must hold public hearings and consider the ordinance. Commission members noted political timing: members said the mayor had urged the commission to move the rezoning forward so council could consider it before changes in council membership in January.

Next steps: the approved map will be forwarded to city council for public hearing and final action, and staff and neighborhood representatives indicated they will continue to discuss specific parcel edges and sidewalk/streetscape improvements that neighbors requested during the meeting.