Moratorium Research Data

Transcription

Moratorium Research/Review Initiative (MRRI)
July 27, 2015
CRD-U
DD-H
RDD
NC-4
NC-9
RDD
RDD
RDD
US
RDD
US
US
UC
NC-12
US
CDD
NC-11
UNIVERSITY
US
NC-14
Character of the University Service District and Adjacent Properties
US District East
The majority (50 of 59) of the multiple unit
developments (MUDs) in the University Service
Zoning District are less than 50 units in size.
There are nine (9) MUDs with a larger number of
units, Burton House Oaks (85 units), 160 N Ross
(182), Magnolia Woods (60), Cabana (72), Terre
Nova (98), The Cambridge Apartments (155),
Auburn Hall (53), Dexter Arms & Neill House
(220) and Two 21 Armstrong (156). There are
several MUDs that were built as one-bedroom
units; however these one-bedroom units would
most likely have had two (2) beds in each
bedroom when first constructed. Many of the
one-bedroom units were also built before 1990
and have unit densities that are greater than the
current US zoning district density of 34 du/ac.
Wittel Dorm (93.75 du/ac), The Cambridge
Apartments (66.81 du/ac), and Dexter Arms &
Neill House (66.67 du/ac) are the three most
dense MUDs.
The average dwelling unit
densities have gradually decreased from 44.29
du/ac in 1973 to 21.81 du/ac in 2010. The
number of bedrooms per unit has also increased
from 1.27 bedrooms per acre (bed/u) in 1973 to
2.07 bed/u in 2010. The only MUD that has been
constructed since 2010 is the 160 N Ross development with a 3.53 bed/u ratio and 33.39 du/ac.
The overall lot size of MUDs in the US District East is small with 43 out of 59 MUDs located on lots of
less than one (1) acre. The older developments are typically constructed of brick with individual exterior
entrances fronting directly on the parking lots, are two (2) and three (3) story buildings, have a long
exterior walkways for the lower units and a catwalk on the upper units (motor-lodge style) for entrances.
Several of the older developments were constructed on narrower lots that were originally single-family
residential lots. The narrower end of the buildings face the street with the entrances along the longer
sides. Parking for many of the developments is located in front or along the buildings, and in some cases,
the pavement completely covers the area not covered by the buildings. The average number of parking
spaces overall is one (1) space per unit. Older developments typically do not contain trees or landscaping
around the buildings or within the parking area.
The character of each MUD and surrounding area is further detailed on a block by block basis described
below. Please refer to Map 1 for the location of each Block, Map 1A for the area adjacent to each Block,
and Appendices A and B for additional information for each MUDs in a Block
1
Block A
NORTH ROSS STREET
Block A is bound by the Urban Core Zoning
District on the west, the railroad to the north,
North Ross Street to the East and East Glenn
Avenue to the south. The zoning north of the
railroad is CRD-U district that allows 16 du/ac
(dwelling units per acre). The land use along
the north boundary is a mixture of multiple
unit residential, the post office and commercial
at the intersection of North Dean Road and
Opelika Road. The land use in the area west to
North Gay Street in the UC zoning district is a
mixture of low density residential with retail
E GLENN AVENUE
and restaurant uses along the Gay Street
frontage. The Shady Glenn Condos and
Parkside Apartments are located between the
UC district on the west and Felton Little Park
on the east. The Shady Glenn Condos (newer
units built in 1984) are a mixture of converted single-family homes and newer two (2) story buildings
with four (4) units with each having separate first floor exterior entrances. The exterior of the newer
buildings are a combination of brick and siding while the older houses have siding. The Parkside
Apartments (newer units built in 2009) are adjacent to the east of the Shady Glenn Condos and have the
same mixture of buildings, character, and scale. The buildings have brick on the lower level and siding
on the upper level of the two (2) story units and the older one (1) story units are sided. Both of these
developments contain units with more than a single bedroom and have parking distributed throughout the
development instead of one massive parking area. The density for these two developments is 16.8 du/ac.
There are four (4) multiple unit developments (MUDs) along the west side of North Ross Street. These
developments, as with many in this area, were built on what would have been a single residential lot or by
combining just a few small lots with narrow street frontages creating narrow deep lots. This lot
configuration necessitated constructing the building to face the parking or side lot line and the end of the
building, typically with the utilities along the street frontage. Two of these developments, Dudley Crum
(1985) and Kingston Court (1966) are one bedroom units with the motor-lodge style entrance and solid
end walls facing the street. Kingston Court is comprised of two (2) buildings with brick fronts and sides
and masonry block rear walls. The buildings are located along the north and west property lines and
parking in the front. Dudley Crum is made up of two (2) 12-unit buildings. The buildings are two (2)
story and placed along the north and south property lines and facing each other with a row of parallel
parking in front of each and the remaining parking in the rear. The other two developments, Park Place
Condominiums and East Chase Apartments, were built in 2004 and are comprised of multiple three-story
buildings. East Chase has the motor-lodge style entrances with brick along the first level and siding
above; however, one of the buildings does have entrances that address the street, but the lower level is
obscured by landscaping. East Chase has its parking behind the front building and, therefore, it is
screened by the building. Park Place has an open foyer providing more sheltered exterior entrances that
2
exit to the parking area in front of the buildings, but the parking area contains landscape islands which
soften the parking lot. The combined density of these four (4) developments is 30.8 du/ac.
Also in this block are three (3) parcels fronting on North Ross Street that are not MUDs; the parking area
for Felton Little Park, a parcel with two dwellings, one of which is a duplex, and the First Realty Office at
the northwest corner of the intersection of North Ross Street and East Glenn Avenue.
Data for Block A
Number of
MUDs
Number of other
residential parcels
6
2
Residential rental Owner occupied
parcels
2
Percent owner
Non-residential
occupied residen- parcels
tial parcels
0
0
1
Block B
N ROSS STREET
Block B, located between the railroad and Harper
Avenue on the east side of North Ross Street,
comprises four parcels with an overall gross density
of 16 du/ac. The area contains the Regency Square
Apartments (1998) consisting of 16 units and 48
bedrooms.
Regency Square consists of two (2)
buildings that are two-stories in height and located on
the south and east property line. The buildings use
the motor lodge style of entry with parking in front
adjacent to the street and there is no interior
landscaping to soften the pavement. There is a single
residence fronting on Ross Street to the south of
Regency Place that is a rental with a small parking
area that appears to be shared with a rental property
that faces Harper Avenue to the south. The remaining
property in Block B is a rental that faces Harper
Avenue.
HARPER AVENUE
Data for Block B
Number of
MUDs
Number of other
residential parcels
1
3
Residential rent- Owner occupied
al parcels
3
0
Percent owner
Non-residential
tial parcels
0
0
Adjacent to Block B
The property to the east of Block B is zoned Redevelopment District (RDD). Along the north side of
Harper Street there are two lots that contain duplexes that are rentals and the Deerfield Condos I & II.
The average density of these 3 properties is 11.7 units per acre.
3
Data for area adjacent to Block B
Number of
MUDs
2
Number of other
residential parcels
2
parcels
2
Percent owner
Non-residential
tial parcels
0
0
0
Block C
N ROSS STREET
Block C covers the area east of North Ross Street
between Harper and East Glenn Avenues and
extends one-half block to the east. There are a
Harper Avenue
total of eight (8) parcels that are zoned
University Service (US) including the Veteran’s
Memorial Park at the northeast corner of North
Ross Street and East Glenn Avenue. There are
two MUDs in this block, the Rossmere Condos
(1983) and Madison Square Apartments (2003).
Rossmere Condos consists of 16 single bedroom
units in four (4) buildings that have siding and
E GLENN AVENUE
each unit has an entry stoop. One of the
buildings in this development faces Ross Street
and is approximately 30 feet from the right-ofway. There is parking in front of the building,
but only six spaces, and landscaping with mature trees in front of the building to soften the parking area in
front. As a result of the number of smaller buildings, mature trees, and landscaping the development has
a more neighborhood scale. The Madison Square Apartments contain eight (8) one-bedroom units. The
building is a two-story brick building that faces North Ross Street and is set to the rear of the lot with
parking in front. The entrances to the units are on the side of the building; however, there are windows
that face the street. There are shrubs along the front of the building, but no trees in or landscaping in the
parking lot. The placement of the building, 100 feet from the right-of-way, the lack of front entrances,
and large parking area is out of character with the neighboring structures. The overall density of these
two (2) developments is 20.5 du/ac.
The remaining area is used primarily as residential rental properties, with the exception of the southeast
corner of Harper Avenue and North Ross Street which is a commercial structure and use. The character
of the residential structures is single-story bungalow buildings. The overall density for Block C is 12.8
du/ac.
Data for Block C
Number of
MUDs
2
Number of other
residential parcels
4
parcels
3
1
4
Percent owner
Non-residential
tial parcels
25%
2
Adjacent to Block C
The area to the east of Block C is zoned RDD and is the other half of the block. It has frontage on Cook
Street between Harper and Glenn Avenues. The land use in this neighborhood is residential with the
exception of three (3) commercial office uses. The structures are rental properties and are bungalow style
single-unit or duplex dwellings. The office uses are in residential structures as well and blend into the
surrounding neighborhood. The average density of this area is 5.4 du/ac.
Data for area adjacent to Block C
Number of
MUDs
0
Number of other
residential parcels
6
parcels
6
0
Percent owner
Non-residential
tial parcels
0
3
Block D
Block D is surrounded by US zoning on the
north, east, and south sides and by Urban
Core (UC) on the west. The area is defined
by East Glenn Avenue (north), North Ross
Street (east), East Magnolia (south) and
Burton Street (west). There are four (4)
MUDs located in the block and all were
constructed before 1986.
The first,
Foxburough (built around 1970) is located at
the southeast corner of East Glenn Avenue
and Burton Street. The development contains
34 units within 3 buildings and has a total of
39 bedrooms. The buildings are two stories
high (one has a lower level of storage space
for a total of 3 floors) and have brick exteriors
and motor-lodge style entrances with parking
located in front of the units of off Burton
Street. Both the Glenn Avenue and Burton
Street frontages have landscaping and the
buildings are in scale with the surrounding properties; however, the rear of one building faces Glenn
Avenue, and therefore, does not provide a connection to the street. To the east of Foxburough adjacent to
the Douglas J. Watson Municipal Complex is the Carolyn Apartments (1965). The Carolyn is a twostory building containing 24 one-bedroom units. The building is brick with motor lodge entrances and
parking that wraps around the entire building and the street frontage has the location of the mechanicals
and utilities equipment. Because of the topography, the building sits up higher and far from the street and
sidewalk and is not visible from the neighboring properties or street. The third MUD in this block is
Cavell Court (1968) located on East Magnolia Avenue. Cavell only sits about 14 feet from the sidewalk,
but because the right-of-way is wide in this area the building is actually over 40 feet from the street edge.
This is a large single brick building with 48 single bedroom units. The façade that faces Magnolia
5
Avenue is windowless and has the utilities located on the front and, therefore, is not visually appealing.
The size and large brick wall overwhelms the other buildings in this area. Parking is located on the three
out edges of the property and the entrances to the units are through a motor-lodge style entry. There is
minimal landscaping in front of the structure to soften that massive brick edifice. The final MUD in this
area is the Burton House/Oaks (1986) development. This development is a total of ten (10) separate brick
buildings with 85 units and a total bedroom count of 170. The property is located next to Cavell Court
and has frontage on both Magnolia Avenue and Burton Street. The building placement along Magnolia is
very suburban in character with 100 feet of distance between the street and the facades and parking in
front. There is a great deal of landscaping along this frontage, but because of the parking, landscaping
and deep setback there is lack of connection to the street and neighborhood. The buildings on the Burton
Street side are approximately 12 feet from the sidewalk and therefore provide a more welcoming
streetscape, although the buildings do not have windows or doors that address the street. The buildings
are two-stories but the builder used the topography to stagger the roof lines and break up the facades. The
buildings are to scale with the neighborhood, although the larger size of the development is more
suburban scale. This development uses the motor-lodge style of entry, but there is a narrow landscape
strip between the parking lots and the walkways that softens the edges and provides some separation of
space. The combined density for these four (4) developments is 36.2 du/ac.
The remainder of Block D that is not part of the Watson Municipal Complex is residential with the
exception of a property adjacent to the west of the Watson complex which is a commercial use in a
former residence. Along East Glenn Avenue between Foxburough and the Carolyn Apartments are two
lots; one contains two (2) bungalows and three (3) total units, the other has three (3) bungalows with five
(5) total units. The lot to the west of the Carolyn Apartments is undeveloped. On the east side of Burton
Street between the Foxburough and Burton House/Oaks is a lot with a two story converted house in front
and a new apartment style building in the rear which contain a total of ten (10) units. This lot has mature
trees in the front that obscures the newer structure on the rear and with the house facing Burton Street,
provides an overall single-family neighborhood feel. At the south end of Burton Street surrounded by
Burton House/Oaks is a series of six townhomes that sit close to the right-of-way for both Magnolia
Avenue and Burton Street. These units are two-story brick units and provide an urban character and
pedestrian-scale streetscape. The overall density for Block D is 13.7 du/ac.
Data for Block D
Number of
MUDs
4
Number of other
residential parcels
10
parcels
10
0
Percent owner
Non-residential
tial parcels
0
3
Block E
Block E is surrounded by East Glenn Avenue, North Debardeleben Street, East Magnolia Avenue, and
North Ross Street. There are three (3) MUDs in the block. The first is 160 N Ross which is to be
completed by August 2015. This development has 182 units, 642 bedrooms, and has a multi-level
parking deck. The project consists of a large four-story structure that starts along North Ross Street and
wraps around on the frontage of East Glenn Avenue and down the frontage of North Debardeleben Street.
It will have landscaping along the street frontages and courtyard areas enclosed by the building.
6
Immediately to the south of the parking deck for
160 N Ross is the Kingsport (1978) and
Magnolia Woods (1989) apartments.
The
Kingsport is a 3 story building with 48 onebedroom units.
The building is long
(approximately 320 feet) and narrow (30 feet)
and is sided with the motor-lodge entry style
fronting onto Debardeleben Street with parking
in the rear. There are shrubs planted along the
front of the building and lawn between the
landscaping and street. There are no sidewalks
along either side of the street so the building is
not attached to the neighborhood. The scale of
the building is out of character with the structures
across Debardeleben Street which are mostly
bungalows.
East Glenn Ave
Magnolia Ave
Data for Block E
Number of
MUDs
3
Number of other
residential parcels
2
parcels
2
0
Percent owner
Non-residential
tial parcels
0
4
Area adjacent to Block E
To the northeast of Block E is an area that is zoned RDD and is bound by Harper Avenue on the north,
North Ryan Street on the east, East Glenn Avenue on the south, and Cook Street on the west. The
character is an extension of the single-unit and duplex residential dwellings along the east side of Cook
Street.
There are two commercial uses in this area, Fucci Realty, which is located in a residential
structure, and MidSouth Bank, both of which are located on East Glenn Avenue. The block between
Cook and N Debardeleben Streets has a density of 4.6 units per acre with all the residential properties
being rental units. The block between North Debardeleben and North Ryan Streets is slightly less dense
at 3.9 units per acre and the residential properties are also all rental.
Data for area adjacent to Block E
Number of
MUDs
0
Number of other
residential parcels
21
parcels
21
0
Percent owner
Non-residential
tial parcels
0
2
Block F
Block F covers the lots that face North Debardeleben Street on the east side between East Glenn and East
Thach Avenues. There are a total of six (6) MUDs in the block. The Cabana Apartments (1974) are
located between North Debardebelen and North Ryan Streets. The apartments are primarily brick and
7
consist of two clusters of buildings comprised of
72 units and 98 bedrooms. The buildings use a
motor-lodge style of entry facing interior
East Glenn Ave
courtyards with parking along west and south
sides. The buildings have windows that face
outward toward the streets but also have the
mechanical (electric and heating/cooling) units
and because of the lack of entrances, large
expanses of lawn between the building and street,
and no sidewalks along the streets, there is a lack
East Magnolia Ave
of a pedestrian-friendly environment.
The
property does contain a great deal of open space
and mature trees; however,the parking areas and
building facades lack landscaping. Adjacent to
the south of the Cabana Apartments is the
Debardeleben Quadplex (1962).
The
development consists of two buildings; the front
building is a two story, four (4) one-bedroom unit
with a brick exterior and motor-lodge style entrance and the rear building is a single-story bungalow with
two one-bedroom units. The two story unit faces the street with four parking spaces in front of the
buildings. The property has large mature trees and has a neighborhood scale and character, but again,
because of the lack of sidewalks along Debardeleben Street, the development is not welcoming for
pedestrians. The overall density for these two developments is approximately 21 du/ac.
To the south of the Cabana and Debardeleben complexes are two parcels owned by Auburn University
totaling approximately 2.8 acres. The first parcel is vacant, but is heavily wooded and the other parcel
contains the Scott-Yarbrough House, also known as Pebble Hill. Pebble Hill is an antebellum house that
houses the Caroline Marshall Draughon Center for the Arts & Humanities. These two parcels provide
greenspace in the area.
The three lots to the south of Pebble Hill contain MUDs and are positioned on narrow deep lots. The first
development, Pebble Place was built in 2007. The development is a row of ten (10) brick and stucco
townhouses built along the north property line that face southward to a parking lot. There are a total of 24
bedrooms in this complex. The six center units have garages as well. The street facade is primarily a
brick wall and therefore the building does not address the street. There is minimal foundation
landscaping along the entry side of the units and a large parking area with landscape islands on the south
side of the lot. On the next lot to the south are the Liberty Condos (2002). The layout of the building is
similar to Pebble Place with the building along the north property line and parking in front to the south of
the entrances. The complex contains seven (7) units and 14 bedrooms in a single story building with the
exterior clad with siding. The site contains a cluster of trees between the street and the structure with
some landscape plantings along the front. The street facade has no windows and contains the
mechanicals. Both of these developments are somewhat out of a neighborhood scale because of the large
building footprints, but are neighborhood compatible from a height standpoint. Neither of the two
provides a pedestrian-friendly environment, but as mentioned above there are not sidewalks along the
street to connect the two. The third of the MUDs is located at 127 S Debardeleben and was built in 1946.
8
There are two (2) structures on the site. The front unit is a single unit bungalow and the rear unit is a
duplex single-story “ranch style” structure. There are a total of 8 bedrooms within all three units and the
buildings are in scale and character with a single-family neighborhood. The front structure addresses the
street and the lot contains several mature trees. The three developments have an overall density of 31.3
du/ac.
The next three lots are all duplex bungalows and are clad with siding and have a single-family character.
The properties are all rentals. The structures face the street and the lots contain mature trees. The
combined density is approximately 6 du/ac.
The last MUD in this block is located at the corner of East Thach Avenue and South Debardeleben. This
development was built in 1979 in a modern style with vertical wood siding. The development has six (6)
units and a total of 14 bedrooms for an overall density of 23.7 du/ac.. The exterior walls facing the streets
are void of any windows and there are few doors that are visible. The parking areas are located on the
perimeter of the units and there are some smaller trees and landscaping. The height of the building is
approximately two (2) stories and is in scale with the surrounding neighborhood; however the lack of
door and windows does not provide any neighborhood connectivity or provide a welcoming pedestrian
environment.
Data for Block F
Number of
MUDs
Number of other
residential parcels
6
3
parcels
3
0
Percent owner
Non-residential
tial parcels
0
2
Area adjacent to Block F
The neighborhood adjacent to Block F on the east is zoned N-12 along both sides of North Ryan Street
with the exception of the parcels that front on E Glenn Avenue. On the southwest corner of E Glenn and
Ryan is the Cabana Apartments (part of Block F) and on the northeast corner the property is zoned RDD.
This portion of Ryan Street is a neighborhood to itself; the properties on the west side of Ryan abut the
US zoning district on the west and the properties on the east abut the Charleston Place open space. This
street is all single-family residential with the exception of the property at the corner of Glenn and Ryan
which is a duplex. Of the 31 lots along both sides of Ryan Street, minus the Cabana property, three of the
lots are vacant; one is owned by an adjacent property owner and the other two are on the east side of Ryan
at East Thach Avenue and owned by one person. Of the remaining 28 lots, 20 are owner occupied (71%)
including the duplex at Glenn and Ryan. The average gross density in this area, including the duplex and
3 vacant lots, is 2.9 du/ac. compared to the abutting US zoned district to the west which has an overall
density of 28.4 du/ac.
The block on the northeast corner of the intersection of East Glenn Avenue and North Ryan Street, bound
by North Ryan Street, Harper Avenue, Summerhill Road, and Glenn Avenue contains three MUDs, the
Willow Apartments, Deerwood Condominiums, and the Highlands Condominiums, one duplex and 11
single unit structures. The duplex and four single unit dwellings are owner occupied. The overall density
of this area is 4.5 du/ac.
9
Data for area adjacent to Block F
Number of
MUDs
3
Number of other
residential parcels
28
parcels
8
20
Percent owner
Non-residential
tial parcels
71%
3
Block G
Block G is bound by East Magnolia Avenue on the north, South Debardeleben Street on the east, East
Thach on the south, and South Ross on the west. There are eight (8) MUDs within the block. The first is
the Greystone Dormitory which is located on the grounds of the Greystone Mansion property. The
dormitory was constructed in 2000 and contains 18 single bedroom units with a density of 16.6 du/ac.
The structure is clad with stucco-like material, three stories tall and is located to the rear of the property
behind the mansion. There is parking in front of
the building and it is shared with the mansion.
East Glenn Ave
Because of its location and landscaping along both
Magnolia Avenue and Debardeleben Street, the
building is not readily seen from the street.
Adjacent to the south of the Greystone property
are the Gunter Apartments (1976). The complex
has two four-unit buildings and one six-unit
building. The buildings are two-story brick and
East Magnolia Ave
have single entrances. One of the buildings faces
South Debardeleben Street and has parking in the
front and the other two buildings are at the rear of
the property with parking between them and the
front building. The parking for the rear lots is
accessed through the Camelot Apartments located
to the south of this development. The parking lots
do not contain any landscaping and there is
East Thach Ave
minimal landscaping on the rest of the site. This
complex has the highest density, 28.3 du/ac, of all the MUDs in Block G; however, due to the smaller
footprint and two story height, these buildings are to scale with the bungalows across the street. On the
next parcel south of the Gunter Apartments is the Camelot Apartments. The Camelot was built in 2008
and has brick on the first level and siding above. The building has the motor-lodge entry that faces
inward to the parking lot. While the end of the building faces the street, it does have some windows that
face the street and has trees and shrubs along the frontage. The parking lot includes understory trees as
well. The Camelot has ten (10) units and 12 bedrooms and a lower density (23.0 du/ac.) than the Gunter
development. The one long building is out of scale with the adjacent bungalows to the south and across
the street.
There is a parcel with a single-family rental dwelling tucked between the Camelot Apartments and the
remaining MUD along South Debardeleben Street, the Walker Fourplex. This development is comprised
of a single story bungalow that faces the street that was built in 1939 and a larger two-story brick building
at the rear. There are a total of 5 units and 20 bedrooms within the complex with a density of 12.5 du/ac.
10
The bungalow in front does a good job of concealing the rear building from the street and also helps keep
the appearance of the development within scale of the surrounding structures.
The lot adjacent to the south of the Walker Fourplex contains a ranch style house that is a rental and along
East Thach Avenue there are two (2) lots that contain two dwellings on each lot. These three lots along
with the one north of the Walker Fourplex are the only lots in Block G that have not been redeveloped as
MUDs.
On the northeast corner of South Ross Street and East Thach Avenue is the Ross Circle and Square
development (1948). This development has 29 units with a total of 34 bedrooms for a total density of
15.4 du/ac. There are a total of nine buildings configured in a combination of one and two-story
structures each containing two (2) to four (4) units per building. Many of the buildings have entrances
that face the street and there are mature trees on the site with parking distributed throughout the
development. The arrangement and smaller foot-print of the buildings keep the development to a
neighborhood scale and character. Adjacent to the north of this development is the South Ross Condos
(1948). This complex has three (3) one-story, two-unit brick structures with a total of 12 bedrooms.
Parking is in the rear and there is landscaping around the buildings and mature trees onsite. The buildings
each have small porches in front with sidewalks that connect to the street providing a very pedestrianfriendly environment. The density of the development is 12 du/ac.; however, the placement and size of
the buildings give this complex a single –family neighborhood character.
One the southeast corner of South Ross Street and East Magnolia Avenue is the Walker’s Point
development (1990). This complex consist of two (2) two-story brick buildings each contain 6 units for a
total of 12 units with 24 bedrooms. The density is 20.7 du/ac. The buildings have a townhouse character
with parking in front of the buildings between the street and the units. There are understory trees between
the parking area and South Ross Street and the buildings also have plantings at the base. There are not
sidewalks along South Ross Street. The East Magnolia Avenue frontage has sidewalks, but there is not a
connection from the complex to the sidewalk. The overall scale and character is within the context of the
neighborhood.
The remaining MUD is the Castle Apartments (1990). This development includes the Baughman-Stiles
house, also referred to as the Castle, a three-story 12 unit building and a three-story 6 unit building that
are clad with siding and each has a single entrance with interior unit access located behind the Castle. In
addition, there is a two-story 12-unit brick townhouse structure and a two-story 8-unit brick townhouse
structure. The total number of units for this complex is 41 and the bedroom count is 79 for an overall
density of 19.7 du/ac. The Castle helps to screen the two rear buildings from the street and creates a
single-family character for the development. While the townhouse units have large footprints, the street
frontage of the building is well screened by landscaping. The parking lot and perimeter of the property
contains mature trees and softens the pavement area for the development and adjacent properties.
Data for Block G
Number of
MUDs
8
Number of other
residential parcels
5
parcels
5
0
11
Percent owner
Non-residential
tial parcels
0
0
Area adjacent to Block G
The area adjacent to Block G south of East Thach Avenue from S Ryan Street west to Chewacla Drive
and south to Hillcrest Drive is zoned NC-11 with the exception of the Auburn Unitarian Universalist
Fellowship property located at corner of East Thach and Auburn Drive and the last four lots before
Hillcrest which are zoned NC-12. This area is primarily residential, with the exception of the Unitarian
property. The residential portion is comprised of: the 14 unit Oakbrook Apartments located on Auburn
Avenue; five (5) single-unit dwellings and one (1) duplex along East Thach; one (1) triplex at the corner
of Chewacla and E Thach; and five (5) duplexes and five (5) single-unit dwellings along Chewacla Drive.
Of these 17 properties, seven (7) are owner occupied (41%) including two of the duplexes. The average
density of the area is 3.7 du/ac.
Data for area adjacent to Block G
Number of
MUDs
1
Number of other
residential parcels
17
parcels
10
7
Percent owner
Non-residential
tial parcels
41%
1
Block H
Block H is bound by East Magnolia Avenue on the north, South Ross Street on the east, East Thach
Avenue on the south and the Auburn United Methodist Church property, zoned Urban Core (UC) on the
west. This block is a mixture of single-unit residential, multiple-unit residential, 2 commercial properties,
and two vacant parcels. The first commercial property is located at 120 South Ross Street and is a multitenant office building and a small restaurant. The front portion of the building was a brick residential
structure with the other uses located behind the front façade and parking along the side. The character is
of a neighborhood type business. The second commercial use is located at 324 East Magnolia Street and
is an office use as well and located in a single-story brick structure with a residential appearance. The
front yard is heavily landscaped and the parking is located in the rear behind the structure and the
development is very much in character with the
bungalow structures to the east along Magnolia
Avenue. There are 25 parcels that contain either a
single structure, duplex structure, or two (2) to three
(3) structures on a lot. All of the properties in the
block are rental properties and primarily constructed
of brick. This block includes the Cedarcrest Circle
development of single-unit structures.
The Eastbrook Condos (1973) are located at the
intersection of South Ross Street and East Thach
Avenue. This development contains eight (8) units,
7 of which are townhouse style that face South Ross.
On the lot adjacent to the north there is a three-unit
townhouse attached to Eastbrook Condos; however,
these are on separate lots with different ownership.
The building is clad with siding and is modern in
12
design. Eastbrook has 22 bedrooms and a density of 11.1 du/ac. The parking is in front of the buildings
and extends to the street curb. The mechanicals are located in the front as well as next to each entrance
and there is very little landscaping in front of the units. There is a sidewalk in front of the units that
connects to sidewalk along East Thach Avenue; however, overall development is not very pedestrianfriendly. The Thach Avenue end of the building is blank and there is not landscaping to soften the façade.
The height and mass of the building is fairly compatible with the surrounding properties, but the large
expanse of parking located in front of the building and lack of landscaping create a stark contrast to the
development across Ross Street.
To the west of Eastbrook are the Waterford Place I and II Apartments completed in 1983 and 1984,
respectively. They are separated from Eastbrook by Town Creek. Both complexes are two-story
buildings with sided exteriors. Waterford Place I has four (4) two-bedroom units and Waterford II
contains six (6) two-bedroom units and the overall density for the two complexes is 12.2 du/ac. Both
developments have parking along the street frontage and there is no landscaping along the street frontage.
The entrances to the units are along the sides of the buildings and not visible from the street. Waterford
Place I one has landscaping along the street façade of the building, while Waterford II does not; however,
there is a two-story bay with windows that breaks up the street façade.
To the west of the Waterford MUDs is The Plaza (1999). The plaza is comprised of one 26 unit 40bedroom building. The building is a combination of two and three-story units clad with a stucco type
material. The facades that face East Thach Avenue have the entrances, balconies, and windows that
address the street as well as a sidewalk connection creating a pedestrian-friendly environment. The front
building alignment also varies along the street thereby breaking up the front façade as well. The parking
area is located to the east side with access to an interior courtyard area that provides the entrances to the
rear units.
There is landscaping and trees along the street frontage which add to the pedestrian
experience.
The Thunderbird I & II Apartments (pre 1966) are located adjacent to the UC district along East Thach
Avenue. Thunderbird I is a two-story brick building with the end of the building facing the street. There
are 22 one-bedroom units with motor-lodge style entrances on both sides of the building and parking in
front and the rear. Thunderbird II is a two-story brick building with the motor-lodge entrance as well.
This building is one unit wide and contains 22 one-bedroom units as well. The parking is located along
the entrance side of the building. The two complexes are on separate parcels, but the brick cladding is the
same and the two developments share street access, parking areas and function as one development.
There are a few trees and shrubs located in front of the Thunderbird I street facade, but the Thunderbird II
street face is a solid brick wall and there is no landscaping along the street frontage. There is a sidewalk
that connects the entrances of Thunderbird II to the sidewalk along the street. The combined density for
both developments is 42.9 du/ac.
Along the Magnolia Avenue side of Block H is the Terre Nova (formerly Plainsmen) Apartments
constructed before 1973. The development contains two large brick buildings with the motor-lodge style
entrances. The façade of the building facing Magnolia Avenue is two-story while the rear portion of the
building is three (3) stories. The second building to the rear of the property is three (3) stories as well.
The building front yard is covered by four rows of parking with no landscaping or green space. There is a
single row of small shrubs between the street and sidewalk. In the rear there is a parking area, but again,
no trees to break up the expanse of pavement. This complex contains a total of 98 units and 196
bedrooms and has an overall density of 55.9 du/ac. Because of the large setback, the development leaves
13
a “hole” in the streetscape and does not provide a welcoming pedestrian environment. The development
sits on the edge of the Urban Core, adjacent to the First Methodist Annex, across from Burton House/
Oaks , both of which are larger developments, so the scale and massing are not as stark as it would be if
surrounded by single story bungalows. The property to the east of the Terre Nova is a commercial office,
but it has a buffer of larger trees to help buffer the parking lot and buildings for visibility.
Data for Block H
Number of
MUDs
9
Number of other
residential parcels
20
parcels
19
1
Percent owner
Non-residential
tial parcels
5%
4
Block I
Block I is bound by South College on the west, East Thach on the north, South Gay on the east and Miller
Avenue on the south The character of the block is urban because of the scale and placement of many of
the buildings and the block has a higher overall density of 52.8 du/ac. The South Gay Street frontage is
the location of the four (4) MUDs in this block with two located on the north end at Gay Street and Thach
Avenue and two on the south end at Gay Street and Miller Avenue. Approximately half of this block is
occupied by The Hotel at Auburn University and the Dixon Conference Center which faces South College
Street at midblock. The first and oldest of the four MUDs is the Castilian Condos (before 1966) at the
southwest intersection of East Thach Avenue and South Gay Street. This complex has eight-units and 16
bedrooms with an overall density of 25.4 du/ac. The complex consists of two buildings. The main
building faces East Thach Avenue, and is located close to the right-of way of both Thach Avenue and
Gay Street with entrances facing both streets and is urban in character. The other building is a single-unit
wide building located along the south property line. Both buildings are two-stories with a stucco exterior.
The rear structure contains parking underneath the units and additional parking
located
between
both units.
Armstrong St.
Adjacent to the south of the Castilian is The
Cambridge Apartments (1990). This complex
consists of one five-story brick building that has
155 single-bedroom units and a density of 66.8 du/
ac. The building is L-shaped with the north wing
of the building set close to Gay Street. There is
parking located around the perimeter of the
building with a portion located on the southeast
intersection of East Thach Avenue and South
College Street. The parking areas contain trees
and there is landscaping between the parking areas
and the street frontages. There is a swimming
pool located at the L of the building. The pool
area is heavily screened both with a fence and
landscaping. The building character is suburban
because of the setback and parking lot surrounding
14
the building, but because it is located close to The Hotel at Auburn University site, the scale of the
building is aligned with the hotel and surrounding area.
The next two (2) parcels adjacent to the south of the Cambridge contain commercial buildings housing the
property maintenance and offices for Northcutt Realty. Both of the buildings are built in a suburban style
with the building in the rear and parking in the front yards. There is a lot located to the south that is
owned by Dewey Northcutt LLC that is used as a parking lot. All three of the lots have landscaping along
the South Gay Street frontage and the lot that is entirely parking has interior landscaping which includes
both trees and shrubs.
The lot to the south of the parking lot contains the Garden Court Apartments (1978). The Garden Court
building is one long single-unit wide three-story building placed with the narrow side of the building
facing the street. The complex contains 27 one-bedroom units and has a density of 38.5 du/ac. The street
and entry facades are brick and the rear or parking side of the building is one large, blank, block wall.
The entrances to the units are of the motor-lodge style. There is minimal landscaping around the
perimeter of the property and the parking area is one large lot with no interior trees. The character of the
development is suburban and does not address the street because of the setback and the lack of sidewalk
connections. The scale overwhelms the site due to the height, narrow street frontage, the length of the
building, and lack of trees and landscaping to mask the starkness of the site.
The final MUD in Block I is the Eagles Corner built in 1998. This complex is a single two-story building
clad with a combination of brick and siding. The complex contains eight (8) two-bedroom units with a
motor-lodge entry facing Miller Avenue. The density is 19.7 du/ac. On the Miller Avenue side of the
building the setback is approximately 30 feet with landscaping in front of the building and a lawn
between the street and entrances. The South Gay Street façade sits close to the right-of-way, has
windows and landscaping which help to provide a more pedestrian-friendly environment although there
are no sidewalk connections to the entrance and street. The parking area is located on the west side of the
building with access from Miller Avenue.
The remaining parcel in Block I is the Phi Gamma facility. The structure is a combination of two (2) and
three (3) stories with a brick exterior. The building is urban in character with the building placed close to
the rights-of-way of both South College Street and East Miller Avenue and parking located on the east
side of the building. The main entrance of the building faces South Gay Street; however, the Miller Street
façade has windows and entrances to provide some connection to the streets; however, there is not a
complete sidewalk providing access to pedestrians along Miller Avenue.
Data for Block I
Number of
MUDs
4
Number of other
residential parcels
0
parcels
0
0
Percent owner
Non-residential
tial parcels
0
4
Block J
Block J is bound by South Gay Street on the west, East Thach Avenue on the north, Armstrong Street on
the east, and Miller Avenue on the south and it contains the highest density in the US District east of
College Street at 58.1 du/ac. Of the ten (10) parcels in this block, six (6) are occupied by MUDs. The
15
two oldest are the Wittel Dorm and Auburn Hall developments along the East Thach Avenue frontage,
both of which pre-date 1966 and have high overall densities. The Wittel Dorm is located on the southeast
corner of South Gay Street and East Thach Avenue and is a brick building with a two-story Gay Street
façade and three stories along the rear. Overall, the building contains 45 units and 80 bedrooms with a
94.3 du/ac density. The building has two entrances on South Gay Street and one entrance on Thach
Avenue. The entrances have connections to the sidewalks along the public rights-of ways and both street
facades have windows. Both of the street façades have gabled ends that extend out from the building
façade and dormer windows to provide details and break up the length of the front plain. The site
contains mature trees and landscaping along the building foundation. There is a small parking area on the
east side of the building that contains trees and shrubs to screen it from Thach Avenue and Auburn Hall to
the east. Even though the building is a large structure, the character is urban and is compatible with the
surrounding properties because of the landscaping, green space and architectural elements of the building.
In addition, because the building addresses both of the street frontages and does not have parking in front
of the building, the pedestrian environment is welcoming.
Armstrong St.
The Auburn Hall Apartments are located just to
the east of the Wittel Dorm. This building also
has a two-story street façade with two three-story
wings on the rear. The building contains 53 onebedroom units and a density of 58.7 du/ac. The
building sits close to the East Thach Avenue rightof-way and has the main entrance and a terrace
area on Thach Avenue creating an urban character
and engaging street environment at the entrance.
The parking is located on the west side between
the building and South Gay Street. This side of
the building is not as welcoming or pedestrian
inviting as the front because the parking lot is
between the building and the street and does not
contain trees or landscaping. In addition, there are
no entrances to the three story tall façade and there
are no elements to break up the approximately 120
foot façade.
Along South Gay Street adjacent to the south of Wittel dorm is a rental property containing a bungalow.
The property is heavily wooded, has landscaping, and sits at a higher elevation than Auburn Hall
Apartments to the east and the Chalet Apartments to the south, all of which help to buffer the structure
from the MUDs around it.
To the south of the bungalow property and Auburn Hall is the Chalet Apartments (1966). This complex
is made up of two buildings on a lot with frontage on both South Gay and Armstrong Streets. The
buildings contain a total of 30 single-bedroom units and a overall density of 39.5 du/ac. Because of the
narrow frontages and the deepness of the lots, the buildings were placed facing outward to the parking
area with the ends facing the street. The building that fronts on South Gay Street is a two story brick
building with a motor-lodge entry arcade along both sides and the street façade has an open brick work
screen wall in an attempt to provide some detail to the front. There is a lawn area and a sidewalk to
16
connect the entrances to South Gay Street. The Armstrong Street building is three stories tall; however
because of the change in elevation from Gay to Armstrong Street, the roof peak lines of both buildings
appear to be the same height. The Armstrong Street façade has the same brick screen wall but because of
the height of the building, the location in relationship to the street, and the parking area that extends from
the building to the sidewalk and curb, the facade’s scale overwhelms the pedestrian streetscape. Parking
is located on both sides of both buildings, but there is no landscaping to soften the building edges and
pavement areas.
The Oak Manor Apartments (1984) are laid out similarly to the Chalet Apartments because of the narrow,
deep lots. Oak Manor has two (2) two-story (primarily brick) buildings with 32 single-bedroom units and
a density of 36.4 du/ac. The South Gay Street frontage is similar in appearance to the Chalet Apartments
with a lawn area and shrubs between the street and the building; however, the façade is a blank wall with
the electrical and mechanical elements facing the street. The Armstrong Street façade again is devoid of
doors and windows and has the mechanicals as well. There is parking located between the street and the
building with no sidewalks along the street frontage. Parking is also located along the sides of the
building where the entrances are located. These units have two entrances per building side instead of a
motor-lodge entry. This complex is not pedestrian friendly because of the lack of sidewalk connections
to the street, the vast amounts of pavement, and the lack of open space and landscaping.
Adjacent to the south of Oak Manor is the Dexter Arms and Neill House complex. This is a large
complex built between 1966 and 1973. It contains 220 single-bedroom units and has a 66.7 du/ac density.
The parcel has frontage on both South Gay and Armstrong Street and has a wide frontage on both streets.
There are a total of four (4) buildings. The two that front on South Gay Street are two-story brick with
parking between the street and buildings. The two buildings facing Armstrong Street are three-stories,
also with parking between the buildings and Armstrong Street. There is additional parking located
between the four (4) buildings on the interior. There is no green space or landscaping on site; however,
both the Gay and Armstrong Street frontages have a limited number of street trees in a lawn area between
the parking and street. The scale, character and pedestrian environment of this site is similar to the
adjacent Chalet and Oak Manor developments to the north of this site and create a “no man’s land”
environment.
South of Dexter Arms and Neill House are two parcels owned by the parent company of the Taco Bell
franchise. The South Gay Street parcel has the Taco Bell located on it and the Armstrong Street property
is undeveloped and contains trees and shrubs that provide a buffer from Armstrong Street. To the south
of the Taco Bell property at the northwest corner of Miller Avenue and Armstrong Street is a four (4) unit
brick rental structure. The building is two stories and faces Miller Avenue and has a sidewalk from the
street to the common entrance; however, there are not sidewalks on Miller Avenue. There is parking in
front and rear and the Armstrong façade has windows to help address the street. The height and scale of
the building would be compatible with a single-family neighborhood.
The final MUD in Block J is the Eagles Nest at Miller’s Crossing (2008). This development is six (6)
stories high and contains 17 units and 34 bedrooms. The first five (5) floors are brick veneered with the
sixth floor a stucco-like material. The building sits 30 feet from Miller Avenue and 40 feet from South
Gay Street with parking located around and underneath the building. The perimeter of the lots is heavily
landscaped with trees and shrubs, but it does not have any sidewalk connections to either street, so there is
not a friendly-pedestrian environment or a welcoming streetscape.
17
Data for Block J
Number of
MUDs
6
Number of other
residential parcels
1
parcels
1
0
Percent owner
Non-residential
tial parcels
0
2
Block K
Block K is located on the east side of Armstrong
Street between East Thach Avenue on the north
and Hare Avenue on the south. The block does
not include the properties on the northwest corner
of Thach Avenue and Payne Street, any of the
properties that face Payne Street, or the structure
located at 331 Hare Avenue. Block K is a total of
8 parcels, one of which is the Two 21 Armstrong
Apartments. Two 21 Armstrong was built in
2008 and has 156 units and 392 bedrooms. The
overall density of this MUD is 22.9 du/ac. There
are a total of seven (7) buildings, the four (4)
buildings that front on Armstrong Street and Hare
Avenue are three stories and the three (3)
buildings on the interior are four stories. The
development contains a clubhouse and pool area.
The buildings are primarily covered with siding
with fieldstone accents on the first level of the
buildings and the units all have interior entrances through a common entrance. The property was required
to provide buffer yards along the perimeter with landscaping. Parking is provided throughout the
development and the parking areas have landscaping provided as well. Two 21 Armstrong is in scale
with the developments across Armstrong Street in Block J and while the buildings are set back at least 75
feet from the residential lots along Payne Street, the parking area is approximately 15 feet from the rear
yards of the residences. The four-story structures and the close proximity of the parking to the residential
homes and rear yards may create noise, light, and privacy issues.
The remaining parcels in Block K face East Thach Avenue and the rear of the lots abut the Two 21
Armstrong complex. There are two bungalows located at the southeast corner of East Thach Avenue and
Armstrong Street, both of which are still single-family structures and the one on the corner is owner
occupied. The next two lots are vacant and owned by the same entity. The previous residential structures
were removed between 2005 and 2008. Of the remaining three lots; the first location (328 East Thach
Avenue) has a brick bungalow built in 1929 facing the street and a second larger two-story sided dwelling
built in 1999 in the rear. The second lot to the east (334 East Thach) has three (3) dwellings located on
the site. The structure closest to the street is the largest of the three and is a one and one-half story brick
building built in 1935, behind that structure is a small two-story sided dwelling (circa 1947) and to the
rear is a slightly larger two-story sided dwelling built in 1946. The final parcel contains a brick ranchstyle house built in 1956 facing the street and a smaller two-story dwelling at the rear. All three
18
properties are rental properties and have the rear buildings screened by the structures on the front of the
lots. The overall densities of these three lots is between 12 and 13 du/ac. The buildings on each of the
lots are to a single-family neighborhood scale and complement each other and the neighborhood to the
east. There are sidewalks along the street frontage providing a welcoming pedestrian environment.
Data for Block K
Number of
MUDs
1
Number of other
residential parcels
5
parcels
4
1
Percent owner
Non-residential
tial parcels
20%
2
Block L
Block L is the Pine Hill Cemetery.
Block M
Block M (Moore Circle area) encompasses an
area along Armstrong Street from Pine Hill
Cemetery on the north, south to East Samford
Avenue and over to the Payne Street
neighborhood on the east. This block contains
one MUD, Armstrong Court Apartments (1984)
which consists of 24 one-bedroom units with a
density of 40.4 du/ac. The building is three
stories high and one unit wide with a motor-lodge
entry. The exterior cladding is a siding material
and the Armstrong Street façade contains the
mechanicals and stairway for the entrances. The
building faces Moore Avenue with the parking
area located in front of the building. The parking
area and Moore Street frontage contain
landscaping; however, the Armstrong Street
frontage only has a lawn. There are no sidewalks
along either street frontage and, therefore, the
pedestrian environment is not welcoming. The long, narrow building and three-story height does not
meet the scale of the residential structures to the north and south of the property.
There are eleven (11) other parcels in Block M, one of which is the site of a former water tower adjacent
to the Pine Hill Cemetery, while the other ten are residential. On the north side of Moore Avenue and
around Moore Circle, three (3) of the six (6) properties are owner occupied. The character of the
neighborhood is made up of all single-story sided bungalows with the exception of one property that
contains a two-story dwelling with a small bungalow in the rear. On the south end of Block M facing
East Samford Street are four (4) parcels that are rental properties. The first two properties abut the
Armstrong Court Apartment and the property on the corner of Armstrong and East Samford contains a
single-story frame bungalow and the property to the east has a two-story frame structure. The next parcel
19
to the east on Samford Avenue has four (4) separate dwellings located on the property, two in the front
facing East Samford Avenue and two in the rear. The front houses are brick, one of which is two stories
and both screen the small units on the rear from the street frontage. The final parcel has a frame
bungalow facing the street and two other dwellings to the rear. The rear dwelling faces Moore Avenue.
Even though the last two lots have multiple structures, the overall character of the area is compatible to a
single-family neighborhood because the structures reflect a single-family dwelling and the lots are larger
than those on Moore Circle, and therefore, they have more open space. In addition there are mature trees
and landscaping of the site to mask the parking areas from the surrounding streets and properties. The
overall density for Block M, including the Armstrong Court Apartments is 8.7 du/ac.
Data for Block M
Number of
MUDs
1
Number of other
residential parcels
parcels
10
7
3
Percent owner
Non-residential
tial parcels
30%
1
Area adjacent to Blocks H, K, L, & M
The area adjacent on the south to Blocks H and to
the east of Blocks K, L and M contains five (5)
properties on the south side of E Thach Avenue
and five (5) properties on the west side of
Chewacla Drive and they are zoned NC-11. Of
these ten (10) lots, two (2) contain single
residential structures, one is vacant, and the other
seven contain either duplexes or two residential
structures on the same lot. Two of the properties
are owner occupied, one is a rental property
owned by an adjacent property owner, and the
vacant property is also owned by an adjacent
property owner. The average density for these ten
lots including the vacant lot is 4.2 du/ac.
The remaining area is comprised of the Payne
Street corridor that extends from the above
mentioned properties that front on E Thach down
to Sanford Avenue and Auburn Junior High School. This area is zoned NC-11 and is comprised of
residential properties both single and duplex with the exception of a property at 217 Payne Street and 360
Payne Street which are six-unit complexes (MUDs). The northern end of this street between Hare
Avenue and E Thach Avenue have smaller lots ranging from just under 7,000 square feet to just over
14,000 square feet with an average of 10,500 square feet and a gross density of 5.2 units per acre. The
southern end between Hare Avenue and Samford Avenue has lot sizes from 7,800 to 33,000 square feet
with an average of 14,300 square feet and a gross density of 3.5 units per acre. Overall there are 20
owner occupied dwellings (38%) and 33 rental properties with one of the rentals being owned by a
neighborhood resident. The overall gross density for the Payne Street neighborhood is 4.7 du/ac. per acre.
20
Data for area adjacent to Blocks H, K, L, and M
Number of
MUDs
2
Number of other
residential parcels
61
parcels
39
22
Percent owner
Non-residential
tial parcels
36%
0
Block N
Block N is a small block bound by Miller Avenue on the north, South Gay Street on the west, Casey
Avenue on the south, and Armstrong Street on the east. There are two MUDs in this block. At the
southeast corner of Miller Avenue and South Gay Street is the Byrd II Apartments (1984). This is a twostory brick building placed along the south
property line facing Miller Avenue with the Gay
Street facade being a blank wall with the stairs to
the second level. This building is another
example of a long, narrow building that
resembles a motor-lodge. The parking is located
in front of the building between the entrances to
the units and Miller Avenue. There is a sidewalk
along the parking area on South Gay Street, but
along Miller Avenue the parking area extends to
the curb. There is no parking lot or perimeter
landscaping; however, there is a ten (10) foot
lawn between the sidewalk and Gay Street. The
pedestrian environment in this area is not
welcoming because the parking area abuts the
sidewalk and the curb and there is no connection
from the street to the building entrances. The
density of the development is 56.2 du/ac.
On the south end of Block N at the corner of Casey Avenue and South Gay Street is the Auburn Christian
Fellowship complex (2000). The front building is a two-story mixed use building containing offices,
meeting/fellowship space, and dorm rooms and the rear building is a one-story brick dorm building. The
total number of dormitory rooms is six (6) one-bedroom units with an overall density of 8.2 du/ac. The
buildings set near the street with parking along the sides and rear of the building. The street frontages are
landscaped and there is a sidewalk from the parking areas to the entrances and along South Gay Street
making the site pedestrian welcoming as well as providing connections to the street network.
The parcel to the east of the Auburn Christian Fellowship contains a duplex frame bungalow that faces
Casey Avenue, to the east at the corner of Casey Avenue and Armstrong Street is single-unit frame
bungalow and adjacent to the north is another single-unit frame dwelling. There is a sidewalk along
Armstrong Street and parking for the dwellings is located behind the buildings. The character of these
three lots is urban and the exterior and landscaping are well maintained. The density of these three lots is
7.8 du/ac. The overall density for Block N is 17.0 du/ac.
21
Data for Block N
Number of
MUDs
2
Number of other
residential parcels
3
parcels
3
0
Percent owner
Non-residential
tial parcels
0
0
Block O
Block O is bound by Casey Avenue on the north, South Gay Street on the west, East Samford Avenue on
the south, and Armstrong Street on the east and contains 14 individual parcels, two of which are MUDs.
At the southeast corner of Casey Avenue and South Gay Street is the Lamplight Apartments (2005). This
development consists of one two-story building
containing 14 one-bedroom units and a density of
26.4 du/ac. The building is clad in brick and uses
a motor-lodge entry that completely wraps around
the building. The building sits along the along the
south property line with the end of narrower side
of the building facing South Gay Street and the
parking area located between Casey Avenue and
the long side of the building. The Gay Street
façade has entrances and windows as well as the
stairway for the upper units. There are sidewalks
connecting the entranceways to the sidewalks
along South Gay Street and there is a landscaped
area and lawn between the street and the building.
The building does a good job of addressing the
street and with the relative small setback,
landscaping, and narrower street façade the
building is urban in character, to scale with a
single-family residential area, and provides pedestrian-friendly environment along Gay Street. The Casey
Street frontage has trees and shrubs to help screen the parking area, but a lack of sidewalks and the large
expanse of asphalt parking does not provide a welcoming pedestrian streetscape.
The other MUD in Block O is the Lenox Apartments (1984). It is also a two-story brick building
containing 14 one-bedroom units with a slightly higher overall density of 31.7 du/ac. This development
is two decades older than Lamplight, so there is no landscaping around the building or parking areas. The
building has a narrow façade that faces the street and the facade is void of any windows or doors so it
does not address the street. The street facade has brick stairways for access to the upper arcade entrance
to the unit with a completely asphalted parking area located between the sidewalk along Armstrong Street
and the building. There is no parking lot landscaping, but the perimeter is heavily screened on the north
property line and there is one tree planted in the tree lawn between the sidewalk and street. The
streetscape is not inviting because of the deep setback and parking area in front of the building; however,
the building is in scale with the neighborhood and the mass of the building is broken midway back by a
step down of the building and roofline.
22
Of the remaining 12 parcels in Block O, two have non-residential uses; the first is the parcel on the
southwest corner of Casey Avenue and Armstrong Street and is owned by Alabama Gas Corporation and
used as a gas substation, and the second is midblock along Armstrong Street and is the location of the
Auburn Islamic Center. The Islamic Center is located in a two story residential building, so it is in
character with the residential neighborhood.
The ten (10) residential parcels include one that is an owner occupied property and three that are owned
by a single entity. The owner occupied property is a frame bungalow located between the Alabama Gas
company parcel and the Islamic Center. Between the Islamic Center and the Lenox Apartments is a parcel
(344 Armstrong Street) with two frame dwellings. The building in the front is a bungalow building
(1937) and it screens the structure in the rear. This is one of the three lots held in common ownership.
The other two lots that are under common ownership abut the rear of this parcel but have frontage on
South Gay Street. At the intersection of Armstrong Street and East Samford Avenue is a parcel
containing two duplexes, one of which faces Armstrong and the other faces Samford. The Armstrong
unit is a two-story brick structure with screened porch entrances to the units on each end. The south unit
has a connection to the sidewalk along the street and parking in the front yard. The building facing East
Samford is identical to the one facing Armstrong Street; however, this dwelling still has an entry located
in the center gable as well as the screened porch entrances on the ends of the building. There is a
connection between the center entry and sidewalk along East Samford Avenue and the parking is located
behind the building. Both buildings were constructed in 1930 and are in scale and character with a singlefamily neighborhood.
At the northeast corner of East Samford Avenue and South Gay Street is another single-story brick duplex
built in 1940. The structure has an entrance facing Samford and one facing South Gay. There are
sidewalks along both street frontages and the parking for the units is located in the East Samford Avenue
yard, but it is well screened from the street. To the north of this property is a single-unit brick bungalow
also built in 1940 and the next lot to the north contains a two story frame structure built in 1952. The
driveways for both lots are located side by side with the parking areas in the rear.
The next two lots to the north (351 and 341 South Gay Street) are under the same ownership as 344
Armstrong Street. The first lot contains a two-story brick dwelling built in 1937 with the parking in the
rear. The lot to the north contains a two-story and sided dwelling built in 1933 and the parking area is in
front of the structure and the driveway is shared by the adjacent property to the north at 339 South Gay
Street. The two properties are in character and scale with a single-family neighborhood; however, the
parking in front of 341 South Gay Street detracts from the overall streetscape.
The final property (339 South Gay) along the street frontage contains two structures. The one that faces
South Gay Street is a two-story brick building constructed in 1935 and the rear building constructed in
1986 appears to be a two-story frame building built on an above ground basement making the total height
that of a three-story structure. The entrance to the rear unit is a motor-lodge style. Parking is located in
the front yard and between the two structures in the rear. The rear unit is fairly well screened from the
street by the structure in front. This development is fairly compatible in character to the surrounding
properties, but the height of the rear building and full story basement are somewhat out of scale to the
surrounding properties.
The remaining residential parcel in Block O faces Casey Avenue and is adjacent to the Lamplight
Apartments. The structure is a single-story brick duplex built in 1960. This structure has a sidewalk
23
that connects to the street with parking in the rear. The character and scale of the building is compatible
to the structures on the north side of Casey Avenue with a single-family neighborhood.
Data for Block O
Number of
MUDs
2
Number of other
residential parcels
10
parcels
9
1
Percent owner
Non-residential
tial parcels
10%
2
Block P
Block P is located between Miller Avenue on the
north, South Gay Street on the east, East Samford
Avenue on the south, and South College Street on
the west. This block, like Block I to the north,
contains the greatest mixture of uses in the US
district east of College Street. The north end of
Block P contains the Auburn University Alumni
Center at the corner of Miller Avenue and South
College Street and adjacent to the east at the
corner of South Gay Street and Miller Avenue is
a parking lot associated with the Alumni Center.
To the south of the Alumni Center is the Heart of
Auburn area that has recently redeveloped. The
South College Street side contains retail and
restaurant uses and the South Gay Street frontage
has a restaurant and additional parking. The
placement of the buildings on this site is close to
the streets and sidewalks to help foster an urban,
pedestrian environment. Adjacent to the south side of the Heart of Auburn is another restaurant that is set
in the middle of the lot with parking in front and the site is suburban in character. And lastly, the parcel
on the corner of South College Street and East Samford Avenue is the Courtyard at College (1984)
development. This site contains an office space located in a frame Victorian style house at the
intersection and a large L-shaped apartment building that is one unit wide and located along the north and
east property lines. The building has 20 units and 40 bedrooms with an overall density of 23.1 du/ac.
The apartment building is a frame structure somewhat rustic in design with a series of arcade entrances
each serving approximately four second floor units. The parking area is located between the right-ofway and the apartment building and the perimeter of the property and buildings contain landscaping,
while the parking area is one large asphalt area. The street façade of the building has windows and is
reminiscent of the front of the house. The building does not have any connection to either street except
via the parking area. The height of the building is to scale with the surrounding area, but the mass and
proportion of the building is out of scale with the residential structures to the east along South Gay Street.
East of the Courtyard Apartments is a lot with a single-single story brick bungalow built in 1931 and a
frame two-story salt-box house built in 1950. They are both rental dwellings that face the street and have
24
connections from the entrance to the sidewalks along East Samford. At the northwest corner of South
Gay Street and East Samford Avenue is a two-story brick dwelling built in 1938 and it faces South Gay
Street. This structure is also a rental property. There are three additional residential structures that face
South Gay Street located between The Heart of Auburn and the two-story house at the East Samford
intersection. The dwellings are rental properties located on individual lots and are all frame bungalows
built around 1940. The have connections between the entrance and sidewalks along the street, and
parking to the side or rear leaving the front yard intact. The character of all six of these houses is still
single-family in nature and in character with the properties across South Gay Street.
Data for Block P
Number of
MUDs
1
Number of other
residential parcels
5
parcels
5
0
Percent owner
Non-residential
tial parcels
0
6
Block Q
The US zoning district associated with Block Q
includes a parcel on the southeast corner of East
Samford Avenue and Wrights Mill Road and
extends west to include all the parcels that face
East Samford Avenue and then south along the
frontage of South Gay Street to Reese Avenue
and then to the first lot adjacent to The Summit
Apartments on Reese Avenue. Block Q is all
residential in use. At the southwest corner of East
Samford Avenue and Wrights Mill Road is the
Samford Condos (1983). The Samford Condos
contains two buildings with a total 24 singlebedroom units and a 42.0 du/ac density. The first
building is a two-story brick building with ten
(10) units on each side and a motor-lodge style
entrance. The Samford Avenue street façade
contains the electrical panels and stairways for the
upper level. The second building is a single story
with four (4) units that have individual entrances onto the parking area and a street façade along Wrights
Mill Road that is entirely of brick with the electric meters located there as well. The development wraps
around a parcel that is at the intersection of East Samford and Wrights Mill Road with access to both
streets. There is no landscaping around the buildings or in the parking area. There are sidewalks along
East Samford Avenue, but there is no connection from the units to the sidewalks. Because of the vast
area of parking and no landscaping or lawn area in front of the buildings, the site does not engage the
street, nor is it pedestrian friendly. The scale of the buildings is similar to the surrounding properties;
however, the development is not in character with the surrounding neighborhood because of the lack of
green space.
25
The other MUD in Block Q is the Summit Apartments located on the northeast corner of South Gay
Street and Reese Avenue. This development was constructed in 2001 and has 12 units and 22 bedrooms
with an overall density of 28.6 du/ac. The building is three-stories and constructed primarily of brick
with siding on a portion of the third floor. The front and entrance to the building faces South Gay Street
with the parking area accessing Reese Avenue. The site contains landscaping along the street frontage
between both the building and street and the parking lot and street. There is a connection from the
entrance to the sidewalk along south Gay Street and because of the landscaping the overall streetscape is
pedestrian friendly. Even though the building is three-stories high, the scale of the development is in
character with the neighborhood because the property slopes downward so the roofline is similar in height
to the properties to the north of the site and with Trinity Lutheran Church across South Gay Street.
The remaining parcels zoned US are used for residential purposes and are rental properties. The property
on the east side of Wright Mill Road facing East Samford Avenue is a one and one-half story frame
dwelling that is a rental. The entrance to the dwelling connects to the sidewalks along East Samford
Avenue and has parking to the rear located off of Wrights Mill Road. The building is in character with a
single-family neighborhood and the building and parking area is well landscaped.
Across the street on the west side is a two-story red block house built in 1940 that is surrounded by the
Samford Condo development. The building and property are under different ownership, the access and
parking are connected to the condo property. There is some lawn area on the site and minimal
landscaping along the building foundation. The building is to scale and character with the surrounding
neighborhood; however, the expanse of pavement surrounding the structure does not provide a welcoming
streetscape.
The two parcels to the west of the Samford Condos are under common ownership. The first lot contains a
single-story frame bungalow that faces East Samford Avenue built in 1932; the adjoining lot contains two
(2) dwellings, the first one is a single-story frame bungalow built in 1940 that also faces East Samford
Avenue and a small cottage that was constructed in 1950. The smaller rear structure is visible from East
Samford Avenue, but it is in character with a rear garage for a single-family structure. Both of the parcels
share access from Samford Avenue and the parking area for both is located behind the dwellings. The
character and scale of both lots is compatible with the surrounding residential neighborhood.
The property located at the southeast corner of South Gay Street and East Samford Avenue is a singlestory frame cottage building in 1938. The structure is divided into three units with parking located off of
South Gay Street. The character of the structure is still single-family and the structure faces East Samford
and has a connection between the sidewalk and entrance.
The property located adjacent to the south of the above property contains a single-story frame bungalow
that faces South Gay Street. This parcel has gone through the approval process for a Cottage Housing
Development (CHD). A CHD consists of small, detached units within a single-family neighborhood
designed for smaller household sizes while providing usable open space and supporting the goal of
efficient use of infill lands as recommended by the City’s Comprehensive Plan, CompPlan 2030. The
CHD shall contain clusters consisting of a minimum of four (4) dwelling units and a maximum of twelve
(12) dwelling units and can be platted on individual lots or developed as a condominium. The plan shows
keeping the existing dwelling and adding ten (10) new cottages with parking for the new cottages behind
the current dwelling.
26
The property to the south of the CHD site and just north of the Summit Apartments is a parcel with two
(2) two-story duplexes and a single one-story duplex for a total of 6 units and a density of 8.7 du/ac. All
three buildings are brick and were constructed in 1952. Parking for the two-story units is located behind
the buildings and the one-story has parking areas in front of each unit. The two-story units each have an
entrance facing South Gay Street with the entrance to the second units on an interior yard between the
buildings and a sidewalk connecting the entrances to the sidewalk along Gay Street. The one-story unit
entrances face South Gay Street and it has sidewalks connecting to each parking area which then adjoins
the street front sidewalks. The buildings are of a neighborhood scale and the character is compatible with
a single-family residential neighborhood. In addition, since each building has doors and windows that
face the sidewalk the streetscape is very pedestrian friendly.
The last parcel in Block Q that is zoned US district contains two (2) single-story brick duplexes built in
1977 and 1978. Both of the units face Reese Avenue and have entrances that face Reese Avenue. Each
unit has a driveway for parking in front of the buildings. There are no sidewalks along Reese Avenue so
it is not a pedestrian friendly street; however, the dwellings are in character with a single-family
residential neighborhood.
Data for Block Q
Number of
MUDs
2
Number of other
residential parcels
8
parcels
8
0
Percent owner
Vacant parcels
occupied residential parcels
0
0
Area adjacent to Block Q
The neighborhoods adjacent to Block Q begin with the property to the west of Auburn Junior High
School and extends along Wrights Mill Road (excluding the US zoned property on the corner) south and
one lot deep to Virginia Avenue, and then west along the north side of Virginia Avenue to South Gay
Street, north along the east side of South Gay to Reese Avenue, and then east to encompass the properties
on both sides of Reese Avenue that are not zoned US District along the west side of Wright Mill Road
and then back to the Samford Condos. This area is zoned NC-14 and the land use is all residential. The
NC-14 zoned area west of Wrights Mill Road and North of Reese Avenue contains five properties, one of
which is owner occupied, but contains two additional units. In addition, there is one (1) duplex dwelling,
two (2) single-unit dwellings, and one vacant lot. The density for this area is 2.7 du/ac.
The area east of Wrights Mill Road south to Virginia Avenue contains four (4) owner occupied dwellings;
two (2) duplexes that are rentals, and 8 single-unit rental dwellings. The overall density for this area is
3.2 units per acre. The area bound by South Gay Street on the west, Virginia Avenue on the south,
Wrights Mill on the east, and Reese Avenue on the north consists of 19 owner occupied dwellings, four
vacant lots, two of which are owned by adjacent residents, and 14 rental properties with three that are
owned by residents of the neighborhood, 57% of the parcels are owner occupied. The overall density for
this block is 2 du/ac.
27
Data for area adjacent to Block Q
Number of
MUDs
0
Number of other
residential parcels
52
parcels
28
Percent owner
Vacant parcels
24
46%
5
Block R
Block R is the southernmost area zoned as US
District. The area is bound by East Samford
Avenue on the north, South College Street on the
west, Reese Avenue on the south and South Gay
Street on the east. This block is a mixture of
commercial, residential, religious, and parking
uses.
Gay St
At the southeast intersection of East Samford
Avenue and South College Street is a large parcel,
1.29 acres, owned by Auburn University and used
for parking. Adjacent to the east along East
Samford Avenue is a parcel recently acquired by
Auburn University that contains a small frame
structure that has been used as office space. The
site has an accessory building and a paved area.
Samford Ave
On the southwest corner of the intersection of
East Samford and South Gay Street is a
convenience store/gas station. The canopy of the station is at the edge of the right-of-way for East
Samford Avenue. The site is entirely paved with no landscaping or grass area between the parking area
and the sidewalks along the streets.
To the south of the convenience store/gas station is a small retail area consisting of 7 separate parcels and
6 different owners. Each parcel contains a separate building; however, the buildings are attached and
function as one retail center. The uses range from restaurants and a coffee shop to retail and service uses.
The buildings have a single row of parking along the South Gay Street right-of-way with some additional
parking to the rear. The scale of the storefronts, height of the buildings, and limited front parking help to
maintain the neighborhood scale and character and is very compatible to the adjoining residential
properties.
To the south of the retail cluster is Trinity Lutheran Church. The church building is located at the
intersection of South Gay Street and Reese Avenue with the parking area located between the church
building and the retail cluster. The site has a large lawn and landscaping between South Gay Street and
the building (which is more suburban in character) and the lack of sidewalks along the street frontage
does not provide a pedestrian friendly environment. The scale of the building and the location of the
parking to the side of the building help to connect the site to the streetscape; however, the lack of
sidewalks isolates the site from the surrounding neighborhood.
28
To the west of Trinity Lutheran Church is a single-story brick ranch house built in 1958. This is one of
two residential properties in Block R. The house faces Reese Avenue property with parking to the rear of
the lot. There are no sidewalks along Reese Avenue so the pedestrian environment is not friendly. The
house is a rental property but is well maintained and fits with the character of the neighborhood.
At the northeast corner of South College Street and Reese Avenue is the Auburn Christian Student
Center. The building sits to the north end of the lot and faces South College Street with four (4) parking
spaces in front of the building. The building has a connection between the entrance and the sidewalks
along South College Street making the building pedestrian friendly. The majority of the parking is
located to the south of the building and has access from Reese Avenue. The street frontage of the
parking lot has both street trees and shrubs to help screen the lot from streets and to provide a comfortable
pedestrian space.
The remaining parcel in Block R is a large two-story frame Eastlake Style house. The house sits on a
large lot (1.02 aces) and maintains its residential character. The house has a sidewalk connection to the
street and there is an accessory structure behind the house.
Data for Block R
Number of
MUDs
0
Number of other
residential parcels
2
parcels
2
0
Percent owner
Non-residential
tial parcels
0
12
Area adjacent to Block R
To the south of Block R is a neighborhood located between South Gay Street on the east, Reese Avenue
on the north, South College Street on the west and all the property north of a line from Meadowbrook
Drive to South College Street. This area is also zoned NC-14 and the land use is all single unit residential
with the exception of a vacant lot at the corner of South College Street and Reese Avenue and one farther
south on South College Street adjacent to the NC-20 zoning district. The density for this area is 1.87 du/
ac.
Data for area adjacent to Block R
Number of
MUDs
0
Number of other
residential parcels
23
parcels
11
12
29
Percent owner
Vacant parcels
52%
2
US District West
The University Service (US) zoning district on the west side of College Street terminates at Byrd Street,
with the railroad track on the north, the Urban Core (UC) zoning district on the east, and Auburn
University on the south. With the US District West location adjacent to the University, the land use along
West Magnolia north to West Glenn Avenue is primarily student housing with a high number of multiunit developments (MUDs). The character of the MUDs in this area is similar to that of the US District
East. The older developments tend to be constructed of brick with the motor-lodge type of entrances and
little landscaping and open space. In addition, most of the MUDs built prior to 1985 have densities
greater than the current maximum allowed in the US zoning district, 34 dwelling units per acre. The scale
of the development in this area is also greater with the average lot size for MUDs being 1.34 acres versus
1.14 acres in the US District East. In addition, the US District West has a greater number of MUDs (72 in
the US west versus 58 in the US East). The majority of the buildings are two and three stories (32
developments of each) compared to the US District East where the majority of the buildings are twostories in height (34 of 58 units).
The character of each MUD and surrounding area is further detailed on a block by block basis described
below. Please refer to Appendices C and D for additional information for each MUDs by block and Map
2 for the location of each block and area adjacent to the US District West.
Blocks A through G
The portion of the US District West from the UC zoning district west to North Donahue Drive (Blocks A
through G) consists of 75 parcels. Of the 75 parcels, 47 are multiple unit developments (MUDs), 20 are
single or duplex rental properties, and the remaining parcels contain fast food restaurants, the Lambda Chi
Alpha house, a parking lot located along Magnolia Avenue, the Head Start facility at 319 East Glenn
Avenue, and the retail center at the northeast corner of North Donahue Drive and East Glenn Avenue.
30
Data for Blocks A through G
Number of
MUDs
47
Number of other
residential parcels
parcels
20
20
0
Blocks H and I
The area bound by West Magnolia
Avenue, Hemlock Drive, West Glenn
Avenue, and South Donahue Drive
(Blocks H and I) is primarily
residential as well with the exception
of , Momma Goldberg’s Deli at the
corner of Donahue and Magnolia, The
Ludwig Von Mises Institute , North
Park parking deck, the Sigma Alpha
Epsilon House, and the Pi Kappa
Alpha house. There are twenty-one
(21) MUDs and one single-unit rental
property.
31
Percent owner
Commercial,
occupied residen- vacant or other
tial parcels
uses
0
8
Data for Blocks H and I
Number of
MUDs
21
Number of oth- Residential
er residential
rental parcels
parcels
1
Owner occupied
1
0
Percent owner
0
Commercial,
vacant or other
uses
5
Block J
Block J is located on the north side of
West Glenn Avenue between North
Donahue Drive, Hemlock Drive and
the railroad. The total area for Block
J is 17.66 acres and there are 35 total
parcels of which 20 are vacant. The
fifteen developed properties are: three
MUDs, six (6) rental properties, five
(5) owner occupied properties, and the
St. Luke Christian Methodist Church
and occupy 31% of the total area. Of
the twenty (20) vacant properties ten
are under common ownership of
SIRCO Corporation of Alabama. The
SIRCO properties consist of three
blocks of property; 2.22 acres, 1.47
acres, and 2.36 acres.
Data for Block J
Number of
MUDs
3
Number of oth- Number of
Total acres in
er residential
owner occupied
Block J
parcels
and percent
11
5 (45%)
17.66 ac.
Block K
Block K is bound by Hemlock Drive on the east, West
Glenn Avenue on the south, Moton Street on the West
and the railroad on the north. Block K consists of 5.61
acres divided into sixteen parcels. All of the parcels are
vacant except for one that contains an owner occupied
dwelling on 0.16 acre. There is one parcel of 2.86 acres
owned by SIRCO and the remaining fourteen (2.59
acres) are under the common ownership of Campus Crest
of Auburn.
32
Developed area Undeveloped
property in
acres/percent of acres.
5.46 ac./31%
12.20 ac
Data for Block K
Number of
MUDs
0
Total acres in
er residential
owner occupied Block K
parcels
and percent
1
1/ 100%
Developed are- Undeveloped
aacres/percent property in
of total area
acres.
5.61 ac.
0.16/ 3%
5.45 ac.
Block L
Block L is located between Moton Street on
the east, West Glenn Avenue on the South,
Byrd Street on the West and the railroad on
the north. The area of Block L is 2.54 acres
and contains 14 parcels. Two of the parcels
ing Drive
K
Martin Luther
nn Ave
West Gle
nue
West Glenn Ave
Data for Block L
Number of
MUDs
0
Total acres in
er residential
owner occupied Block L
parcels
and percent
2
2/100%
2.54 ac.
property in
total area
0.58/ 23%
Block M
Block M is bound by Hemlock
drive on the east, West Glenn Avenue on the north, Byrd Street on the
West and West Magnolia on the
south. Martin Luther King Park
occupies the western portion of the
block. There are two parcels along
West Magnolia that are occupied by
the Sigma Pi and Sigma Phi Epsilon
fraternities. The only MUD in
Block M is The Grove at Auburn
located along at the southwest corner of the intersection of West
Glenn Avenue and Hemlock Drive.
nn Ave
West Gle
33
1.96 ac.
Data for Block L
Number of
MUDs
1
Total acres in
er residential
owner occupied Block M
parcels
and percent
0
0
27.93
property in
total area
27.52/ 99%
0.41 ac.
Area surrounding the US District West
The US District West has few compatibility issues regarding different zoning and land use districts.
The railroad and Martin Luther King Drive create a buffer between the US West district and the
properties to the north of the district and with the UC district to the East and the University to the
south, the most likely area for any conflict would be the western boundary along Byrd Street where
the US West district abuts the Comprehensive Development District (CCD). However, the CDD
district provides for the widest range of uses (excluding industrial) of the City’s zoning districts.
The area surrounding the US District West is comprised of the following: the majority of the properties (with the exception of those between Byrd and Foster Streets) north of the railroad are zoned
Redevelopment District (RDD), which allows for a maximum gross density of 16 du/ac. The primary land use west of Donahue Drive north of the railroad is single-family residential or vacant lots,
with the exception a small cluster of commercial uses west of Jones Street and on both corners of
Foster Street and Martin Luther King Avenue. The area east of Donahue Drive to College Street is a
mixture of multiple unit residential, commercial, and industrial uses. The zoning to the west of Byrd
Street is CDD and the land is owned by Spencer Family members and contains 4 dwellings on a total
of 68 acres. The Spencer property is bound by Martin Luther King Avenue on the north, Shug Jordan on west and the University on the south and southeast and the US zoning district on the east.
CompPlan 2030 identifies the future land use for this area as Medium Density Residential which
recommends an average density of eight (8) dwelling units per acres with permitted uses to include
single-family detached, zero lot line, townhouse, duplex, and traditional neighborhood development.
34
L
OP E
IK A R
D
B
BRAGG AV
A
FORD CT
C
N RYAN ST
CT
COOK ST
E GLENN AV
D
E
F
S DEBARDELEBEN ST
CEDARCREST CIR
OLD STONEHOUSE WAY
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S RO SS ST
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DUPLEX CT
S COLLEGE ST
E MAGNOLIA AV
ST
BURTON ST
N GAY ST
N COLLEGE ST
N RO SS ST
TICHENOR AV
YAN
W GLENN AV
SR
WARRIO R
N DEBARDELEBEN ST
HARPER AV
MITCHAM AV
ROSS CIR
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AUBURN DR
HILL CREST DR
PAYNE ST
S GAY ST
DR
LA D R
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WAC
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W THACH AV
HARE AV
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MILLER AV
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CASEY AV
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ARMS TRONG ST
PINEDAL E DR
MOORE AV
M
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Map 1
US East Blocks
R
AS D
DUM
REESE AV
D
I LL R
ES M
Q
H
WRIG
Q
R
MO O
W SAMFORD AV
SHERW O O
D DR
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PERRY ST
Adjacent to Block A
IK
OP EL
A RD
BRYANT AV
A
FORD CT
HARPER AV
Adjacent to Block E
C
COOK ST
MITCHAM AV
Adjacent to Block C
VILL
B
SUMM ER HI LL
RD
Adjacent to Block B
AG E
DR
BRYANT CIR
MCKINLEY AV
HOM EWO OD DR
Adjacent to Block G
L
CASEY AV
E SAMFORD AV
I LL
ES M
GO DF RE
Y
LN
RD
SCOTT ST
Q
R
MO O
REESE AV
Adjacent to Block Q
IG
WR
FORESTDALE DR
HT
MARI ON CIR
I LL
SM
RD
DELWO O
HE
Adjacent ot Block R
D
AS
UM
DR
AR
D
DR
Map 1A
US East Adjacent Blocks
AV
OD
R
Q
M
ER
WO
S COLLEG E ST
O
Adjacent to Blocks H, K, L and M
MOO RE AV
SH
P
S BROO KW OO D DR
MILLER AV
BO WDEN DR
HARE AV
N
AUBURN DR
GA RDNER DR
PAYNE ST
J
ARMSTRONG ST
I
K
Adjacent to Block F
DR
A C LA
C H EW
DR
WACLA
W CHE
E THACH AV
QUEENS WAY
S RYAN ST
ROSS CIR
F
S DEBARDELEBEN ST
G
CARO LINA CT
N DEBARDELEBEN
BURTO N ST
N GAY ST
N COLLEGE ST
S GAY ST
S RO SS ST
DUPLEX CT
H
T
E MAGNOLIA AV
S
YAN
E
KINGS WAY
NR
D
ST
N RO SS ST
TICHENO R AV
CHARLESTON PL
E GLENN AV
D DR
N
BYRD ST
A FF S
ER S T
Map 2
US West Blocks
N
L
VICK
T
MOTON ST
M
K
HOL M ES
LINDEN DR
BEECH ST
JONES ST
LOCUST CIR
AV
FOSTER ST
W THACH AV
RAILROAD AV
HEMLOCK DR
LYNN ST
SLAUG HTER AV
STUBB AV
N DR
DARDEN AV
N SI O
I
RD
J
BOYKIN ST
WAR EAGLE WAY
MARY BROO KS DR
MARTIN LUTHER KING DR
E
EXT
E
IR
W
VILLAG E VIEW LN
ANN ST
H
S DONAHUE DR
N DONAHUE DR
H
PORTER AV
MA
EIS
N
G
DR
WHITE ST
F
E
D
C
W MAGNOLIA AV
GENELDA AV
A
BRAGG AV
THOMA S ST
WILLIAMS AV
CANTO N A
V
W THACH CONC
COX ST
GINN CONC
TIGER ST
FRAZIER ST
GRA NT AV
TOOM ER ST
QUAD DR
WILMORE DR
B
W GLENN AV
MELL ST
ENGINEERING DR
FOY UNIO N CIR
SAN D ER S
ST
WRIGHT ST
WARRIO R
CT
CECIL LN
N COLLEGE ST
S COLLEGE ST
N GAY ST
TA LBERT
LIK
OP E
A RD
DR
SANDERS ST
GRA NT AV
BRAGG AV
MITCHAM AV
WARRIO R
CT
FORD CT
C
B
A
E GLENN AV
W GLENN AV
G
F
I
WRIGHT ST
H
E MAGNOLIA AV
J
K
FOY UNIO N CIR
E THACH AV
W THACH AV
MELL ST
S GAY ST
W THACH CONC
ARMSTRONG ST
S COLLEGE ST
ENGINEERING DR
WILMORE DR
TIG ER ST
W MAGNOLIA AV
BURTON ST
E
D
N COLLEGE ST
TOOM ER ST
TICHENOR AV
QUAD DR
Map 3
UC Blocks
N
1
Appendix A
University Services East Multiple Unit Density
Development Block
Current
Gross Area
Overall Unit
Acres
Density
Block A
(For Block location see Map 1)
Current
Multiple
Unit Acres
Current
Number of
Units
Multiple Unit
Density
Current
Number of
Bedrooms
Multiple Unit
Bedroom
Density
1984
2009
1966
2004
1985
2004
2.71
0.80
0.68
1.42
0.91
0.88
7.40
44
15
34
32
24
30
179
16.3
18.8
50.1
22.6
26.2
34.0
24.5
87
30
34
80
24
42
297
32.1
37.5
50.1
56.3
26.2
47.7
40.1
Multiple Unit
Development
Construction
Date
Number of
Parking
Spaces
Spaces per
Bedroom
2
2
2
3
2
3
62
30
34
81
49
52
308
0.71
1
1
1.01
2.04
1.23
1.04
Number of
Stories
Block A Totals
16.64
10.9
Shady Glenn Condos
Parkside Apartments
Kingston Court
Park Place Condos
Dudley Crum
East Chase Apartments
6
Block B
Block B Totals
0.91
0.91
16
16
17.5
17.5
48
48
52.7
52.7
2
10.6
Regency Square
1
1998
1.99
48
48
1
1
2003
1983
0.35
0.82
1.17
8
16
24
22.7
19.5
20.5
8
16
24
22.7
19.5
20.5
2
2
12.8
Madison Square
Rossmere Condos
2
16
16
32
2
1
1.33
1965
pre 1973
1986
1968
0.65
0.84
3.64
1.15
6.28
24
34
85
48
191
36.7
40.40
23.4
42
36.2
24
39
170
48
281
36.7
46.4
46.7
41.7
44.7
2
3
2
2
13.7
Carolyn Apartments
Foxburough Apartments
Burton House/Oaks
Cavell Court
4
38
44
133
64
279
1.58
1.12
0.78
1.33
1.01
2015
1989
1978
5.45
2.10
1.15
8.70
182
60
48
290
33.4
28.6
41.9
33.3
642
100
48
790
117.8
47.6
41.9
90.8
4
2
3
26.3
160 N Ross
Magnolia Woods
Kingsport
3
712
109
49
870
1.11
1.09
1.02
1.1
1974
1962
2007
2002
1946
1979
3.24
0.48
0.63
0.41
0.43
0.59
5.78
72
6
10
7
8
6
109
22.2
12.5
15.8
17.2
18.6
10.1
18.0
98
6
24
14
8
14
164
30.2
12.5
38.1
34.1
18.6
23.7
28.4
2
2
2
1
1
1
11.3
Cabana
Debardeleben Quad
Pebble Place
Liberty Condos
127 S Debardeleben
511 East Thach
6
104
6
24
15
8
13
170
1.06
1
1
1.07
1
0.93
1.04
2000
1976
2008
1939
1948
1990
1948
1990
1.08
0.49
0.52
0.40
1.88
2.08
0.51
0.58
7.54
18
14
10
5
29
41
6
12
135
16.6
28.3
23.0
12.6
15.4
19.7
11.8
20.7
18.4
18
28
12
20
34
79
12
24
227
16.6
57.1
23.1
50.0
18.1
38.0
23.5
41.4
30.1
3
2
2
1
2
2
1
2
16.0
Graystone Dormitory
Gunter Apartments
Camelot Apartments
Walker Fourplex
Ross Circle and Square
Castle Apartments
South Ross Condos
Walker's Point
8
28
18
13
13
36
91
12
21
232
1.56
0.64
1.08
0.65
1.06
1.15
1
0.88
1.02
Eastbrook Condos
Waterford Place I
Waterford Place II
1973
1983
1984
0.72
0.47
0.35
8
4
6
11.1
8.4
17.0
22
8
12
30.1
17.0
34.3
2
1
2
22
8
12
1
1
1
Block C
Block C Totals
2.35
Block D
Block D Totals
15.21
Block E
Block E Totals
11.10
Block F
Block F Totals
9.73
Block G
Block G Totals
Block H
8.96
2
Development Block
Block H Totals
6.05
43
9
30
35
108
49
25
341
1.08
1.13
1.36
1.59
0.55
1
1.67
1.18
50.0
66.8
38.5
39.0
57.1
2
5
3
2
14
150
40
16
220
0.88
0.97
1.48
1
1.03
80
53
30
32
166.7
58.7
39.5
36.4
3
3
2&3
2
12
67
45
49
0.15
1.26
1.5
1.53
220
66.7
3
316
1.44
6
32
0.94
521
1.16
400
400
1.02
1.02
0
0
3
30
30
1.25
1.25
Current
Number of
Bedrooms
Multiple Unit
Bedroom
Density
1999
2002
pre 1966
pre 1966
pre 1973
2012
1986
0.80
0.48
0.51
0.51
1.75
1.12
0.52
7.23
26
5
22
22
98
16
14
221
32.4
10.4
42.9
42.9
55.9
14.3
26.9
33.6
40
8
22
22
196
49
15
394
50.0
16.7
42.9
42.9
111.8
43.8
28.8
56.5
pre 1966
1990
1978
1998
40.2
Castilian Condos
The Cambridge Apts.
Garden Court
Eagles Corner
4
0.32
2.32
0.70
0.41
3.75
8
155
27
8
198
25.4
66.8
38.5
19.7
52.8
16
155
27
16
214
pre 1966
pre 1966
1966
1984
0.48
0.90
0.76
0.88
45
53
30
32
94.3
58.7
39.5
36.4
pre 1973
3.30
220
66.7
11.2
The Plaza
Carriage House
Thunderbird II
Thunderbird I
Terra Nova (Plainsman)
Circa
Crescent Court
10
Block J Totals
8.26
48.7
Wittel Dorm
Auburn Hall
Chalet Apartments
Oak Manor
Dexter Arms & Neill
House
Eagles Nest at Miller's
Crossing
6
Block K
Block K Totals
9.15
18.6
Two 21 Armstrong
1
Block L Totals
6.19
0.0
0
Block M
Block M Totals
3.79
10.6
Armstrong Court
1
17.0
Byrd II
Auburn Christian
Fellowship Apartments
2
Block N
1.76
2&3
1
2
2
2
3
2
Multiple Unit
Density
Construction
Date
Block J
Block N Totals
Spaces per
Bedroom
Current
Number of
Units
Multiple Unit
Development
Block I
Block I Totals
Number of
Parking
Spaces
Current
Multiple
Unit Acres
Current
Gross Area
Overall Unit
Acres
Density
23.31
Block O
2008
Number of
Stories
0.51
17
33.2
34
66.7
6.83
397
58.1
449
65.7
6.83
6.83
156
156
22.9
22.9
392
392
57.4
57.4
0
0
0.0
0
0
0.59
0.59
24
24
40.4
40.4
24
24
40.4
40.4
1984
0.52
20
56.2
20
56.2
2
25
1.25
2000
0.73
6
8.2
6
8.2
2
6
1
1.25
26
20.8
26
20.8
31
1.19
2005
1984
0.53
0.44
0.97
14
14
28
26.4
31.7
28.9
14
14
28
26.4
31.7
28.9
2
2
29
22
51
2.07
1.57
1.82
2008
1984
4
Block O Totals
4.24
9.9
Lamplight Apartments
Lenox Apartments
2
Block P
Block P Totals
0.87
0.87
20
20
23.1
23.1
40
40
46.0
23.1
3
3.3
Courtyard at College
1
1984
8.39
46
46
1
1
1983
2001
0.57
0.42
0.99
24
12
36
42.0
28.6
36.4
24
22
46
42.0
52.4
46.5
1&2
3
11.4
Samford Condos
The Summit Apts
2
24
22
46
1
1
1
Block Q
Block Q Totals
4.92
3
Development Block
Block R
Gross East US
District
Current
Gross Area
Overall Unit
Acres
Density
Multiple Unit
Development
Construction
Date
Current
Multiple
Unit Acres
Current
Number of
Units
Multiple Unit
Density
Current
Number of
Bedrooms
Multiple Unit
Bedroom
Density
Number of
Stories
Number of
Parking
Spaces
Spaces per
Bedroom
5.18
0.4
0
0
0
0.0
0
0
0
0
147.2
16.0
59
67.09
2050
31.2
3444
52.2
3455
1
Exceeds 34 units per acre density
Bedroom Density is great than 68 bedrooms per cre
Developments with less than 1 parking space per bedroom
4
Appendix B
Construction Period East US District
Year Built
Name of Complex
Location
Walker Fourplex
127 S Debardeleben
142 S Debardeleben
127 S Debardeleben
Land Area
Unit Number
Bedroom
Number
Bedroom/Unit
Average
Unit Density
Bed Density
0.40
0.43
5
8
20
8
4.0
1
12.5
18.6
50.0
18.6
Percent of MUDs
Built During Time
Period
Percent of Units Percent of Bedroom
Built During Time Built During Time
Period
Period
Pre 1973
1939
1946
1948
Ross Circle and Square
155 S Ross
1.88
29
34
1.17
15.4
18.1
1948
1962
1965
1966
1966
pre 1966*
pre 1966*
pre 1966*
pre 1966*
pre 1966*
1968
1966-1973**
South Ross Condos
Debardeleben Quad
Carolyn Apartments
Kingston Court
Chalet Apartments
Castillian Condos
Thunderbird I
Thunderbird II
Wittel Dorm
Auburn Hall
Cavell Court
Foxburough
121 S Ross
112 N Debardeleben
338 E Glenn
351 E Glenn
215 S Gay
200 S Gay
305 E Thach
313 R Thach
205 S Gay
210 E Thach
333 E Magnolia
304 E Glenn
0.51
0.48
0.65
0.68
0.76
0.32
0.51
0.51
0.48
0.90
1.15
0.84
6
6
24
34
30
8
22
22
45
53
48
34
12
6
24
34
30
16
22
22
80
53
48
39
2
1
1
1
1
2
1
1
1.78
1
1
1.15
11.8
12.5
36.9
50.0
39.5
25.0
43.1
43.1
93.8
58.9
41.7
40.5
23.5
12.5
36.9
50.0
39.5
50.0
43.1
43.1
166.7
58.9
41.7
46.4
1966-1973**
1.75
98
196
2
56.0
112.0
1966-1973**
306 E Magnolia
Terra Nova (Plainsmen)
Dexter Arms and Neill
237 S Gay
House
3.30
220
220
1
66.7
66.7
Total
17
15.55
692
864
1.25
44.5
55.6
26%
31%
24%
0.72
3.24
0.49
1.15
0.70
0.59
6.89
8
72
14
48
27
6
175
22
98
28
48
27
14
237
2.75
1.36
2
1
1
2.33
1.35
11.1
22.2
28.6
41.7
38.6
10.2
25.4
30.6
30.2
57.1
41.7
38.6
23.7
34.4
14%
11%
8%
0.57
0.82
0.47
0.88
0.52
0.44
0.87
0.59
0.35
2.71
0.91
0.52
3.64
2.10
15.39
24
16
4
32
20
14
20
24
6
44
24
14
85
60
387
24
16
8
32
20
14
40
24
12
87
24
15
170
100
586
1
1
2
1
1
1
2
1
2
1.98
1
1.07
2
1.67
1.51
42.1
19.5
8.5
36.4
38.5
31.8
23.0
40.7
17.1
16.2
26.4
26.9
23.4
28.6
25.1
42.1
19.5
17.0
36.4
38.5
31.8
46.0
40.7
34.3
32.1
26.4
28.8
46.7
47.6
38.1
24%
19%
17%
1973-1979
1973
1974
1976
1978
1978
1979
Total
Eastbrook Condos
Cabana
Gunter Apartments
Kingsport
Garden Court
511 East Thach
150 S Ross
516 E Glenn
122 S Debardeleben
115 N Debardeleben
266 S Gay
511 East Thach
6
1980-1989
1983
1983
1983
1984
1984
1984
1984
1984
1984
1984
1985
1986
1986
1989
Total
Samford Condos
Rossmere Condos
Waterford Place I
Oak Manor
Byrd II
Lennox Apartments
Courtyard at College
Armstrong Court
Waterford Place II
Shady Glenn Condos
Dudley Crum
Crescent Court
Burton House/Oaks
Magnolia Woods
14
230 E Samford
210 N Ross
371 E Thach
231 S Gay
305 S Gay
350 Amstrong
369 S College
347 Armstrong
363 E Thach
245 E Glenn
313 N Ross
120 Cedar Crest Cir.
315 E Magnolia
427 E Magnolia
5
Construction Period East US District
Year Built
Name of Complex
Land Area
Unit Number
Bedroom
Number
132 E Thach
2.32
155
155
1
66.8
66.8
420 E Magnolia
101 S Ross
324 N Ross
135 E Miller
357 E Thach
2.08
0.58
0.91
0.41
0.80
7.10
41
12
16
8
26
258
79
24
48
16
40
362
1.93
2
3
2
1.54
1.40
19.7
20.7
17.6
19.5
32.5
36.3
38.0
41.4
52.7
39.0
50.0
51.0
Location
Bedroom/Unit
Average
Unit Density
Bed Density
Percent of MUDs
Built During Time
Period
Period
Period
1990-1999
1990
1990
1990
1998
1998
1999
Total
The Cambridge
Apartments
Castle Apartments
Walker's Point
Regency Square
Eagles Corner
The Plaza
6
10%
13%
10%
2000-2010
309 S Gay
0.73
6
6
1
8.22
8.22
2000
2001
2002
2002
2003
2004
Auburn Christian
Fellowship
Graystone Dormitory
Summit Apartments
Liberty Condos
Carriage House
Madison Square
Park Place Condos
434 E Magnolia
441 S Gay
123 S Debardeleben
323 E Thach
228 N Ross
303 N Ross
1.08
0.42
0.41
0.48
0.35
1.42
18
12
7
5
8
32
18
22
14
8
8
80
1
1.83
2
1.6
1
2.5
16.7
28.6
17.1
10.4
22.9
22.5
16.7
52.4
34.1
16.7
22.9
56.3
2004
East Chase Apartments
327 N Ross
0.88
30
42
1.4
34.1
47.7
2005
2007
Lamplight Apartments
Pebble Place
Eagles Nest at Millers
Crossing
Two 21 Armstrong
Camelot Apartments
Parkside Apartments
331 S Gay
115 S Debardelben
0.53
0.63
14
10
14
24
1
2.4
26.4
15.9
26.4
38.1
277 S Gay
0.51
17
34
2
33.3
66.7
221 Armstrong
130 S Debardeleben
331 E Glenn
6.83
0.52
0.80
15.59
156
10
15
340
392
12
30
704
2.51
1.2
2.00
2.07
22.8
19.2
18.8
21.8
57.4
23.1
37.5
45.2
24%
18%
22%
16
182
198
49
642
691
3.06
3.53
3.48
14.3
33.4
30.1
43.8
117.8
105.2
2%
9%
20%
2050
3444
1.68
30.6
51.3
100%
100%
100%
2000
2008
2008
2008
2009
Total
14
2010-2015
2012
2015
Total
Circa
160 N Ross
Cedar Crest Circle
160 N Ross
2
1.12
5.45
6.57
Gross Total
59
67.09
Trends
Unit Density has decreased since 1973 from 44.71 du/ac. to 21.81 du/ac in the decade of 2000-2010 with an overall average of 30.56 du/ac.
Bedroom Density has been between a high of 117.80 beds/ac. in the 2010's to a low of 34.40 in the late 1970's with an overall average of 51.33 beds/ac.
The number of bed per unit has increased since 1973 from a low of 1.27 beds/du to 3.348 beds/du in the 2010-2015 period.
Exceeds 34 Units per acre density
Bedroom Density is greater than 68 bedsrooms per acre
Bed/Unit Averages that exceed 2 beds per unit.
* No exact contruction date but building is on 1966 aerial photo
** No exact construction date - building is not on 1966 aerial photo but is on 1973 aerial photo
*** No exact construction date - building is not on 1973 aerial photo but is on 1980 aerial photo
1
Appendix C
University Services West Multiple Unit Density
Development Block
11.54
5.23
4.60
4.30
Block F
4.37
0.96
1
1
1.6
1.31
1.5
0.95
1.25
0.63
1
1.11
1.04
65.7
21.1
55.9
54.7
3
2
2
98
19
110
227
1.07
1.72
1.17
1.15
20
48
35
29
12
28
12
184
74.1
75.7
39.8
49.1
34.3
81.1
60.0
55.8
2
2
2
2
2
2
2
14
37
50
33
12
28
12
186
0.7
0.77
1.42
1.13
1
1
1
1.01
25.5
24.1
16.8
20.8
28
12
16
56
59.6
48.2
33.3
46.7
3
2
2
28
13
17
58
1
1.08
1.06
1.04
78
28
32
4
142
36.8
24.9
37.2
14.9
32.5
78
84
32
8
202
36.8
75.0
37.2
29.6
47.3
3
3
2
2
86
84
54
8
232
1.1
1
1.69
1
1.15
6
10
12
24
12
14
28
8
6
20.0
33.7
35.8
31.3
39.4
37.8
65.6
34.2
18.1
24
10
24
24
20
14
28
8
12
80
33.7
71.6
31.3
66.7
37.8
65.6
34.2
36.4
3
1
3
2
2
2
2
2
2
18
10
24
48
23
28
25
10
13
0.75
1
1
2
1.15
2
0.89
1.25
1.08
Multiple Unit
Bedroom
Density
1988
1999
1980
2008
1997
1984
1997
1984
1983
2006
2006
2.09
0.51
1.55
0.65
0.44
0.51
0.64
0.54
1.01
1.57
2.03
11.54
50
6
36
15
8
18
22
24
36
36
76
327
23.9
11.7
23.2
23.1
18.2
35.6
34.5
44.1
35.6
22.9
37.4
28.3
90
24
54
20
16
18
44
24
72
72
80
514
43.0
46.7
34.8
30.8
36.4
35.6
69.0
44.1
71.2
45.7
39.4
44.5
1997
1999
pre 1973
20.7
Eagle Point
Toomer Court Hall
Elm Court (US & UC)
3
1.37
0.52
1.68
3.57
23
11
82
116
16.8
21.2
48.7
24.3
92
11
94
197
1978
1965
1985
1986
1988
pre 1973
1985
31.7
Seven Gables
War Eagle
Campus Courtyard at Glenn
Thomaston Parc
Bass/McKay Quad
Village Studio
Genelda Chase
7
0.27
0.63
0.88
0.59
0.35
0.35
0.19
3.26
7
48
22
18
6
28
8
137
25.9
75.7
25.0
30.5
17.1
81.1
41.4
42.0
2004
1987
2007
9.8
Toomer Street Apartments
Dudley
Brown Leaf
3
0.47
0.25
0.48
1.20
12
5
8
25
1983
1992
1970
1989
32.5
Tiger Terrace
University Corner
College View Apartments
Ashland Place
4
2.12
1.12
0.86
0.27
4.37
Eagles Landing
Fundeburke
Conner Apartments
Genelda Court
Brown Villas
Walker II
Walker I
Little Henry Apartments
The Landing Strip
1995
1966
1986
1984
1976
1984
1974
1970
2015
0.30
0.30
0.34
0.77
0.30
0.37
0.43
0.23
0.33
10.9
Graywood
Glennbrooke
The Oaks I & II
Glenn House
Peak Apartments
Glennwood Apartments
Stadium Court
Lauren Place
The Annex
BB Brownstone
Tiger Suites
11
Block E
Block E Totals
96
24
54
32
21
27
42
30
45
72
89
532
Current
Number of
Bedrooms
Block D
Block D Totals
2 & 3
2
2
4
2
3
3
2
2
3
4
Multiple Unit
Density
Construction
Date
Block C
Block C Totals
Spaces per
Bedroom
Current
Number of
Units
Multiple Unit
Development
Block B
Block B Totals
Number of
Parking
Spaces
Current
Multiple
Unit Acres
Current
Gross Area
Overall Unit
Acres
Density
Block A
Block A Totals
Number of
Stories
2
Development Block
Block F Totals
8.95
3.11
53.67
23
222
1.43
1.23
73.1
14.4
31.8
41.3
56.6
47.1
49.8
28.3
57.3
49.1
3
1
1
2
3
5
3
3
3
24
4
14
57
78
109
60
24
68
438
1
1
1
1.5
0.93
1.36
1.33
1.6
1.09
1.2
8
16
31
18
73
32.0
43.2
45.6
37.2
41.0
2
2
3
1
9
16
32
31
88
1.13
1
1.03
1.72
1.21
72.3
40.0
29.3
28.9
33.6
43.4
50
54
60
78
72
55
72.3
40.0
43.9
62.7
67.2
72.3
2
3
2
3
3
2
39
84
88
78
72
49
0.78
1.56
1.47
1
1
0.89
40
27.4
78
53.4
2
79
1.01
28
48
18
24
201
354
48
183
20
132
1345
15.4
25.7
18.2
25.9
31
20.2
52.4
63.3
16.2
18.1
27.3
56
108
36
48
240
507
48
183
46
420
2139
30.7
57.8
36.4
51.8
37.0
43.7
52.4
63.3
37.1
57.5
42.7
3
3
3
3
3
3
3
3
4
3
56
106
38
48
322
588
49
178
57
445
2376
1
0.98
1.05
1
1.34
1.16
1.02
0.97
1.21
1.06
1.11
0.78
0.36
1.55
2.69
24
9
45
78
30.7
25.0
29.0
29.0
48
18
90
156
61.4
50.0
58.0
60.0
3
3
3
50
19
92
161
1.04
1.05
1.02
1.03
Current
Number of
Bedrooms
Multiple Unit
Bedroom
Density
1984
0.41
3.78
16
136
38.9
36
16
180
38.9
47.6
1998
1938
1983
1985
1990
2008
1995
2000
2000
24.9
Overlook Condos
Cox Street Court
Byrd I
Haley Commons
College Square
Brown Crest
Magnolia Arms
Gameday Center II
Brookehill
9
0.33
0.28
0.44
0.92
1.48
1.72
0.90
0.53
1.08
7.68
12
4
14
27
42
36
21
7
27
190
36.5
14.4
31.8
29.4
28.3
21.2
23.2
13.2
24.9
30.5
24
4
14
38
84
80
45
15
62
366
1992
1997
1999
1982
18.6
Lipscomb Quadplex
Carlton Court
Gameday Center
Terrace Garden
4
0.25
0.37
0.68
0.48
1.78
4
8
28
18
58
16.2
21.5
40.9
37.2
32.6
1966
1982
1989
2001
1997
1974
0.69
1.35
1.37
1.24
1.07
0.76
50
54
40
36
36
33
1989
1.46
1984
2007
2005
2001
1977
1985
pre 1966
1966
2007
2004
26.3
University
Peachtree
Courtyard at Genelda
Glenn Oaks
Lakeside Court
Stadium Way
Campus Courtyard at
Magnolia
Village Green Condos
Tower Place
Stadium View
Heritage Terrace
Eagles West
Logan Square
Campus Studios
Magnolia Studios
Champions Club
Edge West Condos
17
1.82
1.87
0.99
0.93
6.48
11.60
0.92
2.89
1.24
7.30
43.98
1998
2004
2007
30.2
The North End Zone
10
Block I
Block I Totals
2
Multiple Unit
Density
Construction
Date
Block H
Block H Totals
Spaces per
Bedroom
Current
Number of
Units
Multiple Unit
Development
Block G
Block G Totals
Number of
Parking
Spaces
Current
Multiple
Unit Acres
Current
Gross Area
Overall Unit
Acres
Density
4.50
Block J
Number of
Stories
Block J
14.60
5.3
Varsity Condos
West Glenn Condos
Plainsview Apartments
3
Block K Totals
5.59
0.5
0
0
0
0
0
0
0
0
0
Block L Totals
2.67
1.5
0
0
0
0
0
0
0
0
0
3
Development Block
Current
Gross Area
Overall Unit
Acres
Density
Multiple Unit
Development
Construction
Date
2012
Block M
Block M Totals
21.45
10.1
The Grove at Auburn
1
Gross West US District
144.58
18.6
72
Bedroom Density is greater than 68 bedrooms per acre
Current
Multiple
Unit Acres
Current
Number of
Units
Multiple Unit
Density
Current
Number of
Bedrooms
Multiple Unit
Bedroom
Density
12.31
12.31
216
216
17.5
17.5
600
600
48.7
48.7
96.16
2770
28.8
4667
48.5
Number of
Stories
4
Number of
Parking
Spaces
Spaces per
Bedroom
660
660
1.1
1.1
5180
1.12
1
Appendix D
Construction Period West US District
Year Built
Land Area
Unit Number
Bedroom
Number
Bedroom/Unit
Average
Unit Density
Bedroom
Density
157 Cox
311 W Genn
634 W Magnolia
121 Thomas
159 N Donhaue
644 W Magnolia
0.28
0.63
0.92
0.30
0.69
2.89
4
48
48
10
50
183
4
48
48
10
50
183
1
1
1
1
1
1
14.3
76.2
52.2
33.3
72.5
63.3
14.3
76.2
52.2
33.3
72.5
63.3
141 Wright
1.68
82
94
1.15
48.8
56.0
Name of Complex
Location
Cox Street Court
War Eagle
Campus Studios
Funderburke
University
Magnolia Studios
Elm Court (US and UC
zoning districts)
Village Studio
College View
Apartments
Percent of MUDs
Built During Time
Period
Period
Period
Pre 1973
1938
1965
pre 1966*
1966
1966
1966
1966-1973**
1966-1973**
1970
316 Genelda
0.35
28
28
1
80.0
80.0
140 Cox
0.86
32
32
1
37.2
37.2
1970
Little Henry Apartments 3776 W Magnolia
0.23
8
8
1
34.8
34.8
Total
10
8.83
493
505
1.02
55.8
57.2
14%
18%
11%
0.43
0.76
0.30
6.48
0.27
8.24
28
33
12
201
7
281
28
55
20
240
20
363
1
1.67
1.67
1.19
2.86
1.29
65.1
43.4
40.0
31.0
25.9
34.1
65.1
72.4
66.7
37.0
74.1
44.1
7%
10%
8%
1973 -1979
1974
1974
1976
1977
1978
Total
Walker 1
Stadium Way
Brown Villas
Eagles West
Seven Gables
5
116 Cox
101 Ann
375 Genelda
700 W Magnolia
167 Toomer
1980
1982
1982
1983
1983
1983
The Oaks I & II
Terrace Garden
Peachtree
The Annex
Tiger Terrace
Byrd I
306 W Glenn
126 Ann
507 W Glenn
363 W Glenn
371 W Glenn
417 W Glenn
1.55
0.48
1.35
1.01
2.12
0.44
36
18
54
36
78
14
54
18
54
72
78
14
1.50
1
1
2
1
1
23.2
37.5
40.0
35.6
36.8
31.8
34.8
37.5
40.0
71.3
36.8
31.8
1984
Glennwood Apartments 338 W Glenn
0.51
18
18
1
35.3
35.3
1984
1984
1984
1984
1984
Lauren Place
Walker II
Genelda Court
The North End Zone
Village Green Condos
Campus Courtyard at
Glenn
Genelda Chase
Haley Commons
Logan Square
Thomaston Parc
Connor Apartments
Dudley
Bass/McKay Quad
Graywood
Ashland Place
354 W Glenn
124 Cox
357 Genelda
362 W Magnolia
557 W Glenn
0.54
0.37
0.77
0.41
1.82
24
14
24
16
28
24
14
24
16
56
1
1
1
1
2
44.4
37.8
31.2
39.0
15.4
44.4
37.8
31.2
39.0
30.8
331 W Glenn
0.88
22
35
1.59
25.0
39.8
310 Genelda
149 Cox
733 W Glenn
148 Thomas
111 Thomas
109 Toomer
320 Genelda
258 W Glenn
146 Cox
0.19
0.92
11.6
0.59
0.34
0.25
0.35
2.09
0.27
8
27
354
18
12
5
6
50
4
12
38
507
29
24
12
12
90
8
1.5
1.41
1.43
1.61
2
2.4
2
1.8
2
42.1
29.3
30.5
30.5
35.3
20.0
17.1
23.9
14.8
63.2
41.3
43.7
49.2
70.6
48.0
34.3
43.1
29.6
1980-1989
1985
1985
1985
1985
1986
1986
1987
1988
1988
1989
2
Bedroom
Density
Percent of MUDs
Built During Time
Period
Period
Period
Location
1989
Courtyard at Genelda
Campus Courtyard at
Magnolia
24
528 Genelda
1.37
40
60
1.5
29.2
43.8
544 W Magnolia
1.46
40
78
1.95
27.4
53.4
31.68
946
1347
1.42
29.9
42.5
33%
34%
29%
1.48
1.12
0.25
0.30
0.90
0.44
0.64
1.37
0.37
1.07
0.33
0.78
0.51
0.52
0.68
10.76
42
28
4
6
21
8
22
23
8
36
12
24
6
11
28
279
84
84
8
24
45
16
44
92
16
72
24
48
24
11
31
623
2
3
2
4
2.14
2
2
4
2
2
2
2
4
1
1.11
2.23
28.4
25.0
16.0
20.0
23.3
18.2
34.4
16.8
21.6
33.6
36.4
30.8
16.0
21.2
41.2
25.9
56.8
75.0
32.0
80.0
50.0
36.4
68.8
67.2
43.2
67.3
72.7
61.5
47.1
21.2
45.6
57.9
21%
10%
13%
7
27
36
24
15
62
78
48
2.14
2.30
2.17
2
13.2
25.0
29.0
25.8
57.4
57.4
62.9
51.6
Total
Unit Number
Bedroom/Unit
Average
Name of Complex
1989
Land Area
Bedroom
Number
Year Built
Unit Density
1990-1999
1990
1992
1992
1995
1995
1997
1997
1997
1997
1997
1998
1998
1999
1999
1999
Total
College Square
University Corner
Lipscomb Quadplex
Eagles Landing
Magnolia Arms
Peak Apartments
Stadium Court
Eagle Point
Carlton Court
Lakeside Court
Overlook Condos
Varsity Condos
Glennbrooke
Toomer Court Hall
Gameday Center
15
141 Cox
141 Thomas
123 N Donahue
125 Thomas
420 W Magnolia
332 W Glenn
344 W Glenn
233 W Glenn
125 N Donahue
129 Ann
163 Cox
544 W Glenn
260 W Glenn
140 Toomer
131 N Donahue
Gameday Center II
Brookehill
Glenn Oaks
Heritage Terrace
Toomer Street
Apartments
Eagles West Condos
West Glenn Condos
Stadium View
BB Brownstone
Tiger Suites
Tower Place
Plainsview Apartments
Champions Club
Brown Leaf
Glenn House
Brown Crest
16
428 W Magnolia
178 N Donahue
535 W Glenn
623 W Glenn
0.53
1.08
1.24
0.93
121 Toomer
0.47
12
28
2.33
25.5
59.6
730 W Magnolia
634 W Glenn
615 W Glenn
402 W Glenn
430 W Glenn
607 W glenn
836 W Glenn
696 W Magnolia
331 Genelda
320 W Glenn
402 W Magnolia
7.30
0.36
0.99
1.57
2.03
1.87
1.55
1.24
0.48
0.65
1.72
24.01
132
9
18
36
76
48
45
20
8
15
36
549
420
18
36
72
80
108
90
46
16
20
80
1217
3.18
2
2
2
1.05
2.25
2
2.3
2
1.33
2.22
2.22
18.1
25.0
18.2
22.9
37.4
25.7
29.0
16.1
16.7
23.1
20.9
22.9
57.5
50.0
36.4
45.9
39.4
57.8
58.1
37.1
33.3
30.8
46.5
50.7
22%
20%
26%
2012
2015
Total
The Grove at Auburn
The Landing Strip
2
141 Hemlock
368 W Magnolia
12.31
0.33
12.64
216
6
222
600
12
612
2.78
2
2.76
17.5
18.2
17.6
48.7
36.4
48.4
3%
8%
13%
Gross Total
72
96.16
2770
4667
1.68
28.81
48.53
100%
100%
100%
2000-2010
2000
2000
2001
2001
2004
2004
2004
2005
2006
2006
2007
2007
2007
2007
2008
2008
Total
2010-2015
3
Year Built
Name of Complex
Location
Land Area
Unit Number
Bedroom
Number
Bedroom/Unit
Average
Unit Density
Trends
Unit Density has decreased since 1973 from 54 du/ac. to 17.56 du/ac in the period of 2010-2015 with an average of 28.61 du/ac.
Bed Density has been between a high of 57.90 beds/ac. in the 1990's to a low of 42.52 in the 1980's with the average of 48.53 beds/ac.
The number of beds per unit has increased from a low 1.02 beds/du before 1973 to 2.76 beds/du in the 2010-2015 period.
* No exact contruction date but building is on 1966 aerial photos
** No exact construction date - building is not on 1966 aerial photo but is on 1973 aerial photo
Bedroom
Density
Percent of MUDs
Built During Time
Period
Period
Period
1
Appendix E
Urban Core District
Development Block
Current
Gross Area
Overall Unit
Acres
Density
Multiple Unit
Development
Construction
Date
Current
Multiple
Unit Acres
Current
Number of
Units
Multiple Unit
Density
Current
Number of
Bedrooms
Multiple Unit
Bedroom
Density
Number of
Stories
Number of
Parking
Spaces
Space per
Bedroom
Block A Totals
2.56
1.6
0
0
0
0
0
0
0
0
0
Block B Totals
4.13
0
0
0
0
0
0
0
0
0
0
Block C Totals
3.59
3.0
0
0
0
0
0
0
0
0
0
1988
pre 1973
2007
1998
2007
1.21
1.68
0.56
0.72
1.45
5.62
30
82
14
4
54
184
24.8
48.7
24.9
5.5
37.5
36.2
50
94
28
6
120
298
41.3
55.9
50.0
8.3
82.8
53.0
2
2
2
2
4
65
110
27
6
170
378
1.3
1.17
0.96
1
1.42
1.27
1982
0.36
0.36
12
12
33.4
33.4
22
22
31.1
31.1
10
10
0.45
0.45
Block D
Block D Totals
6.50
28.3
Center Court
Elm Court (US & UC)
Concourse
Lofts at Anders
Legends of Magnolia
5
Block E
Block E Totals
6.27
1.91
Toomer's Place
1
Block F Totals
2.53
0
0
0
0
0
0
0
0
0
0
Block G Totals
1.65
0
0
0
0
0
0
0
0
0
0
1996
0.18
6
32.9
12
66.6
0
0
0*
2005
0.20
16
78.6
32
160.0
0
0
0*
2002
1980
11.1
College Street Apartments
The Residences at 140 N
College
Lipscomb Loft Apartments
Magnolia Plaza
4
0.14
0.41
0.93
5
42
69
36.9
102.8
74.2
6
71
121
42.8
173.2
130.1
0
0
0
0
0
0
0*
0*
0*
1976
2002
1990
0.16
0.31
0.57
1.04
11
8
12
31
68.5
26.2
21.2
29.8
11
16
24
51
68.5
51.6
42.1
49.0
2
3
2
10
16
26
52
0.92
1
1.08
1.02
Block H
Block H Totals
6.10
Block I
Block I Totals
7.48
4.27
Old Pike House
Turner Townhomes
Allenwood Apartments
3
Block J
Block J
0.27
0.27
6
6
22.4
22.4
6
6
22.4
22.4
1
0.93
Thomas Building
1
2000
8.57
6
6
1
1
Block K
Block K Totals
0.49
0.49
6
6
12.3
12.3
22
22
44.9
44.9
3
0.59
Thach Place Apartments
1
1999
10.13
22
22
1
1
Gross UC District
59.51
4.5
15
8.71
308
35.4
520
59.8
0
468
1.11
Bedroom Density is greater than 68 units per acre
* Space is leased for Apartment units
2
Appendix F
Construction Period UC District
Year Built
Name of Complex
Pre 1973
None
Location
Percent of MUDs
Built During Time
Period
Percent of Units Built
During Time Period
Percent of Bedroom
Built During Time
Period
68.8
68.8
7%
4%
2%
102.4
33.3
24.8
42.4
173.2
61.1
41.3
72.2
20%
27%
28%
2
2
1.5
3.67
2.29
21.1
33.3
5.6
12.2
14.29
42.1
66.7
8.3
44.9
32.7
27%
9%
12%
1
2
1.20
22.2
25.8
35.7
22.2
51.6
42.9
Land Area
Unit Number
Bedroom
Number
Bedroom/Unit
Average
Unit Density
Bedroom
Density
0.16
0.16
11
11
11
11
1
1
68.8
68.8
0.41
0.36
1.21
1.98
42
12
30
84
71
22
50
143
1.69
1.83
1.67
1.70
0.57
0.18
0.72
0.49
1.96
12
6
4
6
28
24
12
6
22
64
0.27
0.31
0.14
6
8
5
6
16
6
1973-1979
Old Pike House
1
222 E Tichenor
Magnolia Plaza
Toomer's Place
Center Court
3
145 E Magnolia
114 W Magnolia
201 W Glenn
Allenwood Apartments
College Street Apartments
Loft at Anders
Thach Place Apartments
4
159 Burton
158 N College
202 W Magnolia
217 E Thach
118 S Gay
236 E Tichenor
116 N College
2007
2007
2008
Total
Thomas Building
Turner Townhomes
Lipscomb Loft Apartments
The Residences at 140 N
College (Parker Building)
Legends of Magnolia
Concourse
Elm Court (UC & US)
7
2010-2015
None
Gross Total
15
1976
Total
1980-1989
1980
1982
1988
Total
1990-1999
1990
1996
1998
1999
Total
2000-2010
2000
2002
2002
2005
140 N College
0.20
16
32
2
80.0
160.0
234 W Magnolia
121 Wright
141 Wright
1.45
0.56
1.68
4.61
54
14
82
185
120
28
94
302
2.22
2
1.15
1.63
37.2
25.0
48.8
40.1
82.8
50.0
56.0
65.5
47%
60%
58%
8.71
308
520
1.69
35.4
59.7
100%
100%
100%
1
Appendix G
Peer Communities Development Standards
Community
Auburn
Ames, Iowa
Blacksburg, Virginia
2010 Pop.
University
53,380
Auburn
University
58,965
42,620
Iowa State
University
Virginia Tech
Student
Pop.
31,205
(2013)
Downtown Density
Maximum height
Urban Core (UC)
UC District Floor Area
Ratio
No Max densities in the
Downtown Disricts
UC District 75' / 8.5 FAR
Y
N
UC 1 sp/bedroom
US District Floor Area
Ratio 0.85 and Angle of
light 0.5
Y
N
US 1.1 sp/ bedroom
~40 du/ac
R-HD 100 ft/ 9 Stories
y
N
~40 du/ac
CSC 75 ft.
y
N
~40 du/ac
UIE 45 ft
y
N
~40 du/ac
UIW 45 ft
y
N
University Service (US)
US District 34 du/ac
Residential High Density (RHD)
Campustown Service Center
(CSC)
East University Impact
District (UIE)
West University Impact
District (UIW)
~40 du/ac Based on FAR and
minumum units size
minumum units size
minumum units size
minumum units size
Old Town Residential (OTR)
OTR:
(conditional approval)
15 bedrooms/ac
35 ft. (45 ft. for a 1:1
height/setback ratio)
Y
N
R-5 Transitional Residential
20 bedrooms/ac
35 ft. (45 ft. for a 1:1
Y
N
Y
N
Y
N
RM-27 Low Density
Multiunit Residential
RM-48 Medium Density
Charlottesville, Virginia
43,475
University of
Virginia
21,095
Parking
Requirements
Maximum Density
25,078
33,241
Design
Standards/ Density Incentives
Guidelines
Special Zoning
Districts
R-5:
RM-27:
RM - 48:
27 bedrooms/ac
48 bedrooms/ac
University Medium District
(R-UMD)
64 du/ac without special approval
Density of 3-21 du/ac
84 bedrooms/ac 4-bedroom/unit
max.
Density of 22-64
du/ac 150 bedrooms/ac 4bedroom/unit up to 21 du/ac 3
bedrooms/unit over 21 du/ac
University High Density
(R-UHD)
64 du/ac without special approval
R-UMD & R-UHD 84
bedrooms/ac 4-bedroom/unit
max.
R-UHD 215 bedroom/ac 4bedroom/unit up to 21 du/ac 3
bedrooms/unit over 21 du/ac
48 bedrooms/ac in commercial
mixed use downtown districts
4 200 units in the WMN District,
and 240 units in the WMS No
residential on ground floor of
primary streets. Minimum of 21
du/ac
35 ft. (45 ft. for a 1:1
35 ft. (45 ft. for a 1:1
50 ft.
50 ft.
Corner District (CD)
43 du/ac by right - up to 120
units with special use,
West Main North Corridor
(WMN)
West Main South Corridor
(WMs)
Minimum Height 40 ft.
Maximum Height 50 ft.
Special Use 70 ft.
Special Use 101 ft.
Y
Y
Five additional units are
allowed for multifamily
developments for each
single-family detached
dwelling owned by the
developer and for which
the convenents are
recorded requiring the
dwelling to be either
owner occupied or
occupied by no more
than two unrelated
persons by blood or
marriage.
Y
N
Y
N
Y
1.5 sp/ 1 bedroom
1 sp/ 2 bedroom
1.1 sp/bedroom
1 sp/efficiency, 1 & 2
bedroom unit
2 sp/3 & 4 bedroom unit
2
Community
Clemson, South Carolina
2010 Pop.
13,905
University
Clemson
University
Student
Pop.
21,303
Special Zoning
Districts
Maximum Density
Downtown Density
Maximum height
RM-3 Multi-Family
Residential (conditional
approval)
RM-3:
No density requirements,
residential second floor, 65 feet
max. height
40 ft.
RM 3.5 Multi-Family
approval)
18 bedrooms/ac
RM 3.5: 25 bedrooms/ac with
20 additional bedroom/ac with
special development standards
RM 4 Multi-Family
RM-4: 56 bedrooms/ac
approval)
RS-9 Medium Density
6 - 12 du/ac - triplex and fourplex
Residential
only
RS-12 Medium High Density
12 - 20 du/ac
Residential
RS-20 High Density
20+ du/ac with no max.
Residential
Corvallis, Oregon
54,462
Oregon State
University
Mixed Use Residential
(MUR)
Fayetteville, Arkansas
Ithaca, New York
Kalamazoo, Michigan
73,580
30,014
74,262
University of
Arkansas
Cornell University
Western Michigan
University
Minimum 20 du/ac for Res and
12 du/ac for Mixed
RMF -24
24 - 24 du/ac
RMF - 40
40 du/ac
Main Street/Center (MSC)
none
No max densities
Downtown General (DG)
Collegetown Area Form
Districts - CR-3
Districts - CR-4
Districts - MU-1
Districts - MU-2
none
minumum units size
minumum units size
minumum units size
minumum units size
No max densities
RM-Multi-Family
Multi-Dwelling (Campus
Area) Residential
21,405
20.939
Y
40 ft.
Y
In the RM 3.5 district up
to 20 additional
bedrooms are allowed
when suplemental site
improvements are
provided such as more
open space, structure
parking provided,
affordable housing is
provided, tree
preservation, green
building design, to name
a few.
y
N
35 ft.
y
N
65 ft./5 stories* see note
under MUR
y
N
65 ft./5 stories *
* Where an RS-20 zone or
MUR zone abuts RS-9 35 ft.
max within 20 feet of zoning
line, where MUR abuts a low
density residential 35 ft.
within first 50 ft distance, 45
ft. within 50 - 100 ft.
y
N
Y
N
Y
N
Y
N
RMF - 24 & RMF - 40 - 30 ft.
for the portion of the building 0 10 ft. from right-of-way (r-o-w),
45 ft. for the portion of the
building 10 - 20 ft. from r-o-w,
and 60 for greater than 20 ft.
56 ft. for a building 0 - 15 ft
from r-o-w and 84 ft. for
portion of building greater than
15 ft.
56 ft.
1.25 sp/studio and
efficiency units
1.75 sp/1 bedroom unit
1 sp/bedroom + 0.25
sp/unit
1sp/studio, efficiency, and
1 bedroom unit
1.5
sp/2 bedroom unit 2.5
sp/3 bedroom unit 3.5 sp/
4 bedroom unit 4.5 sp/5
bedroom unit
1 sp/bedroom
Y
N
3 stories/35 ft.
Y
N
4 stories/45 ft.
Y
N
5 stories/70 ft.
Y
N
6 stories/80 ft.
Y
N
36 du/ac
35 ft.
y
N
15 du/ac
35 ft.
y
N
40 du/ac
Parking
Requirements
Y
65 ft. with special development
standards
30 ft.
23,761
Design
Guidelines
1 sp/1-3 bedrooms
2 sp/4-5 bedrooms
1 sp/additional bedroom
1 sp/adult occupant
24,294
3
2010 Pop.
University
Student
Pop.
Morgantown, West Virginia
29,660
West Virginia
University
27,704
R-3 Multi-Family Residential Based on Building Code
District
Occupancy Requirements
Oxford, Mississippi
18,916
University of
Mississippi
17,085
R-C Multi-Unit Residential
General Business (GB) Special Exception
23,888
Mississippi State
University
Community
Starkville, Mississippi
Tuscaloosa, Alabama
90,468
University of
Alabama
Special Zoning
Districts
Maximum Density
Downtown Density
55 ft./4 stories
~19 du/ac
~21 du/ac
Maximum height
21 du/ac
Design
Guidelines
Y
N
40 ft.
Y
N
38 ft.
Y
N
R-5 Multi-family
R-5 ~ 25 du/ac
45 ft.
Y
N
T-6 District
T-6 No Explicit Max
5 Stories
Y
N
RMF-1 Multifamily
~ 25 du/ac
150 ft.
Y
N
15 du/ac
150 ft.
Y
N
No Explicit Max.
150 ft
Y
N
No Explicit Max.
60 ft.
Y
N
20,138
36,155
University Area
Neighborhood R4-U,
University Area
Neighborhood RMF-2U,
University Area
Neighborhood BN-U
Parking
Requirements
1 sp/bedroom
0.75
sp/2 or more bedrooms
1sp/ 1 bedroom
2 sp/ 2 bedroom or
1 sp/ per Adult Occupant
Based on square footage
of residential unit
0-449
1.5 sp
450-749
2 sp
750- 999
2.5 sp
1,000 & over
3 sp
1 sp/bedroom plus 7% of
total number of bedrooms
1
Appendix H
Peer Communities Setbacks and Building Form Requirements
Community
Auburn
Special Zoning Districts
Urban Core (UC)
University Service (US)
Residential High Density (RHD)
Campustown Service Center
(CSC)
Ames, Iowa
East University Impact
District
(O-UIE) Overlay
West University Impact
District
(0-UIW)
Overlay
Old Town Residential (OTR)
R-5 Transitional Residential
Blacksburg, Virginia
RM-27 Low Density
RM-48 Medium Density
Setbacks
UC District 0 angle of light
US District 0.5 angle of
light
Front & Rear: 25 ft, Side: 6 ft
1 story, 8 ft 2 story, 10 ft 3
story, 12 ft 4 story, 4 ft
additional for each story.
Front & Side 0 ft, Rear: 10 ft
unless abutting a residential
zoning lot, If abbuting a
residential zoned lot 10 ft.
Building Form
Regulations
US 15 ft spacing between
buildings
Pedestrian Access to
Street Required
100 ft/ 9 Stories
100% building coverage
(ISR)
same as R-HD
Building shall be placed at
front setback line
In order to provide access for
for vehicles and/or utilities to
the interior of the block there
shall be a 20 ft opening
between buildings.
Maximum Height
UC District 75 ft / 8.5 FAR
US District Floor Area
Ratio 0.85 and Angle of
light 0.5
UC FAR 8.5 ISR 1
US FAR 0.85 ISR 0.75
In order to provide access for
for vehicles and/or utilities to
the interior of the block there
shall be a 20 ft opening
between buildings.
Building Form shall have
recesses, in addtion the ratio
of total length of all primary
facades and the total width of
the building shall be between
0.35 and 0.70, where the total
width of the building is
measure parallel to the street
at the buildings widest part.
Front: 20, Side: 7 ft (20 for
side on street), Rear 25 ft
Front: 35 (25 if parking in
rear), Side: 10 ft (20 for side
on street), Rear 25 ft
FAR and Building
Coverage/ISR
Building Coverage 11,000 sq.
ft. max.
FAR 0.35 55% lot
coverage (ISR)
75 ft
O-UIE requires at least 1
functional Pedestrian entrance
facing a street and the
primary entrance of any
building shall face and open
directly onto a walkway that
connects with public
sidewalks.
O-UIW requires at least 1
functional Pedestrian entrance
facing a street and the
primary entrance of any
building shall face and open
directly onto a walkway that
connects with public
sidewalks.
45 ft
45 ft
35 ft (45 ft for a additional
1:1 height/setback ratio)
FAR 0.30 50% lot
coverage (ISR)
FAR 0.30 60% lot
coverage (ISR)
FAR 0.40 60% lot
coverage (ISR)
2
Community
University Medium District
(R-UMD)
Charlottesville, Virginia
University High Density (RUHD)
Clemson, South Carolina
RM-3, Multi-Family
Residential
(conditional approval all
districts)
RM-3.5 , Multi-Family
Residential
(conditional approval all
districts)
RM 4 Multi-Family
approval all districts)
RS-9 Medium Density
Residential tri-plex and fourplex up to 12
R-12 Medium High Density
Residential
Setbacks
Front: 25 ft. min, Side: 10 ft.
min for 1-2 stories, 3-5 stories
1:3 ft set/height ratio 20 side
yard street minimum, Rear:
25 ft Additional setback
from low densty residential:
22-43 DUA 50 Ft, 44-87
DUA 75 ft
Front: 15 ft minimum, Side:
1:4 ratio with 8 ft minimum
20 ft side street setback,
Rear: 15 ft
FAR and Building
Coverage/ISR
Street Required
Maximum Height
80% Land Coverage (ISR)
50 ft
n/a
50 ft
Front : 25ft (15 ft if parking is
in rear), Side: 8 ft, Rear: 15
ft
30 ft minimum building
spacing
Lot coverage 40% if lots is
less than 1 acres larger than I
acre 30% (ISR)
40 ft
Front": 25 ft, Side: 5 ft, Rear:
15 ft
spacing
acre 30% (ISR)
65 ft with special
development standards
Front": 25 ft, Side: 5 ft, Rear:
15 ft
spacing
acre 30% (ISR)
40 ft in
spacing
70% Lot coverage
30 ft
spacing
70% Lot coverage
35 ft
75% Lot coverage
65 ft/5 stories with the
following:
Where RS-20
abuts RS-9 35 ft max within
20 feet of zoning line, where
RS-20 abuts a low density
residential 35 ft within first
50 ft distance, 45 ft within 50 100 ft
Front; 10ft min - 25 ft. max,
Side: 10 ft min each side (10
f. side on street), Rear 5 ft
min
f. side on street), Rear 5 ft
min
Corvallis, Oregon
RS-20 High Density
Residential
Building Form
Regulations
ft side on street), Rear 10 ft
min
Where buildings exceed a
length of 60 ft or exceed 3
stories, the setbacks shall be
increased at a rate of 1 ft for
each 15 ft of building length
over 60 ft and 2 feet for each
story over 3 stories.
Where
a property in the RS-20 Zone
abuts a property in Low
Density residential zones,
buildings on the perimeter of
the RS-20 site and closest to
the Low Density residential
zone shall be limited to 150 ft
in length.
3
Community
Corvallis, Oregon
(MUR)
RMF -24
Fayetteville, Arkansas
MF - 40
Ithaca, New York
Setbacks
Front and Side: none, Rear:
10ft. (15 ft side on street
max)
Building Form
Regulations
Where buildings exceed a
length of 60 ft or exceed 3
stories, the setbacks shall be
increased at a rate of 1 ft for
each 15 ft of building length
over 60 ft and 2 feet for each
story over 3 stories.
Where
a property in the RS-20 Zone
abuts a property in Low
Density residential zones,
buildings on the perimeter of
the RS-20 site and closest to
the Low Density residential
zone shall be limited to 150
ft. in length.
Front: 0 - 25 ft build to line,
Side: 8 ft, Rear: 25ft Any
building which exceeds the
height of 20 ft shall be set
back from any side boundary
line of an adjacent single
family district, an additonal
distance of 1 ft for each ft of
height above 20 ft
Side: 8 ft, Rear: 20ft Any
building which exceeds the
height of 20 ft shall be set
back from any side boundary
line of an adjacent single
family district, an additonal
distance of 1 ft for each ft of
height above 20 ft
Main Street/Center (MSC)
Side: 0 ft, Rear: 5ft
Downtown General (DG)
Side: 0 ft, Rear: 5ft
Districts - CR-3
Front: 10 ft, Side: 5 ft, Rear:
20ft or 20% of lot depth
Districts - CR-4
20ft or 20% of lot depth
Districts - Mu-1 Mixed use
Front: 5 ft, Side: 5 ft, Rear: 10
ft
Districts - Mu-2 Mixed Use
Front: 0 ft min/ 2 ft max ,
Side: 0 ft, Rear: 10 ft
10 feet building separation 8
ft blank wall length max
Street Facade length 45 ft
Street Facade length 100 ft
Street Façade 75 feet
65% street level glazing 12
FAR and Building
Coverage/ISR
Street Required
Maximum Height
80% Lot coverage
65 ft/5 stories with the
following:
Where MUR
abuts RS-9 35 ft max within
20 feet of zoning line, where
MUR abuts a low density
residential 35 ft within first
50 ft distance, 45 ft within 50 100 ft
None
30 ft for the portion of the
building 0 - 10 ft from rightof-way (r-o-w), 45 ft for the
portion of the building 10 - 20
ft from r-o-w, and 60 for
greater than 20 ft
none
30 ft for the portion of the
building 0 - 10 ft from rightof-way (r-o-w), 45 ft for the
portion of the building 10 - 20
ft from r-o-w, and 60 for
greater than 20 ft
None
56 ft for a building 0 - 15 ft
from r-o-w and 84 ft for
portion of building greater
than 15 ft
None
56 ft.
40% building lot coverage
30% Green space
1 functioning entry on the
street facing facade.
3 stories/35 ft
50% building lot coverage
25% Green space
1 functioning entry on the
street facing facade.
4 stories/45 ft
70% building lot coverage 10
% open space
Distance between fuctioning
street facing entries 35 ft.
5 stories/70 ft
100 % except for rear yard
Distance between fuctioning
street facing entries 60 ft.
6 stories/80 ft
4
Community
Multi-Dwelling RM-15
Kalamazoo, Michigan
Multi-Dwelling (Campus
Area) Residential RM-15C
Multi-Dwelling RM-36
Morgantown, West Virginia
R-3 Multi-Family Residential
District
R-C Multi-Unit Residential
Oxford, Mississippi
General Business (GB) Special Exception
R-5 Multi-family high density
Starkville, Mississippi
T-5 District Mixed use
T-6 District Mixed Use
RMF-1
Tuscaloosa, Alabama
University Area
Neighborhood (UAN) R4-U
University Area
Neighborhood (UAN) RMF2U
Setbacks
Front: 20 ft, Side: 15 ft when
abutting a single-family
district 6 ft otherwise, Rear:
25 ft when abuting singlefamily district 20 ft otherwise
Front: 20 ft, Side: 15 ft when
abutting a single-family
25 ft when abuting singlefamily district 20 ft otherwise
Front; 15 ft, Side: 15 ft plus
1 ft for each ft above 32 ft
when abutting a single-family
25 ft when abuting singlefamily district 20 ft.
otherwise
Front: 10 ft min 20 ft. max,
Side 5 ft, Rear 20 ft
Front: 30 ft plus 1 ft for each
foot of height above 30 ft,
Side: 10 ft Plus 1 ft for each
foot of height above 30 ft,
Rear: 25 ft
Front: 15ft, Side: 10 ft unless
adjacent to a residential
district then 25 ft, Rear 15 ft
20 ft
Front: 2 ft min 15 ft max,
Side: 0 ft min - 24 ft max,
Rear: 3 ft min
Front: 0 ft min 15 ft max,
Side: 0 ft min - 24 ft max,
Rear: 0 ft min
Front: 20 ft, Side: 6 ft min
one side 16 total yard plus 1 ft
for every 2 ft of height over
35 ft, Rear: 20 ft
Front: 25 ft, Side: 6 ft min
one side 16 total yard plus 1 ft
for every 2 ft of height over
35 ft, Rear: 30 ft
Front: 10 ft, or 35 ft from CL
of Street, Side: 6 ft min one
side 16 total yard plus 1 ft for
every 2 ft of height over 35 ft,
Rear: 10 ft
Building Form
Regulations
Maximum of 8 units with
common wall Façade
character changes for each
attached unit 25 ft between
buildings
Maximum of 8 units with
common wall Façade
character changes for each
attached unit 25 ft between
buildings
FAR and Building
Coverage/ISR
ISR 60 %
ISR 60 %
Street Required
Attached Dwelling units must
be oriened toward, and
directly accessible from, the
public right-of-way in which
the building fronts.
Maximum Height
35 ft
35 ft
25 ft between buildings
ISR 60 %
Residential construction shall
substanially conform in street
orientation and massing to
adjacent structures.
60% Lot Coverage (ISR)
55 ft/4 stories
35% Lot Coverage (ISR)
40 ft
50% Lot Coverage (ISR) 25%
Green space
38 ft
None
45 ft
90% lot coverage by
buildings
4 stories
90% lot coverage by
buildings
5 Stories
Primary Building facade shall
be parallel to frontage 80%
minimum frontage buildout
Primary Building facade shall
be parallel to frontage 80%
minimum frontage buildout
6 stories
No lot coverage prescribed
150 ft
150 ft
150 ft
5
Community
Tuscaloosa, Alabama
University Area
Neighborhood (UAN) BN-U
Setbacks
Front: 0 ft, Side: 0 ft unless
requried as part of special
exception and 8 ft along any
line abutting a single-family
residential disrict
Building Form
Regulations
FAR and Building
Coverage/ISR
0.80 FAR
Street Required
Maximum Height
BNU - 45 ft

Moratorium Research Data

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