Tensions remain high among residents of the Clairemont-Great Lakes Neighborhood as neighborhood representatives prepare to see the developer’s first proposals for 315 W. Ponce on March 5th. I for one, can’t wait to see them, because I’m having a heck of a time picturing graduated 80′ development around the massive existing office building.

As part of the informal agreement between the neighborhood and the Downtown Development Authority, Assistant City Manager Lyn Menne has provided a thorough synopsis of events and facts presented up until this point. The DecaturResidents.com website has it posted in full here.

Regardless of the “city slant”, Lyn’s summation gives a lot of info we had yet to receive. Here are a couple observations I have at first glance.

• The analysis references the C2 zoning code that calls for a graduated setback and height limits when dealing with commercial property that is adjacent to R60. I’m not sure if property across the street is technically considered adjacent under law (it doesn’t specify), but it sounds like the developer and DDA are willing to work within its guidelines.
• It sounds like this project will have to go before the city commission for approval because of its residential element. I’m assuming that should give concerned citizens an opportunity to voice their opinions. Let me know if I’m wrong.
• The project admits its targeting singles and “Dinks”. Maybe renting apartments will fill vacancies faster than the 1 bedroom condos at the Renaissance. But don’t forget the other new apartments going in a Trinity Triangle. This won’t be the only show in town.

Relations already seem strained between the neighborhood and the city. A note to local residents from the neighborhood group claims a general “lack of regard” from the city about the neighborhood’s concerns and notes a comment from Lyn about not buying next to C2 if they didn’t want to deal with issues such as this. The neighborhood group also believes that the DDA wants the maximum number of units built at the site regardless of what it takes.

Ultimately I think its a positive development to hear that the neighborhood has some influence on how this private land is being developed. It may not be a perfect working relationship and the neighborhood certainly won’t get everything it wants (I’m really at a loss in terms of the cut through traffic argument. I’m not sure anything can be done.), but any resident input will ultimately be better than none.

Also, we need to remember that city employees aren’t the same as elected officials. When the time comes, if you make enough noise, the city commission is much more likely to sit up and listen. They sure did regarding the Oakhurst Historic District.

David over at InDecatur might have been right when he used the word “cram” to describe what JLB developers have proposed to put in the parking lot behind the old Wachovia building at 315 W. Ponce. Here’s a comparison (in units) of JLB’s plan vs. other existing downtown Decatur condo complexes.

Proposed 315 W. Ponce complex – 220 units (& 50-70 hotel rooms)

Compare that to…

335 W. Ponce – 70 units

The Artisan Phase 1 – 77 units

The Artisan Phase 2 – 50 units [thanks to Carl for giving me a hard # in the comments section]

Decatur Renaissance – 168 units

Townsquare Condos – 105 units

More units than the Renaissance?! Yikes…that’s a big, empty parking lot, but its not THAT big. Let’s just pray the development needs variances from the city, otherwise the city and neighborhood may be working with limited bargaining chips.

I’m also just realizing that this development will mean longer lines at Tacqueria…

Data and photos taken from DecaturGA.com

UPDATE: David points out that the floor plans probably won’t be as spacious as other Decatur condo developments in order to squeeze the 220 condos into the space.

I’m wondering if JBL has checked out how well the smaller, 1 bedroom condos over at the Renaissance are selling… I’ve seen a lot of empty balconies over there…