TO: FROM: The Metropolitan Planning Commission MPC Staff DATE: May 19, 2015 SUBJECT: Petition of LLC, Owner Harold Yellin, Agent PIN: 2-0015-01-002 & 003 Lot Size:.85 Acres (approximately) Aldermanic District: 1 County Commission District: 3 MPC FILE NO. 15-002387-ZA Marcus Lotson, MPC Project Planner ISSUE: At issue is a request to rezone two lots of record located at 225 East President Street from the current RIP- A zoning classification to the RIP-B1 zoning classification. The applicant originally requested the RIP-C classification, but in discussions with staff agreed that the RIP-B1 classification would be more appropriate at this site. BACKGROUND: The subject properties currently house the operations of the Presidents Quarters bed and breakfast inn. These operations include the 16 room inn originally constructed in 1855 and the associated off street private parking lot currently used for guest parking. The Inn was substantially renovated in 2007, the current RIP-A zoning was applied to this location with the establishment of zoning in Savannah. FACTS AND FINDINGS: 1. Public Notification: As required by City of Savannah zoning regulations, the subject properties were posted, and all property owners within 300 feet as well as the Downtown Neighborhood Association were notified of the request. 2. Site: The subject properties are two contiguous lots totaling approximately.85 acres. The easternmost lot contains the Presidents Quarters inn and the westernmost lot contains the associated parking lot. The lots are bounded by East President Street to the north, East York Street to the south, Lincoln Street to the east and Abercorn Street to the west. Both properties are within the Landmark Historic District. All the properties across the aforementioned rights of way and in the immediate vicinity are also zoned RIP-A and consists of a mix of uses including museums, offices, lodging and restaurants.
File No. 14-15-002387-ZA The land uses and zoning districts surrounding the subject properties include: Location Land Use Zoning North Museum RIP-A East Inn / Restaurant RIP-A South Office / Residential RIP-A West Public Park RIP-A 3. Development Pattern: The development pattern in the immediate vicinity includes a mixture of single family and multifamily residential uses as well as cultural facilities and professional offices. This pattern is typical within the Savannah Historic District. The allowed uses in the RIP-B1 District are appropriate at this location and are commonly found throughout downtown Savannah. 4. Transportation Network: As previously mentioned, the subject properties are bounded by four public streets. The existing parking area is accessed from York Street, the southern boundary of the properties under review. Transit: Transit service is provided in the vicinity via Chatham Area Transit Route 14 Abercorn Local which travels in a northerly direction along Abercorn Street. 5. Public Services and Facilities: The property is served by the Metropolitan Police Department and by City of Savannah fire protection, water and sewer services. 6. Existing RIP-A Zoning District: a. Intent of the RIP-A District: In accordance with the Savannah Zoning Ordinance, the intent of the RIP-A district is...maintain dwelling unit density to not more than twelve dwelling units per net acre of residential land in order to protect the property in this district from the depreciating effects of more densely developed residential uses. b. Allowed Uses: The uses allowed within the RIP-A districts appear in the attached chart. c. Development Standards: The development standards for the RIP-A district appear in the attached table (Table 1). 7. Proposed RIP-B1 Zoning District: a. Intent of the RIP-B1 District: In accordance with the Savannah Zoning Ordinance, the intent of the RIP-B1 district is to allow for residential development and intensity in RIP-B1 zoning districts to not more than 70 dwelling units per acre of land and to allow for certain institutional, professional, and business uses which would be compatible with residential development. b. Allowed Uses: The uses allowed within the RIP-B1 district appear in the attached chart. c. Development Standards: The development standards for the RIP-B1 district appear in the attached table (Table 1).
File No. 14-15-002387-ZA 8. Land Use Element: The Tri-Centennial Comprehensive Plan Future Development Map designates the subject properties as Traditional Commercial. The requested zoning classification, RIP-B1, is consistent with the Future Development Map designation. The Traditional Commercial designation is defined in part as business areas in close proximity to downtown or in outlying historically settled areas having development patterns characteristic of the Planned Town, Streetcar and Early Automobile era The Traditional Commercial designation and the RIP-B1 zoning district both encourage a mix of uses including varying residential types in close proximity to commercial areas.. SUMMARY OF FINDINGS 1. Will the proposed zoning district permit uses that would create traffic volumes, noise level, odor, airborne particulate matter, visual blight, reduce light or increased density of development that would adversely impact the livability or quality of life in the surrounding neighborhood? 2. Will the proposed zoning district permit uses that would adversely impact adjacent and nearby properties by rendering such properties less desirable and therefore less marketable for the type of development permitted under the current zoning? 3. Will the proposed zoning district permit uses that would generate a type or mix of vehicular traffic on a street or highway that is incompatible with the type of land use development along such street or highway? 4. Will the proposed zoning district permit uses that would generate greater traffic volumes at vehicular access points and cross streets than is generated by uses permitted under the current zoning district to the detriment of maintaining acceptable or current volume capacity (V/C) ratio for the streets that provide vehicular access to the proposed zoning district and adjacent and nearby properties? 5. Will the proposed zoning district permit uses or scale of development that would require a greater level of public services such as drainage facilities, utilities, or safety services above that required for uses permitted under the current zoning district such that the provision of these services will create financial burden to the public? 6. Will the proposed zoning district permit uses or scale of development that would adversely impact the improvement or development of adjacent and nearby properties in accordance with existing zoning regulations and development controls deemed necessary to maintain the stability and livability of the surrounding neighborhood?
File No. 14-15-002387-ZA 7. Will the proposed zoning district permit development that is inconsistent with the comprehensive land use plan? ALTERNATIVES: 1. Approve the petitioner s request to rezone the property from an existing RIP-A (Residential - Medium Density) to the RIP-B1 classification. 2. Recommend approval of an alternative classification. 3. Deny the petitioner s request. POLICY ANALYSIS: The RIP zoning districts in the City of Savannah are applied primarily to properties in downtown and the greater downtown area. The development standards in these districts are the same but the allowed uses vary. The current RIP-A classification of the subject properties is the least intense of the RIP districts in terms of the commercial uses that are allowed. In the current RIP-A zoning district, use #11 (Hotel, motel, motor lodge) and use #65b (Restaurant, sit down or cafeteria, which does serve alcoholic beverages) while common in the downtown area, these uses are not allowed in RIP-A zoning district. These uses are identified because they represent the difference in the two zoning districts. The Tricentennial Comprehensive Plan Future Land Use Map designates the subject properties as Traditional Commercial, a compatible land use designation for the proposed zoning. Although compatible development could be established on the subject properties under the current zoning, the most likely uses to be developed here are not allowed under the current zoning. RECOMMENDATION: Although the applicant originally applied for a map amendment to the RIP-C classification, staff and the applicant agreed that the most appropriate zoning classification is RIP-B1. Staff recommends Approval to rezone the subject property from a RIP-A classification to the RIP-B1 classification.
File No. 15002387-ZA Minimum Lot Area RIP-A District 600 square feet (single family) 600 square feet per unit (two family) 600 square feet per unit(three family) 600 square feet per unit(four family) RIP-B1 District 600 square feet (single family) 600 square feet per unit (two family) 600 square feet per unit(three family) 600 square feet per unit(four family) Minimum Lot Width Front Yard Setback Minimum Side Yard Setback 20 feet (detached) 18 feet (attached) Freeway or parkway 115 feet Major arterial 85 feet Secondary arterial or rural road 70 feet Collector street 60 feet Residential street 50 feet Access easement 36 feet One and two family 5 feet Multifamily 10 feet 20 feet (detached) 18 feet (attached) Freeway or parkway 115 feet Major arterial 85 feet Secondary arterial or rural road 70 feet Collector street 60 feet Residential street 50 feet Access easement 36 feet One and two family 5 feet Multifamily 10 feet Minimum Rear Yard Setback 25 feet 25 feet Maximum Height 40 feet 40 feet Maximum Building Coverage 50% 50% Maximum Density NA NA
File No. 14-005549-ZA 1212 E. Broad ST. 612, 614 & 616 E. Henry ST.